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Home My WebLink About2007/03/28 - Agenda Packetn THE CITY OF RANCHO CUCAMONGA PLANNING COMMISSION AGENDA G'~AMONGA MARCH 28, 2007 - 7:00 PM Rancho Cucamonga Civic Center Council Chambers 10500 Civic Center Drive Rancho Cucamonga, California I. CALL TO ORDER Pledge of Allegiance Roll Call Chairman Stewart_ Vice Chairman Fletcher • Macias _ McPhail _ Munoz _ II. ANNOUNCEMENTS III. APPROVAL OF MINUTES Special Joint City Council/Planning Commission Minutes of February 12, 2007 Regular Meeting Minutes of February 28, 2007 IV. CONSENT CALENDAR The following Consent Calendar items are expected to be routine and non-controversial They wdl be acted on by the CommISS/On atone time w-thout discussion If anyone has concern over any -tem, -t should be removed for d~scuss~on A ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2006-00550 -TOLL BROTHERS, INC -The review of site plans and elevations for 46 single-family detached residences on 20 5 acres of land in recorded Tract 12332-2 in the Very Low Residential District (1-2 1 of F, _ PLANNING COMMISSION AGENDA MARCH 28, 2007 RANCHO CUCAMONGA dwelling units per acre), located east of Haven Avenue and north of Ringstem Drive -APN 1074-511-10-26, 1074-521-01-05, 1074-521-24, 1074-521-24, 1074-521-29, 1074-531-17-18, and 1074-541-05-11 Related Files Development Review DR 97-11 and Development Review DR 98-13 This action has been determined to be within the scope of the Mitigated Negative Declaration that was adopted by the City Council November 15, 2000, and no additional environmental notice for the discretionary actions pertaining to the proposed project is required pursuant to Section 15162 of the California Environmental Quality Act (CEQA) and the Public Resources Code Section 21166 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 B ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT18210 -MARK ALLISON - A request to subdivide 4 89 acres of land into 7 lots for the purpose of developing single-family homes in the Very Low Residential district (1-2 dwelling units per acre) on the south side of Banyan Street between Greenwood Place and Etiwanda Avenue - APN 0225-171-04 Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration C ENVIRONMENTAL ASSESSMENT AND TENTATIVE PARCEL MAP SUBTPM18046 -MICHAEL CHAT - A request to subdivide a property comprised of 3 parcels into 7 parcels in conjunction with a proposed master-planned retail and office complex comprised of 8 buildings with a combined floor area of about 88,000 square feet m the Industrial Park District (Subarea 7), located at the southeast corner of Foothill Boulevard and Elm Avenue -APN 0208-961-05, 06, and 07 Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration D ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2006-00438 -MICHAEL CHAT - A review of a proposed master- planned retail and office complex comprised of two 2-story office buildings of 25,200 square feet (each), three single-story retail buildings of 21,749 square feet (combined), two single-story restaurant pad buildings of 11,000 square feet (combined), and a bank of 5,000 square feet on 7 parcels (combined area = 8 4 acres) m the Industrial Park Distract (Subarea C ~i • 2 of 5 • • • PLANNING COMMISSION AGENDA MARCH 28, 2007 RANCHO CUCAMONGA 7), located at the southeast corner of Foothill Boulevard and Elm Avenue - APN 0208-961-05, 06, and 07 Related files Preliminary Review DRC2005-01035, Pre-application Review DRC2006-00094, and Development Review DRC2006-00438 Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration E DEVELOPMENT REVIEW DRC2005-00327 -CHINESE CHRISTIAN CHURCH - A proposed master plan for the phased development of a 13, 572 square foot sanctuary/fellowship and demolition of an existing building on 1 52 acres of land m the Medium Residential district, located at 8619 Baker Avenue - APN 0207-132-53 Related File Tree Removal Permit DRC2005-00328 This item action is categorically exempt per the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines Section 15332, In-fill Development Continued from February 28, 2007 VI. DIRECTOR'S REPORTS F ORAL REPORT ON THE REGIONAL HOUSING NEEDS ASSESSMENT VII. PUBLIC COMMENTS This ~s the time and place for the general public to address the commission Items to be discussed here are those that do not already appear on this agenda VIII. COMMISSION BUSINESS/COMMENTS IX. ADJOURNMENT The Planning Commission has adopted Admin~stra6ve 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 THE PLANNING COMMISSION WILL ADJOURN TO A WORKSHOP IMMEDIATELY FOLLOWING TO D/SCUSS PRE- APPLICATION REVIEW DRC2007-0092 - ROBERT M. ATTYAH. 3 of 5 PLANNING COMMISSION AGENDA RANCHO MARCH 28, 2007 CUCAMONGA 1, Lois J Schrader, Planning Commission Secretary of the City of Rancho Cucamonga, or my designee, hereby certify that a true, accurate copy of the foregoing agenda was posfed on March 22, 2007, at least 72 hours prior fo the meeting per Government Code Section 54964 2 at 10500 Civic Center Drive, Rancho Cucamonga O If you need special assistance or accommodations to participate in this meeting, please contact the Planning Department at (909) 477-2750 Notification of 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility Listening devices are available for the hearing impaired INFORMATION FOR THE PUBLIC TO ADDRESS THE PLANNING COMMISSION The Planning Commission encourages free expression of all points of view To allow all persons to speak, given the length of the agenda, please keep your remarks brief If others have already expressed your position, you may simply indicate that you agree with a previous speaker If appropriate, a spokesperson may present the views of your entire group To encourage all views and promote courtesy to others, the audience should refrain from clapping, booing or shouts of approval or disagreement from the audience The public may address the Planning Commission on any agenda item To address the Planning Commission, please come forward to the podium located at the center of the staff table State your name for the record and speak into the microphone After speaking, please sign in on the clipboard located next to the speaker's podium It is important to list your name, address and the agenda item letter your comments refer to Comments are generally limited to 5 minutes per individual If you wish to speak concerning an item not on the agenda, you may do so under "Public Comments " There is opportunity to speak under this section prior to the end of the agenda Any handouts for the Planning Commission should be given to the Planning Commission Secretary for distribution to the Commissioners All requests for items to be placed on a Planning Commission agenda must be in writing The deadline for submitting these items is 6 00 p m Tuesday, one week prior to the meeting The Planning Commission Secretary receives all such items • • J 4of5 • _ PLANNING COMMISSION AGENDA RANCHO MARCH 28, 2007 CUCAMONGA AVAILABILITY OF STAFF REPORTS Copies of the staff reports or other documentation to each agenda item are on file in the offices of the Planning Department, City Hall, located at 10500 Civic Center Dnve, Rancho Cucamonga, California 91730 These documents are available for public inspections during regular business hours, Monday through Thursday, 7 00 a m to 6 00 p m ,except for legal City holidays APPEALS Any interested party who disagrees with the City Planning Commission decision may appeal the Commission's decision to the City Council within 10 calendar days Any appeal filed must be directed to the City Clerk's Office and must be accompanied by a fee of $1,747 for maps and $1,842 for all other decisions of the Commission (Fees are established and governed by the City Council) Please turn off all cellular phones and pagers while the meeting is in session. Copies of the Planning Commission agendas and minutes can be found at http //www ci rancho-cucamonga ca us 5 of 5 VICINITY MAP ~ Planning Commission March 28, 2007 :7 C,D ~ Meeting Location N City Hail 10500 Civic Center Drive • ~ v-~ • ~ , ~~ ~~ ~ T H E C I T Y O F I~hNCHO CUChMONGt1 Staff Report DATE March 28, 2007 TO Chairman and Members of the Planning Commission FROM James R Troyer, AICP, Planning Director BY Douglas Fenn, MPA, Associate Planner SUBJECT ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2006-00550 -TOLL BROTHERS, INC -The review of site plans and elevations for 46 single-family detached residences on 20 5 acres of land in recorded Tract 12332-2 in the Very Low Residential District (1-2 dwelling units per acre), located east of Haven Avenue and north of Ringstem Drive - APN 1074-511-10 - • 26, 1074-521-01 - 05,1074-521-24, 1074-521-24, 1074-521-29, 1074-531-17 - 18, and 1074-541-05 - 11 Related Files Development Review DR97-11 and Development Review DR98-13 This action has been determined to be within the scope of the Mitigated Negative Declaration that was adopted by the City Council November 15, 2000, and no additional environmental notice for the discretionary actions pertaining to the proposed project is required pursuant to Section 15162 of the California Environmental Quality Act (CEQA) and the Public Resources Code Section 21166 PROJECT AND SITE DESCRIPTION A Protect Density 2 dwelling units per net acre B Surrounding Land Use and Zoning North - San Bernardino National Forest, Vacant Land within the County South - Single-Family Residential, Very Low Residential (1-2 dwelling units per acre) East - San Bernardino National Forest, Vacant Land within the County, Flood Control West - Single-Family Residential, Very Low Residential (1-2 dwelling units per acre) C General Plan Designations Project Site -Very Low Residential (1-2 dwelling units per acre) North - Flood Control/Utility Corridor South - Very Low Residential (1-2 dwelling units per acre) East - Flood Control/Utility Corridor West - Very Low Residential (1-2 dwelling units per acre) ITEM A PLANNING COMMISSION STAFF REPORT DRC2006-00550 -TOLL BROTHERS March 28, 2007 • Page 2 D Site Characteristics The project site has a recorded final map (Tract 12332-2 house plotting was previously approved) that has been graded and prepared for development The site is within the Haven View Estates and is surrounded by single-family residence to the west, the San Bernardino National Forest to the north, and Ringstem Drive and large single-family homes to the south and east The property slopes from north to south There are three private equestrian trails that are oriented north/south and tie into the community equestrian trail along the north boundary All four streets of the project off Rmgstem Drive are a cul-de-sac design style (Sundowner Court, Buckskin Court, Lone Acres Court, and Paddock Place/Hidden Trail Drive) ANALYSIS A General/Product Design The proposed project consists of six floor plans that range in square footage from 4,500 square feet to 5,850 square feet There are five architectural themes, which are as follows Spanish Colonial, Tuscan, Craftsmen, Mission, and Manor The project site is located within the Hillside Overlay District, which requires architectural design techniques that minimize the amount of grading and allow the house to follow the natural grades The project has been designed so that all floor plans have stepped pads, with elevation changes ranging from a minimum of 3 feet to a maximum 5 8 feet, thereby, meeting the design goals of the Hillside Overlay District All plans have variation in the footprints and articulation in the wall planes, thereby, avoiding "box on box" building forms All plans have been designed with roof planes that have a strong variation and are within the • 30-foot high building envelope requirement B Design Review Committee The project was reviewed by the Design Review Committee (McPhail, Stewart, and Diaz) on February 6, 2007 The Committee recommended approval to the Planning Commission The Committee's recommended conditions are contained m the attached Resolution of Approval C Grading Review Committee The Grading Review Committee reviewed the project on February 6, 2007, and recommended approval The subject site has already been graded D Technical Review Committee The Technical Review Committee reviewed the project on February 6, 2007, and recommended approval subject to conditions contained in the attached Resolution of Approval E Neighborhood Meetings The applicant conducted a neighborhood meeting on September 13, 2006, which was attended by six residents The developer has met with other neighbors in the area to discuss the project, there were no adverse objections The developer has approval from the two homeowner's associations that are responsible for the design review of the projects within the Haven View Estates F Environmental Assessment The Planning Commission approved a Negative Declaration for Tentative Tract Map SUBTT12332-2 The current proposal will be required to implement all pertinent mitigation measures adopted m the previous Negative Declarations, thereby, ensuring that any potential impacts of the project will remain less-than-significant Staff is of the opinion that no further environmental review is necessary because the proposed project is within in the project scope of the above-ated prior environmental assessments A-2 PLANNING COMMISSION STAFF REPORT DRC2006-00550 -TOLL BROTHERS March 28, 2007 • Page 3 RECOMMENDATION Staff recommends that the Planning Commission approve Development Review DRC2006-00550 through the adoption of the attached Resolution of Approval with Conditions Respectfully submitted, .,.~, ~_ Jam s R Troyer, AICP Planning Director JT DF\ma Attachments Exhibit A -Detailed Site Plan Exhibit B -Building Elevations and Floor Plans Exhibit C -Conceptual Grading Plans Exhibit D -Conceptual Landscape Plans Exhibit E -Design Review Committee Action Comments dated February 6, 2007 Draft Resolution of Approval for Development Review DRC2006-00550 A-3 Z G~ o~ O 3nn3nd u 13151NtlJ a`~ n- ' J \~~ °p I C I w ~ ~ ._ <' ~o / ~~ ~" JIG ~ m ~J ~ - 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Q • • •i i A19 -i- 4 ~ W ~ ~ ~ p Z y ~ ~ W i Z ° ~ ~ p =a ° V Z ~ ;~~ ~ J ~ ~~ ~ m o p ~ ~ m W n O G A w ~~y ~ s~~ `~~w~~~=9 ff -I O W V J Q t N N N W~ o Z 5 ~ J } ~ wz `>a ~~~~~~~~~ ~ ~ N= O v 0 Q Q N '~ ~ d ~ ~ r -~.,..Qs.R ~ = Z 0 r H ti a~ 0 .~ a a ~J v~ t C 1 `~' ~l~ t /\ r I 4 I ~ '~~ I I I ~~ ~ I '~ 1 ~~~ I !~ I 1 I 1 1 I i I I 1 I i I 1, ~l . r I I I I II 1 I I I I I I ~m_ I~~II II luu u I ~-~- - I I I I I I I I ~~ ` I I I ~, 5~,< ~~; N ~~! ~~ rr< ~ (~ ~~~ ~ I i i i I i A 20 -- I 3 a ~-z~C w '~ ENO V W 0 0~ `~ j ,~,ww ~ v m~Iw ~ o r~ °?i < ~~ W '~ N Z N w ~, F~&~=z~ p TW v '~ W CQ a ~~s~~7~~ "i V W v a- U TT /A a St~~~:~~~<r ~ ~ `i` Z ~ Y/ ~ -r.,eo __---~ ~ r G~ ~O O • ~ • a • ~I •i --_ ___ ~~ ~~ r ~~ E _ Q ~ N pV W ,C ~vW W ~ ' J4o N Z N O = op N ~p Wa o p~ FZy N p "~ 0 W ~o o ~ ~o o~: ==e~>~ o ¢;_ w 3e=="~° °~~ „ J _ m 8 d Sz«r '2~aF~e f i A21 - - - - -~- a ~r i .~ A 22 e - . ~ i ~ Q O ~, W r o ~ ~ N p ~ o ~ V a W o o W ~~ y - O~ m ~ ~ n z ~ ° V O W J N Z N Q ~~ y °~~, ~g ~ W v = o , j ~ ~ o ~ ; ~ it J a ~~~~ o~ ~7~p~~~m~Y W t v w Q N C ~ a ~ °~~~~N y. -~.,mm ____'-'~ Z z Q N a~ 0 0 .~ a • • • a M a • • •i ~~ , 1 l i i i i i i i i i i i i i i i ~~ ii ~~; ~5~~ ~~~ ~,.~. ~ c ,-~ i I ~ w _ ~~ ~ _ Q G ~ ~ o- o o~ o ~~ W- (~ ~ 0 V ~ a ~ ~ ~ ~ ~ g C ~ - Q = m c ~ G 8 ~ w w ~e~~"-~`~~e8~ go „~~~ o ~ ~ t0 ~ ~ W Nam„ a~=;~g~~~8$$ } sr~ a < G= O Q W a o ~~ .. _. ~~ _~n ~~r~ -- a ~ N 0 ~ , - _ ~ W ~ a ~ a y Zy = t~ CI -~ a~ 0 0 ~; ~< ' A 23 i -- - -r-- ~.t ,~ .LF 0 n a ~,~ A k Q ~ N O ~ H~v W Z aa o ~~W O~- ~ ~WvJ N~N t~W=~ ~Co D = y Nt~ F -~ ~ ~ o G w _ ~ i:l O ~' o Z _ - ~ ~ ¢~ $ ~ s ° ~ to w oGSGa ~ ~ 8 w 58x -a8 - ~ ~;~ '-„ s ~ z ~ ° ° m ~ ~ `s ~ J-- 5 g 8. c g o ~ I~ a u~„ s a w `~ s a ~ ~ ~~n _ _ N r r~F ~ ~ s e A 24 • • • • • I •i --~ II II II II \ ~ II s 6 v II I I ~V I s ~ ~ s I I --- __ - - -- vv~/~-~ ~ ~ i QI o I `1' I ~ a'; I I~ I I s 5 s ---- a I a I I ---- -~-----~- - ----- I 8 _______+____________J 1 ~ ,eL I I ~, I ~ ~, ~`t' I I I 6 I ( '~ I Cr I I ~ W I > I ~I 42~<< ~ I S7 ~~ ~k ~~ ~`~i ~ s~3~ Dial I f-. _ _ I ~ I I ~ I I I I I I I i I I i I J i i ~/ I i I I I ~~ a I I I ~I I ~lr~ 6 5 rf ~'~ i t rill ~ ~Y~('t ~ ~ f I i I rrC ~ I I ~ r` c rt A 25 ~' 5 W O C a o- ~ ~ ~tf~pV H WZ O.Q N u~, ~ = I~ ~ ~ g O ~ Q Q /^ 0~,~ N ° Z i ~~ ~ , =10 ~ ' W V ~ Y, L N r g - ~~ ~ ~ ~ ~ ~WVJ ~ G = O o W w 3 ~~s ~~~~ o~'~= a~ ~ ~ Q N v~ Q~ ~ ^ ~ a ud i i >- p==3 a~8 ~ m ~ ~8'~~ o "~ ~ = Z Q F NV a ~ ry r d ~: 3 _ _ i n s .. ~~ r ~ r ~ ~ a~ 0 a \ ~ ~~ I ~~ ~ ~~ ,. ~~ ~~ ~ ~_ \y F~ \ W N \\ W \\~\yli ~ H ~ ~ N \~ ~-< < ~- -+ ?i p p~ T \\\\ ~ '" a o ~ W J N r Q ~ N p M a V W a C7 W N H ~, N = ~ N QGO N DMZ N G~ ~O O ~~ • • • ' A 26 .~ I i_ ~~ ~\~~~\ • • •i ~ ~~ I I of ~\ '~\\~`\\\ ' ~ ml i \~~ \\ \1\\\\i \ 0 OE I \\\~ -i \\ Y \\\~ r -_ __ `- ~ i ~ ~ ~~ °~ OE ~ w i ~ a \~\ \~~,> a ~ st a Z O W ~ N W H ~ i ~ I F ~ 7 N ~ a ° E' Z ~~ ~I i 1. i ---- V Z O' _~~ H 4 V \\\\ ~ W i -t F H F H W ;' ~ a N F W JO R~ M Q O . ~ o~~ c = a va m~'a' ~ ~ ~ N=C WyH N Q W~ o QQ y CFZ tl~ a~ "~ ~'' l~~ i A 27 ~~ ..r. \\~ I~ F O m ~~, Z O H IV IH IW IN IH F 7 H ~~ i~ i= o C J o ~O ~Z ~ ~ l ~ ~ °L~ ~ ~I ~~ ~ ~.~ ~,~ r,~ Ir t ~` i \\\I I~ W N M H - 3 F H a W H J ~~ a Q N H O W V O F. ~ = 0. Q V ca ~ ~ m~~ ~ WyH N = ~ N Q W O~ o Q Q N Z N GI- "~ ~' I I I ~ ~. A 28 • • • • • \\ I i i vI S a I !'~' v Z W N ~ W F H _~ ~~ o H Z I ~~ ~~l ~~ ~~~ -~ f'~ ~, ~, N r Q _ Q ~ ~v~ovw n. .~ yH N N=COWDOJ o VWVa~ o~~yN I O N T V N Z o 0 W N W H N N W tt9 T V~ F Q O W J • ~ ~ . A 29 - - 4~ ~ i ~, i i (~ I M M z o H W N W F N F 7 O N i ~ 0 i Z M N F J \~ Q~ a Q ~_ N Z ~ t!! N ~ V W O ~ V mJN o t0 ~ ~ Wyk N O W v ~ o N==pO-~ CF=-=~N ~a a e~ N Z ~_ H V W H W H H y W 3 H Q W N IN O J G.1 ~O O ~ A 30 -- - ~- u C~ • •i .71 i I i i ~' M F~ O J ~ § \\ \\ _ g ~0-,OE t \ ~~~ ___ _ W \\~ ~ / r r ~~ C,~ H W M F O J n Q gyp a VW O f. ~ C ~ V d m~C~ ~ to ~ ~ O=~ WNH N ' pW N = o 0 pp N _ Z H O ! - `~ i I I A31 -- m .. M m M Z O V W N W F H F- N 3 F \\ 3~ a I i ~ ~ a ~~ ~, z. o, W N W ~ N i _ ~ O ~ N ~ _ ~ i O ~ = O i N N H N a W Q a ~' ANC ~W _ ~ ~ V mJr o G ~ ~ Jy~ ~ O = G pWp S N = DGJ GF=-Z Ny G.~ ~O O H 0 J ~' ~` • • • A 32 -~- -- y ~_- ~ ~ b li i I ,Or OE ~ i i \~ ~ I \~_ Q N __ 0 F V W Z u~. N F N ~ f., Z~ ~ I I V N T Z O F V W N WI f HI F H W 3 H N a W ~, Q ~ H p a VW ~ u ~ ' W,Jw~ o N N N = o Q~p o y Z = N GI - A~ `~/ 0 O N F 0 J • ~ v ~~ ~ ' I I ~/ ~ E ~ i ~~~ A 33 0 <. 11 ~~~ /n r, _ j \ ~ i i ,0- DE 1 E \\~ Q ~ M r to e~ vi IH V W H WI ~~ IN W O I=1M h F ~ZO A 34 i \ ~ Q 0 N a gyp F- ~ VW d ~ (~~ v ~ mJ~ o ~ N ~. Wv N= C J H Q W~ D o VWV Q- N c~~ N G.~ ~O O ~~ 0 H O J ~` • • • • •i I 0 s Z K. ~ ~ Z W J tit ~t~ ~ y p Q C ~ a fag ~~§ ~ ~ C = a ~ ~ ~ J r ~~ ~ ~~ O ~ O W v m y O b ° ~~~ ~~~ ~~ O N = G a ~ ~ ~ = Z ~ D ~ i °~~ ~' ~. i '~~ 6~c i d o ~~ o ~.~. 0 0 h~~6' ~ n mi ~b :,~~: ~ ®®~ , ~ ~ 04 0 ., ~~ :~ m~ Z _, _, ~~~ 'b ~~ i J° O +~ O®O I ~ ,, ~ - ~s ~pj ~ z~ i ~ ~F~i ~ ~ 3Y'~ 2' x r ~ ~` 2 ~Kg d s ~ i+ W a e ~~ ~ ' `~ r ; 11 {N N~ ~i ® ~ __ ~ -i z i pd <F ~i ~w ~ i i _ i w ~____J _ i I ~ ____ ~ _ - --p- --- - - ~ i ,. ,.,.I a , ~' ~~~ i A 35 w ~ ~ F a _~ ~i Q~ a Q ~ ~ i • ~ a I i I I ~~ r °4 ~~ ~~ °Z 0 a> ao I~ _ __ ~ ~o o I~F~ 1 ~ I~^ o o ~o I~ O ~I O I~ ~p ~ ~ EQ a ~ ms L m- O° R ~ o~ I ~ 0 ~~ on I o* HNNfHHIIB-- " m- m - I --~ ~ ~'. e ~~ ~ I I ~ U ' ~~ 3 +~+ yY H I ~ O-~ i =~o~ ~3 3g 4 § ~ omo~ i~ Sao ':~' y b x o m $~ ~~~ s d3 3 ~ II r-, v € ~ ~ ~`fHf~HHkIHIF 0 ~ ~ a ~i ~ b ~ $ ~O' ._ m w q4 ~2~ ~. ~ i I ~0 44 a ~mF zy s m~ G rC I~ ~~ ~ u•k ~ 0 ~° ~ ~ ~ ~ a ~ HIHHNNNiHINF~ °" i q ~a opoc ~. ` i l r o..e I I ____ Q' ~ O~ WI z N y Z~ g' a a~ Od J O Z O U W fA A 36 ~- N O H Q Z ,~ a 4 .` Q li I~ O r ~ ~' Q ~ O H O ~V ooWVmZLLo O N = = H ~ D c~Z a °~ N W ~____________________________~1 1~ ~I l ° l } II li ~ I~ x t K g I I I ____ _ __ _____________ _r, '~ _ __ _____________~ II I~ II 9 II li it I II .. • • • 0 a • •i ~~ i A 37 ~, S ,~ w ~`-,~ ~ p °b ~ ~ Z ~~ ~ ~ n o ~ ~€ ~ ~ o~ ~ ~ ~_ ~w~ Q ~ L ~jw ~ J ~ ~, 3~p ~~?~ o J ~ p ~ ~~~~$aa ,~Q t~yoa W Z ~ Q^ G W 0 = Q ~ O J Q ~~?~a y ~ N N== a ~ ~ ~ F - cHZa ° a ~N ~ ..~ a • • • • i I I l I I I p ° • I ~ I ___~ I w ___ I I _____ __ _____ __ _ I Cl 1 I ~ ~ n I nu n ~ S~I - . I I I S ° S ~ ' I ~ I I sip ' I VS I I ~ o~ iD' --~----, I GIS I ~ om el I ---~ I ~ a 0 N Q Q O ~ ~ ~ O Q ^T G W ~ Q ~ 0 i Q I~ ~ v W ~ ' ~ a O N A W o ~ H C W v N = O m Q Z ? W r , ° Z c a ~ °c ~ z ~ N ~ s o ° b ~ ~ ~ , z ~ ~N ~ ~ c ~ F- Q ~ u ~ 3 ~~J bu d ~ ~ ~ -J 3~z ~~" ~ 5~ J U ~~ W~ S u~ rc 3 p o ~y~ r~~~ ~ } ~ ~ ~ I ~ ~~ a3 ~ ~) g O ~i ~= [ f ~ ~ s A 39 • • • • ~I •i n ' o i a I i ~ Z w s _ Q O - Z ~ O ~ ~ ~"" m W I- o ~ a~ a~ ~ o ~~ ~ s a ~a~ ~ O 0= v im O 1 - ~ W a W ~ G ~ ? ~ ~ ~ ~ ~ ~~r~'t o ~ ~ ' O W ~ m , w N ~ N W J ~ ~ ~~~ ~ aSC~~~ a` v N Z ~ Z O u ~ ~ o ~ ~~"a ~~ ~~ ~~ ~ ~ Z V W ~ ~ O Q j ~~ j~om.~W n~ ~ = Z a O V 0 1- ~ N ~ ~ i i i I i i 1 r i T i i i i i ~ -- i i i i i i i i i i i I I I 1 ~1 li ~~ I gel ~~ 3 ~~ ~LO ~`s~ ago ~j. ~~5 r- ~LU=i a~ 0 0 j A41 ~-- ~ r~ A 42 0 4 N Q S z. Q ° _ ~ ~yo ~ a 0 a O W = a ~t~ ~ a J N J o O W v m Z W z °=o N = Q F 3 ° Z o ° p~ Z ~ a N ~ N ~ ~ F- W `so z ~ ~ g ~~ z b ~~ o ~ ~ gy ~ o I~ J ~~ a~ Z o f s EE m ~ K U ~ S U ~ ~~~y~9o~~~~~30~Q ~I ~ -nm..~e -----°' m~ ~ 0 .~ • • • • • Q O 0 a ~yo as ~ ~ -' ayF s m ~ N = O Q~O ° ~=Z a0 D F ~ N \\ ~+ o, .~\ _~ I m m z I c ~ ~ W i N ~ W F H H I H Z ~ ~ i I 0 J A~ ~/ O V ~I z O 0 W N W H M W 3 ~ ~ N t- W OJ • I A 43 \~ Q~ - n ;~~_ ~'> .o_o£ ~~ ~~ N Z ~~~\~~ ~ _ W N ~i N H F N W N ao 0 T Q a O ~HOa~ cF-~o0p~ I~A~~MQy~ o W ~ ' W N N Z o a~0 ° ~=zao o~~~ 4) ~O O ~_ ~~ i A 44 i• • • r Ifl Q • • I o~ i ~~~ ~ a Q ~ o~~ m wa to~~ a ~~ o OWt~ m N~N N=o _ Q ~ a~ s Z a o~ y ~_ ~L g~ ~ G 05 ~ r LL 3 Q' ]~ LL ~i A 45 trig tit ~~~~ ~~~ a ~~~g ors ~ 0 o ~ LL ~~ ~ ~~ yi~~6 N LL'f Q iP M ~~ f; LLI~ ~z ,_ o , .' zli6 o U i ~ ~i e A 46 --~- 0 Zi ~ N O Q W ~ °o=a ~ a0 O~ a OOo O ~V oW~ m N~"- CAW= ~ aZo O ~Z~o p H ~ N W N i ~ _ i _~ l • • M 0 N Q :~ ~i A-47 W `s ~ z ~ ~ ~ ~, Z a ~~ w~ o ~ g ~ a ~ ~~~~~ > b~° o I w ~~ ~~L~s~a~" ~ ~ ~~~~u~zQ~o~<~ i~ ~ ~R ~ -rvA..~ ---- a 0 _ A N C ~ Z p ~ °o=a m ~ W a p Q ~ W p W v m y W V W= ~ a ~ Q o D F- ~ N ~ ~ G.1 ~O O .~ a I `s i ~ i N ~ w O ~ ~ -~ i Z ~ a~ z ~ ~~ ~ ~ ' a ~ ba~~~ 8 ~ ~t~~~~v r g ~ J a~o~~Sw J m~~~3ws>~R~p~°~ ~ ~~arcL~aF~gz v ~}~~~~ts~~~ a~ ~ t- -nm o~._~Rm I/ I I I I I I I I 1 I I I~III I I ~~I I I I 1 I I I I I I I ~ ~ ~~I a Q ~ . ~ ~ z 0 Z ~ m ~ a ~~~ a ~. O W o C (~ V m N W o N=c a ^^a r z ~ ii Z Z GF-~ ~ N , + V ~ H a~ 0 0 W~ ~~ ~a ~~~ €~~ 3~~ ~~~ ~~i` • • ' A 48 N IH Q c ~.~ , ~ _ ~~ c 1 ~~~ ~ ~~ ~5 rt ~~ ~~ ~~ ~ ~ ~ r A-49 0 0 Z u Q d O ° 9 N Z F Z ~~ ~ ~ OHS m W Q _ aFN°~ ~ ~ C = a ~, d a € °-` ~~ ~~ V Q W o W~ ~~~~~~~o g' ~ W v m N W S "~~p=gyp">-" ~ °~ ~ = G a 4. Z F -n.,. ---- 0 ~ ~ N F- a~ 0 0 1~ ~ ~ / I $ ~ ~~ ~ i ~r ~ ~ ~( ~,~. C^ a ~ ~ § \\ \\ e ~ Y i I i i~ I 4 I ~~ ~ ~ I ~ Q 4~ N a z _~ f Wli N W F~ N H O N ~ _ _ ~ _, Z i r of a ~ r N v N Z O ~~ F W \\`v. N ~~-~ Y H \\ ~~~ y r s N F O J ~I a o=~ ~o pH~ mW °~~ ~o ~ aoN o ~ _ ~ MM W O N D H Z a N ~i G.~ ~O c+ O ~~ • • • A 50 .~ ~~ • n Q ~ a" O . ~ O~~mW ~~va~N o . ~ JF oWVmyp N=OQO..J ° VWvZ~ OH~Q N \ ~ o ~~ ,\\ I\\~ ~I I W~ W Ih W dq O IN H ~ O i Q~ a h V W N W H H F S Q W o .~, ~~ O iO J A51 i o a _a z ~Nz Wa ~Fo o ~ it~~ ~r~ W ~i~ ~~e ~ O= gy m ~ ~ N 8 .~ o WI oW~~Z~s a ~~ ~ N C a 3~ "~~~ ~~~ O ~= Z V G N p~~ ~ ~ ~ i • ~ a • C A 52 -i- • • i i -- aro , <` i z ~~ P v1 a ~=z ~ N O ~~~ o-~ o~ W O N = ~ o~= Z W a m~/~~~o Y/ ~ O N J z W ~oo W N N O Q W v 5 6 W d' a J Q 2 O f d O i i ~ . ~ A 53 W `s ~ Q 0 a o a~ 9 O H O Z ' O O z o ~ ~ ~ o ~ wm a b. I t! ~ ~ pW . ~ ~ az Q -'~ ~ - p z~"~~~~w ~ c=amO ~ ~ ONJNJV n w ;~ p~~~~Wa~~ ~ e= ~ o~ ~ O W V a' Z W y =O N o a~~ ~ -n ~~'a~~~~< , ~~ o.~ ~ U QOZ. N s ~ p ~• ~ = m ---~ Z D I- ~ ~ ~} ~~ 0 0 A 54 o .~. • • • • •I •i N " Z ~„ z ~ 0 ~_- w ~ w > ~ a'd~ Q ~~ ~~~~~~4~ C ~\ ~GpGp~ g8~ 2~ 1 r ~~ ~--- I 1 yM I ~ I ~~ I I ~ I I i i ~ k „ kk ~~~ ~~~ 0 a J W W 0 N 2 ~_ a 0 e ,Q, a ~ V H z ~ ~ ~ G d O °=~m~aa N=Oa~W~ o ~=ZV000. coq y a~ 0 A A 55 ~~i~-~ ~, ~, ~, F a N W o ~ g O ~' ~- a 8 W 3 7 ~ w J ~ w y ~ F a n Q W~~~t~~~ ~~ o~~ d LL u ~~~~~~~~~ S 0 a a ~ N O W ~ ~ ~ ~mOaZ n CC OJ~WC~ O W V N Z W O o N=Oa~+~l- ~ = Z V O~ W C 1- ~ ~ ti a~ 0 ~= ~` • • • A 56 i ,~ .~ O ID Q • • •i Z O j N o O~ V F o ~~ ~ ENO O C.~ Z ~' ~ g ~ OE'~ Q OW O=a V gas ~ ~ ~ ~ u ~ O V NNW o W~ ~~~~~ ~~~ a~ o~ O W v~ z Z N W ~~~~ ~ ~ ~ ~ ~ ~ ~ ~ N = O a 3 a o e~~ `~~ a ~~~ _ ~ tsp~~~g= ~~~ ~~_ ~ V W v ~ O N -n° --- - _ Ra fi nFR 0 r ~ {aQL li V ti a~ 0 • Q' i I A 57 -i-- ~ ' r t ' I' .. ~ *~ 0 a ~' a~ a~ %~ _, ,~ N ~ W ~ ~ ; O ~ 9 ~ Z ~ O ~ d ~ ~' Q~ saa ~ ~ W ` ~~~~°~ §~I J ~~~ _ ~~ W'~3~>o=°p~~~l J a °wz U y~yg ~~~54g °~ S~ I 0. 3 k~ T~ a m~ ~ A~~' ~_~~ --- P~n~; ~~ ~-## ~ ~ o ~ 9 a 5 - W O ~ ° ~ ~ ~ Z N O D ~ W Q ~ ~~ u ~¢] ~~ ~ o ~ ~ O= v Q m ~ ~ O W J J m~== a ~ _ ' ~ ~ ~ ~~ ~ t9 ~ t/~ N~ W N A ~ N=o a T ~a o C~W~ t~ O~ Hz ~F. ~ G ~ ~ ~ ~ ~~ 0 V ~~ a ~~o ~~~ ago <~ ~~5 ~i ~gm G~ ~O O ~~ ~. I A 58 I -~ • • • 0 a • • •i C tt~~ dgyg g~9 a~ ~ti , c I ,~~ z 9 4 Q Q N F O ~ 5 ~ ~ ~ ~ a Q ~ aaa ~; G w~~€~~~~"~~ 3 J m; i'~ W~ d~' V rc3~F~~g~8~~~1 ~ ~ ~ n ~ rc ° ~~ ~ n ~ ~ ~, 0 ~~~ 8~; ~~~ Z a ~ 0 ~NO ~ o aj o ~ o=a a m oW ~~ ~p C9 ~ M N~ W N= ~ Q ~ a o ~ 2 ~ C N z ` ` r ~ , V 'o W~ ~''~ _ ~ r ~Y ~~ I ~ ~ A 59 i r ~~~~v, ~\\~ ,~ ' N i H N ~ =~a ~~ ~ F ~ ~J 2 J I 3~ 0 D et O v W N W' H' N N N W e. 0 _ a a O . Z W o~~Qa ~ = V mJr ~ co ~ ~ NyF. N N = C a WQO~ a ~=ZVN D F- G.~ ~O O et t` O J ~~ I• • • ~ A 60 -~- • 0 O ~ a O . = W ~ y O H ~ C = v mJN ~ ~~~N~~ O W c~ -~ Z F _ _ vW~taO~ o ~=z o ~H~ •i •i ~~ ~~ ~ W H W F M 2 F \ N \ ~~ - o ~ ^,0' 51 ~ T. r V N Z O H V W N W H N H N W 3 F a W a N O J G.) `~ O ~~ A61 0 LL N tD Q a z a ~F~o~a °o=aa w~ ~~~m a0 N = O ~ N ~; o a o~z~ ~~ ~ ~ N~ ~t~~~~ ~~~~~~ Q~~~~~$ s~ W ~~ ~~~~~~ g~ a~ O~ J & LL m F LL i ~ A 62 -i- - - - • • • • Q O I ~Fo ~a ~ ~ ~ o°=aa W~ ~ O ~ N=C~ "~JN O N ~o ' 01=-ZV ~O ~ ~ y~ W N I N O LL Q ~~ 0 0 J ~ LL ~ O ~ 2 ~ I V ~ y •i a - - - - -~- A-63 Z O ~ f. a ; c ~ a ~ ~ ~ ~=Z ~~ Z w s o '~ a~~ Flo Nt/~pp 4'W ~a G~~ ~ OF'~waM~ W,J j ~ ~ ~ ~ C~ ~ o OIA ~ ~ W ii Q O J ~$ ~m~i p~S" ~ W ~ .7 ~ O N W Ns3d~[ o~~o - Q W~ J~ O ~ a „,w~om~>~~ ~~ = O ~ J o L N ~ ~E~~~~~~~~~ ~~ ~ W ~ v ~ O ~ -,.ne. oY~R J ~ 2 Z V c~~ ~_ a N G~ ~O 0 • ~ a 0 a • • • A 64 N ~ w ~ ~ ~ ~ 5 ~ g i Q ~ 9b k9§-' '- lu W =~ m~ ~W ~o e a' ,~kmmiSmm~`o:c Im F -n~..~ __.q z 0 W J W F 2 t7 C a 0 LL Z w O a H Q _ Q O . ~ ~ J ~ O ~ ~ Q J W °~~m c,a_o Z O W v J N=~Q ~ S HOJ c=z~ ~ r ~ y Z N Q a N "~ 0 ~ i ~~ ' A 65 ~-- Z 0 a W QC W d' 0 P O Q 3 b ~ - Q W ~ ~ ~ 0 Z s `s ~~~ i a p-~ ~-Z W p LLJ W o ~W ~Q ~ = b C;~ ~ ~~ ~ N ~ ~ ~ O Q ~ W J mF~~~~~ J~ J ~ s m~ Y~ ~~ a ~ ~~~~ ~~II~~ W-' ~ ~ Q N - O Z N S ~ Q ~~°pao~~F~~ I ~ °o = c ~ N O ° o ~ ~ T ~ ~E~~n~~:~<~ ~ -nA..~ _scA V/ W v C~ ~ C~ ~ ,J li Z Z - C I- ~ H = y Z Q a N A 66 - - - - - - -- - - - "~ 0 t' a • • • ~_ z 0 W N W H N f O N O Z t9 F O J Q LN 0 a C G oE'~ 3 yp Q lh ~ ~ V ~_~ O D o a}~ ,w , N O T D N i .Z O Y/ C= ~ G CHZ Vu' A~ ~/ O m M m O Z O H~ V W N W H N, F y W 3 a~o m ~~ ~ A 67 - -! ~ ~ k d ~~ k I 0 T T J yZ ti O LL N pZ a O O _ - C p ~ ///~~~ v A ~~, I W = ~ o o ~ ~ F N N J0 =o N = y s J~ hZ VLL' C a~ 0 ~I ~: A 68 ter. ~~ ~ ~ ~~ • • • • • \\ 4 ~~ K h r .. .. 0 0 W H W F- ~~ H F N W ~~ I a W Q t~y0 m O W m ~~ a N o ~" ~ pti ~ ~ ~_ v o ~ ~~ o m ~" F N N = C _ ~Jp ~ GI=z vu. G~ O r H O J . i ~: I A 69 ~- ~I~ 0 J N f0 Q Q Z ~ N Z J ~ O C ~ 4. 0 = ~ Q ~ ~ n ot9wN DOOo o~ N N = O ~ N ~S O VWva WF- ~ = Z V 0 y 0 E' ~ H fi ~t~tttt SS S1 A A 8 A Ql~i€~D~9 r~ 81 ~~~ ~ . , ~ ~~ Mc ^•L________J ~ O ~ ~~ ^ O ~ ~ ~' ~ ~ ~° y gg ~F mY ^ q S a ^ y °a 9 ~~ r~\ ~ 3~ Q ® .~ i iY_JE_~ i i ~ 1 1 i -i o ~ o~ 5 _ ~ i &~ i _ m 1 I I_ -I ~ I i_I w ~~ I I I I y I 8 i ,i i a ~~ a ~ 1 °~ '° '` ~ ~ ~ ~1 ---_ ~ - -- . ~` ~ ~ ~ I-------- i , 6 ed ~ ~ ~ ~g 1~ ~e i' j r F ~ A ~} ~ ~ xa I I I ~ Y I I f ~~* ~ ~ ,~'~~~ 4 ~~ .m ,. ~n -sR sly '. ~i ~ ~ ~~ i 1 1~ o~ - ~_1 -, i q (7 ~ I ® ~ __ I ~p gy ~ i ~ ~ -1 1 O IK ~ i ~ ~ ~ ~ ~~ .-1 ~ I 1 0 I 11 1 i 1 gel a$ ~~~ ~J LL H to 3 ~It ~~ ' A 70 I - - - - t- - - - - - - - • • • N O J N ID Q • `~1 Z Q _ Z J ~ N O p C = a m d ~~ o~ ~~~No°N C W (,~ J J~ o O C~Wvv WZ ~ H ~ N v W N ~~ • z~ o~ U~ yl~ A71 - - - -;- • `+ a i i A 72 ~- ~, ~ a z Z a~ ~~~'~H~~ a O Q a~~ ~~~W ~ O~ u m~ W o p IIww W s~a~~~~~®~~o ~ p W v J O W .. ~~~~~~~gd~~~ w v W v C2 p O ~ -~m< <o=--^x J ~ ~ Z - Z O F- ~ to Q a~ . -c a 0 J h b Q • • • a 0 J H fD Q • W ~ a Z o ~ _ ~ p0 z ~a B h C~ Z Z a~ ~ ~ ~Ho JI- > ~~ L a~ ~~~~ C=Qm ~ W W g~ ~L ~z~u~ _ _ ~ O .~ N a ~ J ,- J ~~<~~o~s=~~~ ~ W v~ J W, p~~~~Ws~~~-~ ~~ N Z O N ~ } ~~ o~~do~R^ I V W ~ v Q 0 F -~~. P___ ~ _' z - Z cog ya • •i ~S g~ 55 0 Q W J W W W J I 1 II \ \ \\ I I I I I I I I ~I a' i 5 i 2~ I I i ~~ ~ 3 C~° ~~s ago ~~] ~L ~LN G~ ~O O A 73 i _~..~;_ _____i ______ ________ _ _________ ~ I --- g n - - i it ~ i i ~ ° i ~I I) i I) ~ ~ .s ~ i ' ~ ~ ~I -- - ---- ~-I--- ~~ ~ ' -~- ------~ 1 e b `~` ___ ~..~ , rf ~- z 0 r a ~ W i J ~~ W i d. W N W Z ~ b a Wy o ~ o a ~ t~ J J ==T~~acm ~~ w gs~v"J~~u.°~=~~o _ ~aWeo~s>~ a ~ ~s~ ~~~~~=~Q ~I ~~~~~~o~o~~~,~ _~ ~ ~ Z 0 z 0 0 J ~ ~ a 1A ~ ~ m ~ W ~~ v co_~y o OJN N W v Q = O W W S ~ ~ ~ ~=z Z ~ ~H~ ~ G.1 ~O O c ~ A 74 Gi ~> ~ i i ~ _ ~. e -- _ ~. i i ~ ' 1 ~ ; ,~ o ) Ip ~~ .~ .ter 0 N t0 Q • • • • •i I i i o b i S 11~ Y \\~~ I ~ \V im \~yJ ~ ~~ 10 i 10 ' IF ~ I~ iW ~ I V1 ~~ I~ ~ ~ ~O Iy _- i~ ~ ~ 0-5i~ ~ IZ J I v 0 t O V W M W H H H N W O M F- Q O W J _ Q 0 J fy0 a LAyC H~ ~Z N3 o °~~ ~o Opo ~~ a o _ , N=C ~ Z~ N N o C~Wv j ~~ ~ V~ D ~ a~ 0 0 ~~ • ~ ~. A 75 s ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~~~ 0-OE \ I ~~ ~ i \ i i I I I \~ ~~' Q+ - r Q T_ Z 0 V W H W H N H N W 3 H Q W NG Z n 0 J Q = ~p ~ ~ v ~A W ~ ' e - ~ F o N Wv N = = jZ~ o VWv ~~ = V~ CF -~ G.~ ~O O ----i I = f i ~ 0 N ~ ~ f n r i ~ ~ ~ Z O I I A 76 • 1~ u • •I ~~ ~~ \\ Q+ a 0 M Z O F V W H W H N r O H O Z. a 0 J a 1l~y0 ~ ~ ~?~ N o o~~ 0 ~ ~ p~M ~ ,n ~ n o N W ~ V O Z N S N = C VWV J J ~~ = V~ CI -~ ~1 O of ~ O M V O Z O H V W N W H VJ H N W O F~~ Q ii O W J ~` A 77 t \~ ~ - \\ ~~~~ P 5 ~~ N ~ ~ I i Q W N Z O V ~ W N N = I H i O ~i~ N ~ ~ ~ Z ~I I I I I I ~\ ~? i \\ ~ ~ \ ~ H ~-+~ H ~\ N W t0 N ~ ~ N I- Q O ~ W J Q 0 J a t~t~N~ F ~ GZ y~CG p o = v C9 ~p~ Q o ~ = N N N = v VWV ~ZO ~~ cH v"' ~ N ~' ~O' ~~ i A 78 • • • • • •i T N Z _~ i~ V W M S F O N F ~N ~ f. Z,~ I I \s Q+ N~ Z O F- V W N W F- N F N W '_ , 07 ,.N a ~o W,J ~ A 79 .~ 0 Q N ~ Z NO W oZ J ~ a ,E o~~ ~~~ oQ~ ~ r N N = ~ NZO VWV ..1-.~ ~~ D H ~ ~ i a~ 0 ~' _ Q Z ~ ~ pE..~p Wa o=tea o.~ `o~?'mOOn I O~ O= 0 J N O N O VWV(aj'~o OH~ N I I I etccet A St R SI 9 A Q'~~~~SQ 8 LL I ~'~ Q g~ r°nll~~l~s3 ~~ I ~~- I aea ~~ ~~;I ea ~ w~~v+o ' I ~. ~ ~~ .wr w M L________J ® ~ O rL=f= I ~d_JarJ OI I b i ~ ~~ O O s ~ I ~ I 1 = I 4 ~' ~I ~g 7 ~ T - i' ® ~. ~ Jfi r gg 3 ~~ .y a ~ ~4 ~ g ~ ~ w; 5 --1 I ~ - I a I-i ~ i I I i . n a ~ g ``r r~~ 9 FC `~ ® O ~f I-' I ~d ' ~ I ~ ~ O ~ I , ~ ~ ~ ~ j '-I . a A --- ------- --- ~ ---------------- ,~ j i I ~ F ~ ~ ~ zn 1 ' ~ ~ ~ i' l l 04 ~ ~ I + ~ w a V I r I a ~ ~ -= ed ~~ ~ ~~ .ur. A om~ ^` 1 I I~ ~ r ~ I .n. ~r ao~ ~ {(~~ ~~ y I-I ~® I I ~ '~Y ' @_ _ I ' ' I I i LS R 1,~_,}t I I I I I I_I I I I ~ I J4 xg u I ~~ ~~ ~ I ~ II LL I I ° k R ~ I . I I 5 1 I I I ~ I _V ~---~ I I u .~. ,. „ ,~ ~o I I I a i . .. .. c. .. ' A 80 a a~ ~i ~'~ ~~i$ NI~ LL~~ • ~ _ ~ • • N i (f~ Q • O T. °=^aa ~~ ~~ ,, O~? y O O a i O ~=Zv ~Z i ~ Gf-~ V W I i ---------------s -- ~ o~~o o ~ o000 ~* o " ^ m ~' O ~ ~B I I y _ 1 I I a 3 ~~ ~~ I I a m' mu ' I I NR -- as 3 ~ - ' ~'---------- O I I ., , I ----------------~ • ` r ~ T o ~ I -- --- ~ ~ I I S 4 i ^ ~4 '' +Om I i~dd9 i I I Y S ~ $ rcs ~ rl~cl I i I O ~[ ~ ~ i I I io I o ------, I 4 ~ II ~~ I - I ) ® I I ' a z y I ~ ~ "~ ~ S a ~ 0 ~; o~' 6 i ~ b o LL~ ~= v ~ ~` 3 ~ wa +Ii I ~ d r ~m ~, 00 ~' o~ ° m= ~ ~ I ~ °3 I ~ o^^~ v --- fWll d I I .n„ M1...e. „er ~. wa _ _ _ _ _ _ ~ .ur C. wa _ _ _ ~. w .a..nM ~..~a .br ~. o... I I • 1 A81 - - - - - - - - a • Z ~ ~_ ~ O Z H a~ ~ ~ oHga WQ Z o ~ ~ o O d' ~ W~=s s I~~ v m p W o Q~ a =a~ ~a~ ~~' to ~~ y J J N ~_~~~ ~~~~ jg p W v~ t/~ W o Q: ~g = ~~~= I~ y W ~ v~ o ~~~~~Ma~"s~~~~ ~ = Z Z ~~ ~~Fldg nR o 1- ~ a _n~.~a ____ ~ a~ 0 0 . ~ a I A 82 -t- a ~o a N ~ ~ a o.Z z O o wa ~ ~ ~ ~~ ~ H O OE' ~ F Q ~ ~ ~ a~~a ~~~~ ~ i~ ~ O = a a m WQ d. ~ W W F ~~_~ ~ ~~ L ~ " ~ ~ ~ ~ ° ~ ~' ° ~ O~v _ O W V J CWo ~ J N a <~ s> ~ ~ a~wF~~~E~~ r ~~ ~ ~ O N = = a ~ ~ c ~ ~p~ ~o~A~~ ~~ m - ~. -=---~n V W ~ v ~ = Z O Z C~ ~ a ,i ~ ~~ ~~ ~~ ~~ ~ 3 ~z ~'~a ~~o j.~ $~5 ~2~ Z O H Q W J W S a~ 0 0 A 83 - - - - - - - - - - - - 0 a • ~.~ , ~ti-.F-s ~~~~ rr~ ~ C ~ I ~4 ~ ~~-,fir s a n LL C. C C W a ~ ~ ~a g y a ~ a~~a €~~ ~ ~ ~~ ~~ ~ W s~a~ ~~m~e=~ ~ _ Leo= s>-~ ° ~ ~~~~~~d~~~~~s ~ F -~m.~o -_---=~ a ~.Z z O o=a D a a> cpt9~ N OWo ~ W~ ~ N W S C~ W V v ~O T T `i` Z 0 r Z 4~ 0 0 r ~ ~ t ~ A 84 i • • ~o a • •~ N "u W o i s ~y o ~ ~ o ~ ~~%~ ~ i ~ ~ aca~ c ~~`~~' o W ~~ ~ ~~aG„ I ~~u~~~~~~r~ H -n~,.. __^_R Z O 0 o~~a W> c=am a.Ws ~ ~ ~ y O J N OWt~JN~WS N=oa dZ _ ~O G~z~ ty/~ a~ 0 ~ ~j~~ ~ iii e ' A 85 -~- -- N W F" v O 3 ~ 9 z ~ b o Ww Q k~- > > ~ ~~~ ~," of w 5 ~t w ~`~~3p~i~°~ iH „aW= ~8=~~~ Q p~ _~ ~~~~~~J~~~~~ ~ -nn~~ --=R" ~~ ~z i I i Q O _ Z O o~~ ~ Wa ~ ~ ~ J A ~ ~ N=~ QQ~Q~~ 0.Z° ~ 0 = Z fi // V ` F N "~ ~= ~ ~~ A 86 -- - - - ~- 0 a • • • a • •i p s z~ 50 o~ °~~ N ~"r W S z ~ ~ ~ o ~ ~ ~ O ~ ~~y~ 0 t= sb a ~ ~ m ~ ~ o J m ~ ~ ~ ~ ~' W F z~~3c ~<W ~ J a Q ;~ F gK Q ~ p~ a 4 ~~~~~~~~ap ~~ H -nm.. __cR z O F Q W J W Q W d' O . Z Z ~ O H a W ~ = a ~~C~ m ~W~ ° .~ ~W V N~ •~ J'~W~ N = O ~ d Z ~ C ~ D Z N ~ N a~ A 87 -- i I o~ i~ I I I I I ~-t N 0 J ~~~~_~ I~I ~ ~~.: Q m O . ~ ~ N C ~~ pW o ~ ~ V ~ aa,o mON o N _ W v N = o j y+~ ~ ~ ~ ° ad _ .. ~ ~ ~ = Z p 1- G.~ ~O OI ~~ 0 N O J ~~ I • • • A 88 • 0 _ a ~ Z Q ~ = a a d. h O t0 ~ ~ y ~ F„ O W v N = C -~y~ "_ a~J ° _ ~ V G H z • •i N H O J ~~ ~, ~~~~~ Q+ W 3 N H Q W n N O J C.~ OO O ~' ~` 1 ~ A 89 I ~- gl a~ 0' ~ ~' ~P~ LLI~ ~- A 90 _1 Z a o=~ z o=a ~ ~~ ~~~ a JOB Q ~+.~ o-~ ~ ~oN ~ = O W W ~ O t~W= ~ of O1~-z N~ ~~~~~~~ ~~~~~~~ m a TQQ-~ Y U QW aaW ~ a Q F i~ a • • • • • a Q !~ ~ o=~ ~ z a ~ ~ o~~~a~ ~ ~ Q=tea J~~ O yV ~t9~g O O GWVJN~N N Z O W C G S = p . Gf=-Z HD V W i N •i Z a 0 0 LL s 2 a N r a ~ A91 a i ,~~. W Z ~ ~ V b3 ~ ~ ~ o_ ~~~~ ~_ ~ ~ a > 3~L~a~3 a' w ~`~ ~~~ Bum Q ~~`~ o~~°m~~~ Im p `a~ ~z~~~n~~~~Q~ a o.Z o=a~C~ ~~~aJOo ~Wv~V~ZN VW=~~~o 2 Z q G.1 ~O ~+ O • `' h a • • A-92 ~ rt i ~~~/ a r a • • •i ~~,~~ ~ ~~ ~ 3 ~~~ S €S ago ~~S kkrt Sim Q O . ~ ~ W p W O F ~ ~ ~ ~ ~i = V ~ O ~ o ~ ~ ~ H Z N N= O W Q Q S t~W~~~~ CF=-Z N a~ 0 ~ ~ ~ ~ it N ~ t ~~ ~ w ~ ~~g,~~ t z o u~~ ~ ~ o Q ~ a m k a~ i n ] N W F ] S~ Cy`~ W W ~ W g~ ~ F W F~ F~ O ~ F J ; W n~ V~ ~ ~ a yl ~u i ~ ~<s~~~~~~~_ ~ ~ nm mP---'R I i ~ ~ ~ A 93 -~- P s i z 5~ 6~ O~ m ~ w z ~ d ~ ~ i~ 3J I-i O ~ Wg~ 9~ os ~ ~ ~t~~~b~'a ~~ w QQ z J rN ~;o~}'s K~~q o 9 dz Q = ~~ ~ ~ V ~.~ ~ °~ G ~E~~~~>~~~~ ,d _ Q O Z W a ~ F Q ==n Q Q ,~w ~ ti Y/ ~ N ~ W C~ J W S W V W w~y~ li ~ Z oF.~ G~ ~O O • ~ a ~ rt A 94 H ti Q • • • ~o a • • •i r i i i i i i ~~ ~~ ~ i A 95 -~-- z a v N z 0 a a W J W Z O al N w ~ _ O - a ~~~ Z Q V Q~ oF~ K QQ~ y~~ ~ a K WYJm ~ ^ b- u Q~ Q b ~a~ ~dz ~ O a W ~ ~ u s a~W ;I ~ ~ V tN~g~ ~ O_' ~ a~ C G~ o ,w ~ N ,// m ~~ J Q a ~ o~n 9~~3 ~3° 3Y~= 0 ~ 0 W V N= C VI J W' o ~ W G }~~~ ~~~x~~~<~ V W v pNF- G F- "~ 0 • ~ h a N u W d N ° a f ~l o W ~ o C > ~ ~~a~° o W~ 0 N N f _ ~ ~~~5~~g~~ g J ~~ ~;a; 4 D Q n t ~~~ U S~~pB~ ~~ < >~ ~ mmr3ni`~ F -~n..~ __~g J z 0 a W J W F S C 2 k A 96 -~-- z 0 a W J W W J Q O . z W oTT~~ Q i ~ Q a z O ,^^ , = ~ D ~ ~ ~ ~ N W V C~Wv .~ p 0 yF ~ = Z Cf-~ G~ ~O O • ~ n n a I1 u m a • • •i W J W ; ~~ c~ ~~ ~~ ,> A 97 N N u~ u Z ~ 0J Z 2 Q tf W w YJ ~ q ~ ~ b b~~ Q W ~~p~ZO;og~~ ~ 0 ~_ ~ ~ ~s~~~d~~z~< I ~~~~~~~m•~<~ m F-rn. ~ __cR I _ Q O ~ ~ ~ E.. W O ~~ 4.Z p~ ~ y V H V W N=O~j N WAS V W vd ~F' = N Gf -~ a~ 0 .~ m a • r ~~ ' A 98 -- w o o Z Z a <~ ~ ~~ w „~~~i~r Bw@x~~ kI J rrcL~~F#z 1~ a o=~ '~ Q z o~~ ~ao ~o = ~ W ~ ' QDDo ~ ~ O W v ~ N '~W=b VWV C~N = Z N Q O F - N G.1 ~O O • ~ a • 0 n N w 0 Z I ° ~ a <~ J ~ ~ W~k~ ~~zz W F m ~ ~ E av~ Q ~N~~L~~F i ~ ~s~~~®~~~i i- -~~+••~ ascl 0 a W .~ W W J a o=~ '' Q Z OE'~ ~ W O ,o = a W ~ ~ a ~ D J .. ~ ~ OWV ', N W=e VWV ~ NZ o~~ a a "~ h A 99 a ~~ z 0 a W J W 2 A100 -r- - ~- N '" W Z ~~ ~ ~ ~~ ~ Q, o a ~ ~ p~~3 ~ > o ~ 5 k ~ g W ~~~~~~o J "~~ i ®_ae~ ~ Q rci 8i i~ §~~~J~a~~~ ~, o.Z Q o=ate ~~ o a ~ ~ ~ ~ p~ J o NV OWt~ N=O~y N WZS V W v0 ON = Z N GF - ~ Q a N "~ 0 .~ a • • • • I 1- ~I ,~ W M W H H F O H H O Z ~~ ~~ H O J \~ N _ Q ~ a z ~ N O ~ ~ v ~ OJT o y ~ O=~ ~ N ~jW~ 'o J V W = O~ N = G I -- ~ a T a m t O H V W N W H H F~ M W 3 w a W 0 J G~ O A101 ~~ ~ ~ ~ ,~ I I I I i i 0 g ~ ~ i F I ~ F I C of ~ ~ ~ I C 7 ~I C N N F O J \Q.\ 1- \' W N W H H F H W F N a W r Q °-z a W O O F' ~ d ~ J ~ V ° W v ~ N o N N J C ~~ VWV C~ N ~ = Z G1-~ a~ ~I~ N N H 0 J ~~ i• • • A102 ~ : ~ s a~ ~ s ~~ ~ ~~ ~~ ~ • •i •i a Q ~ ~ Z a oH~ W ~a Q = v ~ N QI~/~ ~ ' N=C ` Y,• N WQCS J V W = O~ N = GI -~ W t0 ~ N tl~ F~ ~O I i ~\\\\ C~ m N _~ F V W H W F N N W ,~ N of Q -~ W to N F 0 J G.~ ~O OI ~~ ~` A103 - .~ - -- oa+ ' N Z~ o, ~~ N ~I W F W I H 71 ~ ~ _~~ N r _ Q O . Z a 0 °_ W a a N ~ ~' O ~ a ~Y+r N W V ~ r G o V W = QQ H ~ = z C E- G.~ O ~. ~: ~~ ~. ~, ~~ \~ • • • ~ A104 s ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ • •i ~ ~ a R Z o-,o¢ i O ~ ~ V N W E e a ~ N j q = H ~ C ~ H ~ ~~ ~ Z k ~~ a N N N N H O J 4~ - m N m N N t O V W N W F~ N H W ~j ;~N r N N WIJ .o Q O~~ a Z O F. ~ W ~ d. N O' ~ V ~ ~ J r o .~ O=C N WWFp'o ~ V W = J ~ N G H Z a~ 0 •~ ,~ ~ A105 n Q ~ . Z a = W a 0 V CO ~ ~ ~ J r o ~H N W v J ~ .- ~ ~ C~W= O J N ~ = Z \\\ l I~o wJ -t \ ,o- ~~ \~ C f- tri H O J ti a~ 0 ~` • • • A106 i .~ ~. ..~ • • •i WN~t~~LLr~ c ~~ ~~=~ o " LL I a ~ol~ ~ ~_~~ yl~~~~~~ 0 a a O . ~ v Z Z O=QoWOd~ O ~ W v drip N=OZC~ S V W v~HH Z ~ GF=-~= ~ it O 5 Z~ os O ON r- H I~ I N i~ 6' z ~ .~ A107 N O r I a a= Z ~~za C = QmdC Vzpp ~ ~ ~D V' ~OyO O W vpWaL o N=OZOG V W v f" y 0 a~ ~ ~HZZ O C' = y I ..,. a , d, rA ~~ ~ d __ __ rt _____ q rJ ----- - 0 0 0 0 ~ _ I r _ __ _____ u I g O ; O ~ 0 I v ! 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N ~ W ~ Z Q t' ~ mdQ~ O = V Zp~p ti W~~~t~I~.W.IC~~ N t OZG_F-v_~i ° V W =F-yZZ V Z Oa G f- ~_ ~y a~ 0 O A109 a 0 I ~ - a = ~ m ~ O~ZC~ Ma rW- _ N Q Z - I ~ ~ W W O o W ~ ~~~ ~ ~ m d ° ~ > ~ ~a a~ ~~o~ ~ ~ ~ F°- H W V N W ~~_"_ ~~ ~° N==iGWV~ ~ V ~~qqqq ~ a N~~~` ~~ - V W V H~~a } ~kNN~ C rc ~ ~ F ~ = N~ F -n.... _ R- 0 0 a W J W f S 0: i i i t i i i i i Y ~ a~ ~_ L-~ ti n~ 0 • • A110 • • N W 4 Z a~ o ~ ~ ~ a ~ b~~= W - ~[~~ W a `~ ~rw ~ ~~zWm~ ~ ~~~:m„~ ~ -~~ o_ ~_ ~' ~~ z 0 a W J W F Z O C a e 0 g a a ~_ _ N N W O ~ ~~ ~ Q f' ~ map ~ ~ v ~ ~ ~ ~ a~w g ~ ,~WO o / ~ W .7 N W v~ W W Q ~o~ ~ ~ ~ _ O S N = = Z O Z ~ V W F. v~ ~~ r m Q a N ~y Q 2 ~ li q r` C = 4. a~ 0 0 • • • A112 • •i •i r 0 ~ w o ~ Z ~ ~ ~ a C ~ ~ V N ~ Z Q Z N O a O $ p99 $ o to W Q~~ m~ ~ ~ a ~ ask ~ ~~ C Z ~ZpaO o W ss ~~_~ ~~~~ ~ W vt~7w~a ~ J j ~ >~ayomd ~ ~9~~~~ mg ~ Iii ~$a i~ Z OZO{~~ ~ W=~ H W ~ C} ~FN~v~iPl „~~ ^' = Z Z O ~ F - n mJO __ n L- ` ~ r 4 T YMY ~I 0 a W J W r x EEE$ L~ I C~ i @¢ i i i i i J f k .. ~I R~ i i i a~ 0 0 A113 C ~~ ~2 ( i (( ~~ ~j ~~ > ~} O Q J W Qd' W C 1~F~ ~~~~ °~ ~ ~ ~5 c >u ~ 5 ~< r ~ kC~) `` i ~ ~~ C~ ~ u ~ ~'. ~ r~C~ ~F~ 0 ~ a a ° =ZQ z W F ° ~. ~ ~n , ~ ~ N p W O OH~m~~ ~ Z o ~ as ~~p ~~~~~ ~ ! o=azoa~ ~ u' v JWp N ~ ~ w ~ m= a ~~w ~o ~ O W V ~ W W ~ r w J w g a ~ ~~~~s °~_~~§ a~o to ~~~ ~~ ~ N = = Z O ~ ~ ° V W v ~ rn a ~ ~~~~~~ ~~~ d t u 0 F=- Z ~ ~ ~ _ Z F - g n~< Q= __^ d LL 0 d' Oj ~'~ • u ' A114 I ~- l N W O z y z o ~ a ~ ~ aa~ o p ~ m -~ u I 3 ~ ~k~~~~-unm o~ 0 m ~ Q a o=~~ z ~ Z a O s g 0=aZ0>~ti 3 ~ d ~ ~ ~ O~HJy r O W vOWW~ o o ~ ~~o _ I I N = OZGH~ V W vf=yov ~ I g ICJ = 4. ~ ~ Z ~ ~ a~ 0 ~~ A115 ,. ~ rY w ° ~ ~ 0 r Q Q ~ II^^ V O~Zt~ N ~y~W Z: ~ ~ ~ o ~a _ aid O H ~md~a w ~ ~~w ~ ~~~ ~ ~ ~? ~~~~ ~I~ ~ g O=vZpJi~ o N p W V~NW ~ W g~a°~ ~z p t ~~~ ~~a ~ _ Y . N = p=p~~ ~ ~ ~ ~;2 ~~Ft= ~~~x~ ~ g~ ~ a _° ~ 8~~ . ~ _ ~ ~ = W V W vZyov ~ _ ~ v ~ ~ s. m s ~ H -n. _ _P~R n F1 n R ,.~ i ~~ ~~ i i i i i i i i i 2 `~ ~I i 4) O Z ~ F ~~~ w ~~~ W ~~e LL ~~ J • `C i I A116 J • • 4 N ~ o a~ Z g m o ~ b Z u ~ ~ aa~ $ 3 w ~ ~~® ~ 3 a W '~~~~o~~~g~ J S 3 ~ z d ~~~~~~ge~~~~s 'I d H _ - a g^ A A O E 0 Q a O. Zva Oe t~ N ~ i u~ ~ ~ ~ m ~ ~ a O V Z ~>~ o O W V~ W W a N=CZO~ ° N ~ V W vZ Wt~ ~ = Z ~ '~ GI-~= ~J ti a~ 0 ~I ~ rt ~~ ~~ ~} ~~ i A117 ~ ~ ' ~ ~ i ~ ~ ~. N O ~~ ~~ 9 Z ~' a, ~ u ~, g~ n~ Q ~ b bid Qu o m ~ ~ W "~pw~ =°"~s~ ~o .~~~~~ in ---°R" N O r Q = Q tit! H C a O_ O ~ ~mdF'' O = v Z JWa e O W v~WW~ o N = Ozo~~ VWv1=yp' o~~= a~ 0 0 • • • A118 .~~. ~ ~ .~ • • R r 2~~ i i J r k A i i i i i Z 0 a W J W W J a~ 0 N y w d F" u O ~~ I9 z ~~ o o~ a ~ a $ a~~ ~> w ~ ~,yN~ ~~~~soJ o ~rS~~~ ~e=~p '~ ~<~ iW }~z~~ .€~~r~~ ~ -,. ~.. ---"R M O a a . ~ V N Z a z N O ON~mai~--Z o=~zoaa s tp ~O >V y N = OZOWF o VWvH~+c' 0 H ~ O W A119 ~ ~ ~ i ~ ~ i i ~ ~ ~ sly 5 .q d; o~ ~~ N W ~ ~~ ° ~a ~~ o ~ ~~ o' a ~ ~ o w ~~g~i ~o~~WO~ p <~_ s~~ ~ ~~ ~~~s~,~ ~m ~ zN~~ x~.d~~~ v T O a - c~ _ o_z~ ~ H O W O ~ZO>a o tC ~ ~HNJH N C W t~~WWO c N=OZO~H ~ = Z Z H W. o~~= a~ 0 ^, z 0 r W J W a W C • • • A120 • • •i I i I~ i I Q N N Z O' N V W N W N N H 0 H F O Z N F O J ~_ A T N i O Q ~ Z ~ W W a O=a Z~Nr O ~ ~ N 0 N=C ~ S C9W Z VWV ~ = Z N ~ D F ~ ~ 0 N N Z O_ F V W N W H H F H W N ~'. F- QN W a~ 0 A121 ~. a o=~ a a Z p Iy- ~ W m pW o = a . Z G co ,. Iw ` o O Iw F 0 N ~ ~ o = G t~ W = W Z D ~ v - N CI"~ Z i = al s I ~ € fd m m t0 Z O t- i V N W f H f,i I ~ I '_' 0 Z I I J \~ 4~ - s- D m D Z O 1- V W N W H N H W W H Q W F O J G.~ ~O O ~. ~~ • • • ~ A122 .~ ~ ~ ~. • •~ •i ~~ ~ W N I F t H O H .r. O Z !'7 F~ O J A123 Q n o V a O . Z Q W m a N=G ZWQOJ b VWV ~N ~ F ~ ~ m z 0 H V W H W F M F- N W H N W M r H O J "~ ~= ~` 3~ Q m = o V a ~ Z Q W ~ = Q ~A W ~ ~ ZOt~ `r n O ~ O=G • N ~W~o Z F- to ~ S C F' ~ a \\ 4~ w ~a m O J a a ~o z 0 W N'. W H N H N W t- dN W {0 e~ F- O J ti a~ 0 I A124 -- • • ~ --~ a • Q+ .e T V O W I W I W ~ ~ N F O H H O ~ _ N N O .~ 2 0 Q V a O . ~ Q Z W ~HG m0. ~ V O J N r. ~ ~ N~ N N=c t9W~ s o VWV Z,~w 5 ~ v/ ~ °~~ ~ Q O Itl N taCJ N Z OI F V W N W F- N O F- H W If> SIN a to W J • ~: ~ ~ . I ~~~~~~ - D-Of~ I A125 ~- ,~ IN ~~ ~~ V i~ ~OZ V W N W H ~~ iF i~ y I~ O Z i I ~~ I ~~~ \~~~~' i ~°~; _ ~ N ~ \ F O J ~~\\~ ~~ ~ ___~ Q 0 N ,,`` O V Q ~ II ~ V ~ p mW ~ ~ dr O ~ V ~~~ QOr o ~y~~ N ZOJ s VWV ~ Z Zy GH Ni Q T N T Z ~_ V W N W~ ~I W H W N NIF W6O G~ ~O ~~ • • ~ A126 .~ .~ • • •i i a °=Z ~ o a a ' c W m~ = a ! ~ t,9 v ti pZ ~ ~ ' ~ W v F- H F- N== ZpJ ~ ~=Z ~"y D H s I ~ a~ ~ - C ~ ~ ~\ ~ ~ ~ `~ 9 ~~ ~ i i~ ~ 1 ~ ~ \~\\ ti N a N Z O r V W W -~ H N F- N W Hi N Q W N H O J 4~ "~ 0 0 ~. ~ A127 I I Q a o=Z z o a j t~l~t~~ ~a ~ H ~~Wd Oa a ~ ~~ a ~~ ~ ~~~ ~ ~ = Q ~ ~ v~J O ~ c ' ~WvjHO ~ ~ o N=OJG I ~~ -~ V W vuav~ I N ~yy g~ 5 u3~ = Z _ ~ ~ ~ 1L I .k .,~ I ~-------------------------~ I ~ I I M I ~ I I I I I I __ ____________________ , I 1 I F I ~ I 9p i.~~ i i P 7 ~I j i I I I !7 i I I I I -~ u II 0 I I ~ I I I 1 ~ I I i I I I I I I gg I I I I I ~~8e i i I i i i i i S~Y I I I I I I I I [ tr I I tr I I B3 1I~1IY I I I I E lO ~~ ( A~b~ 1 ~ i _~ _ __.~ ,~ __ o ••^~, I ©° O ISO O ___ I - I P b ~r ~I a I I p € zom ~ px =1 ~ ii ~ ~ ! pa ~ I O m§ i ~ I~ -~~ \ 4 , ~------ a ~ I y-Ei ----- :o I I I ~ Qi I t I = I d ~ `~_ II~ I ~ I Q i I Y I _____ Y ~ , O ~ 0 , ~y . i I ____ _ __ ___ ~ k }d EE ~ ~ J III I '~'~JI ~_____ _____~„ i I I ~ ~p ~ ~ ~I o ' -¢ ~ ~ III 9" OO ~. 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I _ ~L-JJJ ~ I I , 6 O I i_____~_____~ I Qo ~____ ~ Q IO ~~ ___ I O F - x. `J ..... ....u..~ ~i wl.e~ .nalnn < r. ... ..~ .. .~ O O J LL N G I~ i~ 0 l~~ • ~C h J • • • A128 -r- -- • • N Q a _~ z I~~~YW~ Oaf ~_ V~~p o ~ W v~y~ N 2 OapG ° VWvu.yG DH~ w N 6 Ci O O .~ O 2 O V~ W M k J J 2 O O ; eft ~~ o~ 0 ~w W ~ m 0 Q Z O ~ -~+ O g ©~ ~ A129 T w ~ o ~ Z ~ ~9 O ~ BJ~~ o a § ~~W ~ ~~ ~~~~~k~~ W N ~~`a°a ~~ o J 3 i~ Q ~ J s~6FW ~ ~~ ilk; U s - ~~~~~~~~~~a~~l O~~ Z'~ a ANC ~t ~ = v00>0 0" ~ ~ ~~f~NJV '^ O W (~JWW_ N = OacHH V W v~H~z ~=Z OLpa, D E- ~ ~+- H "~ ~- • • • ~ A130 i •i C7~ W u ~ ~ o ~ Z ~~ Z `s =a o ~ W ~~~ ~ o ~- ~ a a ~ ~ J j ~z~W ~~~ g w ° ~~~~~W~~~~~a~ F- -n,~..~ ---"R 2I Q ~ _ Q e a O~= Za ~Hp~W~Z OE"'~pal-O C ~ vp~p>O o t0 pmHW(~ N O = 0„~j~Wy o V W v~ yGQ cH~ ~y @~~ ~~@ a~ 0 ~: ~~ i A131 .~ i i c, f ~5~ y ~~~~~ J 2~fJ~ j~f J `~ J 3' ~ S~ Z 0 a `~ W J ~ W J ~ ~J ~ W a o z $ ~ ~I a ~' b ~<~~ ~~t Who m~~W~~~~=s~~~ ~a V ~~~~~g®~~~~y_ ~ ~ m133~n"oaa~~ H -n~.r~ ---~R~ A132 .~ N ,a a V ~= za z YW~ °o=aooa~ ~ (~ J > O e 'm H J ~ N N = 0'J G ~ y o ~ = z~yua,a cog ~y l~~ ~I ~~ • • W F i o o ~ rya i Q~aa~~ I J ~ ~~~~~ ~~I g~.~~ 3Z>ow ~$a~ i } ~~~~pLL~~~~.~ ~ -n. _--°~n^~ ~~ d~~ s~ a ~I g~ .o ~~ ~ - 'a ~ a a a -~ Z t~y~ O. ~ ~~~~ ~ ~ ~OaQa = a k j ~ W o 8 o 0 J>~ o ~~ ~~ J y p ~+~ N N ~ W v.~ W W Y. $~_ ~ ~ N = OaCI-~ o ~~ ~ nix V W v~ H ~ v C ~ Z ~° a~ 0 A133 z 0 a W J W S m ~ n w d ~ ~ _ a G Z ~ m ; ~ ~ ~ Z y ~ N ~ ~ ~ ICI N ZZ O ~ psw gg ~~ ~ of ~ ~ ~~Q~~Q 3b 4 s' ~ ~ d ~ O = aQ W ~ ~~~~~=~9~~Q ~~ O ~ ~myWH N g~~~~°B~~~a~° ~ °I O W VJW.J~ d° = OaGW~ o ~~~~a~~~~~~~s ~ N = W } $~~n~:~anmc:a ~ V W vu.yot~ GF-~ H E .. ~ E .a ~ i i p ~ Z i i i i i ~ i i i i i i i ~ 'Il ~ ~ ~ i i i ~ ~ ' ~ ~ i _. ~ ~ i ~~R -------- --- -^~-- ~~'3 ~a --------- ------ ~------- ~~ ~ ~ ~- I I -:=~~ '~ ~~ O I ~~ ~~ __~~ ~ ~ I o' l i W ''' ~i ~ I -- ~ ~! ~ ~ ~ ~ k~~k € ~ b +° ~ ~ k .u i j ~ s I i A134 ..~ ~i • • • •i "~k~ I/ f 3~CC.~ J i 5 ~ ~' ~~~~~~~~ ~ ~ ~~ . k n z 5 d 0 0 4 g~ J J ~~ W w~ ~ ~ a ~ ~ o s a u ~ _ ~ ~ y Z ~. aa~ ~ ~~ ~~° ~=a~daQ w ~ 5~~8 ~~~ W ° O~ V~~~y e c gg ~ g~;=z~~~~4~~~ u ~ ~ m N 0Z0JGW~ o ~~~~~aN~~~~~Q ~~~~ V W v~HW~ -n. _--'any a w x L~ ~ = Z ~ CI-~ a~ 0 ~' ~` { A135 app ~y6d6d ~E2 g G a~~ ~ A136 W Z ~ w ~ a a O . 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V u~ Y'~ ~ T~ 1"" ~ ~"i 7O ~ V F-i O ~~ U a-°-i H°~ ~ C~ ~ rM r ~ r~ ~(RJ r ~ d ^ \ W • February 6, 2007 7 00 p m Doug Fenn • ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2006-00550 -TOLL BROTHERS, INC -The review of Site Plans and elevations for 46 single-family detached residences on 20 5 acres of land m recorded Tract 12332-2 m the Very Low Residential District ( 1-2 dwelling units per acre), located east of Haven Avenue and north of Ringstem Dnve - APN 1074-521-01, 05, 24-29, 1074-110-10-26, 1074-531-17-18 and 1074-541-05-11 Related Files Development Review DR 97-11 and Development Review DR 98-13 This action has been determined to be within the scope of the Mitigated Negative Declaration that was adopted by the City Council November 15, 2000, and no additional environmental notice for the discretionary actions pertaining to the proposed project is required pursuant to Section 15162 of the California Environmental Quality Act (CEQA) and the Public Resources Code Section 21166 Planner will give oral presentation at the meeting Plans will be available at the meeting Design Review Committee Action Members Present Staff Planner CONSENT CALENDAR DESIGN REVIEW COMMENTS Munoz, Stewart, Diaz Doug Fenn The revised plans for 46 single-family homes were presented by staff The Committee was satisfied with the described changes to the architecture of new homes The Committee recommended approval of the project as presented • ~xHiair ~ A172 RESOLUTION NO 07-13 • A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT REVIEW DRC2006-00550, FOR THE DEVELOPMENT OF 46 SINGLE-FAMILY DETACHED RESIDENCE ON 20 5 ACRES OF LAND IN THE VERY LOW RESIDENTIAL DISTRICT (1-2 DWELLING UNITS PER ACRE), LOCATED EAST OF HAVEN AVENUE AND NORTH OF RINGSTEM DRIVE, AND MAKING FINDINGS IN SUPPORT THEREOF - APN 1074-510-10-26, 1074-521-01 - 05, 1074-521-24, 1074-531-17 - 18, AND 1074-541-5 - 11 A Recitals 1 Toll Brothers filed an application for the issuance of Development Review DRC2006-00550, 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 March 28, 2007, the Planning Commission of the City of Rancho Cucamonga conducted a meeting on the application and concluded said hearing on that date 3 All legal prerequisites prior to the adoption of this Resolution have occurred B Resolution NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning • Commission of the City of Rancho Cucamonga as follows 1 This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct 2 Based upon the substantial evidence presented to this Commission during the above-referenced meeting on March 28, 2007, including written and oral staff reports, this Commission hereby specifically finds as follows a The application applies to property located at the northwest and southwest corner of Tackstem Street and Ringstem Drive, and is presently vacant and has been graded, and b The property is bordered by the San Bernardino National Forest within the County of San Bernardino to the north, and asingle-family residence and vacant single-family parcels to the south, west, and east c The project consists of the subdivision of 46 single-family lots in the Haven View Estates area, and d The project design is compatible with the existing Very Low Residential District and residences to the south and west of the project site, and e The site will gain access from Tackstem Street and Ringstem Drive 3 Based upon the substantial evidence presented to this Commission during the • above-referenced meeting and upon the specific findings of facts set forth in Paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows A173 PLANNING COMMISSION RESOLUTION NO 07-13 DRC2006-00550 -TOLL BROTHERS March 28, 2007 Page 2 • a The proposed use is in accord with the General Plan, the ob~ecttves of the Development Code, and the purposes of the district in which the site is located b 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 The proposed use compiles with each of the applicable provisions of the Development Code 4 Based upon the facts presented in the application, it is determined that the Planning Commission adopted a Negative Declaration for Tentative Tract Map SUBTT12332-2 The California Environmental Quality Act provides that no further environmental review or Negative Declaration is required for subsequent projects or minor revisions to projects within the scope of a previous Negative Declaration 5 Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth below and in the Standard Conditions, attached hereto and incorporated herein by this reference Planning Department 1) All pertinent Conditions of Approval from recorded Tentative Tract Map SUBTT12332-2 (Planning Commission Resolution No 90-138), shall • apply with approval of this project 2) Retaining walls north of the channel shall be provided with split-face block finish 3) Landscaping shall be provided between terraced retaining walls north of the channel The landscaping shall be shown on the final Landscape and Irrigation Plan and shall be installed priorto completion of the project 4) If construction, such as for grading or block walls, results in damage or undermines the stability of newly planted vegetation that runs along the south end of the site, the vegetation shall be replaced by the applicant/developer subject to the permission of the property owner and to the satisfaction of the Planning Director Engineering Department 1) Revise existing street improvement plans to reflect the following missing street improvements on Roan Court, Palomino Place, Lippizan Place, Corral Court, and Rodeo Road a) Install drive approaches and curb outlets per City Standards, to the satisfaction of the City Engineer • b) Plan check/processing fee will be determined at the time of plan check submittal A174 PLANNING COMMISSION RESOLUTION NO 07-13 DRC2006-00550 -TOLL BROTHERS March 28, 2007 • Page 3 2) The Water Quality Management Plan (WQMP) submitted with the development application has been reviewed and found to be substantially complete Include the Best Management Practices (BMPs) identified in the plan on grading plans when submitted for technical plan check 3) Security shall be posted and an agreement executed to the satisfaction of the City Engineer and City Attorney guaranteeing completion of street improvements, prior to the issuance of a City building permit 4) Prior to any work being performed in the street 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 Environmental Mitigation 1) All mitigation measures previously adopted with the Negative Declarations for recorded Tentative Tract Map SUBTT12332-2, Development Review DR97-11, and Development Review 98-13 shall be implemented 6 The Secretary to this Commission shall certify to the adoption of this Resolution APPROVED AND ADOPTED THIS 28TH DAY OF MARCH 2007 PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY Pam Stewart, Chairman ATTEST James R Troyer, AICP, Secretary I, James R Troyer, AICP, 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 28th day of March 2007, by the following vote-to-wit AYES COMMISSIONERS NOES COMMISSIONERS ABSENT COMMISSIONERS • A175 COMMUNITY DEVELOPMENT DEPARTMENT STANDARD CONDITIONS PROJECT #. DEVELOPMENT REVIEW DRC2006-00550 SUBJECT 46 SINGLE-FAMILY HOMES APPLICANT. TOLL BROTHERS LOCATION. EAST OF HAVEN AVENUE AND NORTH OF RINGSTEM DRIVE ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. APPLICANT SHALL CONTACT THE PLANNING DEPARTMENT, (909) 477-2750, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS. Completion Date General Requirements 1 The applicant shall agree to defend at his sole expense any action brought against the Clty, Its _/_/_ agents, officers, or employees, because of the Issuance of such approval, or in the alternative, to relinquish such approval The appllcant shall reimburse the Clty, its agents, officers, or employees, for any Court costs and attorney's fees which the Clty, Its agents, officers, or employees may be required by a court to pay as a result of such actlon The City may, at Its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his obligations under this condition 2 Copses of the signed Planning Commission Resolution of Approval No 07-13, Standard _/_/_ Conditions, and all environmental mitigations shall be included on the plans (full size) The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect 3 The appllcant shall be required to pay any applicable Fish and Game fees as shown below The _/_/_ project planner well confirm which fees apply to this project All checks are to be made payable to the Clerk of the Board Supervisors and submitted to the Planning Commission Secretary prior to the Planning Commission or Planning Director hearing a) Notice of Determination - $50 B. Time Limits 1 Development Review approval shall expire If building permits are not Issued or approved use has _/_/_ not commenced within 5 years from the date of approval No extensions are allowed -1-05 I \PLANNING\FINAL\PLNGCOMM\2007 Res & Stf Rpt\DRC2006-00550StdCond 3-28 doc A176 Project No DRC2006-00550 Completion Date C Site Development 1 The site shall be developed and maintained In accordance with the approved plans which Include _/_/_• site plans, architectural elevations, exterior materials and colors, landscaping, sign program, and grading on file in the Planning Department, the conditions contained herein, and Development Code regulations 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 Planning Director 3 Occupancy of the facilities shall not commence until such time as all Uniform Building Code and _/_/_ State Fire Marshal regulations have been complied with Prior to occupancy, plans shall be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Department to show compliance The buildings shall be Inspected for compliance prior to occupancy 4 Revised site plans and building elevations incorporating all Conditions of Approval shall be _/_/_ submitted for Planning Director review and approval prior to the issuance of building permits 5 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 6 Approval of this request shall not waive compliance with all sections of the Development Code, all _/_/_ other applicable City Ordinances, and applicable Community or Specific Plans in effect at the time of building permit Issuance 7 If no centralized trash receptacles are provided, all trash pick-up shall be for individual units with _/_/_ all receptacles shielded from public view 8 All ground-mounted utility appurtenances such as transformers, AC condensers, etc ,shall be _/_/_ located out of pubilc view and adequately screened through the use of a combination of concrete • or masonry walls, berming, and/or landscaping to the satisfaction of the Planning Director For single-family residential developments, transformers shall be placed In underground vaults 9 Street names shall be submitted for Planning Director review and approval in accordance with the _/_/_ adopted Street Naming Policy prior to approval of the final map 10 All building numbers and Individual units shall be Identified In a clear and concise manner, _/_/_ including proper Illumination 11 SIx-foot decorative block walls shall be constructed along the project perimeter If a double wall _/_/_ condition would result, the developer shall make a good faith effort to work with the adfoining property owners to provide a single wall Developer shall notify, by mall, all contiguous property owner at least 30 days prior to the removal of any existing walls/ fences along the project's perimeter 12 Construct block walls between homes (I a ,along interior side and rear property lines), rather than _/_/_ wood fencing for permanence, durability, and design consistency 13 Access gates to the rear yards shall be constructed from a material more durable than wood _/_/_ gates Acceptable materials include, but are not limited to, wrought Iron and PVC 14 For residential development, return walls and corner side walls shall be decorative masonry _/_/_ 15 For single family residential development, a 2-inch galvanized pipe shall be attached to each _/_/_ support post for all wood fences, with a minimum of two''/z-Inch lag bolts, to withstand high winds Both post and pipe shall be installed In an 18-inch deep concrete footing Plpe shall extend at least 4 feet, 6 inches above grade 16 Slope fencing along side property Imes may be wrought iron or black plastic coated chain Ilnk to _/_/_ maintain an open feeling and enhance views • 2 I \PLANNING\FINAL\PLNGCOMM\2007 Res & Stf Rpt\DRC2006-00550StdCond 3-28 doc A177 Protect No DRC2006-00550 D. Building Design • 1 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 heating Details shall be included in the building plans and shall be submitted for Planning Director review and approval prior to the issuance of building permits 2 Standard patio cover plans for use by the Homeowner's Association shall be submitted for Planning Director and Building Official review and approval prior to issuance of building permits E Landscaping 1 A detailed landscape and irrigation plan, including slope planting and model home landscaping in the case of residential development, shall be prepared by a licensed landscape architect and submitted for Planning Director 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 accordance 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 arborist's recommendations regarding preservation, transplanting, and trimming methods 3 All private slopes of 5 feet or more 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 4 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 per each 150 sq ft 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 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 5 For single-family residential development, all slope planting and irrigation shall be continuously 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 Department to determine that they are In satisfactory condition 6 Front yard and corner side yard landscaping and irrigation shall be required per the Development Code This requirement shall be in addition to the required street trees and slope planting 7 All walls shall be provided with decorative treatment If located in public maintenance areas, the design shall be coordinated with the Engineering Department F. Other Agencies The applicant shall contact the U S Postal Service to determine the appropriate type and location of mailboxes Multi-family residential developments shall provide a solid overhead structure for mailboxes with adequate lighting The final location of the mailboxes and the design of the overhead structure shall be subject to Planning Director review and approval prior to the issuance of building permits • I \PLANNING\FINAL\PLNGCOMM\2007 Res & Stf Rpt\DRC2006-00550StdCond 3-28 doc Completion Date -~-~- / / -~-~- -~-~- _/ / -~-~~ -~-~- -~-~- -~-~. -/_/ A178 Protect No DRC2006-00550 Completion Date APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DEPARTMENT, (909) 477-2710, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS • NOTE ANY REVISIONS MAY VOID THESE REQUIREMENTS AND NECESSITATE ADDITIONAL REVIEW(S) G General Requirements 1 Submit five complete sets of plans including the following _/_/_ a Slte/Plot Plan, b Foundation Plan, c Floor Plan, d Ceiling and Roof Framing Pian, e Electrical Plans (2 sets, detached) including the size of the main switch, number and size of service entrance conductors, panel schedules, and single line diagrams, f Plumbing and Sewer Plans, including isometrics, underground diagrams, water and waste diagram, sewer or septic system location, fixture units, gas piping, and heating and air conditioning, and g Planning Department Protect Number (i e , DRC2006-00550) clearly identified on the outside of all plans 2 Submit two sets of structural calculations, energy conservation calculations, and a soils report _/_/_ Architect's/Engineer's stamp and "wet" signature are required prior to plan check submittal 3 Contractors must show proof of State and City licenses and Workers' Compensation coverage to _/_/_ the Clty prior to permit issuance 4 Separate permits are required for fencing and/or walls _/_/_ H. Site Development 1 Plans shall be submitted for plan check and approved prior to construction All plans shall be _/_/_ marked with the project file number (i e , DRC2006-00550) The applicant shall comply with the latest adopted California Codes, and all other applicable codes, ordinances, and regulations In effect at the time of permit application Contact the Building and Safety Department for availability of the Code Adoption Ordinance and applicable handouts 2 Prior to Issuance of building permits for a new residential project or mayor addition, the applicant _/_/_ shall pay development fees at the established rate Such fees may include, but are not limited to City Beautification Fee, Park Fee, Drainage Fee, Transportation Development Fee, Permit and Plan Check Fees, Construction and Demolition Diversion Program deposit and fees and School Fees Applicant shall provide a copy of the school fees receipt to the Building and Safety Department prior to permit issuance 3 Street addresses shall be provided by the Building and Safety Official after tract/parcel map _/_/_ recordation and prior to issuance of building permits 4 Construction activity shall not occur between the hours of 8 00 p m and 6 30 a m Monday _/_/_ through Saturday, with no construction on Sunday or holidays New Structures 1 Provide compliance with the California Building Code (CBC) for property Ilne clearances _/_/_ considering use, area, and fire-resistiveness • 4 I \PLANNING\FINAL\PLNGCOMM\2007 Res & Stf Rpt\DRC2006-00550StdCond 3-28 doc A179 Project No DRC2006-00550 Completion Date 2 Provide compliance with the California Building Code for required occupancy separations _/_/_ 3 Roofing material shall be installed per the manufacturer's "high wind" instructions d G _/_/_ ra ing 1 Grading of the subject property shall be in accordance with California Building Code, City Grading _/_/_ Standards, and accepted grading practices The final grading plan shall be in substantial conformance with the approved grading plan 2 A soils report shall be prepared by a qualified engineer licensed by the State of California to _/_/_ perform such work 3 A geological report shall be prepared by a qualified engineer or geologist and submitted at the _/_/_ time of application for grading plan check 4 The final grading plan, appropriate certifications and compaction reports shall be completed, _/_/_ submitted, and approved by the Building and Safety Official prior to the issuance of building permits 5 A separate grading plan check submittal is required for all new construction projects and for _/_/_ existing buildings where improvements being proposed will generate 50 cubic yards or more of combined cut and fill The grading plan shall be prepared, stamped, and signed by a California registered Civil Engineer APPLICANT SHALL CONTACT THE ENGINEERING DEPARTMENT, (909) 477-2740, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS K Street Improvements 1 Pursuant to City Council Resolution No 88-557, no person shall make connections from a source _/_/_ of energy, fuel or power to any building service equipment which is regulated by technical codes • and for which a permit is required unless, in addition to any and all other codes, regulations and ordinances, ail improvements required by these conditions of development approval have been completed and accepted by the City Council, except that in developments containing more than one building or unit, the development may have energy connections made to a percentage of those buildings, or units proportionate to the completion of Improvements as required by conditions of approval of development In no case shall more than 95 percent of the buildings or units be connected to energy prior to completion and acceptance of all improvements required by these conditions of approval of development 2 Improvement Plans and Construction a Street improvement plans, including street trees, street lights, and intersection safety lights _/_/_ on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the Clty Engineer Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public and/or private street improvements, prior to final map approval or the issuance of building permits, whichever occurs first b Prior to any work being performed in public right-of-way, fees shall be paid and a _/_/_ construction permit shall be obtained from the City Engineer's Office in addition to any other permits required c Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and _/_/_ interconnect conduit shall be installed to the satisfaction of the City Engineer • 5 I \PLANNING\FINAL\PLNGCOMM\2007 Res & Stf Rpt\DRC2006-00550StdCond 3-28 doc A180 Project No DRC2006-00550 Completion Date d Signal conduit with pull boxes shall be installed with any new construction or reconstruction project along mayor or secondary streets and at intersections for future traffic signals and interconnect wiring Pull boxes shall be placed on both sides of the street at 3 feet outside of BCR, ECR, or any other locations approved by the City Engineer Notes 1) Pull boxes shall be No 6 at intersections and No 5 along streets, a maximum of 200 feet apart, unless otherwise specified by the City Engineer 2) Conduit shall be 3-inch galvanized steel with pull rope or as specified Handicapped access ramps shall be installed on all corners of intersections per City Standards or as directed by the City Engineer Existing City roads requiring construction shall remain open to traffic at ail times with adequate detours during construction Street or lane closure permits are required A cash deposit shall be provided to cover the cost of grading and paving, which shall be refunded upon completion of the construction to the satisfaction of the City Engineer Concentrated drainage flows shall not cross sidewalks Under sidewalk drains shall be installed to City Standards, except for single family residential lots Street names shall be approved by the Planning Director prior to submittal for first plan check 3 Street trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in accordance with the City's street tree program 4 Install street trees per City street tree design guidelines and standards as follows The completed legend (box below) and construction notes shall appear on the title page of the street improvement plans Street improvement plans shall include a line item within the construction legend stating "Street trees shall be installed per the notes and legend on sheet_(typically sheet 1) " Where public landscape plans are required, tree installation in those areas shall be per the public landscape improvement plans The City Engineer reserves the right to adjust tree species based upon field conditions and other variables For additional information, contact the Protect Engineer Min Grow Street Name Botanical Name Common Name Space Spacing Size Qty Rodeo Dnve Pyrus calleryana NCN 3 ft 20 ft o c 15-gal Fill-in "Aristocrat" Ringstem Road Platanus racemosa California Sycamore 8 ft 35 ft o c 15-gal Fdl-m Lipizzan Place Brachychiton populneus Bottle Tree 5 ft 25 ft oc 15-gal Fill-in PROVIDE Select appropriate tree from approved street tree list for Rancho Cucamonga List each street as a STREET NAME separate line item within this legend Construction Notes for Street Trees 1) All street trees are to be planted in accordance with City standard plans 2) Prior to the commencement of any planting, an agronomic soils report shall be furnished to the City inspector Any unusual toxicities or nutrient deficiencies may require backfili soil amendments, as determined by the City inspector 3) All street trees are subject to inspection and acceptance by the Engineering Department 4) Street trees are to be planted per public improvement plans only 6 -~-~- • -~-~- -~-~- -~-~- -~-~- -~-~- -~-~- • • I \PLANNING\FINAL\PLNGCOMM\2007 Res & Stf Rpt\DRC2006-00550StdCond 3-28 doc A181 Protect No DRC2006-00550 Completion Date L. Public Maintenance Areas 1 A signed consent and waiver form to loin and/or form the appropriate Landscape and Lighting _/_/_ • Districts shall be flied 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 M. Drainage and Flood Control 1 Adequate provisions shall be made for acceptance and disposal of surface drainage entering the _/_/_ property from adjacent areas N. 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 shalt 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 Valley W ater District (CVW D), Rancho Cucamonga Fire Protection District, and the _ _ Environmental Health Department of the County of San Bernardino A letter of compliance from the CVW D is required prior to final map approval or issuance of permits, whichever occurs first Such letter must have been issued by the water district within 90 days prior to final map approval in the case of subdivision or prior to the issuance of permits in the case of all other residential projects 4 Approvals have not been secured from all utilities and other interested agencies involved _/_/_ Approval of the final parcel map will be subject to any requirements that may be received from them . General Requirements and Approvals 1 Prior to the issuance of building permits, a Diversion Deposit and related administrative fees shall _/_/_ be paid for the Construction and Demolition Diversion Program The deposit is fully refundable if at least 50% of all wastes generated during construction and demolition are diverted from landfills, and appropriate documentation is provided to the City Form CD-1 shall be submitted to the Engineering Department when the first building permit application is submitted to Building and Safety Form CD-2 shall be submitted to the Engineering Department within 60 days following the completion of the construction and/or demolition project APPLICANT SHALL CONTACT THE POLICE DEPARTMENT, (909) 477-2800, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS P. Security Lighting 1 Ail buildings shall have minimal security lighting to eliminate dark areas around the buildings, with _/_/_ direct lighting to be provided by all entryways Lighting shall be consistent around the entire development Q Security Hardware 1 A secondary locking device shall be installed on all sliding glass doors _/_/_ 2 One-inch single cylinder dead bolts shall be installed on all entrance doors If windows are within _/_/_ 40 inches of any locking device, tempered glass or a double cylinder dead bolt shall be used 3 Ail garage or rolling doors shall have slide bolts or some type of secondary locking devices _/_/_ • 7 I \PLANNING\FINAL\PLNGCOMM\2007 Res & Stf Rpt\DRC2006-00550StdCond 3-28 doc A182 Protect No DRC2006-00550 Completion Date R Windows 1 All sliding glass windows shall have secondary locking devices and should not be able to be lifted _/_/_• from frame or track in any manner APPLICANT SHALL CONTACT THE FIRE SAFETY DEPARTMENT, FIRE PROTECTION PLANNING SERVICES AT, (909) 477-2770, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS. SEE ATTACHED • • s I \PLANNING\FINAL\PLNGCOMM12007 Res & Stf Rpt\DRC2006-00550StdCond 3-28 doc A183 -, F ~IONOq + ~ 'v - °v ~? December 6, 2006 The Heights II Toll Brothers Inc Rancho Cucamonga Fire Protection District Fire Construction Services STANDARD CONDITIONS Tract 12331-2 (Heaven View Estates) 46 Single-Family Homes DRC2006-00550 THE FOLLOWING STANDARD CONDITIONS APPLY TO THIS PROJECT FSC-2 Fire Flow 1 The required fire flow for this project is 2000 gallons per minute at a minimum residual pressure of 20-pounds per square inch This requirement is made in accordance with Fire Code Appendix III-A, as adopted by the Fire District Ordinances For structures in excess of 3,600 square feet use CFC Table A-III-A-1 2 Public fire hydrants located within a 500-foot radius of the proposed protect may be used to provide the required fire flow subtect to Fire District review and approval Private fire hydrants on adjacent property shall not be used to provide required fire flow 3 Fire service plans are required for all projects that must extend the existing water supply to or onto the site Building permits will not be issued until fire service plans are approved. 4 On all site plans to be submitted for review, show all fire hydrants located within 600 feet of the proposed project site FSC-7 Hazardous Fire Area Lots 10 and 11 of this protect are located within the "State Responsibility Area" (SRA), the "Very High Fire Hazard Severity Zone" (VHFHSZ), City of Rancho Cucamonga "Hillside District", and/or within the area identified on the Rancho Cucamonga General Plan, Exhibit V-7 as High Probability-High Consequence for Fire Risk These locations have been determined to be within the "Hazardous Fire Area" as defined by the Fire District The Hazardous Fire Area is based on maps produced by the California Department of Forestry and Fire Protection and the City of Rancho Cucamonga 1 Hazard Reduction Plans The applicant shall prepare the architectural plans for the construction of the buildings in accordance with the County of San Bernardino's Development Code as amended by RCFPD Ordinance 39, Appendix II-A FS-3 requirements apply to the construction of the buildings based on the slope of the terrain and/or mitigation of the fuel modification plans The development code provides standards regulating and requiring A184 a Fire resistive roof assemblies b Fuel Modification and hazard reduction plans c Fire District access roadways d Fire resistive construction and protection of openings e Fire sprinkler systems f Fire flow criteria For construction requirements in the "Hazard Fire Area" refer to the following web site http //www co san-bernardino ca us/landuseservices/DevCode (Chapter 2 Hazard Protection, Article 2 Fire Safety (FS) Overlay District) for an Adobe copy Also reference RCFPD Ordinance 39, Appendix II-A 2 Construction requirements for the Hazardous Fire Area (This is not a complete list of requirements and some requirements may not apply to FS-3 Areas) a The roof shall be a Class "A" fire-resistive assembly approved by Building and Safety Fire-retardant Class "A" wood shakes and shingles shall be listed to comply with the 10-year "natural" weathering test Class "A" roof assemblies shall be installed in accordance with their listing and manufacturer's instructions b The space between rafters at the exterior walls shall be solidly filled with tight-fitting wood blocks 1-1/2 inches thick The eaves may also be "boxed " • c The exposed surface of exterior wall must be a part of a listed one-hour fire resistive assembly d All exterior doors must be of a solid wood core type Dual pane glass is required for all glass m doors e All windows and sliding glass doors shall be constructed of dual-pane glass Cantilevered or standard type decks shall be constructed in accordance with one of the following A minimum of 1-1/2 inch lumber for all the framing and any deck materials ii Protection must be provided on the underside of the deck by materials approved for one (1) hour fire-resistive construction iii Be of non-combustible materials, as defined in the Building Code g Patio covers attached or within 10 feet of a residential structure shall not be constructed of materials less than 1/2-inch in thickness Plastic, bamboo, straw, fiberglass or wood-lattice less than 1/2-inch in thickness are not permitted h All required fences adjacent to fuel modification areas or wildland areas built as conditions of approval shall be of non-combustible materials as defined m the Building Code Any fence within 10 feet of the fuel modification area or wildland area shall be non-combustible, beyond 10 feet, the fence may be constructed of any approved material All other fences, including • those on the interior of the project are not subject to this requirement 2 A185 i Roadways shall be provided along the project perimeter exposed to a fire hazard or fuel modified area The roadway is to allow fire district vehicle access Such roadways shall be a minimum twenty (20) feet in width, with a grade not to exceed fourteen percent (14 percent) . and capable of supporting fire fighting vehicles 3 Fuel Modification Requirements The applicant shall prepare fuel modification plans for the site in accordance with the County of Los Angeles Fire Department's Fuel Modification Plan Guidelines and RCFPD Ordinance 39, Appendix II-A For the fuel medication plan requirements, refer to the following web site http //www lacofd orq/forestry%5Ffolder/pdf/fmpg pdf a The preliminary fuel medication plans shall 1) Show all property lines, contour lines, and locations of proposed buildings or structures 2) Show the 100-foot defensible space for slopes less than 15 percent, for steeper slopes and larger defensible space may be required (Per RCFPD Ordinance 39, Appendix II-A) around the structure 3) Show each fuel modification zone (setback, irrigation method, thinning, and interface thrnnmg) 4) Show existing vegetation impacted by the required fuel modification and proposed vegetation to be planted in the fuel modification area, if any The preliminary plans should be sensitive to rare, threatened, or endangered species and the applicant must be prepared to address their disposition m the final plans 5) Include photographs of the area that show the type of vegetation currently existing, including the height, density, and relationship to grade • 6) Describe the mechanical or manual methods that will be used for the removal of the vegetation to comply with the fuel modification plans 7) Describe on the plans the existing structures, natural vegetation, roads, parks and/or green space 600 feet beyond the site or development property line m a{I directions State on the plans whom will have ultimate responsibility for maintenance of the fuel modification zones The applicant shall obtain Fire District approval of a final fuel modification/hazard reduction plan and program The plan shall indicate the proposed means of achieving an acceptable level of risk to the structures b The final fuel modification plans shall 1) Clearly indicate each fuel modification zone (setback, irrigation method, thinning, and interface thinning) Also indicate locations of permanent zone identification markers 2) Include irrigation plans and specifications 3) Include the landscape plan The landscape plan must identify the location and type of supplemental plantings The plans and speafications shall include both the common and botanical names of new and existing plants within the fuel modification area Clearly indicate on the plans the disposition of impacted existing vegetation and identifying those proposed for retention All groundcover, shrub, plants, and trees are required to be fire-resistive in accordance with three (3) published references for fire safe vegetation Refer to the following web site http //www ucfpl cuop edu/FMI- Zone XIV pages 168 to 177 htm 3 A186 4) Indicate any special or specific landscape maintenance intended for the site such as pruning, "lambing up," mowing, etc 5) Describe the mechanical or manual methods that will be used for the removal of the • vegetation to comply with the fuel modification plans 6) Describe the existing structures, natural vegetation, roads, parks, and/or green space 600 feet beyond the site or development property line in all directions 7) Note the names, addresses, and phone numbers of the responsible parties for the maintenance of the fuel modification zones 8) Include on the title sheet the conditions of approval, CC&R's, and/or any deed instructions related to the site or final fuel modification area Include a copy of the approved preliminary fuel modification plans with this submittal 9) Provide a copy of the proposed fuel modification maintenance documents to be recorded The maintenance agreements must be perpetual in the event of property transfer and/or a change in Board of Directors for the Homeowner's Association 10) Indicate that the developer will implement the required measures of the approved fuel modification/hazard reduction plan determined to be necessary by the Fire District, before the introduction of any combustible materials into the protect Fire Construction Services must be summoned for an on-site inspection and approval prior to the issuance of the building permit 4 In-fill single-family dwelling projects located in the Hazardous Fire Area A simplified landscaping/fuel modification plan may be acceptable The plan shall detail the defensible space • Provide a minimum 100 feet defensible space for slopes less than 15 percent and a larger defensible space may be required for slopes of 15 percent or more The proposed and/or existing vegetation must be shown FS-3 construction requirements must be met The architect must implement FS-3 Area construction requirements into the design of the home 5 Mobile, stationary, or portable power-operated equipment in the Hazardous Fire Area shall not be used without the Fire Safety Division's written approval Specific fire protection measures that may be required to mitigate the hazard include, but are not limited to a A stand-by water tender, equipped with a pump, fire hose and nozzle b Pre-wetting of the site to avoid the production of sparks between blades or tracks and rocks c Conducting a fire watch for a minimum of one-hour following the cessation of operations each day d For welding, cutting, or grinding work, clear away ail combustible material from the area around such operation for a minimum distance of 10 feet A "hot-work" permit must be obtained from Fire Construction Services prior to cutting, welding, or grinding work e Maintain one serviceable round point shovel with an overall length of not less than forty-six (46) inches and one five (5) gallon backpack water pump-type fire extinguisher fully equipped and ready for use at the immediate area during the operation 4 A187 FSC-8 Chronological summary of RCFPD Hazardous Fire Area requirements Prior to the issuance of a rough grading permit, the applicant shall obtain the Fire District approval of a preliminary fuel modification/hazard reduction plan and program The plan(s) shall be prepared by an • individual or firm qualified and experienced in wildfire hazard mitigation planning Prior to the issuance of a building permit, the developer shall have submitted and obtain approval of a final fuel modification plan Further, the builder shall have completed that portion of the approved fuel modification/hazard reduction plan determined to be necessary by the Fire District before the introduction of any combustible materials into the project area Approval is subject to an on-site inspection Prior to the issuance of any Certificate of Occupancy, the remainder of the fuel modification/hazard reduction plan requirements shall be installed, inspected and accepted by the Fire District staff Schedule the inspection with Fire Construction Services at 909-477-2713 FSC-13 Alternate Method Application Fire Construction Services staff and the Fire Marshal will review all requests for alternate method, when submitted The request must be submitted on the Fire District "Application for Alternate Method" form along with supporting documents and payment of the $92 review fee Chronological Summary of RCFPD Standard Conditions PRIOR TO ISSUANCE OF BUILDING PERMITS -Please complete the following prior to the issuance of any building permits • 1 Public Water Supply (Domestic/Fire) Systems The applicant shall submit a plan showing the locations of all new public fire hydrants (if applicable) for the review and approval by the Fire District and CVWD On the plan, show all existing fire hydrants within a 600-foot radius of the project All required public fire hydrants shall be installed, flushed and operable prior to delivering any combustible framing materials to the site CVWD personnel shall inspect the installation and witness the hydrant flushing Fire Construction Services shall inspect the site after acceptance of the public water system by CVWD Fire Construction Services must grant a clearance before lumber is dropped 2 Fuel Modification Plans Please refer to RCFPD Summary of Fire Hazardous Area requirements 3 Construction Access The access roads must be paved in accordance with all the requirements of the RCFPD Fire Lane Standard #9-7 All temporary utilities over access roads must be installed at least 14 feet 6 inches above the finished surface of the road 4 Fire Flow A current fire flow letter from CVWD must be received The applicant is responsible for obtaining the fire flow information from CVWD and submitting the letter to Fire Construction Services PRIOR TO THE RELEASE OF TEMPORARY POWER The building construction must be substantially completed in accordance with Fire Construction Services' "Temporary Power Release Checklist and Procedures " • 5 A188 PRIOR TO OCCUPANCY OR FINAL INSPECTION -Please complete the following Address Prior to the granting of occupancy, single-family dwellings shall post the address with minimum 4-inch numbers on a contrasting background The numbers shall be internally or • externally illuminated during periods of darkness The numbers shall be visible from the street When building setback from the public roadway exceeds 100 feet, additional 4-inch numbers shall be displayed at the property entry 2 Fuel Modification Please refer to RCFPD Summary of Fire Hazardous Area requirements • • 6 A189 - - ,-~ ~~ -~ --~(~- T H E C I T Y O F - .~,. ~:..~ ~ Fem. RANCHO C U C A M O N G A Std Report DATE March 28, 2007 TO Chairman and Members of the Planning Commission FROM James R Troyer, AICP, Planning Director BY Tabe van der Zwaag, Assistant Planner SUBJECT ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT18210 -MARK ALLISON - A request to subdivide 4 89 acres of land into 7 lots for the purpose of developing single-family homes in the Very Low Residential district (1-2 dwelling units per acre), located on the south side of Banyan Street between Greenwood Place and Etiwanda Avenue - APN 0225-171-04 Related File DRC2006-00735 Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration PROJECT AND SITE DESCRIPTION A Project Density 1 43 dwelling units per acre B Surroundin g Land Use and Zonrng North - Vacant Land, Etiwanda Specific Plan, per acre) South - Single-Family Residential, Etiwanda ( 1-2 dwelling units per acre) East - Single-Family Residential, Etiwanda ( 1-2 dwelling units per acre) West - Single-Family Residential, Etiwanda ( 1-2 dwelling units per acre) Estate Residential (1-1 dwelling unit Specific Plan, Very Low Residential Specific Plan, Very Low Residential Specific Plan, Very Low Residential C General Plan Designations Protect Site - Very Low Residential (1-2 dwelling units per acre) North - Estate Residential (1-1 dwelling units per acre) South - Very Low Residential (1-2 dwelling units per acre) East - Very Low Residential (1-2 dwelling units per acre) West - Very Low Residential (1-2 dwelling units per acre) D Site Characteristics The subtect property is within the Etiwanda Specific Plan and the Equestrian Overlay District The protect is surrounded by single-family residential development to the south, east, and west The lots to the north of the site (across • Banyan Street) are undeveloped and zoned single-family residential, the applicant has created a Conceptual Master Plan for the future development of these lots (Exhibit D) ITEM B PLANNING COMMISSION STAFF REPORT TENTATIVE TRACT MAP SUBTT18210 -MARK ALLISON March 28, 2007 Page 2 The site slopes from north to south and has two short sections of Eucalyptus windrows that run from east to west ANALYSIS A General The applicant proposes to subdivide 4 89 acres of land into 7 lots for the purpose of developing one single-family residence per lot Access to the lots will be from a new cul-de-sac off Banyan Street The project includes the development of a local feeder equestrian trail at the rear of each lot and a Community Trail across the frontage of Lot 1 along Banyan Street The proposed lots meet all City requirements including width, depth, and size The average lot size is 25,524 square feet which exceeds the 25,000 square foot average required in the Very Low Residential District of the Etiwanda Specific Plan The proposed lot sizes are as follows Lot 1 26,155 square feet Lot 2 24,735 square feet Lot 3 24,830 square feet Lot 4 24,670 square feet Lot 5 22,620 square feet Lot 6 22,610 square feet Lot 7 33,050 square feet Average Lot Size 25,524 square feet B Design Review Committee On January 16, 2006, the Design Review Committee (McPhail, Stewart, Diaz) reviewed the project and recommended approval as presented (Exhibit F) C Technical Review and Grading Committees The Technical and Grading Committees reviewed the project and recommended approval subject to the conditions outlined in the attached Resolution of Approval with conditions D Neighborhood Meeting A neighborhood meeting was held on February, 15, 2007, at the Golden Elementary School A total of five residents attended and were generally m favor of the project One neighbor raised concerns regarding the potential for blowing dust during the grading of the site The applicant assured them that he would have water trucks on site to minimize blowing dust to meet the strict Air Quality Management District requirements The attendees were also interest in whether the applicant would develop the lots or sell them off The applicant stated that he would be developing the lots with Mediterranean style houses of similar size to the surrounding neighborhood The remainder of the meeting consisted of residents asking the project planner general questions regarding the use and maintenance of private equestrian trails and the landscaping along the public-right-of-way on Banyan Street • • E Trails Advisory Committee The Trails Advisory Committee reviewed the project at their meeting on March 14, 2007 They were generally accepting of the project and asked that the Commissioners consider asking the developer to use concrete instead of • cobblestones on the public right-of-way along the east side of the proposed cul-de-sac B-2 PLANNING COMMISSION STAFF REPORT TENTATIVE TRACT MAP SUBTT18210 -MARK ALLISON March 28, 2007 • Page 3 F Tree Removal Permit DRC2006-00765 The applicant is requesting the removal of two remnant Eucalyptus windrows consisting of 46 trees The trees are planted in two rows, each running along an east to west axis One row is located along the north property line of the site and the other row is more or less in the center of the site An arborist report was prepared for the site (Jose Huezo, August 31, 2006) which concluded that the trees were in poor health and infested with Borer beetles The study concluded that because of the poor health of the trees, their location, and the slope of the land, most of the trees will need to be removed for the development of the site To meet replacement requirements, conditions of approval require all Eucalyptus windrow trees identified for removal to be replaced with 15-gallon Eucalyptus maculata (Spotted Gum) trees, 8 feet on center, as required by the City's Tree Preservation Ordinance G Environmental Assessment Pursuant to the California Environmental Quality Act ("CEQA") and the City's local CEQA Guidelines, the City staff prepared an initial Study of the potential environmental effects of the project Based on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation measures related to air quality, biological resources, geology and soils, hydrology and water quality and noise, there would be no substantial evidence that the project would have a significant effect on the environment Based on that determination, a Mitigated Negative Declaration was prepared Thereafter, the City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration A Mitigation Monitoring Program has also been prepared to ensure implementation of, and • compliance with, the mitigation measures for the project CORRESPONDENCE This item was advertised as a public hearing in the Inland Valley Daily Bulletin newspaper, the property was posted, and notices were mailed to all property owners within a 660-foot radius of the project site RECOMMENDATION Staff recommends that the Planning Commission approve Tentative Tract Map SUBTT18210 and Tree Removal Permit DRC2006-00735 through adoption of the attached Resolution of Approval with Conditions Respectfully submitt d, Jam R Troyer, AICP Planning Director JT TV/ge Attachments Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E • Exhibit F Exhibit G Draft Rey - Site Utilization Map - Conceptual Grading Plan - Tentative Parcel Map - Conceptual Master Plan - Horse Corral Exhibit - Design Review Committee Action Agenda dated January 16, 2007 - Initial Study I and II olution of Approval for Tentative Parcel Map SUBTT18210 B-3 8 _ ~ ti 9~ ~o ---~___ 3NN3AV ~_-_T o s e ~ Q m ~ ~ ~ ~ ~ i Q i ~ g z o,. zp e~ ~ ~_ Q~QQ, O a N ~~ ~ ~~1! u~~e 9B b ~ 'z 2 U z N JLL ~ c i ~m ~..~ j ~~1C ~~ LL = ~ >~ Q ~P '~ a 0 y H w ~ ~ ' i ----^w___ ~__ _____.____ V4 NVM113 ______ __~ ~ ~- 4 ~. ~i la EXHIBIT A ' a, • • < - 4 - i - L , W 3 -.. tf C. ,. ax w LLw wLLro yd J r---'1 F" q I I ~I I Y "' 1 i Q o§ 9y~ o i I I ~i I nI ~r 4 1 3 I d w --~ tm~~ I` ' I Vi Z o g N m ~ q ~ I h ~ i 9 ~ I F ?~ al V I Z Z ^ ~ 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LL I \ I r 1 - I _ ~ I ~ \ I ~ \ I I U ~, \,, > i. ~ I. ~ I r y r I ~ , XHIBIT C ~ L----, ~~ ~ ~ ~ ~ ~ f ~ ~ ~~~ -------~ ®r 6 1 1 I; I II I ' I i • • • ~$ a ~ )1 to 4 •i 3fIN3~V - ~(j '.- r----------- I ,--- - ~ ~ 1~ I ~ s ~ ~ 'I ~ N Ip EIC WIO a~u ~ a --- -~--- W I a / r -~-- v JJ< I~I I I ~~~W 1 ~ ~ g _ J , --- --- i ---- -- --3ais ~ f-133ais aanind- ~ ~ ~~ --- I I e n - \ IF I i ~' ~ ' ~^ ,I ~ - ~---- - ~^ --~~ a -- -- ~ I z I1 ~ ~ ~~ 1 yll 1 j~.,4 iz a I W~W~ m I a o ~ ~~ 1 ' 133tl15 3afllfli _ <? ac 37N1d -- - ~ s i ~ i 1 ' I t_ ___ -___ .-~tL -I- -- - - -- ---~ 1, ~ - EXHIBIT D ~ B_, U I Z Z o ~ l a I i an ~ I o g ~~ ~a ~ I `s U~~ W o,. ZO Q N ' ~til~ U I rii OIQ~ ~ m ~~ ~~(e a 4 ~ '~ z;~ ~Iw ~m ~~ >~ ~ s~ LL Z S I D Q Z i s ~ w ~ l ~ U i I i I ~ f ~ ~ I' r""' ~~ ~ I O ~~ ~ ~ ~I J V C ,3~(\d~ ._ ..y/i / _ ~ I i ----~ T s ~ g ' _ ~ u ~ 6 u > ~ w I' ,i ~ I 7 i I 1 I o i l I I I ~ 9 -- -----•~ s }~[ N F I I I I I I I I I I --~ I I I I I U Z 0 ~ ' ~ a ~ Q ^ O 5It 9~ 9 U i g ~ ~ ~'~ 1E e 1 4 2 ~ a ~~~6 V ~ 2 ~ m ie I N to ~ .. O~ ~ ~_ U 1 g a I I I I ° I I I I I I i I 1 I l I I t I o w l I I I w I I I I~ •- I I I ~ ~ ~ I I I ~I I + I I ~ Z ~ oe I ~ J~ol U ~ N \_' --- --- ---~------- ---~ J I ~-- -------- - I L! -- _ ___~-'~ id wossoie i3anvi ~ ~~,r- - -- -----T-------r- I ------~-7--------1- ~ ------- II ~_ r li --- I _- I I "--~ ~ - ~ r---, I ~-- ~ I ~ ~ I I i T ~ I ------~ ~ I I I `_-- i I ¢ I _ I r--, I I rr i I I I I I i ~_ ~ I I i I r 6 II i I I 1 I I I I l L_ I ` J ~~__~ ~ t ~___~ I III I I I ~ I I I I I I I i `-~ ~` ~~ I~ j II I ~ I I i I I 1 ' ~ i I ,~ i` tii it--~ i l k ~ J m I I ~ I J .J 1 I I i Ct I ~ I 1 I I I I 1 I I I I I I h I. 1 ; ~ ~ 1 r- 1 ~-1 I II t ------~ 1 I Jm II I~------J I e I ~---- a i I i II I~i ~,l ~ ti-1--------' -6~ / I%~'~~ ~ V\I ~ L ~ i 7iTC~A, (JI\f L~1_ I e ~~ --~ I ~--~ I g l I~' I __; ~~ _ _ _ ~ I t_ I '° al ~--- ~ ~ I -•- III I I II ~ , , I~ P w~al- - I C I~ I II ~ I I II I ' l z II III I Ibl ~I\ ~ Q I III I j111 11 I II 11 1 _I d' ~„I ~ I'I 136II IS 4' a lil:~ I `~~ III=I. `~t~I~I~~ o~/I;pl I~ ll~~§ 111 ~ I "ri~'~ I Z1 1 li I ,,II I' III I --w-1 II f I III,I ;~ II ~ ~,~ III I,i~ I II, Q'~ I I'. II II aI II h m~ EXHIBIT E r I 1 , ,~ n,~.~.. la `, I I N ~____~ II I I II I ---~ li li ---------11 I I ___~ I i I r- I i I lir----------~ 8 I I l L, I T ~ .. la I Is m I ~o't>o / ~rz ~I~vd l i G flf °f- W d I I. I li I I , ; ----------- ~ I I p , it e I II r-- ' I I ~ I I L- I I wn-..a __ • 1 r-- I ~ I I ~ 1 I I I I~ 1 ~. c4 'r r^ i £~ I \ L_ __ 9I ~-r-I-. _. __ I t I --- 1I~ ~ r xwl i I i~ .~ ~` L_ I NVT ~I -. ~~ I~ ~'----- I ~ f~ i ~ '~ 1 ~-~, + c , ~ II I' I I I ~ i ~ I i • DESIGN REVIEW COMMENTS 7 10 p m Tabe Van der Zwaag January 16, 2007 ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT18210 - MARK ALLISON - A request to subdivide 4 76 acres of land into 7 lots for the purpose of developing single-family homes in the Very Low Residential District (1-2 dwelling units per acre), located on the south side of Banyan Street between Greenwood Place and Etiwanda Avenue - APN 0225-171-04 Design Parameters The protect site is within the Etiwanda Specific Plan area The parcel is generally rectangular in shape with an overall depth of about 630 feet from north to south and a width of 330 feet from east to west The lots to the east, west, and south are zoned Very Low Residential and developed with single-family residences The lots to the north are zoned Estate Residential and are undeveloped The existing topography slopes from about 1,545 feet at the north property line to about 1,512 feet at the south property line The applicant proposes subdividing the site into 7 lots for future development of one single-family residence per lot The parcels will be accessed from a new cui-de-sac off of Banyan Street The proposed lot sizes are as follows Lot 1 - 26,155 square feet, Lot 2 - 24,735 square feet, Lot 3 - 24,830 square feet, Lot 4 - 24,670 square feet, Lot 5 - 25,620 square feet, Lot 6 - 22,610 square feet, and Lot 7 - 33,050 square feet A private "local feeder" equestrian trail will be developed at the rear of each lot to access the Community Trail that runs along the south side of Banyan Street The development of the lots will require the removal of two short sections of Eucalyptus windrows The applicant will be required to plant new Eucalyptus trees along the north, south, and west property lines of the site in a windrow • configuration per Etiwanda Specific Plan standards The proposed tract map and the parcels created by it comply with all City development standards for the district in which it is located Mayor Issues None Secondary Issues Once all of the mator issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues Plant the street trees within the parkway along the east side of Street A 2 Provide slope planting per the Development Code standards 3 Provide 10-foot wide gates in the block wall at the rear of each lot for access to the equestrian trail Staff Recommendation Staff recommends that the Committee recommend approval of the proposed parcel map as submitted to the Planning Commission Design Review Committee Action Members Present McPhail, Stewart, Diaz Staff Planner Tabe van der Zwaag • The Committee approved the protect as presented ~Xi~IBIT F B_9 ENVIRONMENTAL INFORMATION FORM (Part I -Initial Study) City o1 Rancho Cucamonga (Please type or pnnt clearly using ink Use the tab key to move from one line to the next I-ne Planning Drwsron (909) 477-2750 The purpose of this form is to inform the City of the basic components of the proposed project so that the City may review the project pursuant to City Policies, Ordinances, and Guidelines; the California Environmental Quality Act; and the City's Rules and Procedures to Implement CEQA. It is important that the information requested in this application be provided in full. Application Number for the project to which this form perfarns Project Trt/e Banyan Street Project Tract # 18210 Name & Address of prolest owner(s) .Corey Patrck / Tanna Real Estate, Inc 152 South Glendora Avenue West Covina, California 91790 Name & Address of developer or project sponsor Mark Allison 152 South Glendora Avenue West Covina, California 91790 Contact Person & Address Mark Allison 152 South Glendora Avenue Cell 626 841 1104 Tel 626 917 6700 West Covina, California 91790 Fax 626 917 6706 Name & Address of person preparing this form (~f different from above) Mark Allison Cell 626 841 1104 152 South Glendora Avenue Tel 626 917 6700 West Covina, California 91790 Fax 626 917 6706 EXHIBIT G 6 10 INCOMPLETE APPLICATIONS WILL NOT BE PROCESSED Please note that rt rs the responsrb-l-ty ofthe appl-cant to ensure that the application rs complete at the time of submittal, Crfy staff will not be available to perform worts required to prowde missing information '1) Provide a full scale (8-1/2 x 11) copy of the USGS Quadrant Sheet(s) whrch includes the project srfe, and indicate the site boundanes 2) Provide a set of color photographs that show representative views into the srfe from the north, south, east and west, wews into and fram the srfe from the pnmary access points that serve the srfe, and representative views of significant features fmm the site Include a map showing location of each photograph 3) Project Locaton (descnbe) The proposed entrance to the property and to the cenerline of the proposed cuf-de-sac is 330 feet west of Laurel) Blosom and 510 feet east of Greenwood Place, going south off of Banyan Street 4) Assessor's Parcel Numbers (attach additional sheet rf necessary) APN 0225-171-04 See attached for legal descnption 'fir Gross Site Area (ac/s4 ft ) ~/,~d 9 0~.?13 ,square feet 6) Net Srte Area (total site size minus area of public streets & proposed dedications) 4 1 A acres, 1'~$~6~0 square feet • 7) Descnbe any proposed general plan amendment or zone change whrch would affect the project site (attach additional sheet if necessary) None 8) Include a descnptron of all permits whrch w-ll be necessary from the Crty of Rancho Cucamonga and other govemmenfal agencies in order to fully -mplement the project Requesting a tetntative only at this time permit list will be determined once scope of pro)ect is complete 9) Descnbe the physical setting of the srfe as it exists before the protect including information on topography, soil stability, plants and animals, mature trees, trails and reads, drainage courses, and scenic aspects Descnbe any existing structures on site (including age and condition) and the use of the structures Attach photographs of significant features descnbed In addition, cite all sources of information (~ a ,geological and/or hydrologic studies, biotic and archeological surveys, traffic studies) Topography Medium sloping (5% approx 36') from northern border @ Banyan St (1,544' msl) to _ southern border of property (1 508' msl) Soils stability and composition See attached Geotechnical Report • RC Environm Form Banyan Pa~e1 iof 9 Created on 4/6/2006 4 39 00 PM Information -nd~cated by an astensk (') rs not required ofnon-construction CUP's unless othenv~se requested by staff Vegetation Two rows of mature Eukalyptus trees running east to west, the first Ca) the north boundary on Banyan the second is 350' to the south of the Banyan Street border • Trails, roads, creeks, drainage courses None aparent Scenic aspects The property is nestled comfortably in the foothills with enough elevation to have a view of the valley below with additional views of the San Gabnel mountains directly to the north 10) Descnbe the known cultural and/or hrstoncal aspects of the site Crte all sources of rnformat~on (books, published reports and oral history) None known (Public records and Internet search) • 11) Descnbe any Horse sources and fherr levels that now affect fhe site (aircraft, roadway Horse, etc) and how they will affect proposed uses This project site is exposed to minimal disturbance from aircraft traffic leaving and departing Ontano Airport to the S/SW (6 5 miles) and what would be considered not more than average automobile traffic traveling east and west along Banyan Street directly to the north The projects immediate boundnes to the west south and east are neihbonng residential communities zoned VL 12) Descnbe the proposed project rn deta-1 Thrs should provide an adequate descnphon of the site rn terms of ultimate use that will result from the proposed project Indicate if there are proposed phases for development, the extent of development to occur with each phase, and the anticipated completion of each increment Attach additional sheet(s) rf necessary See accompanying site plan Project timelines and phases of development have not yet been determined RC Environm Form Banyan Page 3 of 9 Created on 4/6/2006 4 39 00 PM B12 • 13) Descnbe the surrounding properties, including information on plants and animals and any cultural, hrstoncal, or scenic aspects Indicate the type of land use (residential, commercial, etc ), intensity of land use (one-family, apartment houses, shops, department stores, etc) and scale of development (height, fronfage, setback, rear yard, etc ) To the north across Banyan are 3 undeveloped parces totalling 17 acres To the east and south rs a 75 home community all 1/2 acre lots (+/-) zoned Residetral, VL Directly to the west are 4 new, recenly constructed homes and one vacant lot lot on 8 acres, zoned Residential, VL 14) Will the proposed project change the pattern, scale or character of the surrounding general area of the pro~ect~ No the project being proposed is within the standards and guidelines of the Etiwanda Specific Plan Regulatory Provisions • 15) Indicate the type of short-term and long-term Horse to be generated, including source and amount How w-ll these Horse levels affect adjacent properties and on-site uses What methods of soundproofing are proposed As of 8/31/06, a current Noise Analysis is being conducted and the complete report will follow `76) Indicate proposed removals and/or replacements of mature or scenic trees Depending on the approved lay-out and placement of homes there are 1~~ mature Eucalyptus trees that will need to be removed Additionally, the removal of 5-8 dead and/or unhealthy trees will also be required See complete Arbonst Report (Attached) 17) Indicate any bodies of water (including domestic water supplies) into which the site drains N/A RC Envrronm Form Banyan Page3 f 9 Created on 4/6/2006 4 39 00 PM 18) Indicate expected amount of water usage (See Attachment A for usage estimates) For further c/anfication, please contact the Cucamonga County Water Drstnct at 987-2591 f~11 • a Residential (gaUday~~~~- Peak use (gaWay) ~1~68-0~~,2~~` v b CommercraUlnd (ga(/day/ac) 0 00 Peak use (gaUmrn/ac) 0 00 19) Indicate proposed method of sewage disposal ^ Septic Tank ®Sewer !f septic tanks are proposed, attach percolation tests If discharge to a sanitary sewage system rs proposed rndreate expected daily sewage generation (See Attachment A for usage estimates) For further clanficabon, please contact the Cucamonga County Water Drstnct at 987-2591 a Resrdent~al (ga(/day) 270 00 b CommercraUlndustnal (gaUday/ac) 0 00 RESIDENTIAL PROJECTS. 20) Number of resrdenfia/ units 7 Detached (rndreate range of parcel sizes, minimum lot size and maximum lot size Minimum lot size 22 070 sf Maximum lot size 33 145 sf Averacle lot size 25,092 sf Attached (rndreate whether units are rental or for sale units) • N/A 21) 22) Anticipated range of sale pnces and/or rents Sale Pnce(s) $0 00 fo $0 00 Rent (per month) $0 00 to $0 00 Specify number of bedrooms by unit type N/A 23) Indicate anticipated household size by unit type N/A RC Enwronm Form Banyan Page 5 of 9 Created on 4/6!2006 4 39 00 PM B14 24) Indicate the expected number of school children who will be residing within the pro/ect Contact the appropnate School Drstncfs as shown in Attachment 8 a Elementary • b Junior Hrgh c Senior High COMMERCIAL. INDUSTRIAL AND INSTITUTIONAL PROJECTS 25) Describe type of use(s) and mayor function(s) of commercial, industrial or institutional uses N/A 26) Total floor area of commercial, rndustnal, or institutional uses by type N/A 27) Indicate hours of operation N/A 28) Number of employees Total Maximum Shift Time of Maximum Shift 29) Provide breakdown of ant-cipated /ob classi6cat-ons, including wage and salary ranges, as well as an indication of the rate of hire for each classification (attach additional sheet if necessary) N/A 30) Estimation of the number of workers to be hired that currently reside -n the City '31) For commercial and rndustnal uses only, indicate the source, type and amount of air pollution emissions (Data should be verified through the South Coast Air Quality Management District, at (818) 572-6283) N/A • RC Environm Fonn Banyan Pagei 5 f 9 Created on 4/6!2006 4 39 00 PM ALL PROJECTS 32) Have the water, sewer, fire, and flood control agencies serwng the project been contacted to determine their abrlrty to provide adequate serwce to the proposed pro~ecf~ !f so, please indicate their response • No formal requests have been submitted though initial inquines have determined the following Rancho Cucamonga Fire Protection No aparent issues with location, equipment or personnel requirements Cucamonga Valley Water District Viable pathways are aparent to existing storm dram and sewer locations San Bernardino County Flood Control District No reply since initial request 33) In the known history of this property, has there been any use, storage, or discharge of hazardous and/or toxic matenals Examples of hazardous and/or toxic matenals include, but are not limited to PCB's, radroact~ve substances, pesticides and herbicides, fuels, oils, solvents, and other flammable liquids and gases Also note underground storage of any of the above Please list the matenals and describe their use, storage, and/or discharge on the property, as well as the dates of use, if known None known 34) X11 the proposed pro~ecf involve the temporary or long-term use, storage or discharge of hazardous and/or toxic • matenals, includ-ng but not limited to those examples listed above If yes, prowde an inventory of all such matenals to be used and proposed method of disposal The locaton of such uses, along w-th the storage and shipment areas, shall be shown and labeled on the application plans No 1 hereby certify that the statements fumrshed above and rn the attached exhibits present the data and information required for adequate evaluation of this project to the best of my abrlrty, that the facts, statements, and rnforination presented are true and correct tot he best of my knowledge and belief 1 further understand that additional rnformabon maybe required to be submitted before an adequate evaluation can be made by the City of Rancho Cucamonga Date 8/31/06 Signature Title Vice President Building Development • RC Environm Form Banyan Page 7 of 9 Created on 4!6/2006 4 39 00 PM 6 16 ATTACHMENT A Water Usage Average use per day Residential Single Family Apt/Condo ~j~~ -~I/day ~iq-~i 400 gal/day ~2 ~Z~ CommerciaUlndustnal General and Regional Commercial Neighborhood Commercial General industnal Industrial Park Peak Usage For all uses Average use x 2 0 Sewer Flows Residential Single Family Apt/Condos Commercial/industnal General Commercial Neighborhood Commercial General Industrial Heavy Industrial Source Cucamonga County Water Distract Master Plan, 6/00 3,000 gal/day/ac 1,500 gaUday/ac 2,500 gal/day/ac 3,000 gal/day/ac 270 gal/day 200 gal/day 2,000 gal/day/ac 1,000 gal/day/ac 1,500 gal/day/ac 3,000 gal/day/ac L RC Environm Form Banyan Pa e 8 of 9 Created on 4/6/2006 4 39 00 PM -17 ATTACHMENT B Contact the school distract for your area for amount and payment of school fees • Elementary School Distracts Alta Loma 9350 Base Lme Road, Suite F Rancho Cucamonga, CA 91730 (909) 987-0766 Central 10601 Church Street, Suite 112 Rancho Cucamonga, CA 91730 (909) 989-8541 Cucamonga 8776 Archibald Avenue Rancho Cucamonga, CA 91730 (909) 987-8942 Etiwanda 5959 East Avenue P O Box 248 Rancho Cucamonga, CA 91739 (909)899-2451 High School • Chaffey High School 211 West 5th Street Ontario, CA 91762 (909) 988-8511 RC Environm Form Banyan Page 9 of 9 Created on 4!612006 4 39 00 PM 618 DATE August 13, 1990 -gyp: Applicants QOM: Dan Coleman, Principal Planner SUBJECT: HAZARDOUS WASTE AND SUBSTANCE SITES Effective July 1, 1987, Government Code Section 65962 5 requires each applicant for any development protect to consult the State list of Hazardous Waste and Substance Sites Based upon this list (available from the Planning Division) the applicant is required to submit a signed statement to the City of Rancho Cucamonga indicating whether the protect is located on a site which is included on the list before the City accepts the application as complete If the protect is listed by the State as a hazardous • waste or substance site, the applicant must fully describe the nature of the hazard and the potential environmental impacts on the Initial Study, Part 1 Attached is a standard statement for the applicant to sign The State list of Hazardous Waste and Substance Sites may be reviewed at the City of Rancho Cucamonga Planning Division offices, located at 10500 Civic Center Drive. Attachment• Statement Form DC•dc J B19 • WASTE SITE STATEMENT HAZARDOUS I have been informed by the City of Rancho Cucamonga of my responsibilities pursuant to California Government Code Section 65962 5 (copy attached) to notify the City as to whether the site for which a development application has been submitted is located within an area which has been designated as the location of a hazardous waste site by the Office of Planning and Research, State of California (OPR) I have also been informed by the City of Rancho Cucamonga that, as of the date of executing this Statement OPR has not yet compiled and distributed a list of hazardous waste site as required by said Section 65962 5 I am informed and believe that the proposed site for which a development application has been submitted is not within any area specified m said Section 65962 5 as a • hazardous waste site I declare under penalty of penury of the laws of the State of Californa that the foregoing is true and correct. Dated• ~y ZDp(~ Applicant • B 20 E O FOy~ / f .u 1r ~ .~ I } r ,'L~ A~ r ~ ~'.r t Y' "1, r t `' "1' n -O r ' Y r 1 t~ ~~ {~7j "i ~ - ` ^3Sl 316'1S2131N/ Ol W 11 ,^~ ~ m .. `"r' r E\ SEE .. -___ - 1 ~ n 6 = r' - ! r n rr N =~~ .//~ it ~ n ~ r-~ _. _ II ~ ' a ' '~ m . ri. II ~ ~ i e /r' 7r I tti a ~ Creek ~~ ~ 'Q O R ~ ~_ `C mmoim, m rm; f p U O~ ~ R ,rk~r,r r.,..,r .rr.. rrr.., _ __-- m II `n Z - II - _ --- ~. n g/ z -o 'Q am Iii ~~ ~ ' ~ ~` '=-==,m~`nrrm~ : a ~ ~ ~ ~ /w Q ~ Q ~ '. 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B 26 • Clty of Rancho Cucamonga ENVIRONMENTAL CHECKLIST FORM INITIAL STUDY PART II BACKGROUND 1 Project File SUBTT18210 2 Related Files None 3 Description of Project TENTATIVE TRACT MAP SUBTT18210 -MARK ALLISON - A request to subdivide 4 89 acres into 7 lots for the purpose of developing single-family homes in the Very Low Residential zoning district, located on the south side of Banyan Street between Etiwanda Avenue and Greenwood Place - APN 0225-171-04 4 Project Sponsor's Name and Address Mark Allison 152 South Glendora Avenue West Covina, CA 91790 5 General Pian Designation Single-Family Residential 6 Zoning Very Low Residential • 7 Surrounding Land Uses and Setting The site is vacant and is surrounded by single-family residences to the southeast and west There are vacant residentially zoned lots to the north The site slopes from north to south and has two short sections of eucalyptus windrows that run from east to west 8 Lead Agency Name and Address City of Rancho Cucamonga Planning Department 10500 Civic Center Drive Rancho Cucamonga, CA 91730 9 Contact Person and Phone Number Tabe Van der Zwaag (909) 477-2750 10 Other agencies whose approval is required (e g , permits, finanang approval, or participation agreement) GLOSSARY -The following abbreviations are used in this report CVWD -Cucamonga Valley Water District EIR -Environmental Impact Report FEIR -Final Environmental Impact Report NPDES -National Pollutant Discharge Elimination System NOx -Nitrogen Oxides ROG -Reactive Organic Gases PM,o -Fine Particulate Matter RWQCB -Regional Water Quality Control Board SCAQMD -South Coast Air Quality Management District SW PPP -Storm Water Pollution Prevention Plan URBEMIS7G -Urban Emissions Model 7G B 27 Initial Study for City of Rancho Cucamonga SUBTT18210 Page 2 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this protect, involving at least one impact that is a "Potentially Significant Impact," "Potentially Significant Impact Unless Mitigation Incorporated," or "Less Than-Significant-Impact" as indicated by the checklist on the following pages (/) Aesthetics ()Agricultural Resources (/) Air Quality (/) Biological Resources (/) Cultural Resources (/) Geology & Soils ()Hazards & Waste Materials (/) Hydrology & Water Quality ()Land Use & Planning ()Mineral Resources (/) Noise ()Population & Housing ()Public Services ()Recreation () TransportationlTraffic ()Utilities & Service Systems ()Mandatory Findings of Significance DETERMINATION On the basis of this initial evaluation ~ w ` (/) I find that although the proposed protect could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the protect have been made by, or agreed to, by the protect proponent I JGATED DECLARATION will be prepared ~~ ~ i~' a~ Prepared By ~' Date Reviewed By e ~ Z ~~~ - C/~Q ~~-~ Rev 5/24/06 • • • B 28 Initial Study for SUBTT18210 • City of Rancho Cucamonga Page 3 Less Than Signrficant Less Issues and Su ortin Information Sources pp g Potentially Significant w~tn Mdigation Than Significant No Impact Incorporated Impact Impact EVALUATION OF ENVIRONMENTAL IMPACTS 1 AESTHETICS Would the pro/ect a) Have a substantial affect a scenic vistas () () () (/) b) Substantially damage scenlc resources, Including, but () (/) () ( ) not limited to, trees, rock outcroppings, and historic buildings within a State Scenic Highway c) Substantially degrade the existing visual character or () () () (/) quality of the site and its surroundings d) Create a new source of substantial light or glare, () () (/) ( ) which would adversely affect day or nighttime views in the area Comments a) There are no significant vistas within or adjacent to the protect site The site is not within a view corridor according to General Plan Exhibit III-15 b) The project site contains no scenic resources and no historic buildings within a State Scenic Highway There are no State Scenic Highways within the City of Rancho Cucamonga c) The site is located on the south side of Banyan Street between Etiwanda Avenue and Greenwood Place and is characterized by single-family residential development to the north, south and east, there is vacant residentially zoned land to the north of the site The visual quality of the area will not degrade as a result of this protect Design review is required prior to approval City standards require the developer to underground existing and new utility lines and facilities to minimize unsightly appearance of overhead utility lines and utility enclosures in accordance with Planning Commission Resolution No 87-96, unless exempted by said Resolution d) The protect would increase the number of streetlights and security lighting used In the immediate vicinity The design and placement of the light fixtures will be shown on the Site Plans which require review for consistency with City standards that requires shielding, diffusing, or indirect lighting to avoid glare Lighting will be selected and located to confine the area of illumination to within the protect site The impact is not considered significant • 2 AGRICULTURAL RESOURCES Would the pro/ect a) Convert Prime Farmland, Unique Farmland, or () () (/) ( ) Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural uses b) Conflict with existing zoning for agricultural use, or a () () () (/) Williamson Act contract c) Involve other changes in the existing environment, () () () (/) which, due to their location or nature, could result in conversion of Farmland, to non-agricultural uses Rev 5/24/06 B 29 Initial Study for SUBTT18210 City of Rancho Cucamonga Page 4 Less Than Significant Less Issues and Supporting Information Sources Potentially Significant wnh Mitigation Than Sigrnficant No Impact Incorporated Impact Impact Comments a) The site is not designated as Prime Farmlands, Unique Farmland, or Farmland of Statewide Importance The site is located on the south side of Banyan Street between Etiwanda Avenue and Greenwood Place and is characterized by single-family residential development to the north, south, and east, there is vacant residentially zoned land to the north of the site There are approximately 1,300 acres of Prime Farmlands, Unique Farmland, or Farmland of Statewide Importance within the City of Rancho Cucamonga, of which about one-third is either developed or committed to development according to General Plan Table IV-2 The mayor concentrations of designated farmlands are located in the southern and eastern portions of our City that is characterized by existing and planned development Further, two-thirds of the designated farmland parcels are small, ranging from 3 acres to 30 acres, and their economic viability is doubtful, therefore, they are not intended to be retained as farmland in the General Plan Land Use Plan The General Plan Final Environmental Impact Report (FEIR) identified the conversion of farmlands to urban uses as a significant unavoidable adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council The proposed project is consistent with the General Plan for which the FEIR was prepared and impacts evaluated b) There is no agriculturally zoned land within the City of Rancho Cucamonga There are no Williamson Act contracts within the City c) The site is located on the south side of Banyan Street between Etiwanda Avenue and Greenwood Place and is characterized by single-family residential development to the north, south, and east, there is vacant residentially zoned land to the north of the site The nearest agricultural use is more than 1 mile south from the project site Therefore, no adverse impacts are anticipated 3 AIR QUALITY Would the project a) Conflict with or obstruct implementation of the () () () (/) applicable air quality plan b) Violate any air quality standard or contribute () (/) () ( ) substantially to an existing or projected air quality violation c) Result in a cumulatively considerable net increase of () () () (/) any criteria pollutant for which the project region is non-attainment under an applicable Federal or State ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors d) Expose sensitive receptors to substantial pollutant () (/) () ( ) concentrations e) Create objectionable odors affecting a substantial () () () (/) number of people Comments a) As noted in the General Plan FEIR (Section 5 6), continued development will contribute to the pollutant levels in the Rancho Cucamonga area, which already exceed Federal and Rev 5/24/06 • • B 30 Initial Study for SUBTT18210 City of Rancho Cucamonga Page 5 Less Than Significant Less Issues and Su Ortln Information Sources PP g Potentially Significant With Mdigation Than Significant No Impact Incorporated Impact Impact State standards The General Plan FEIR identified the citywide increase in emissions as a significant unavoidable adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council The proposed project is consistent with the General Plan for which the FEIR was prepared and impacts evaluated b) During the construction phases of development, on-site stationary sources, heavy-duty construction vehicles, construction worker vehicles, and energy use will generate emissions In addition, fugitive dust would also be generated during grading and construction activities While most of the dust would settle on or near the protect site, smaller particles would remain in the atmosphere, increasing particle levels within the surrounding area Construction is an on-going industry in the Rancho Cucamonga area Construction workers and equipment work and operate at one development site until their tasks are complete They then transfer to a different site where the process begins again Therefore, the emissions associated with construction activities are not new to the Rancho Cucamonga area and would not violate an air quality standard or worsen the existing air quality in the region Nevertheless, fugitive dust and equipment emissions are required to be assessed by the South Coast Air Quality Management District (SCAQMD) on a protect-specific basis Therefore, the following mitigation measures shall be implemented to reduce impacts to less-than-significant levels 1) All construction equipment shall be maintained in good operating condition • so as to reduce operational emissions The contractor shall ensure that all construction equipment is being properly serviced and maintained as per manufacturers' specifications Maintenance records shall be available at the construction site for City verification 2) Prior to the issuance of any Grading Permits, the developer shall submit construction plans to City denoting the proposed schedule and protected equipment use Construction contractors shall provide evidence that low-emission mobile construction equipment will be utilized, or that their use was investigated and found to be infeasible for the protect Contractors shall also conform to any construction measures imposed by the South Coast Air C~uality Management District (SCAC~MD) as well as City Planning Staff 3) All paints and coatings shall meet or exceed performance standards noted in SCAC~MD Rule 1113 Paints and coatings shall be applied either by hand or high-volume, low-pressure spray 4) All asphalt shall meet or exceed performance standards noted in SCA~MD Rule 1108 5) All construction equipment shall comply with SCA(~MD Rules 402 and 403 Additionally, contractors shall include the following provisions • Reestablish ground cover on the construction site through seeding and watering • Pave or apply gravel to any on-site haul roads . Phase grading to prevent the susceptibility of large areas to erosion over extended periods of time Rev 5/24/06 B31 Initial Study for SUBTT18210 City of Rancho Cucamonga Page 6 Less Than Signdicant Less Issues and Su ortin Information Sources pp g Potentially Sgrn6cant w~tn Mitigation Than Sigrnficant No Impact Incorporated Impact Im act • Schedule activities to minimize the amounts of exposed excavated soil during and after the end of work periods • Dispose of surplus excavated material in accordance with local ordinances and use sound engineering practices • Sweep streets according to a schedule established by the City if silt is carried over to adjacent public thoroughfares or occurs as a result of hauling Timing may vary depending upon time of year of construction • Suspend grading operations during high winds (i e , wind speeds exceeding 25 mph) in accordance with Rule 403 requirements • Maintain a minimum 24-inch freeboard ratio on soils haul trucks or cover payloads using tarps or other suitable means 6) The site shall be treated with water or other soil-stabilizing agent (approved by SCAC~MD and Regional Water Quality Control Board [RWQCB]) daily to reduce Fine Particulate Matter (PM,o) emissions, ~n accordance with SCAQMD Rule 403 7) Chemical soil-stabilizers (approved by SCA(~MD and RW(~CB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PM,o emissions 8) The construction contractor shall utilize electric or clean alternative fuel-powered equipment where feasible 9) The construction contractor shall ensure that construction-grading plans include a statement that work crews will shut off equipment when not in use After implementation of the preceding mitigation measures, short-term construction air quality emissions would remain significant as noted in the General Plan FEIR (Section 5 6) Based upon on the Urban Emissions Model (URBEMIS7G) model estimates in Table 5 6-4 of the General Plan FEIR, Nitrogen Oxides (Nox), Reactive Organic Gases (ROG), and PM,o would exceed SCAQMD thresholds for significance, therefore, would all be cumulatively significant if they cannot be mitigated on a project basis to a level less-than-significant The General Plan FEIR identified the citywide increase in emissions as a significant unavoidable adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council In the long-term, development consistent with the General Plan would result in significant operational vehicle emissions based upon on the URBEMIS7G model estimates in Table 5 6-4 of the General Plan FEIR, therefore, would all be cumulatively significant if they cannot be mitigated on a project basis to a level less-than-significant The following mitigation measures shall be implemented 10) All residential and commeraal structures shall be required to incorporate high-efficiency/low-polluting heating, air conditioning, appliances, and water heaters 11) All residential and commercial structures shall be required to incorporate thermal pane windows and weather-stripping Rev 5/24/06 • • B 32 J Initial Study for S U BTT 18210 City of Rancho Cucamonga Page 7 Less Than Significant Less Issues and Su ortin Information Sources PP g Potentially Significant with Mmgation Than Significant No Impact Incorporated Impact Impact After implementation of the preceding mitigation measures, the General Plan FEIR identified the citywide increase in operational emissions as a significant unavoidable adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council c) As noted in the General Plan FEIR (Section 5 6) continued development would contribute to the pollutant levels in the Rancho Cucamonga area, which already exceed Federal and State standards The General Plan FEIR identified the citywide increase in emissions as a significant and adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council The project proposed is consistent with the General Plan for which the FEIR was prepared and impacts evaluated d) Sensitive receptors are defined as populations that are more susceptible to the effects of pollution than the population at large The SCAQMD identifies the following as sensitive receptors long-term health care faalities, rehabilitation centers, convalescent centers, retirement homes, residences, schools, playgrounds, child care centers, and athletic facilities According to the SCAQMD, protects have the potential to create significant impacts if they are located within 1/4 mile of sensitive receptors and would emit toxic air contaminants identified in SCAQMD Rule 1401 The protect site is located more than 1/4 mile from the nearest sensitive receptor Therefore, no adverse impacts are anticipated • e) Typically, the uses proposed do not create objectionable odors No adverse impacts are anticipated 4 BIOLOGICAL RESOURCES Would the project a) Have a substantial adverse effect, either directly or () () () (/) through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U S Fish and Wildlife Service b) Have a substantial adverse effect on riparian habitat () () () (/) or other sensitive natural community identified in local or regional plans, policies, or regulations or by the California Department of Fish and Game or US Fish and Wildlife Service c) Have a substantial adverse effect on federally () () () (/) protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc) through direct removal, filling, hydrological interruption, or other means d) Interfere substantially with the movement of any native () () () (/) resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites Rev 5/24/06 B 33 Initial Study for SUBTT18210 City of Rancho Cucamonga Page 8 Less Than Signdicant Less Issues and Su ortin Information Sources hh g Potentially Signdicanl w~tn Mdigation Than Signdicant No Impact Incor orated Impact Impact e) Conflict with any local policies or ordinances () () () (/) protecting biological resources, such as a tree preservation policy or ordinance f) Conflict with the provisions of an adopted Habitat () () () (/) Conservation Plan, Natural Community conservation Plan, or other approved local, regional, or State habitat conservation plan Comments a) The project site is located in an area developed with residential uses The site has been previously disrupted during construction of infrastructure and surrounding developments/annual discing for weed abatement According to the General Pian Exhibit IV-3, and Section 5 3 of the General Plan FEIR, the project site is not within an area of sensitive biological resources, therefore, development will not adversely affect rare or endangered species of plants or animals because of the fact that the protect is surrounded by urbanized land uses and is consistent with the General Plan Land Use Pian b) The project site is located in an urban area with no natural communities No riparian habitat exists on-site, meaning the protect will not have any impacts c) No wetland habitat is present on-site As a result, protect implementation would have no impact on these resources d) The majority of the surrounding area has been or is being developed, thereby disrupting any wildlife corridors that may have existed No adverse impacts are anticipated e) There are heritage trees on the project site According to the arborist report prepared for the protect, there are a total of 46 Eucalyptus trees on-site that meet the minimum criteria for designation as heritage trees All the trees belong to the same genus and species Eucalyptus viminalis Of these trees, 3 are dead and the remaining 43 trees have not been cared for and are in need of pruning Additionally, all the trees are infected with the tortoise beetle The arborist report indicates that because of the poor health of the trees, their location and the slope of the land, most of the trees will probably be lost or removed for development of the proposed lots The City will require the developers of the individual lots to plant replacement trees on aone-for-one basis Additionally, the site is within a planning area governed by the Etiwanda Specific Plan The specific plan requires Eucalyptus trees to be planted in the 5 foot parkway landscape area along Banyan Street and along the south and west property lines at a rate of one tree per 8 linear feet of property line and in a windrow pattern This translates into approximately 150 new trees (1,200 linear feet of property line/one tree per 8 linear feet), 104 in excess of the maximum number of trees proposed to be removed The following mitigation measures will ensure impacts to the heritage trees are at aless-than-significant level 1) The existing eucalyptus windrows shall be replaced by the future developers of the lots with Eucalyptus maculata (spotted gum) to meet the windrow planting requirement outlined in the Etiwanda Specific Plan The new windrow piant~ngs shall be generally guided by the established 330-foot by Rev 5/24/06 ,. • B 34 Initial Study for SUBTT18210 C 660-foot grid pattern, and be planted in the required 5-foot streetscape landscape area along the south side of Banyan Street and along the south and west property lines The trees shall be 15-gallon size, staked and irrigated and planted on center in a windrow pattern at a rate of one tree per 8 liner feet of property line f) The protect site is not located within a conservation area according to the General Plan, Open Space and Conservation Plan, Exhibit IV-4 No conflicts with habitat conservation plans will occur City of Rancho Cucamonga Page 9 Less Than Signdicant Less Issues and Su ortin Information Sources PP g Potentially Significant with Mtligation Than Significant No Impact Incorporated Impact Impact 5 CULTURAL RESOURCES Would the pro/ect a) Cause a substantial adverse change in the () () () (/) significance of a historical resource as defined m § 15064 5~ b) Cause a substantial adverse change in the () (/) () ( ) significance of an archeological resource pursuant to § 15064 5~ c) Directly or indirectly destroy a unique paleontological () (/) () ( ) resource or site or unique geologic feature d) Disturb any human remains, including those interred () () () (/) outside of formal cemeteries Comments a) The project site has not been identified as a "Historic Resource" per the standards of Rancho Cucamonga Municipal Code Section 2 24 (Historic Preservation) There will be no impact b) There are no known archaeological sites or resources recorded on the protect site, however, the Rancho Cucamonga area is known to have been inhabited by Native Americans according to the General Pian FEIR (Section 511) Construction activity, particularly grading, soil excavation and compaction, could adversely affect or eliminate existing and potential archaeological resources The following mitigation measures shall be implemented 1) If any prehistoric archaeological resources are encountered before or during grading, the developer will retain a qualified archaeologist to monitor construction activities, to take appropriate measures to protect or preserve them for study With the assistance of the archaeologist, the City of Rancho Cucamonga will • Enact interim measures to protect undesignated sites from demolition or significant modification without an opportunity for the City to establish its archaeological value • Consider establishing provisions to require incorporation of • archaeological sites within new developments, using their special qualities as a theme or focal point • Pursue educating the public about the archaeological heritage of the area Rev 5/24/06 6 35 Initial Study for SUBTT18210 City of Rancho Cucamonga Page 10 Less Than Significant Less Issues and Su Ortln Information Sources PP g Potentially Significant With Mitigation Than Sigrnficant No Impact Incorporated Impact Impact Propose mitigation measures and recommend conditions of approval to eliminate adverse protect effects on significant, important, and unique prehistoric resources, following appropriate CEQA guidelines Prepare a technical resources management report, documenting the inventory, evaluation, and proposed mitigation of resources within the protect area Submit one copy of the completed report with original illustrations, to the San Bernardino County Archaeological Information Center for permanent archiving c) The General Plan FEIR (Section 5 11) indicates that the Rancho Cucamonga area is on an alluvial fan According to the San Bernardino County database, no paleontological sites or resources have been recorded within the City of Rancho Cucamonga or the sphere-of-influence, including the protect site, however, the area has a high sensitivity rating for paleontological resources The older alluvium, which would have been deposited during the wetter climate that prevatled 10,000-100,000 years ago during the Late Pleistocene epoch of the Quaternary period, when the last "Ice Age" and the appearance of modern man occurred, may contain significant vertebrate fossils The protect site is underlain by Quaternary alluvium per General Plan Exhibit V-2, therefore, the following mitigation measures shall be implemented 2) If any paleontological resource (i a plant or animal fossils) are encountered before or during grading, the developer will retain a qualified paleontologist to monitor construction activities, to take appropriate measures to protect or preserve them for study The paleontologist shall submit a report of findings that will also provide specific recommendations regarding further mitigation measures (~ e , paleontological monitoring) that may be appropriate Where mitigation monitoring is appropriate, the program must include, but not be limited to, the following measures • Assign a paleontological monitor, trained and equipped to allow the rapid removal of fossils with minimal construction delay, to the site full-time during the interval of earth-disturbing activities • Should fossils be found within an area bung cleared or graded, divert earth-disturbing activities elsewhere until the monitor has completed salvage If construction personnel make the discovery, the grading contractor should immediately divert construction and notify the monitor of the find • Prepare, identify, and curate all recovered fossils for documentation in the summary report and transfer to an appropriate depository (i e , San Bernardino County Museum) • Submit summary report to City of Rancho Cucamonga Transfer collected specimens with a copy of the report to San Bernardino County Museum d) The proposed protect is in an area that has already been disturbed by development The protect site has already been disrupted by construction of infrastructure and surrounding developments/annual discing for weed abatement No known religious or sacred sites exist within the protect area NO evidence is in place t0 suggest the protect site has been used for human burials The California Health and Safety Code (Section 7050 5) states that if human remains are discovered on-site, no further disturbance shall occur until the Rev 5/24/06 • • • B 36 • Initial Study for SUBTT18210 City of Rancho Cucamonga Page 11 Less Than Significant Less Issues and Su ortin Information Sources PP g Potentially Significant w~tn Mitigation Than Signfcant No Impact Incorporated Impact Impact County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097 98 As adherence to State regulations is required for all development, no mitigation is required m the unlikely event human remains are discovered on-site No adverse impacts are anticipated 6 GEOLOGY AND SOILS Would the pro/ect a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving i) Rupture of a known earthquake fault, as () () () (/) delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fauit~ Refer to Division of Mines and Geology Special Publication 42 ii) Strong seismic ground shakings () () () (/) iii) Seismic-related ground failure, including () () () (/) liquefaction iv) Landsiides~ () () () (/) b) Result in substantial soil erosion or the loss of topsoils () (/) () ( ) c) Be located on a geologic unit or soil that is unstable, () () () (/) or that would become unstable as a result of the protect, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse d) Be located on expansive soil, as defined in Table () () () (/) 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property e) Have soils incapable of adequately supporting the use () () () (/) of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater Comments • a) No known faults pass through the site and it is not in an Earthquake Fault Zone, nor is it in the Rancho Cucamonga City Special Study Zone along the Red Hill Fault, according to the General Plan Exhibit V-1, and Section 5 1 of the General Plan FEIR The Red Hill Fault, passes within 1 25 mile northwest of the site, and the Cucamonga Fault Zone lies approximately 2 miles north These faults are both capable of producing MW 6 0-7 0 earthquakes Also, the San Jacinto fault, capable of producing up to MW 7 5 earthquakes is 10 miles northeasterly of the site and the San Andreas, capable of up to MW 8 2 earthquakes, is 12 miles northeasterly of the site Each of these faults can produce strong ground shaking Adhering to the Uniform Building Code will ensure that geologic impacts are less-than-significant Rev 5/24/06 B 37 Initial Study for SUBTT18210 City of Rancho Cucamonga Page 12 Less Than Sigrnficant Less Issues and Su Ortln Information Sources pp g Potentially Significant With Mitigation Than Signdicant No Impact Incorporated Impact Impact The proposed protect will require the excavation, stockpiling, and/or movement of on-site soils The Rancho Cucamonga area is subtect to strong Santa Ana wind conditions during September to April, which generates blowing sand and dust, and creates erosion problems Construction activities may temporarily exacerbate the impacts of windblown sand, resulting in temporary problems of dust control, however, development of this protect under the General Plan would help to reduce windblown sand impacts m the area as pavement, roads, buildings, and landscaping are established Therefore, the following fugitive dust mitigation measures shall be implemented to reduce impacts to less-than-significant levels 1) The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and Regional Water Quality Control Board (RWQCB) daily to reduce PM~o emissions, in accordance with SCAG~MD Rule 403 or re-planted with drought resistant landscaping as soon as possible 2) Frontage public streets shall be swept according to a schedule established by the City to reduce PM,o emissions associated with vehicle tracking of soil off-site Timing may vary depending upon the time of year of construction 3) Grading operations shall be suspended when wind speeds exceed 25 mph to minimize PM~o emissions from the site during such episodes 4) Chemical soil stabilizers (approved by SCACMD and RWQCB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PM,o emissions c) The General Plan FEIR (Section 5 1) indicates that subsidence is generally associated with large decreases or withdrawals of water from the aquifer The protect would not withdraw water from the existing aquifer The site is not within a geotechnical hazardous area or other unstable geologic unit or soil type according to General Plan FEIR Figure 5 1-2 Soil types on-site consist of Tutunga Gravelly Loamy Sand Soil assoaation according to General Plan FEIR Exhibit 5 1-3 No adverse impacts are anticipated d) The matority of Rancho Cucamonga, including the protect site, is located on alluvial soil deposits These types of soils are not considered to be expansive Soil types on-site consist of Tutunga Gravelly Loamy Sand Soil association according to General Plan Exhibit V-3 and General Plan FEIR Exhibit 51-3 These soils are typically used for irrigated small grains and pasture plants It is a favored soil for lemons in the west end of the survey are north of Foothill Boulevard Runoff is very slow to slow, and the hazard of erosion is slight because of the gravelly surface layer No adverse impacts are anticipated e) The protect will connect to, and be served by, the existing local sewer system for wastewater disposal NO septic tanks Or alternative wastewater disposal is proposed Rev 5/24/06 • B 38 Initial Study for SUBTT18210 • City of Rancho Cucamonga Page 13 Less Than Significant Less Issues and Su ortin Information Sources pp g Potentially Signihcani With Mitigation Than Significant No Impact Incorporated Impact Impact 7 HAZARDS AND WASTE MATERIALS Would the pro/ect a) Create a significant hazard to the public or the () () () (/) environment through the routine transport, use, or disposal of hazardous materials b) Create a significant hazard to the public or the () () () (/) environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment c) Emit hazardous emissions or handle hazardous or () () () (/) acutely hazardous materials, substances, or waste within 1/4 mile of an existing or proposed school d) Be located on a site which is included on a list of () () () (/) hazardous materials sites compiled pursuant to Government Code Section 65962 5 and, as a result, would it create a significant hazard to the public or the environment e) For a protect located within an airport land use plan or, () () () (/) where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area f) For a project within the vicinity of a private airstrip, () () () (/) would the protect result in a safety hazard for people residing or working in the project area g) Impair implementation of or physically interfere with an () () () (/) adopted emergency response plan or emergency evacuation plan h) Expose people or structures to a significant risk of () () () (/) loss, injury or death involving wildland fires, including where wildlands are adfacent to urbanized areas or where residences are intermixed with wildlands~ Comments a) The project will not involve the transport, use, or disposal of hazardous materials The City participates in a countywide interagency coalition that is considered afull-service Hazardous Materials Division that is more comprehensive that any other in the state The City is in the process of developing an Emergency Operations Plan to meet State and Federal requirements The City has approved a Local Hazard Mitigation Plan which has received State and Federal approvals Compliance with Federal, State, and local regulations concerning the storage and handling of hazardous materials and/or waste will reduce the potential for significant impacts to a level less-than-significant No adverse impacts are expected b) The proposed project does not include the use of hazardous materials or volatile fuels The City participates in a countywide interagency coalition that is considered afull-service Hazardous Materials Division that is more comprehensive than any other in the state The City is in the process of developing an Emergency Operations Pian to meet State and Rev 5/24/06 B 39 Initial Study for SUBTT18210 City of Rancho Cucamonga Page 14 Less Than Signihcant Less Issues and Su ortin Information Sources PP g Potentially Signficant With Mtligauon Than Significant No Impact Incorporated Impact Impact Federal requirements The City has approved a Local Hazard Mitigation Plan which has received State and Federal approvals Compliance with Federal, State, and local regulations concerning the storage and handling of hazardous materials or volatile fuels will reduce the potential for significant impacts to a level less-than-significant No adverse impacts are anticipated c) There are no schools located within 1/4 mile of the project site The protect site is located within 1/2 mile of the nearest existing or proposed school d) The proposed project is not listed as a hazardous waste or substance materials site A recent site inspection did not reveal the presence of discarded drums or illegal dumping of hazardous materials No impact is anticipated e) The site is not located within an Airport Land Use Plan and is not within 2 miles of a public airport The project site is located approximately 7 miles northerly of the Ontario Airport and is offset north of the flight path No impact is anticipated f) The nearest private airstrip, Cable Airport, is located approximately 2-1/2 miles to the west of the City's westerly limits No impact is anticipated • g) The City's Multi-Hazard Disaster Plan, which is updated every two years, includes policies and procedures to be administered by the Rancho Cucamonga Fire District in the event of • a disaster Because the project includes at least two points of public street access and is required to comply with all applicable City codes, including local fire ordinances, no adverse impacts are anticipated h) Rancho Cucamonga faces the greatest ongoing threat from awind-driven fire in the Urban Wildland Interface area found in the northern part of the City according to the Fire District Strategic Plan 2000-2005, however, the proposed project site is not located within a high fire hazard area according to General Plan Exhibit V-7 8 HYDROLOGY AND WATER QUALITY Would the pro/ect a) Violate any water quality standards or waste discharge requirements () (/) () ( ) b) Substantially deplete groundwater supplies or interfere () () () (/) substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e g ,the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted) c) Substantially alter the existing drainage pattern of the () () () (/) site or area, including through the alteration of the course of a stream or river, in a manner, which would result in substantial erosion or siltation on- or off-site I~ev 5/24/06 • B -40 • • Initial Study for SUBTT18210 City of Rancho Cucamonga Page 15 Less Than Significant Less Issues and Su ortin Information Sources pp g Potentially Significant With Mdigahon Than Significant No Impact Incorporated Impact Impact d) Substantially alter the existing drainage pattern of the () () () (/) site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner, which would result in flooding on- or off-site e) Create or contribute runoff water which would exceed () () () (/) the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff f) Otherwise substantially degrade water quality () (/) () ( ) g) Place housing within a 100-year flood hazard area as () () () (/) mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation maps h) Place within a 100-year flood hazard area structures () () () (/) that would impede or redirect flood flows i) Expose people or structures to a significant risk of () () () (/) loss, infury or death involving flooding, including flooding as a result of the failure of a levee or damp ~) Inundation by seiche, tsunami, or mudflow~ () () () (/) Comments a) Water and sewer service is provided by the Cucamonga Valley Water District (CVWD) The protect is designed to connect to the existing water and sewer systems The State of California is authorized to administer various aspects of the National Pollution Discharge Elimination System (NPDES) permit under Section 402 of the Clean Water Act The General Construction Permit treats any construction activity over 1 acre as an industrial activity, requiring a permit under the State's General NPDES permit The State Water Resource Control Board (SWRCB) through the Regional Water Quality Control Board (RWQCB), Santa Ana Region, administers these permits Construction activities covered under the State's General Construction permit include removal of vegetation, grading, excavating, or any other activity for new development or significant redevelopment Prior to commencement of construction of a project, a discharger must submit a Notice of Intent (NOI) to obtain coverage under the General Permit The General Permit requires all dischargers to comply with the following during construction activities, including site clearance and grading Develop and implement a Storm Water Pollution Prevention Plan (SW PPP) that would specify Best Management Practices (BMPs) that would prevent construction pollutants from contacting storm water and with the intent of keeping all products of erosion from moving off-site into receiving waters • Eliminate or reduce non-storm water discharges to storm sewer systems and other waters of the nation Perform inspections of all BMPs Rev 5/24/06 B -41 Initial Study for SU BTT18210 City of Rancho Cucamonga Page 16 Less Than Significant Less Issues and Su ortin Information Sources Pp g Potentially Significant With Mitigation Than Significant No Im ad In rated Im act Im ed Waste dischanges include discharges of storm water and construction project discharges A construction project for new development or significant redevelopment requires an NPDES permit Construction project proponents are required to prepare a Storm Water Pollution Prevention Plan (SWPPP) To comply with the NPDES, the project construction contractor will be required to prepare a Storm Water Pollution Prevention Plan (SWPPP) during construction activities, and a Water Quality Management Plan (WQMP) for post-construction operational management of storm water runoff The applicant has submitted a WQMP, prepared by Green Tree Environmental Management on August 1, 2006, that Identifies Best Management Practices (BMPs) to minimize the amount of pollutants, such as eroded soils, entenng the drainage system after construction Runoff from dnveways, roads, and other Impermeable surtaces must be controlled through an on-site drainage system BMPs include both structural and non-structural control methods Structural controls used to manage storm water pollutant levels include detention basins, oil/gnt separators, and porous pavement Non-stnctural controls focus on controlling pollutants at the source, generally through implementing Erosion and Sediment Control Plans, and vanous Business Plans that must be developed by any businesses that store and use hazardous matenals Practices, such as periodic parking lot sweeping can substantially reduce the amount of pollutants entenng the storm drain system The following mitigation measures would be required to control additional storm water effluent Construction Activities 1) Prior to issuance of Grading Permits, the permit applicant shall submit to Building Official for approval, Storm Water Pollution Prevention Plan (SWPPP) specifically identifying Best Management Practices (BMPs) that shall be used on-site to reduce pollutants during construction activities entering the storm drain system to the maximum extent practical. 2) An Erosion Control Plan shall be prepared, included in grading plan, and implemented for the proposed project that identifies specific measures to control on-site and off-site erosion from the time ground disturbing activities are initiated through completion of grading This Erosion Control Plan shad include the following measures at a minimum• a) Specify the timing of grading and construction to minimize soil exposure to rainy periods experienced in southern California, and b) An inspection and maintenance program shall be included to ensure that any erosion which does occur either on-site or off-site as a result of this project will be corrected through a remediation or restoration program within a specified time frame. 3} During construction, temporary berms such as sandbags or gravel dikes must be used to prevent discharge of debns or sediment from the site when there is rainfall or other runoff. 4) During construction, to remove pollutants, street cleaning will be pertormed prior to storm events and after the use of water trucks to control dust in order to prevent discharge of debns or sediment from the site. Rev 5!24!06 • • B 42 Initial Study for SUBTT18210 City of Rancho Cucamonga Page 17 Less Than Sign~icant less Issues and Su ortin Information Sources PP g ?otenUally Sgmfipnt With M~bgaton Than Sign~icant No Im act Inco orated Im act Im act Post- Construction Operafional 5) The developer shall implement the BMPs identrFied in the Water Quality Management Plan prepared by Green Tree Environmental Management on August 1, 2006, to reduce pollutants after construction entering the storm drain system to the maximum extent practical. 6j Landscaping plans shall include provisions for controlling and minimizing the use of fertilizers/pesticides/herbicides Landscaped areas shall be monitored and maintained for at least two years to ensure adequate coverage and stable growth. Plans for these areas, including monrtonng provisions for a minimum of two years, shall be submitted to the City for review and approval pnor to the issuance of Grading Permits. 7) Rooftop run-off shall be captured in the adtacent landscaped yard areas, which will then infiltrate the run off, thus decreasing the site run-off. b) According to CVWD, 43 percent of the City's water is currently provided from ground water in the Cucamonga and Chino Basins CVWD has adopted a master plan that estimates demand needs until the year 2030 The proposed protect will not deplete groundwater supplies, nor will rt interfere with recharge because it is not within an area designated as a recharge basin or spreading ground according to General Pian Exhibit IV-2 The development of the site will require the grading of the site and excavation, however, would not affect the ewsting aquifer, estimated to be about 288 to 470 feet below the ground surtace As noted in the General Plan FEIR (Section 5 9), continued development citywide will increase water needs and is a significant impact, however, CVWD has plans to meet this increased need through the construction of future water facilities c) The protect will cause changes in absorption rates, drainage patterns, and the rate and amount of surface water runoff because of the amount of new building and hardscape proposed on a site, however, the protect will not alter the course of any stream or Huai All runoff will be conveyed to the existing stomt drain facilities, which have been designed to handle the flows The protect design includes landscaping of all non-hardscape areas to prevent erosion A Grading and Drainage Pian must be approved by the Building Official and City Engineer prior to issuance of Grading Permits Therefore, the protect will not result in substantial erosion or siltation on- or off-site The impact is not considered significant d) The protect will cause changes in absorption rates, drainage patterns, and the rate and amount of surface water runoff because of the amount of new building and hardscape proposed on a site, however, the protect will not alter the course of any stream or river All runoff will be conveyed to existing storm drain facilities, which have been designed to handle the flows A Grading and Drainage Pian must be approved by the Building Official and City Engineer prior to issuance of Grading Permits Therefore, increase in runoff from the site will not result in flooding on- or off-site No impacts are anticipated e) The protect will cause changes in absorption rates, drainage patterns, and the rate and amount of surtace water runoff because of the amount of new building and hardscape proposed on a site, however, all runoff will be conveyed to existing storm drain facilities, which have been designed to handle the flows The protect will not result in substantial Rev 5/24/06 B -43 Initial Study for SU BTT18210 City of Rancho Cucamonga Page 18 Less Than Sgnifipnt Less Issues and Su ortin Information Sources pP g Potentially Significant win, Mitigation Than Sign~flcant No Im act Inco tact Im act Im act additional sources of polluted runoff A Grading and Drainage Plan must be approved by the Building Official and City Engineer pnor to issuance of Grading Permits Therefore, increase in runoff from the site will not result in flooding on- or off-site No impacts are anticipated f) Grading activities associated with the construction period could result in a temporary increase in the amount of suspended solids in surface flows dunng a concurrent storm event, thus resulting in surtace water quality impacts The site is for new development or significant redevelopment, therefore, is required to comply with the National Pollutant Discharge Elimination System (NPDES) to minimize water pollution The following mitigation measures shall be implemented 8) Prior to issuance of Building Permits, the applicant shall submit to the Crty Engineer for approval of a Water Quality Management Plan (W4MP), including a project description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable. The WQMP shall identify the structural and non- structural measures consistent with the Guidelines for New Development and Redevelopment adopted by the City of Rancho Cucamonga in June 2004 9) Prior to issuance of Grading or Paving Permits, applicant shall obtain a Notice of Intent (NOI) to comply with obtaining coverage under the National Pollutant Discharge Elimination System (NPDES) General Construction Stone Water Pennrt from the State Water Resources Control Board. Evidence that this has been obtained (i.e., a copy of the Waste Discharger's Identification Number) shall be submitted to the City Building Official for coverage under the NPDES General Construction Permit. g) The project site is not located within a 100-year flood hazard area according to General Plan Exhibit V-5 No adverse impacts are expected h) The protect site is not located within a 100-year flood hazard area according to General Plan Exhibit V-5 No adverse impacts are expected i) The Rancho Cucamonga area is flood protected by an extensive storm drain system designed to convey a 100-year storm event The system is substantially improved and provides an integrated approach for regional and local drainage flows This existing system includes several debns dams and levees north of the Crty, spreading grounds, concrete-lined channels, and underground storm drains as shown in General Pian Exhibit V-6 The project site is not located within a 100-year flood hazard area according to General Plan Exhibit V-5 No adverse impacts are expected ~) There are no oceans, lakes or reservoirs near the project site, therefore, impacts from seiche and tsunami are not anticipated The Rancho Cucamonga area sits at the base of the steep eastern San Gabnel Mountains whose deep canyons were cut by mountain streams Numerous man-made controls have been constructed to reduce the mudflow impacts to the level of non-significance within the City This existing system includes several debns dams and levees north of the City, and spreading grounds both within and north of the City Rev 5/24/06 • • B -44 • Initial Study for SUBTT18210 City of Rancho Cucamonga Page 19 Less Than Signficant Less Issues and Su ortin Information Sources PP g Potentially Signdicant with Mtligation Than Significant No Impact Incorporated Impact Impact 9 LAND USE AND PLANNING Would the pro/ect a) Physically divide an established community () () () (/) b) Conflict with any applicable land use plan, policy, or () () () (/) regulation of an agency with jurisdiction over the project (including, but not limited to, a general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect c) Conflict with any applicable habitat conservation plan () () () (/) or natural community conservation plan Comments • a) The site is located on the south side of Summit Avenue between Etiwanda Avenue and Greenwood Place and is characterized by single-family residential development to the north, south and east, there is vacant residentially zoned land to the north of the site This project will be of similar design and size to surrounding residential development to the south, east and west The vacant parcels to the north are residentially zoned and will eventually be developed with a similar design and size to the subject surrounding parcels The project will become a part of the larger community No adverse impacts are anticipated b) The project site land use designation is Very Low Residential (1-2 dwelling units per acre) The proposed project is consistent with the General Plan and does not interfere with any policies for environmental protection As such, no impacts are anticipated c) The protect site is not located within any habitat conservation or natural community plan area According to the General Plan Exhibit IV-3, and Section 5 3 of the General Plan FEIR, the project site is not within an area of sensitive biological resources, therefore, development will not adversely affect rare or endangered species of plants or animals because of the fact that the project is surrounded by urbanized land uses and is consistent with the General Plan Land Use Pian 10 MINERAL RESOURCES Would the pro/ect a) Result in the loss of availability of a known mineral () () () (/) resource that would be of value to the region and the residents of the State b) Result in the loss of availability of a locally important () () () (/) mineral resource recovery site delineated on a local general plan, specific plan or other land use plan Comments a) The site is not designated as a State Aggregate Resources Area according to the City General Plan, Figure IV-1 and Table IV-1, therefore, there is no impact • b) The site is not designated by the General Plan, Figure IV-1 and Table IV-1, as a valuable mineral resource recovery site, therefore, there is no impact Rev 5/24/06 B 45 Initial Study for SUBTT18210 City of Rancho Cucamonga Page 20 Less Than Significant Less Issues and Su ortin Information Sources Ph g Potentially Signdicam w~tn Miugatwn Than Significant No Impact Incorporated Impact Impact 11 NOISE Would the pro/ect result m a) Exposure of persons to or generation of noise levels in () (`~) () ( ) excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies b) Exposure of persons to or generation of excessive () () () (/) ground borne vibration or ground borne noise levels c) A substantial permanent increase in ambient noise () () () (/) levels in the project vicinity above levels existing without the pro~ect~ d) A substantial temporary or periodic increase in () (/) () ( ) ambient noise levels in the project vicinity above levels existing without the pro~ect~ e) For a project located within an airport land use plan or, () () () (/) where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would the project expose people residing or working in the protect area to excessive noise levels f) For a project within the vicinity of a private airstrip, () () () (/) would the project expose people residing or working in the project area to excessive noise levels Comments a) The project site is within an area of noise levels exceeding City standards according to General Plan Exhibit V-13 at build-out Since the General Plan was adopted in 2001, the I-210 Freeway was completed which included a depressed grade and sound attenuation walls A Noise Study of completed on November 21, 2006 by URS They found that the outside noise levels as measured in the rear yards of each of the proposed lots did not exceed the 60 dB limit outlined in the General Plan Additionally, the study found that the predicted noise levels in 2005 would also be below the 60 dB limit Because the proposed lots will not be exposed to noise levels exceeding the 60 dB limit, URL considered an interior noise analysis unnecessary b) As such, no impacts are anticipated c) The primary source of ambient noise levels m Rancho Cucamonga is traffic The proposed activities will not significantly increase traffic, hence are not anticipated to increase the ambient noise levels within the vicinity of the project d) The General Plan FEIR (Section 5 7) indicates that during a construction phase, on-site stationary sources, heavy-duty construction vehicles, and construction equipment, will generate noise exceeding City standards The following measures are provided to mitigate the short-term noise impacts J • 1) Construction or grading shall not take place between the hours of 8 00 p m • and 6 30 a m on weekdays, including Saturday, or at any time on Sunday or a national holiday Rev 5/24/06 B -46 Initial Study for SUBTT18210 City of Rancho Cucamonga Page 21 Less Than Signdicant Less Issues and Su ortin Information Sources PP g Potentially Significant With Mtligation Than Significant No Impact Incorporated Impact Impact 2) Construction or grading noise levels shall not exceed the standards specified In Development Code Section 17 02 120-D, as measured at the property line Developer shall hire a consultant to perform weekly noise level monitoring as specified in Development Code Section 17 02 120 Monitoring at other times may be required by the Building Official Said consultant shall report their findings to the Building Official within 24 hours, however, If noise levels exceed the above standards, then the consultant shall immediately notify the Building Official If noise levels exceed the above standards, then construction activities shall be reduced In intensity to a level of compliance with above noise standards or halted 3) The perimeter block wall shall be constructed as early as possible in first phase The preceding mitigation measures will reduce the disturbance created by on-site construction equipment, however, do not address the potential Impacts because of the transport of construction materials and debris The following mitigation measure shall then be required • 4) Haul truck deliveries shall not take place between the hours of 8 00 p m and 6 30 a m on weekdays, Including Saturday, or at any time on Sunday or a national holiday Additionally, If heavy trucks used for hauling would exceed 100 daily trips (counting both to and from the construction site), then the developer shall prepare a noise mitigation plan denoting any construction traffic haul routes To the extent feasible, the plan shall denote haul routes that do not pass sensitive land uses or residential dwellings e) The site is not located within an Airport Land Use Plan and is not within 2 miles of a public airport The site is located approximately 7 miles northerly of the Ontario Airport and is offset north of the flight path No impact is anticipated f) The nearest private airstrip, Cable Airport, is located approximately 2-1/2 miles to the west of the City's westerly limits No impact is anticipated • 12 POPULATION AND HOUSING Would the pro/ect a) Induce substantial population growth in an area, either () () () (/) directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure) b) Displace substantial numbers of existing housing, () () () (/) necessitating the construction of replacement housing elsewhere c) Displace substantial numbers of people, necessitating () () () (/) the construction of replacement housing elsewhere Comments a) The protect is located in a predominantly developed area and will not induce population growth Construction activities at the site will be short-term and well not attract new employees to the area No Impacts are anticipated Rev 5/24/06 B 47 Initial Study for SUBTT18210 City of Rancho Cucamonga Page 22 Less Than Signficant Less Issues and Su Ortln Information Sources pp g Potentially Signficant With Mitigation Than Significant No Impact Incorporated Impact Impact b) The protect site contains no existing housing units No adverse impact expected c) The protect site is vacant land No impacts are anticipated 13 PUBLIC SERVICES Would the pro/ect result in substantial adverse physical rmpacts associated with the provision of new or physrcally altered governmental facilities, need for new or physrcally altered governmental facrlrtres, the construction of which could cause significant environmental rmpacts, rn order to maintain acceptable service ratios, response times or other performance ob/ectrves for any of the public services a) Fire protections O O O (/) b) Police protections () () () (/) c) Schools () () () (/) d) Parks? () () () (/) e) Other public facilities () () () (/) Comments a) The site, located on the south side of Summit Avenue between Etiwanda Avenue and Greenwood Place, would be served by a fire station located approximately 3/4 mile from the protect site The protect will not require the construction of any new facilities or alteration of any existing facilities or cause a decline in the levels of service, which could cause the need to construct new facilities Standard conditions of approval from the Uniform Building and Fire Codes will be placed on the protect so no impacts to fire services will occur No impacts are anticipated b) Additional police protection is not required as the addition of the protect will not change the pattern of uses within the surrounding area and will not have a substantial increase in property to be patrolled as the protect site is within an area that is regularly patrolled c) The Etiwanda School District and the Chaffey Joint Union High School District serve the protect area Both school districts have been notified regarding the proposed development A standard condition of approval will require the developer to pay the School Impact Fees With this standard mitigation, impacts to the School Districts are not considered significant d) The site is in a developed area, currently served by the City of Rancho Cucamonga The nearest park, Etiwanda Creek Community Park, is located 3/4 mile from the protect site The protect will not require the construction of any new facilities or alteration of any existing facilities or cause a decline in the levels of service, which could cause the need to construct new facilities A standard condition of approval will require the developer to pay Park Development Fees No impacts are anticipated e) The proposed protect will utilize existing public facilities The site is in a developed area, currently served by the City of Rancho Cucamonga The protect will not require the construction of any new facilities or alteration of any existing facilities or cause a decline m the levels of service, which could cause the need to construct new facilities Cumulative development within Rancho Cucamonga will increase demand for library services Rev 5/24/06 • • • B 48 Initial Study for S U BTT 18210 • City of Rancho Cucamonga Page 23 Less Than Significant Less Issues and Su ortin Information Sources hP g Potentially Signficant With Mtligahon Than Signrficant No Impact Incorporated Impact Impact According to the General Plan FEIR (Section 5 9 9), the protected increase in library space under the General Pian will not meet the protected demand The General Plan FEIR identified the cumulative impact on library services as a significant unavoidable adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council The proposed protect is consistent with the General Plan for which the EIR was prepared and impacts evaluated Since the adoption of the General Plan, the City has planned a new library within the Victoria Gardens regional shopping center of approximately 22,000 square feet, which is in excess of the protected need of 15,500 square feet at build-out of the City 14 RECREATION Would the project a) Increase the use of existing neighborhood and () () () (/) regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated b) Does the protect include recreational facilities or () () () (/) require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment • Comments a) The site is m a developed area, currently served by the City of Rancho Cucamonga The nearest park, Etiwanda Creek Community Park is located 3/4 mile from the protect site This protect is not proposing any new housing or large employment generator that would cause an increase in the use of parks or other recreational facilities A standard condition of approval will require the developer to pay Park Development Fees No impacts are anticipated b) See a) response above • 15 TRANSPORTATION/TRAFFIC Would the pro/ect a) Cause an increase in traffic, which is substantial in () () () (/) relation to the existing traffic load and capacity of the street system (i e , result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections) b) Exceed, either individually or cumulatively, a level of () () () (/) service standard established by the county congestion management agency for designated roads or highways c) Result in a change in air traffic patterns, including () () () (/) either an increase m traffic levels or a change in location that results in substantial safety risks d) Substantially increase hazards due to a design feature () () () (/) (e g , sharp curves or dangerous intersections) or incompatible uses (e g ,farm equipment) Rev 5/24/06 B -49 Initial Study for S U BTT 18210 City of Rancho Cucamonga Page 24 Less Than Signficant Less Issues and Supporting Information Sources Potentially Signficant with Mitigation Than Significant No Impact Incorporated Impact Impact e) Result in inadequate emergency access () () () (/) f) Result in inadequate parking capacity () () () (/) g) Conflict with adopted policies, plans, or programs () () () (/) supporting alternative transportation (e g , bus turnouts, bicycle racks) Comments a) Implementation of the proposed protect will generate 91 vehicle trips daily The proposed protect includes the development of 7 single-family dwelling units The Rancho Cucamonga Traffic Model estimates that each single-family detached dwelling unit will generate 1 two-way peak hour trips daily As noted in the General Plan FEIR (Section 5 5), continued development will contribute to the traffic load in the Rancho Cucamonga area The proposed protect is consistent with the General Plan for which the FEIR was prepared and impacts evaluated The protect is in an area that is mostly developed with street improvements existing or included m protect design The protect will not create a substantial increase in the number of vehicle trips, traffic volume or congestion at intersections The protect site will be required to provide street improvements (curb, gutter and sidewalk) along the street frontage of the site per City roadway standards In addition, the City has established a Transportation Development fee that must be paid by the applicant prior to issuance of Building Permit Fees are used to fund roadway improvements necessary to support adequate traffic circulation No impacts are anticipated b) The Rancho Cucamonga Traffic Model estimates that each single-family detached dwelling unit will generate 4 two-way peak hour trips daily In November 2004, San Bernardino County voters passed the Measure I extension which requires local turisdictions to impose appropriate fees on development for their fair share toward regional transportation improvement protects On May 18, 2005, the City of Rancho Cucamonga adopted a Comprehensive Transportation Fee Schedule updating these Development Impact Fees As a result, the San Bernardino County Congestion Management Agency waived the Congestion Management Plan (CMP) Traffic Impact Analysis reporting requirement This protect will be required, as a condition of approval, to pay the adopted Transportation Development Fee prior to issuance of a Building Permit The protect is in an area that is mostly developed with all street improvements existing The protect will not negatively impact the level of service standards on adtacent arterials The protect will be required to provide street improvements (curb, gutter and sidewalk) along the street frontage of the site No impacts are anticipated c) Located approximately 7 miles northerly of the Ontario Airport, the site is offset north of the flight path and will not change air traffic patterns No impacts are anticipated d) The protect is m an area that is mostly developed The protect will be required to provide street improvements (curb, gutter and sidewalk) along the street frontage of the site The protect design does not include any sharp curves or dangerous intersections or farming uses The protect will, therefore, not create a substantial increase in hazards because of a design feature No impacts are anticipated e) Rev 5/24/06 The protect will be designed to provide access for all emergency vehicles and will, therefore, not create an inadequate emergency access No impacts are anticipated • • B 50 Initial Study for S U BTT 18210 • City of Rancho Cucamonga Page 25 Less Than Significant Less Issues and Su ortin Information Sources pp g Potentially Sgni6cant w~tn Mitigation Than Signdicant No Impact Incorporated Impact Impact f) The project design has adequate parking in compliance with standards of the Rancho Cucamonga Development Code and will therefore not create an inadequate parking capacity No impacts are anticipated g) The project design includes, or the protect will be conditioned to provide, features supporting transportation and vehicle trip reduction (e g ,bus bays, bicycle racks, carpool parking, etc ) • 16 UTILITIES AND SERVICE SYSTEMS Would the protect a) Exceed wastewater treatment requirements of the () () () (/) applicable Regional Water Quality Control Board b) Require or result in the construction of new water or () () () (/) wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects c) Require or result in the construction of new storm () () () (/) water drainage facilities or expansion of existing faalities, the construction of which could cause significant environmental effects ~ d) Have sufficient water supplies available to serve the () () () (/) project from existing entitlements and resources, or are new or expanded entitlements needed e) Result in a determination by the wastewater treatment () () () (/) provider, which serves or may serve the protect, that it has adequate capacity to serve the project's protected demand in addition to the provider's existing commitments f) Be served by a landfill with sufficient permitted () () () (/) capacity to accommodate the project's solid waste disposal needs g) Comply with Federal, State, and local statutes and () () () (/) regulations related to solid waste Comments a) The proposed project is served by the Cucamonga Valley Water District sewer system, which has waste treated by the Inland Empire Utilities Agency at the RP-4 treatment plant located within Rancho Cucamonga The project is required to meet the requirements of the Santa Ana Regional Water Quality Control Board regarding wastewater No impacts are anticipated b) The proposed project is served by the Cucamonga Valley Water District sewer system, which has waste treated by the Inland Empire Utilities Agency at the RP-4 treatment plant located within Rancho Cucamonga and RP-1 located within City of Ontario, neither of which is at capacity The project is required to meet the requirements of the Santa Ana • Regional Water Quality Control Board regarding wastewater No impacts are anticipated c) All runoff will be conveyed to existing storm drain faalities, which have been designed to handle the flows A Grading and Drainage Plan must be approved by the Building Official Rev 5/24/06 651 Initial Study for SUBTT18210 City of Rancho Cucamonga Page 26 Less Than Signihcant Less Issues and Su ortin Information Sources pp g Potentially Significant With Miugauon Than Significant No Impact Incorporated Impact Impact and City Engineer prior to issuance of Grading Permits The impact is not considered significant d) The project is served by the Cucamonga Valley Water District water system There is currently a sufficient water supply available to the City of Rancho Cucamonga to serve this project No impacts are anticipated e) The proposed project is served by the Cucamonga Valley Water District sewer system, which has waste treated by the Inland Empire Utilities Agency at the RP-4 treatment plant located within Rancho Cucamonga and RP-1 located within City of Ontario, neither of which are at capacity No impacts are anticipated f) Solid waste disposal will be provided by the current City contracted hauler who disposes the refuse at a permitted landfill with sufficient capacity to handle the City's solid waste disposal needs g) This protect complies with Federal, State, and local statutes and regulations regarding solid waste The City of Rancho Cucamonga continues to implement waste reduction procedures consistent with AB 939 Therefore, no impacts are anticipated 17 MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the () () () (/) quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the mayor periods of California history or prehistory b) Does the protect have impacts that are individually () () () (/) limited, but cumulatively considerable ("Cumulatively considerable" means that the incremental effects of a protect are considerable when viewed in connection with the effects of past protects, the effects of other current protects, and the effects of probable future protects) c) Does the protect have environmental effects that will () () () (/) cause substantial adverse effects on human beings, either directly or indirectly Comments a) The site is not located in an area of sensitive biological resources as identified on the City of Rancho Cucamonga General Plan Exhibit IV-3 Additionally, the area surrounding the site is developed Based on previous development and street improvements, it is unlikely that any endangered or rare species would inhabit the site b) If the proposed protect were approved, then the applicant would be required to develop the site in accordance with the City of Rancho Cucamonga General Plan The Rev 5/24/06 • • B 52 Initial Study for SUBTT18210 City of Rancho Cucamonga Page 27 2001 General Plan was adopted along with the certification of a Program FEIR, Findings of Fact, and a Statement of Overriding Considerations for significant adverse environmental effects of build-out in the City and Sphere of Influence The City made findings that adoption of the General Plan would result in significant adverse effects to aggregate resources, prime farmland, air quality, the acoustical environment, library services, and aesthetics and visual resources Mitigation measures were adopted for each of these resources, however, they would not reduce impacts to less-than-significant levels As such, the City adopted a Statement of Overriding Considerations balancing the benefits of development under the General Plan Update against the significant unavoidable adverse impacts (CEQA Guidelines Section 15092 and 15096(h)) These benefits include less overall traffic volumes by developing mixed-use projects that will be pedestrian friendly and conservation of valuable natural open space With these findings and the Statement of Overriding Considerations, no further discussion or evaluation of cumulative impacts is required c) Development of the site under the proposed land use change would not cause substantial adverse effects on human beings, either directly or indirectly The Initial Study identifies construction-related emissions of criteria pollutants as having a potentially significant impact Proposed mitigation measures would further reduce emission levels Additionally, impacts resulting from air quality would be short-term and would cease once construction activities were completed The Initial Study identified potentially significant impacts associated with the exposure of people to increased noise levels Mitigation measures contained in this Initial Study will ensure impacts are at less-than-significant levels • EARLIER ANALYSES Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or Negative Declaration per Section 15063(c)(3)(D) The effects identified above for this project were within the scope of and adequately analyzed in the following earlier document(s) pursuant to applicable legal standards, and such effects were addressed by mitigation measures based on the earlier analysis The following earlier analyses were utilized in completing this Initial Study and are available for review in the City of Rancho Cucamonga, Planning Division offices, 10500 Civic Center Drive (check all that apply) (T) General Plan FEIR (SCH#2000061027, Certified October 17, 2001) (T) Master Environmental Assessment for the 1989 General Pian Update (SCH #88020115, certified January 4, 1989) (T) Etiwanda Specific Plan EIR (SCH #82061801, certified July 6, 1983) • Rev 5/24/06 B 53 Initial Study for City of Rancho Cucamonga SUBTT18210 Page 28 APPLICANT CERTIFICATION I certify that I am the applicant for the protect described in this Initial Study I acknowledge that I have read this Initial Study and the proposed mitigation measures Further, I have revised the protect plans or proposals and/or hereby agree to the proposed mitigation measures to avoid the effects or mitigate the effects to a point where clearly no significant environmental effects would occur Applicant's Signature ,~~ - ` ~ Date G ~S Print Name and Title /~s d.~~ ~i Rev 5/24/06 B 54 ~ `. `~_ City of Rancho Cucamonga '~~ ~' " ° ~ MITIGATED NEGATIVE DECLARATION ry The follow-ng Mitigated Negative Declarat-on -s be-ng c-rculated for publ-c review -n accordance w-th the Cal-fornia Env-ronmenta/ Quality Act Section 21091 and 21092 of the Public Resources Code • • Protect File No TENTATIVE TRACT MAP SUBTT18210 Public Review Period Closes March 28, 2007 Project Name Project Applicant Mark Allison Project Location (also see attached map) Located on the south side of Banyan Street and Etiwanda Avenue and Greenwood Place - APN 0225-171-01 Project Description A request to subdivide 4 89 acres into 7 lots for the purpose of developing single-family homes in the Very Low Residential zoning district FINDING This is to advise that the City of Rancho Cucamonga, acting as the lead agency, has conducted an Initial Study to determine if the protect may have a significant effect on the environment and is proposing this Mitigated Negative Declaration based upon the following finding The Initial Study identified potentially significant effects but (1) Revisions in the project plans or proposals made or agreed to by the applicant before this proposed Mitigated Negative Declaration was released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur, and (2) There is no substantial evidence before the agency that the protect, as revised, may have a significant effect on the environment If adopted, the Mitigated Negative Declaration means that an Environmental Impact Report will not be required The factual and analytical basis for this finding is included in the attached initial Study The project file and all related documents are available for review at the City of Rancho Cucamonga Planning Department at 10500 Civic Center Drive (909) 477-2750 or Fax (909) 477- 2847 NOTICE The public is invited to comment on the proposed Mitigated Negative Declaration during the review period March 28, 2007 Date of Determination Adopted By B 55 RESOLUTION NO 07-12 • A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP SUBTT18210, A REQUEST TO SUBDIVIDE 4 89 ACRES OF LAND INTO 7 LOTS FOR THE PURPOSE OF DEVELOPING SINGLE-FAMILY HOMES IN THE VERY LOW RESIDENTIAL DISTRICT (1-2 DWELLING UNITS PER ACRE), LOCATED ON THE SOUTH SIDE OF BANYAN STREET BETWEEN GREENWOOD PLACE AND ETIWANDA AVENUE, AND MAKING FINDINGS IN SUPPORT THEREOF- APN 0225-171-04 A Recitals 1 Mark Allison filed an application for the approval of Tentative Tract Map SUBTT18210, as described in the title of this Resolution Hereinafter in this Resolution, the subtect Tentative Tract Map request is referred to as "the application " 2 On the 28th day of March 2007, 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 Ali legal prerequisites prior to the adoption of this Resolution have occurred B Resolution • NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows 1 This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct 2 Based upon the substantial evidence presented to this Commission during the above-referenced public hearing on March 28, 2007, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows a The application applies to the property located on the south side of Banyan Street between Greenwood Place and Etiwanda Avenue, and b The subtect property is within the Etiwanda Specific Plan and the Equestrian Overlay District The site slopes from north to south and has two short sections of Eucalyptus windrows that run from east to west near the center of the lot and along the north property line of the site, and c The protect is surrounded by single-family residential development to the south, east, and west The lots to north of the site, across Banyan Street, are undeveloped single-family residential zoned lots, and d The application is to subdivide approximately 4 89 acres of land into 7 lots consisting of the following square footages, and • B 56 PLANNING COMMISSION RESOLUTION NO 07-12 TENTATIVE TRACT MAP SUBTT18210 -MARK ALLISON March 28, 2007 Page 2 • Lot 1 26,155 square feet Lot 2 24,735 square feet Lot 3 24,830 square feet Lot 4 24,670 square feet Lot 5 22,620 square feet Lot 6 22,610 square feet Lot 7 33,050 square feet Average Lot Size 25,524 square feet e The average lot size is 25,524 square feet which exceeds the 25,000 square foot average required in the Very Low Residential Distract of the Etiwanda Specific Plan, and f Access to all lots will be from a new cul-de-sac off Banyan Street The project includes the development of a local feeder trail at the rear of each lot In addition, a Community Trail is proposed across the frontage of Lot 1 on the south side of Banyan Street 3 Based upon the substantial evidence presented to this Commission dunng the above referenced public hearing and upon the specificfindings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows a The tentative tract map is consistent with the General Pian, Development Code, • and any applicable specific plans, and b The design or improvements of the tentative tract map is consistent with the General Plan, Development Code, and any applicable specific plans, and c The site is physically suitable for the type of development proposed, and d The design of the subdivision is not likely to cause substantial environmental damage and avoidable inJury to humans and wildlife or their habitat, and e The tentative tract map is not likely to cause serious public health problems, and f The design of the tentative tract map will not conflict with any easement acquired by the public at large, now of record, for access through or use of the property within the proposed subdivision 4 Based upon the facts and information contained in the proposed Mitigated Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment and adopts a Mitigated Negative Declaration and Monitoring Program attached hereto, and incorporated herein by this reference, based upon the findings as follows a Pursuant to the California Environmental Quality Act ("CEQA")and the City's local . CEQA Guidelines, the City staff prepared an Initial Study of the potential environmental effects of the project Based on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation measures, there would be no substantial evidence that the project would B 57 PLANNING COMMISSION RESOLUTION NO 07-12 TENTATIVE TRACT MAP SUBTT18210 -MARK ALLISON March 28, 2007 • Page 3 have a significant effect on the environment Based on that determination, a Mitigated Negative Declaration was prepared Thereafter, the City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration b The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration and, based on the whole record before it, finds (i) that the Mitigated Negative Declaration was prepared in compliance with CEQA, and (ii) that, based on the imposition of mitigation measures, there is no substantial evidence that the protect will have a significant effect on the environment The Planning Commission further finds that the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission Based on these findings, the Planning Commission hereby adopts the Mitigated Negative Declaration c The Planning Commission has also reviewed and considered the Mitigation Monitoring Program for the project that has been prepared pursuant to the requirements of Public Resources Code Section 21081 6 and finds that such program is designed to ensure compliance with the mitigation measures during project implementation The Planning Commission therefore adopts the Mitigation Monitoring Program for the project d The custodian of records for the Initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program and all other materials which constitute the record of proceedings upon which the Planning Commission's decision is based is the Planning Director of the City of • Rancho Cucamonga Those documents are available for public review in the Planning Department of the City of Rancho Cucamonga located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730, telephone (909) 477-2750 5 Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth below and in the Standard Conditions, attached hereto and incorporated herein by this reference Planning Department 1) All perimeter walls shall be decorative and have a uniform design which is compatible with those m the area 2) Tree Removal Permit DRC2006-00765 is hereby approved forthe removal of 46 Eucalyptus trees All Eucalyptus windrow trees identified for removal shall be replaced with 15-gallon Eucalyptus maculata (Spotted Gum) trees, 8 feet on center, as required by the City's Tree Preservation Ordinance and Etiwanda Specific Plan 3) Because of Borer beetle infestation, all Eucalyptus tree wood shall be chipped, removed, and buried at a dump site or tarped to the ground for a minimum of 6 months, sealing the tarp edges with soil, to prevent emerging Borer beetles from reinfestmg other trees or wood The movement of Eucalyptus wood containing live Borer beetles, or their larvae, in trucks or trailers is prohibited by State law pursuant to Public Resources Code 4714 5 4) Improve a Community Trail within the parkway of Banyan Avenue per City standard 1003 (Front-On) B 58 PLANNING COMMISSION RESOLUTION NO 07-12 TENTATIVE TRACT MAP SUBTT18210 -MARK ALLISON March 28, 2007 Page 4 5) Provide a minimum 15-foot wide improved Local Feeder Equestrian Trail easement at the rear of each lot 6) Create a drive approach adjacent to the west property line along Banyan Avenue in order to provide a vehicle access point to the private equestrian trail for the purpose of servicing the equestrian uses 7) Any drainage structures shall be located outside of the Local Feeder Trail easements 8) The proposed v-gutter along the west property line shall have a maximum depth of 6 inches m order to prevent in~unes to equestrian users 9) Provide a Feeder Trail 20 feet to 15 feet Transition Vehicle Gate, a City Standard "Unauthorized Vehicles Prohibited" sign, and a side step through for horse access per City standard 1006-B at the entrance of the private equestrian trail easement along Banyan Street 10) Install minimum 10-foot wide decorative gates at the rear of each lot in order to provide access to the private equestrian trail easement 11) The trail surface shall be decomposed granite with a minimum 4-inch • base Prior to installation of surface material, remove rocks and debris and grade surface smooth Engineering Department 1) Banyan Street frontage improvements to be in accordance with City "Collector" standards and the Etiwanda Specific Plan including but not limited to the following a) Install Community Trail improvements, street trees, and landscaping per City Standards and match the existing improvements and landscaping west of Greenwood Place The 3-foot landscaping and irrigation area along the side yard of Lot 1 shall be privately maintained Plans for these areas shall be reviewed and approved by the Planning Department with the exception of street trees b) Protect the existing curb and gutter or repair as required c) Provide 5800 Lumens HPSV street lights, access ramps, and street trees d) Provide traffic signing and striping, as required e) Provide R26(s) "No Stopping Anytime" signs • 2) Street "A" improvements to be in accordance with City "Local Street" standards as required and including B 59 PLANNING COMMISSION RESOLUTION NO 07-12 TENTATIVE TRACT MAP SUBTT18210 -MARK ALLISON March 28, 2007 • Page 5 a) Provide a c pavement, curb and gutter, sidewalk, street trees and drive approaches b) Provide 5800 Lumens HPSV street lights c) Provide traffic signing and striping, as required d) The easterly parkway of Street "A" shall be rockscaped per City Standards e) The sidewalk shall be extended up to the easterly portion of Lot 7 3) The existing overhead utilities (telecommunications and electrical) on the project side of Banyan Street shall be undergrounded from the first pole off-site of the west project boundary to the first pole off-site of the east project boundary, prior to public improvement acceptance or occupancy, whichever occurs first All services crossing Banyan Street shall also be undergrounded The developer may request a reimbursement agreement to recover one-half the City adopted costs for undergrounding from future development as it occurs on the opposite side of the street If the developer fails to submit for said reimbursement agreement within 6 months of the public improvements • being accepted by the City, all rights for the developer to reimbursement shall be terminated 4) An m-lieu fee as reimbursement for the previously constructed frontage improvements on Banyan Street (formerly Summit Avenue) shall be paid to the City prior to final map approval or prior to issuance of building permits, whichever comes first The fee shall be in conformance with the approved Frontage Improvements Agreement SRA-26 The amount for APN 225-171-04 is $ 19,242 08 plus 10 percent interest per year from the approval of the agreement (March 20, 2002) 5) The Water Quality Management Plan (WQMP) submitted with the tentative tract map application has been reviewed and found to be substantially complete Include the Best Management practices (BMPs) identified in the plan on the Grading Plans when submitted for technical plan check Environmental Mitigation Air Quality 1) Ail construction equipment shall be maintained in good operating condition so as to reduce operational emissions The contractor shall ensure that all construction equipment is being properly serviced and maintained as per manufacturers'specifications Ma-ntenance records shall be available at the construction site for City verification B 60 PLANNING COMMISSION RESOLUTION NO 07-12 TENTATIVE TRACT MAP SUBTT18210 -MARK ALLISON March 28, 2007 Page 6 2) Prior to the issuance of any Grading Permits, the developer shall submit construction plans to City denoting the proposed schedule and projected equipment use Construction contractors shall provide evidence that low-emission mobile construction equipment will be utilized, or that their use was investigated and found to be infeasible for the project Contractors shall also conform to any construction measures imposed by the South Coast Air Quality Management District (SCAQMD) as well as City Planning Staff 3) All paints and coatings shall meet or exceed performance standards noted in SCAQMD Rule 1113 Paints and coatings shall be applied either by hand orhigh-volume, low-pressure spray 4) All asphalt shall meet or exceed performance standards noted in SCAQMD Rule 1108 5) Ali construction equipment shall comply with SCAQMD Rules 402 and 403 Additionally, contractors shall include the following provisions • Reestablish ground cover on the construction site through seeding and watering • Pave or apply gravel to any on-site haul roads • • Phase grading to prevent the susceptibility of large areas to erosion over extended periods of time • Schedule activities to minimize the amounts of exposed excavated soil during and after the end of work periods • Dispose of surplus excavated material in accordance with local ordinances and use sound engineering practices • Sweep streets according to a schedule established by the City if silt is carried over to adjacent public thoroughfares or occurs as a result of hauling Timing may vary depending upon time of year of construction • Suspend grading operations during high winds (i a ,wind speeds exceeding 25 mph) in accordance with Rule 403 requirements • Maintain a minimum 24-inch freeboard ratio on soils haul trucks or cover payloads using tarps or other suitable means 6) The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and Regional Water Quality Control Board [RWQCB]) daily to reduce Fine Particulate Matter (PM,o) emissions, in accordance with SCAQMD Rule 403 7) Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PM10 emissions 661 PLANNING COMMISSION RESOLUTION NO 07-12 TENTATIVE TRACT MAP SUBTT18210 -MARK ALLISON March 28, 2007 • Page 7 8) The construction contractor shall utilize electric or clean alternative fuel-powered equipment where feasible 9) The construction contractor shall ensure that construction-grading plans include a statement that work crews will shut off equipment when not in use 10) All residential and commercial structures shall be required to incorporate high-efficiency/low-polluting heating, air conditioning, appliances, and water heaters 11) All residential and commercial structures shall be required to incorporate thermal pane windows and weather-stripping Biological Resources 1) The existing eucalyptus windrows shall be replaced by the future developers of the lots with Eucalyptus maculata (spotted gum) to meet the windrow planting requirement outlined in the Etiwanda Specific Plan The new windrow plantings shall be generally guided by the established 330-foot by 660-foot grid pattern, and be planted in the required 5-foot streetscape landscape area along the south side of • Banyan Street and along the south and west property lines The trees shall be 15-gallon size, staked and irrigated and planted on center in a windrow pattern at a rate of one tree per 8 liner feet of property line Cultural Resources 1) If any prehistoric archaeological resources are encountered before or during grading, the developer will retain a qualified archaeologist to monitor construction activities, to take appropriate measures to protect or preserve them for study With the assistance of the archaeologist, the City of Rancho Cucamonga will • Enact interim measures to protect undesignated sites from demolition or significant modification without an opportunity for the City to establish its archaeological value • Consider establishing provisions to require incorporation of archaeological sites within new developments, using their special qualities as a theme or focal point • Pursue educating the public about the archaeological heritage of the area • Propose mitigation measures and recommend conditions of approval to eliminate adverse project effects on significant, important, and unique prehistoric resources, following appropriate CEQA guidelines • Prepare a technical resources management report, documenting the inventory, evaluation, and proposed mitigation of resources B -62 PLANNING COMMISSION RESOLUTION NO 07-12 TENTATIVE TRACT MAP SUBTT18210 -MARK ALLISON March 28, 2007 Page 8 within the project area Submit one copy of the completed report with original illustrations, to the San Bernardino County Archaeological Information Center for permanent archiving 2) If any paleontological resource (i a plant or animal fossils) are encountered before or during grading, the developer will retain a qualified paleontologist to monitor construction activities, to take appropriate measures to protect or preserve them for study The paleontologist shall submit a report of findings that will also provide specific recommendations regarding further mitigation measures (i e , paleontological monitoring) that may be appropriate Where mitigation monitoring is appropriate, the program must include, but not be limited to, the following measures • Assign a paleontological monitor, trained and equipped to allow the rapid removal of fossils with minimal construction delay, to the site full-time during the interval of earth-disturbing activities • Should fossils be found within an area being cleared or graded, divert earth-disturbing activities elsewhere until the monitor has completed salvage If construction personnel make the discovery, the grading contractor should immediately divert construction and notify the monitor of the find • Prepare, identify, and curate ail recovered fossils for • documentation m the summary report and transfer to an appropriate depository (i a ,San Bernardino County Museum) • Submit summary report to City of Rancho Cucamonga Transfer collected specimens with a copy of the report to San Bernardino County Museum Geology and Sods 1) The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and Regional Water Quality Control Board (RWQCB) daily to reduce PMio emissions, m accordance with SCAQMD Rule 403 or re-planted with drought resistant landscaping as soon as possible 2) Frontage public streets shall be swept according to a schedule established by the City to reduce PM,o emissions associated with vehicle tracking of soil off-site Timing may vary depending upon the time of year of construction 3) Grading operations shall be suspended when wind speeds exceed 25 mph to minimize PM,o emissions from the site during such episodes 4) Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall • be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PM,o emissions B 63 PLANNING COMMISSION RESOLUTION NO 07-12 TENTATIVE TRACT MAP SUBTT18210 -MARK ALLISON March 28, 2007 • Page 9 Hydrology and Water 1) Prior to issuance of Grading Permits, the permit applicant shall submit to Building Official for approval, Storm Water Pollution Prevention Plan (SWPPP) speafically identifying Best Management Practices (BMPs) that shall be used on-site to reduce pollutants during construction activities entering the storm drain system to the maximum extent practical 2) An Erosion Control Plan shall be prepared, included in grading plan, and implemented for the proposed project that identifies specific measures to control on-site and off-site erosion from the time ground disturbing activities are initiated through completion of grading This Erosion Control Plan shall include the following measures at a minimum a) Specify the timing of grading and construction to minimize soil exposure to rainy periods experienced in southern California, and b) An inspection and maintenance program shall be included to ensure that any erosion which does occur either on-site or off-site as a result of this project will be corrected through a remediation or restoration program within a specified time frame 3) During construction, temporary berms such as sandbags or gravel • dikes must be used to prevent discharge of debris or sediment from the site when there is rainfall or other runoff 4) During construction, to remove pollutants, street cleaning will be performed prior to storm events and after the use of water trucks to control dust in order to prevent discharge of debris or sediment from the site Post- Construction Operational 5) The developer shall implement the BMPs identified m the Water Quality Management Plan prepared by Green Tree Environmental Management on August 1, 2006, to reduce pollutants after construction entering the storm drain system to the maximum extent practical 6) Landscaping plans shall include provisions for controlling and minimizing the use of fertilizers/pesticides/herbicides Landscaped areas shall be monitored and maintained for at least two years to ensure adequate coverage and stable growth Plans for these areas, including monitoring provisions for a minimum of two years, shall be submitted to the City for review and approval prior to the issuance of Grading Permits 7) Rooftop run-off shall be captured m the adjacent landscaped yard areas, which will then infiltrate the run off, thus decreasing the site • run-off 8) Pnor to issuance of Building Permits, the applicant shall submit to the City Engineer for approval of a Water Quality Management Plan B 64 PLANNING COMMISSION RESOLUTION NO 07-12 TENTATIVE TRACT MAP SUBTT18210 -MARK ALLISON March 28, 2007 Page 10 (WQMP), including a project description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable The WQMP shall identify the structural and non-structural measures consistent with the Guidelines for New Development and Redevelopment adopted by the City of Rancho Cucamonga in June 2004 9) Prior to issuance of Grading or Paving Permits, applicant shall obtain a Notice of Intent (NOI) to comply with obtaining coverage under the National Pollutant Discharge Elimination System (NPDES) General Construction Storm Water Permit from the State Water Resources Control Board Evidence that this has been obtained (i e , a copy of the Waste Discharger's Identification Number) shall be submitted to the City Building Official for coverage under the NPDES General Construction Permit Noise 1) Construction or grading shall not take place between the hours of 8 00 p m and 6 30 a m on weekdays, including Saturday, or at any time on Sunday or a national holiday 2) Construction or grading noise levels shall not exceed the standards • specified in Development Code Section 17 02 120-D, as measured at the property line Developer shall hire a consultant to perform weekly noise level monitoring as specified in Development Code Section 17 02 120 Monitoring at other times may be required by the Building Official Said consultant shall report their findings to the Building Official within 24 hours, however, if noise levels exceed the above standards, then the consultant shall immediately notify the Budding Official If noise levels exceed the above standards, then construction activities shall be reduced in intensity to a level of compliance with above noise standards or halted 3) The perimeter block wall shall be constructed as early as possible in first phase 4) Haul truck deliveries shall not take place between the hours of 8 00 p m and 6 30 a m on weekdays, including Saturday, or at any time on Sunday or a national holiday Additionally, if heavy trucks used for hauling would exceed 100 daily trips (counting both to and from the construction site), then the developer shall prepare a noise mitigation plan denoting any construction traffic haul routes To the extent feasible, the plan shall denote haul routes that do not pass sensitive land uses or residential dwellings • B 65 PLANNING COMMISSION RESOLUTION NO 07-12 TENTATIVE TRACT MAP SUBTT18210 -MARK ALLISON March 28, 2007 • Page 11 6 The Secretary to this Commission shall certify to the adoption of this Resolution APPROVED AND ADOPTED THIS 28TH DAY OF MARCH 2007 PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY Pam Stewart, Chairman ATTEST James R Troyer, AICP, Secretary I, James R Troyer, AICP, 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 28th day of March 2007, by the following vote-to-wit • AYES COMMISSIONERS NOES COMMISSIONERS ABSENT COMMISSIONERS • B 66 • City of Rancho Cucamonga „ ,. ~ 1=`~'' ~:=~ _~' Project File No SUBTT18210 MITIGATION MONITORING PROGRAM This Mitigation Monitoring Program (MMP) has been prepared for use in implementing the mitigation measures identified in the Mitigated Negative Declaration fortheabove-listed project This program has been prepared in compliance with State law to ensure that adopted mitigation measures are implemented (Section 21081 6 of the Public Resources Code) Program Components -This MMP contains the following elements 1 Conditions of approval that act as impact mitigation measures are recorded with the action and the procedure necessary to ensure compliance The mitigation measure conditions of approval are contained in the adopted Resolution of Approval for the project 2 A procedure of compliance and verification has been outlined for each action necessary This procedure designates who will take action, what action will be taken and when, and to whom and when compliance will be reported 3 The MMP has been designed to provide focused, yet flexible guidelines As monitoring progresses, changes to compliance procedures may be necessary based upon recommendations by those responsible for the program Program Management -The MMP will be in place through all phases of the project The project planner, assigned by the City Planner, shall coordinate enforcement of the MMP The project planner oversees the MMP and reviews the Reporting Forms to ensure they are filled out correctly and proper action is taken on each mitigation Each City department shall ensure compliance of the conditions (mitigation) that relate to that department Procedures -The following steps will be followed by the City of Rancho Cucamonga 1 A fee covering all costs and expenses, including any consultants' fees, incurred by the City in performing monitoring or reporting programs shall be charged to the applicant 2 A MMP Reporting Form will be prepared for each potentially significant impact and its corresponding mitigation measure identified in the Mitigation Monitoring Checklist, attached hereto This procedure designates who will take action, what action will betaken and when, and to whom and when compliance will be reported All monitoring and reporting documentation will be kept in the project file with the department having the original authority for processing 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 Dnve Rancho Cucamonga, CA 91730 B 67 Mitigation Monitoring Program SU BTT 18210 Page 2 3 Appropriate specialists will be retained if technical expertise beyond the City staff's is needed, as determined by the project planner or responsible City department, to monitor specific mitigation activities and provide appropriate written approvals to the project planner 4 The project planner or responsible City department will approve, by signature and date, the completion of each action item that was identified on the MMP Reporting Form After each measure is verified for compliance, no further action is required for the specific phase of development 5 Ail MMP Reporting Forms for an impact issue requiring no further monitoring will be signed off as completed by the project planner or responsible City department at the bottom of the MMP Reporting Form 6 Unanticipated circumstances may arise requiring the refinement or addition of mitigation measures The project planner is responsible for approving any such refinements or additions An MMP Reporting Form will be completed by the project planner or responsible City department and a copy provided to the appropriate design, construction, or operational personnel • 7 The project planner or responsible City department 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 project planner or responsible City department also has the authority to hold certificates of occupancies if compliance with a mitigation measure attached hereto is not occurring The project planner or responsible City department has the authority to • hold issuance of a business license until all mitigation measures are implemented 8 Any conditions (mitigation) that require monitoring after project completion shall be the responsibility of the City of Rancho Cucamonga Planning Division The Division shall require the applicant to post any necessary funds (or other forms of guarantee) with the City These funds shall be used by the City to retain consultants and/or pay for City staff time to monitor and report on the mitigation measure for the required period of time 9 In those instances requiring long-term project monitoring, the applicant shall provide the City with a plan for monitoring the mitigation activities at the project site and reporting the monitoring results to the City Said plan shall identify the reporter as an individual qualified to know whether the particular mitigation measure has been implemented The monitoring/reporting plan shall conform to the City's MMP and shall be approved by the Community Development Director or City Planner prior to the issuance of building permits • B 68 • • Q a J _Q ~_ Z \~ ''~^ v/ J Y W 2 U Z OC O F- Z O G /Q _V G ~D O O N T M ~ a Q r T m ~ Q O ~ z a ~ ~ _ ~ ++ V ~ ~_ ~ L = a _ N N N N N ' a U a a a , ~~E ~~ £_ C C C C C (~ (ff c0 C~ (~ ~ ~ d d Q Q Q ~ s k~ O O O O O Q~ Q~ Q~ Q~ LL LL LL ~ L.L . . ~f U U U m U ~, ~~_ o m 0 0 0 0 0 a. ~ ~ m m _r 'O "p O O~ f~ C C L O ,~>,, a O C U .~ C~ >, .C O -O O c~ U 0= "= -O ~ O r O to ~ ~ r L v C ~ L ~ U CSS ~ L O 0...~~. ~ d ~ ~ ~ N O ~ ~ 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O ~ ~ C7 U ~ ~ N -p -a -a Y 0 0 U O L L L >> > _C Y O ++ L L_ L_ d CiS ~ (6 C ~ ~ ~ O U ~ ~ U V) N ('7 V LO CD I~ C ro a m -o m U o w Q r o ~ a Q aai O ;~ ~_ ~ V c E m °- U ~ E L O O ~ U L 7 ~ a ~ ~ U 4.. ~ C ~ (U CU o Q U is p in ~ c n c L ~ . a~ O O a cn ~2 Q m U ~ c a~ a >, V o c 0 C CU C U d ~ ~ i Q U (~ d 3 ~ o c LL Z ~ U ~ m C1 ~ o U ~ o a ~ ~ p ' w F - °' o m O ~ o O U a ~ ~ ~ ~ c O O O 2.- Q m U ~ w (U N C m N (U a O O U O °~ a~ c CU c CT N C (U E ~' c °-' m a ~ m ~ ~, o p o m `o aNi -° ~ a> ~ f O ~ Q ~ O [6 ~ CU a ~ ~, ~ ~ Q~ ~ 0 m C O ~ o .Q E m m m U °-' C E w ' ~ U O U ~ o >' O ~ o °' ~ o o ~ 0 0 0 ~ U ~ U m ~ ~ N C O R Q Q N Y U d t U O A Y .,-.. O • • B 76 ~~ _~: ~~;: _; .__,-. ~.:.~~_ COMMUNITY DEVELOPMENT DEPARTMENT STANDARD CONDITIONS PROJECT #. SUBTT18210 SUBJECT: 7 LOT TRACT MAP APPLICANT: MARK ALLISON LOCATION SOUTH SIDE OF BANYAN STREET BETWEEN ETIWANDA AVENUE AND GREENWOOD PLACE ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. APPLICANT SHALL CONTACT THE PLANNING DEPARTMENT, (909) 477-2750, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS General Requirements ~' 1 The a licant shall a ree to defend at his sole ex ense an action brou ht a ainst the Clt Its pP 9 P Y 9 9 Y~ agents, officers, or employees, because of the Issuance of such approval, or in the alternative, to relinquish such approval The applicant shall reimburse the Clty, Its agents, officers, or employees, for any Court costs and attorney's fees which the Clty, Its agents, officers, or employees may be required by a court to pay as a result of such action The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his obligations under this condition 2 Copies of the signed Planning Commission Resolution of Approval No 07-12, Standard Conditions, and all environmental mitigations shall be included on the plans (full size) The sheet(s) are for information only to ail parties involved In the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect 3 The applicant shall be required to pay any applicable Fish and Game fees as shown below The project planner will confirm which fees apply to this protect All checks are to be made payable to the Clerk of the Board Supervisors and submitted to the Planning Commission Secretary prior to the Planning Commission or Planning Director hearing a) Notice of Exemption - $50 b) Notice of Determination - $50 c) Negative Declaration - $ 1,850 X d) Environmental Impact Report - $2,550 ~C-1-05 I \PLANNING\FINAL\PLNGCOMM\2007 Res & Stf Rpt\SUBTT18210StdCond 3 28 doc Completion Date -/_~ -/-/. -/-/. B 77 Project No SUBTT18210 Completion Date B Time Limits 1 Thls tentative tract map shall expire, unless extended by the Planning Commission, unless a _/_/_ • complete final map is filed with the City Engineer within 3 years from the date of the approval C. Site Development 1 The site shall be developed and maintained in accordance with the approved plans which include _/_/_ Site Plans and grading on file In the Planning Department, the conditions contained herein, Development Code regulations and the Etiwanda Specific Plan 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 Planning Director 3 Revised site plans and all Conditions of Approval shall be submitted for Planning Director review _/ /_ and approval prior to the issuance of building permits 4 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 5 Approval of this request shall not waive compliance with all sections of the Development Code, all _/_/_ other applicable City Ordinances, and applicable Community or Specific Plans in effect at the time of building permit Issuance 6 All ground-mounted utility appurtenances such as transformers, AC condensers, etc ,shall be _/_/_ located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berming, and/or landscaping to the satisfaction of the Planning Director For single-family residential developments, transformers shall be placed In underground vaults • 7 Street names shall be submitted for Planning Director review and approval in accordance with the _/_/_ adopted Street Naming Policy prior to approval of the final map 8 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 Planning Director 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 a Local Feeder Trails (i e ,private equestrian easements) shall, at a minimum, be fenced _/_/_ with two-rail, 4-inch lodgepole "peeler" logs to define both sides of the easement, however, developer may upgrade to an alternate fence material b Local Feeder Trail entrances shall also provide access for service vehicles, such as _/_/_ veterinarians or hay deliveries, including a 12-foot minimum drive approach Entrance shall be gated provided that equestrian access Is maintained through step-throughs c Local Feeder Trail grades shall not exceed 0 5% at the downstream end of a trail fora _/_/_ distance of 25 feet behind the public right-of-way line to prohibit trail debris from reaching the street Drainage devices may be required by the Building Official d Provide a 24-foot by 24-foot corral area in the rear yard Grade access from corral to trail _/_/_ with a maximum slope of 5 1 and a minimum width of 10 feet • 2 \PLANNING\FINAL\PLNGCOMM\2007 Res & Stf Rpt\SUBTT18210StdCond 3-28 doc B 78 Project No SUBTT18210 Completion Date 9 All parkways, open areas, and landscaping shall be permanently maintained by the property owner, homeowners' association, or other means acceptable to the Clty Proof of this landscape • maintenance shall be submitted for Planning Director and Clty Engineer review and approved prior to the issuance of building permits 10 The developer shall submit a construction access plan and schedule for the development of all lots for Planning Director and City Engineer approval, including, but not limited to, public notice requirements, special street posting, phone listing for community concerns, hours of construction activity, dust control measures, and security fencing 11 Six-foot decorative block walls shall be constructed along the project perimeter If a double wall condition would result, the developer shall make a good faith effort to work with the adjoining property owners to provide a single wall Developer shall notify, by mail, all contiguous property owner at least 30 days prior to the removal of any existing walls/ fences along the project's perimeter 12 Construct block walls between homes (i a ,along interior side and rear property lines), rather than wood fencing for permanence, durability, and design consistency 13 Access gates to the rear yards shall be constructed from a material more durable than wood gates Acceptable materials include, but are not limited to, wrought iron and PVC 14 For residential development, return walls and corner side walls shall be decorative masonry 15 On corner side yards, provide minimum 5-foot setback between walls/fences and sidewalk The 5-foot wall/fence setback and the parkway shall have landscape and Irrigation in addition to the required street trees Detailed landscape and irrigation plans shall be submitted for Planning Director review and approval prior to issuance of building permits The parkway landscaping Including trees, shrubs, ground covers and Irrigation shall be maintained by the property owner The developer shall provide each prospective buyer written notice of the parkway maintenance • requirement, in a standard format as determined by the Planning Director, prior to accepting a cash deposit on any property D. Landscaping 1 A detailed landscape and Irrigation plan, including slope planting and model home landscaping in the case of residential development, shall be prepared by a licensed landscape architect and submitted for Planning Director review and approval prior to the issuance of building permits or prior final map approval in the case of a custom lot subdivision 2 All private slopes of 5 feet or more 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 bythis 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 per each 150 sq ft 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 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 bythis section shall Include a permanent irrigation system to be installed by the developer prior to occupancy 4 For single-family residential development, all slope planting and Irrigation shall be continuously 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 Department to determine that they are in satisfactory condition 3 I \PLANNING\FINAL\PLNGCOMM\2007 Res & Stf Rpt\SUBTT18210StdCond 3-28 doc B 79 -/-/- -/-/- -/-/- -/-/ -/-~ -/-/- -/-/- _/-/. -/-/- -/-/- -/-/- Protect No SUBTT18210 Completion Date 5 Front yard and corner side yard landscaping and irrigation shall be required per the Development _/_/_ Code 6 Landscaping and irrigation systems required to be Installed within the public right-of-way on the _/_/_ • perimeter of this project area shall be continuously maintained by the developer 7 All walls shall be provided with decorative treatment If located in public maintenance areas, the _/_/_ design shall be coordinated with the Engineering Department 8 New windrow planting of Eucalyptus Maculata (Spotted Gum) is required at a ratio of 50 linear _/_/_ feet per acre The size, spacing, staking, and irrigation of these trees shall comply with the City's Tree Preservation Ordinance (RCMC 19 08 100) APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DEPARTMENT, (909) 477-2710, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS NOTE ANY REVISIONS MAY VOID THESE REQUIREMENTS AND NECESSITATE ADDITIONAL REVIEW(S) E. General Requirements 1 Submit five complete sets of plans including the following _/_/_ a Site/Plot Plan, b Foundation Plan, c Floor Plan, d Ceiling and Roof Framing Plan, e Electrical Plans (2 sets, detached) including the size of the main switch, number and size of service entrance conductors, panel schedules, and single line diagrams, • f Plumbing and Sewer Plans, Including isometrics, underground diagrams, water and waste diagram, sewer or septic system location, fixture units, gas piping, and heating and air conditioning, and g Planning Department Project Number (i e , SUBTT18210) clearly Identified on the outside of all plans 2 Submit two sets of structural calculations, energy conservation calculations, and a soils report _/_/_ Architect's/Engineer's stamp and "wet" signature are required prior to plan check submittal 3 Contractors must show proof of State and City licenses and Workers' Compensation coverage to _/_/_ the City prior to permit issuance 4 Separate permits are required for fencing and/or walls _/_/_ F. Site Development 1 Plans shall be submitted for plan check and approved prior to construction All plans shall be _/_/_ marked with the project file number (i e , SUBTT18210) The applicant shall comply with the latest adopted California Codes, and ail other applicable codes, ordinances, and regulations in effect at the time of permit application Contact the Building and Safety Department for availability of the Code Adoption Ordinance and applicable handouts 2 Prior to issuance of building permits for a new residential project or mayor addition, the applicant _/_/_ shall pay development fees at the established rate Such fees may include, but are not limited to City Beautification Fee, Park Fee, Drainage Fee, Transportation Development Fee, Permit and • 4 \PLANNING\FINAL\PLNGCOMM\2007 Res & Stf Rpt\SUBTT18210StdCond 3-28 doc B 80 Project No SUBTT18210 Completion Date Plan Check Fees, Construction and Demolition Diversion Program deposit and fees and School Fees Applicant shall provide a copy of the school fees receipt to the Building and Safety • Department prior to permit issuance 3 Street addresses shall be provided by the Building and Safety Official after tractlparcel map recordation and prior to issuance of building permits 4 Construction activity shall not occur between the hours of 8 00 p m and 6 30 a m Monday through Saturday, with no construction on Sunday or holidays G New Structures 1 Provide compliance with the California Building Code (CBC) for property line clearances considering use, area, and fire-resistiveness 2 Provide compliance with the California Building Code for required occupancy separations 3 Provide draft stops in attic areas, not to exceed 3,000 square feet, in accordance with CBC Section 1505 4 Exterior walls shall be constructed of the required fire rating in accordance with CBC Table 5-A 5 Openings in exterior walls shall be protected in accordance with CBC Table 5-A H. Grading 1 Grading of the subject property shall be in accordance with California Building Code, City Grading Standards, and accepted grading practices The final grading plan shall be in substantial conformance with the approved grading plan • 2 A soils report shall be prepared by a qualified engineer licensed by the State of California to perform such work 3 A geological report shall be prepared by a qualified engineer or geologist and submitted at the time of application for grading plan check 4 The final grading plan, appropriate certifications and compaction reports shall be completed, submitted, and approved by the Building and Safety Official prior to the issuance of building permits 5 A separate grading plan check submittal is required for all new construction projects and for existing buildings where improvements being proposed will generate 50 cubic yards or more of combined cut and fill The grading plan shall be prepared, stamped, and signed by a California registered Civil Engineer APPLICANT SHALL CONTACT THE ENGINEERING DEPARTMENT, (909) 477-2740, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS I. 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, traffic signal encroachment and maintenance, 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 reserved as shown on the plans and/or tentative map • 5 -/-/- / / ~I / / / / -/-/- / / / / -/-/- -/-/- / / -/-/- / / / / I \PLANNING\FINAL\PLNGCOMM\2007 Res & Stf Rpt\SUBTT18210StdCond 3-28 doc B81 Protect No SUBTT18210 Completion Date J. 2 Dedication shall be made of the following rights-of-way on the perimeter streets (measured from street centerline) As needed total feet on Banyan Street 3 Corner property line cutoffs shall be dedicated per City Standards 4 Private drainage easements for cross-lot drainage shall be provided and shall be delineated or noted on the final map 5 All existing easements lying within future rights-of-way shall bequit-claimed or delineated on the final map 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 Pursuant to City Council Resolution No 88-557, no person shall make connections from a source of energy, fuel or power to any building service equipment which is regulated by technical codes and for which a permit is required unless, in addition to any and all other codes, regulations and ordinances, all Improvements required by these conditions of development approval have been completed and accepted by the City Council, except that in developments containing more than one building or unit, the development may have energy connections made to a percentage of those buildings, or units proportionate to the completion of Improvements as required by conditions of approval of development In no case shall more than 95 percent of the buildings or units be connected to energy prior to completion and acceptance of all improvements required by these conditions of approval of development 3 Construct the following perimeter street Improvements including, but not limited to Street Name Curb & Gutter A C Pvmt Side- walk Drive Appr Street Lights Street Trees Comm Trail Median Island Bike Trail Other Banyan Street X X X X X "A" Street X X X X X X Notes (a) Median Island Includes landscaping and irrigation on meter (b) Pavement reconstruction and overlays will be determined during plan check (c) If so marked, sidewalk shall be curvilinear per Standard 114 (d) If so marked, an in-lieu of construction fee shall be provided for this item 4 Improvement Plans and Construction a Street Improvement plans, including street trees, street lights, and Intersection safety lights on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public and/or private street Improvements, prior to final map approval or the Issuance of building permits, whichever occurs first b Prior to any work being performed in public right-of-way, fees shall be paid and a construction permit shall be obtained from the Clty Engineer's Office in addition to any other permits required -/-/- -/-/_ • -/-/- -/-/- -/-/- -/-/- -/-/- -/_/ -/-/. -/-/- C~ • 6 I \PLANNING\FINAL\PLNGCOMM\2007 Res & Stf Rpt\SUBTT18210StdCond 3-28 doc B 82 Project No SUBTT18210 Completion Date L • c Pavement striping, marking, traffic signing, street name slgning, traffic signal conduit, and interconnect conduit shall be installed to the satisfaction of the City Engineer d Signal conduit with pull boxes shall be installed with any new construction or reconstruction project along mayor or secondary streets and at intersections for future traffic signals and interconnect wiring Pull boxes shall be placed on both sides of the street at 3 feet outside of BCR, ECR, or any other locations approved by the City Engineer Notes 1) Pull boxes shall be No 6 at intersections and No 5 along streets, a maximum of 200 feet apart, unless otherwise specified by the City Engineer 2) Conduit shall be 3-inch galvanized steel with pull rope or as specified e Handicapped access ramps shall be installed on all corners of intersections per City Standards or as directed by the City Engineer f Existing City roads requiring construction shall remain open to traffic at all times with adequate detours during construction Street or lane closure permits are required A cash deposit shall be provided to cover the cost of grading and paving, which shall be refunded upon completion of the construction to the satisfaction of the City Engineer g Concentrated drainage flows shall not cross sidewalks Under sidewalk drains shall be installed to City Standards, except for single family residential lots h Street names shall be approved by the Planning Director prior to submittal for first plan check 5 Street trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in accordance with the City's street tree program Install street trees per City street tree design guidelines and standards as follows The completed legend (box below) and construction notes shall appear on the title page of the street improvement plans Street improvement plans shall include a line item within the construction legend stating "Street trees shall be installed per the notes and legend on sheet_(typically sheet 1) " Where public landscape plans are required, tree installation in those areas shall be per the public landscape Improvement plans The Clty Engineer reserves the right to adjust tree species based upon field conditions and other variables For additional information, contact the Project Engineer Street Name Botanical Name Common Name Min Grow Space Spacing Size Qty Banyan Street Lagerstroemia indica "Muskogee" Crape Myrtle Hybrid -Lavender 3' 20' O C 24" box "A" Street Select appropriate tree from the approved street tree list for Rancho Cucamonga Construction Notes for Street Trees 1) All street trees are to be planted In accordance with City standard plans 2) Prior to the commencement of any planting, an agronomic sobs report shall be furnished to the City inspector Any unusual toxicities or nutrient deficiencies may require backflll soil amendments, as determined by the City inspector 3) All street trees are subject to inspection and acceptance by the Engineering Department 4) Street trees are to be planted per public improvement plans only • I \PLANNING\FINAL\PLNGCOMM\2007 Res & Stf Rpt\SUBTT18210StdCond 3-28 doc -~-~- -~-~- -~-~. -~-~- -~-~. / / -~-~- -~-~- B 83 Project No SUBTT18210 Completion Date 7 Intersection line of sight designs shall be reviewed by the City Engineer for conformance with _/_/_ adopted policy On collector or larger streets, lines of sight shall be plotted for all project intersections, including driveways Local residential street intersections and commercial or industrial driveways may have lines of sight plotted as required K 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 prior to final map approval or issuance of building permits, whichever occurs first The following landscaped parkways, medians, paseos, easements, trails or other areas shall be annexed into the Landscape Maintenance District Banyan Street 2 A signed consent and waiver form to loin and/or form the appropriate Landscape and Lighting _/_/_ Districts shall be filed with the Clty Engineer prior to final map approval or issuance of building permits whichever occurs first Formation costs shall be borne by the developer L. Drainage and Flood Control 1 A final drainage study shall be submitted to and approved by the City Engineer prior to final map _/_/_ approval or the Issuance of building permits, whichever occurs first All drainage facilities shall be installed as required by the City Engineer 2 Adequate provisions shall be made for acceptance and disposal of surface drainage entering the _/_/_ property from adjacent areas M. 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 Valley Water District (CVW D), Rancho Cucamonga Fire Protection District, and the Environmental Health Department of the County of San Bernardino A letter of compliance from the CVW D Is required prior to final map approval or Issuance of permits, whichever occurs first Such letter must have been issued by the water district within 90 days prior to final map approval in the case of subdivision or prior to the issuance of permits in the case of all other residential projects 4 Approvals have not been secured from all utilities and other Interested agencies Involved _/_/_ Approval of the final parcel map will be subject to any requirements that may be received from them N. General Requirements and Approvals 1 Etiwanda/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 2 Anon-refundable deposit shall be paid to the Clty, covering the estimated operating costs for all _/_/_ new streetlights for the first six months of operation, prior to final map approval or prior to building permit issuance if no map is Involved • I \PLANNING\FINAL\PLNGCOMM\2007 Res & Stf Rpt\SUBTT18210StdCond 3-28 doc B 84 Project No SUBTT18210 Completion Date 3 Prior to the issuance of building permits, a Diversion Deposit and related administrative fees shall be paid for the Construction and Demolition Diversion Program The deposit is fully refundable if • at least 50% of all wastes generated during construction and demolition are diverted from landfills, and appropriate documentation is provided to the City Form CD-1 shall be submitted to the Engineering Department when the first building permit application is submitted to Building and Safety Form CD-2 shall be submitted to the Engineering Department within 60 days following the completion of the construction and/or demolition project APPLICANT SHALL CONTACT THE FIRE SAFETY DEPARTMENT, FIRE PROTECTION PLANNING SERVICES AT, (909) 477-2770, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS SEE ATTACHED 9 -/-/. I \PLANNING\FINAL\PLNGCOMM\2007 Res & Stf Rpt\SUB1T18210StdCond 3-28 doc B 85 ' DONOR ~ Rancho Cucamonga Flre Protection District Fire Construction Services STANDARD CONDITIONS September 6, 2006 Assets Rising, LLC S/S of Banyan W/O Etiwanda S U BTT 18210 THE FOLLOWING STANDARD CONDITIONS APPLY TO THIS PROJECT FSC-1 Public and Private Water Supply Design guidelines for Fire Hydrants The following provides design guidelines for the spacing and location of fire hydrants a The maximum distance between fire hydrants in single-family residential projects is 500-feet No portion of the exterior wall facing the addressed street shall be more than 250-feet from an approved fire hydrant For cul-de-sacs, the distance shall not exceed 200-feet b Fire hydrants are to be located The preferred locations for fire hydrants are • i) At the entrance(s) to a commercial, industrial or residential project from the public roadways ii) At intersections iii) On the right side of the street, whenever practical and possible iv) As required by the Fire Safety Division to meet operational needs of the Fire District v) A minimum of forty-feet (40') from any building FSC-2 Fire Flow The required fire flow for this project will be calculated in gallons per minute at a minimum residual pressure of 20-pounds per square inch This requirement is made in accordance with Fire Code Appendix III-A, as adopted by the Fire District Ordinances 2 Public fire hydrants located within a 500-foot radius of the proposed project may be used to provide the required fire flow subject to Fire District review and approval Private fire hydrants on adjacent property shall not be used to provide required fire flow 3 Firewater plans are required for all projects that must extend the existing water supply to or onto the site Building permits will not be issued until fire protection water plans • are approved. B 86 4 On all site plans to be submitted for review, show all fire hydrants located within 600-feet of the proposed protect site Chronological Summary of RCFPD Standard Conditions PRIOR TO ISSUANCE OF BUILDING PERMITS -Please complete the following prior to the issuance of any building permits PRIOR TO OCCUPANCY OR FINAL INSPECTION -Please complete the following Hydrant Markers All fire hydrants shall have a blue reflective pavement marker indicating the fire hydrant location on the street or driveway in accordance with the City of Rancho Cucamonga Engineering Standard Plan 134, "Installation of Reflective Hydrant Markers" On private property, the markers shall be installed at the centerline of the fire access road, at each hydrant location 2 Address. Prior to the granting of occupancy, single-family dwellings shall post the address with minimum 4-inch numbers on a contrasting background The numbers shall be internally or externally illuminated during periods of darkness The numbers shall be visible from the street When building setback from the public roadway exceeds 100-feet, additional 4-inch numbers shall be displayed at the property entry • • 2 B 87 ~ ~, • ~s ~~~~ , T H E C I T Y O F RANCHO CUCAM~ONGA Stiff Report DATE March 28, 2007 TO Chairman and Members of the Planning Commission FROM James R Troyer, AICP, Planning Director BY Mike Smith, Associate Planner SUBJECT ENVIRONMENTAL ASSESSMENT AND TENTATIVE PARCEL MAP SUBTPM18046 -MICHAEL CHAT - A request to subdivide a property comprised of 3 parcels into 7 parcels in conjunction with a proposed master-planned retail and office complex comprised of seven buildings with a combined floor area of about 88,000 square feet m the Industrial Park District, (Subarea 7), located at the southeast corner of Foothill Boulevard and Elm Avenue -APN 0208-961-05, -06, and 07 Related files Preliminary Review DRC2005-01035, Pre-application Review DRC2006-00094, and Development Review DRC2006-00438 Staff has • prepared a Mitigated Negative Declaration of environmental impacts for consideration ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2006-00438 -MICHAEL CHAT - A review of a proposed master-planned retail and office complex comprised of two 2-story office buildings of 25,200 square feet (each), three single-story retail buildings of 21,749 square feet (combined), two single-story restaurant pad buildings of 11,000 square feet (combined), and a bank of 5,000 square feet on 7 parcels (combined area = 8 4 acres) m the Industrial Park District (Subarea 7), located at the southeast corner of Foothill Boulevard and Elm Avenue -APN 0208-961-05, 06, and 07 Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration BACKGROUND The applicant submitted a Preliminary Review application to allow staff to provide technical and design information (Related file DRC2005-01035) This report was prepared for the applicant on December 8, 2005 A follow-up Pre-Application Review workshop occurred on February 22, 2006 (Exhibit J) Although the site plans and building plotting as shown in the formal submittal is substantially similar, there have been substantial architectural revisions in response to the Planning Commission's review of this application PROJECT AND SITE DESCRIPTION A Surrounding Land Use and Zoning North - Commercial buildings - Mixed Use Financial (MFC) District, Terra Vista Community Plan • South - industrial buildings -Industrial Park District (Subarea 7) East - Commercial/office buildings -Industrial Park District (Subarea 7) West - Office building -Industrial Park District (Subarea 7) ITEMSC&D PLANNING COMMISSION STAFF REPORT DRC2006-00438 -MICHAEL CHAT March 28, 2007 Page 2 B General Pian Designations Project Site -Industrial Park North - Mixed Use South - Industrial Park East - Industrial Park West - Industrial Park C Site Characteristics The subject property is comprised of three parcels located at the southeast corner of Foothill Boulevard and Elm Avenue (Exhibit C) Immediately to the east of the subject site is a commercial/office complex consisting of four buildings that, with the exception of Las Campanas Restaurant, were recently completed To the south are two manufacturing/office buildings, while to the north is a commercial complex comprised of a gas station, a retail building, and afast-food restaurant The offices of Mercury Insurance and associated parking are located to the west of the site The site is generally level with limited vegetation, at the northwest corner of the project site, is a Eucalyptus tree D Parking Calculations T e of Use Square Foota e Parking Ratio Number of Spaces Re uired Building 1 A Parcel 1 Retail 4,570 1 /250 18 Fast Food Restaurant 1,000 1/75 13 Total 5,570 Building 1 B Parcel 1 Retail 3,679 1 /250 15 Fast Food Restaurant 1,000 1/75 13 Total 4,679 Building 2 Parcel 2) Restaurant not fast food 5,000 1/100 50 Total 5,000 Budding 3 Parcel 3) Restaurant not fast food 6,000 1/100 60 Total 6,000 Building 4 (Parcel 4) Bank 5,000 1/250 20 Total 5,000 Building 5 (Parcel 5) Retail 8,500 1 /250 34 Medical Office 3,000 1/200 15 Total 11,500 • • C & D 2 • PLANNING COMMISSION STAFF REPORT DRC2006-00438 -MICHAEL CHAT March 28, 2007 Page 3 Building 6 (Parcel 6 Office 25,200 1 /250 101 Total 25,200 Building 7 (Parcel 7) Office 25,200 1 /250 101 Total 25,200 Total Re uired 440 Total Provided 441 Note A requirement for Shared parking, access, and maintenance has been incorporated into the Resolution of Approval ANALYSIS A General The applicant proposes to construct eight buildings two 2-story buildings (Buildings 6 and 7) and six single-story buildings (Buildings 1 A/1 B through 5) The applicant contemplates multi-tenant retail in Buildings 1 A/B and 5, restaurants in Buildings 2 and 3, a bank in Building 4, and office and medical uses in Buildings 6 and 7 The buildings are situated around the perimeter of the project site with the parking lot located in the interior, generally screened from the streets There are five vehicle access points one at the midpoint of the project site at Foothill Boulevard, one at the northeast corner of • the project site that is shared with the commercial/office complex to the east (also at Foothill Boulevard), one at Elm Avenue, and two at Eucalyptus Street (Exhibit E) At this time, specific tenants for each building are undetermined, however, the parking calculations reflect a mix that anticipates various parking demands The individual pad restaurants proposed are full-service restaurants, i e not fast food drive-thru Within Buildings 1 A/B, the applicant anticipates some fast food uses (each requiring a separate Conditional Use Permit review and approval) The bank will have adrive-thru similar to the Washington Mutual Bank immediately to the east All of the proposed uses are consistent with this development district, the proposed buildings, and the surrounding industrial or commercial uses B Tentative Parcel Mag SUBTPM18046 The applicant proposes to subdivide the property into seven parcels (Exhibit D) Each of the proposed buildings, except Buildings 1 A and 1 B, will be situated on its own parcel Although each parcel will have a sufficient number of parking stalls to satisfy the use within its associated building, shared access, use, and maintenance of the parking lot has been incorporated into the Resolution of Approval C Grading and Technical Review Committees The Grading Review Committee (To and James) reviewed the application on January 16, 2007 As corrections were required, the application was not approved A revised application incorporating these corrections was resubmitted for the Committee's review on February 6, 2007 The Committee accepted the revised application and recommends approval Their conditions have been incorporated into the Resolution of Approval • D Design Review Committee The Committee (Stewart, McPhail, and Diaz) reviewed the project on January 16, 2007 (Exhibit K) In response to staff's design review comments, the applicant revised the architecture of each building The Committee also directed the applicant to work with staff to come up with a comprehensive design for the elevations of C & D 3 PLANNING COMMISSION STAFF REPORT DRC2006-00438 -MICHAEL CHAT March 28, 2007 Page 4 Buildings 1 A/B and the hardscape at the northwest corner of the project site The applicant made the revisions as requested and submitted the plans for afollow-up Committee review on February 6, 2007 (Exhibit L), the Committee recommends approval The Committee's standard conditions have been incorporated into the attached Resolution of Approval E Environmental Assessment Pursuant to the California Environmental Quality Act ("CEQA") and the City's local CEQA Guidelines, the City staff prepared an Initial Study of the potential environmental effects of the project Based on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation measures related to biological resources, hydrology and water quality, noise, and air quality, there would be no substantial evidence that the project would have a significant effect on the environment Based on that determination, a Mitigated Negative Declaration was prepared Thereafter, the City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration A Mitigation Monitoring Program has also been prepared to ensure implementation of, and compliance with, the mitigation measures for the project PUBLIC NOTICE This item was advertised as a public hearing in the Inland Valley Daily Bulletin newspaper, the property was posted, and notices were mailed to all property owners within 660-foot radius of the project site RECOMMENDATION Staff recommends approval of Tentative Parcel Map SUBTPM18046 and Development Review DRC2007-00438 through adoption of the attached Resolutions of Approval with Conditions Respectfully submitted, Jam R Troyer, AICP Planning Director JRT MS/ge Attachments Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit F Exhibit G Exhibit H - Location Map - Aerial Map - Site Utilization Map - Tentative Parcel Map 18046 - Site Plan - Grading Plan - Floor and Roof Plans - Elevations and Building Sections Exhibit I -Landscape Plan Exhibit J -Planning Commission Workshop Minutes for Pre-Application DRC2006-00094 dated February 22, 2006 Exhibit K -Design Review Committee Action Comments dated January 16, 2007 Exhibit L -Design Review Committee Action Comments dated February 6, 2007 Exhibit M -Initial Study Parts I and II Draft Resolution of Approval for Tentative Parcel Map SUBTPM18046 Draft Resolution of Approval for Development Review DRC2007-00438 • • C & D 4 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S~ I Z ¢FULTONCT BELL CT o Z I O ~ ~' ~ ~ J Q ,nsr = ~ x / Q WHITMAN _ ~ ~ ~ d I sl JERSEY~LlLD -~ 0 2 _-~ ~~'-'(III fire ml O - -- I ^ ,taboo g<lJ I Me[rolmk --~ ~ METROL/NK TRAIN station 8TH ST o~~Br, ' __w ~ -- `~a ~ NEW Ri OR OPViO_N ST I AGACMi4T ~ I O ~ ~ J OS N fl0 ANE IN ~ ~~ I l _~~~~_° ~LJ ~nHST ¢ 16THS ~~ -- FM!'IK~-- _ _ _ • LAA 1wS ~ 6TH ST \~ GDI_F SC a III- _ ~~ ~~ 11... 1` SAN MARINOOR °i \\\,;~ ~~ Ex~~~~T~ . Ilsl ~ a pp~ C &= 5 a II_f II TH II ~Ib sSl~ ' < z ~. ~ w r ~. a ,w a' :.E ,~ n ~ '~h _°""3. ~a ~ . +'. .. "~ ' ~ a n,,4 tii+ , ~ ~',y x ~ ~, ~_ ~ l ~ j r~~ } G' ' =x ~ ~~' ~, '(" - ~ a~ ~ ` } f ! ~ s ` , :; : ~ ~~~~ i ~, {~''" f ~~ ~. ~~ •f 1~'~~ :i r~~~ ~ ,t -i' ! ~' ~ ~~~ .'S ~~' ~/ j.. ~ 1 ' ,. ~ l~' ~~ ,E ..~ '..u..:y ~ ~`. ~,~ .ALT Note The aerial photo was taken prior to the development of the property immediately to the east of the project site ' 6 ~~~ ..d ~ ~ _ - ._ _. _ . ~~~. .~~ .. dad a4oPd `Wb' OZ EO 6 LOOZ/5L/Z '6MP f1S LO£096\3~q~4X~\OMP\~~4~-60 E0960\900Z\ M • -~-- g Y§€ ~ ~~ •- o ~_ V ~... Zoe i r ~ ~ ~~ } ~t ~' ~ ~ Q ~ ~ ~ ~ ~ ~ ~ ~ ~ L ~~ ' g ~ ~~ N~ N 4 ~~~s ~~s~ z ~~ ~ ~~ ~ _ 1 - • ~~ Q 1~ m ~,~~ I z~~8 g1 N l^`~I ~O _~ oU~ Z~, ~_ EXHIBIT C _ ~-~,_ -- anN3nv N3zmm -- 1 n3'~ I 1 `Qz ~~~ ~ ~ ~~~ 4d3 uNn >NVOVn ~: -mau3nnoa asn zln 1 1 1 "q ~ ' t9-LLY-LLOI Hdv 1 1 ~~y ~ C3 ~~~~ °~o ~~E~~3 odz~ .o°~ I ~ u „ I~aT 1~ 1 ~~o ~ ' 1 ~i' .u g~>~ g~~ zo~., zoi '~~ 1 I ~ ~4~ I uo ~I -1 1 > > o~ z ~>qq WW ~~ 91 ~ t~ ~~~ ~ ~~~~ aie TINt00! rrttt ~I <A ~ 1 c~ .'_~i~ OL1~MU3-NNnO i rmnoNto~ q ; T , "r~" ~ S±~ ~ 1 1 N ~ _ ° ~ ~ T/YJN3n11DJ 35n Xln C T_ rqi ~ LG-ZZt-LLOI NdY ( ~pb~ T ~_" ~ ~~ 0 } - ~~,~~ ~ Ml8 TIH100d YOtltl ~ li s"ty','~'y#.:g,~r~s., ,, ~- zz NOLL1'!5 Sv0 'f73N5 y ~s A '1 -~ T/IJM3nn00 asn XI/I 1 I , ~~~ ~ ' .- - ~,VfNU~ - - - \ --=--- TElsY~ --- __J I ~_ ~ ~ ~~ _ ~ - __ _ yyr~l~~ --~~- - 8Y Ma~'> I~y< anNanv rr_n - ~~~ $ 1 I N ~3 1 YSYj~ 1 III I~m~ I 1 1 1 g I u~ o 1 ;~ ~~~~ t ' ~~~ ~~~~ ~ „~~JJ~ I I `~~H l ttIVVWpOm ` ~ M ^YSW~ n(?~~ o~W~Y i ~33g ~m C & D 7 • 00 r ~° Z e a J W ~~ U° ~~ Q ~x R 'W 6~ Q t= Z W EXHIBIT D ~ A w • ww w ~~~ e l~OT~si ~ ~T. 'hMCI g'~ ~ ~~ ~~ ~~ A ~ ~ Ali ~ ~~i ~ -----r.~-~ _ _ ~- ----~ acv ~ry -~""~~ ~~ N "' m I U =~ ~i ~ I ~~ t.l ~ ~~ ~~ ~~ ~ ,~. `~ 1 i ~~~~ ) ~ '; s St - ~ M 3 ~~, ~-- d Q ~~ , ~ ~~ --~~ 1 d ..y~~-... w.~,~ ...rv w....,, C & D 8 ~~~II~~ ~r~ ti ~-~- ~ t 1 :; ~ ~ s i .. ;~ --~ 1 d M • • ~ a^ ry o o °0 0 0 0 0 0 0 0 0 0 0 0 _~ ~ Y1 ~ nl O v O h M ~ t7 ~ ~ N f") vl W W ° ° $ II O• ~m vvin aoM vn o a ~ inv +I g 4~ O _ O O n ~ ~ ~ OI C Y V Q n ~ n n ~ ^ ~ ~ o0 00 ^ ~ ..- ~ ~ LL 8 0) ~ C c. ^~ ~~° O N N ,p w ~ ~ .~ o o N m o ~ a _ v ~ _ _ /i~ /~~ ,F V N V'^ O 0 0 Ud O N N So o. O v V U O '$ m NwO `..-p ~ ~ N O „O N N ~~ 0 0 "O 4 ~ ~ ~ m ] O ] d ~ D ^ P 0 ] ] i n ~ n~ O O Y ~ c'1 p W V u _p o ~ L N Q Q p J C W O ~ ~ 'o y o c K L K °C Vi 'no v'p~ y II ~ II o II f K K m ~~ ~ II ~ II W O O ~r ~ m 01 0 Ol C ~ p Oi COI COf W C .Y ~ LL O O O Q~ IP fG .- O N O N N 1`] V N Vl o O O ~ N n N [ 0 ~ ~ ~ ~ 0 0 Z W V ~ ~ ~~~ Y,CY c=co ° D p~ 01 d O Ot W O OIL Of ~ Oi~ OI ~KW-p~WV v v v a 4! p1 ~ Ot ~ ~F v v ~9 ~~ o ~ C7 to ~m~U in _i ~ m m m@Jm @Jm U m mUam @J _a S ~ Ill ~ I I ~~ J~ i~~ r N~ I..l_ W J 0 m Ji J_ F- O ~~ ~~ K$ h[ ~yS$y4 ~S ~e ~~ E pg~ EXHIBIT E nN~nd w~~ C & D 9 J ~ W ~ p ~ Q Q W Z 2 8$ y8.~~ ~~ e~3~~j ~ 'e~~~ V,~ Q roue >P aq ~~ N N w a Z J W ~EP ~, ~~ >? $~ >,~ ~~ ~~ 35 3 y~gl ~~~ ~Eq 6~ ~ e ~~~} a ~ ~~~~ s ~~~; $YS 6Y~~a Q Z J Q V..~ V Q a~ ~Z ~o w~ U~V fa- ~ ~/ V i~ E I F f I~,' - ' ' ~,~ ' ~ ~ ~ ~ ~ -~- ~ ~ ~,~ `~ ~ ~ ~~~~ p y ~+ t ~ r ~~ ~ ~` F~ ~ p ~( xr I ~r li ~E 1~ ~y i _•-.ti"'~SS9 1 IIP" ~ ~ a ~1 ~ °3 ~ F ~• 1 ~,~ cif 1 ~ ~1,'' ~`- ~ ---~-_.. -~ :~ '~- ~.~ = -~ _ ~ .~ ~- iP ~ ~, r ~) ~1~ ill ~ y1t ~~i ~ _ ~\ ~ -, ' i / ' ~~ ~~ ~~ ~ ~ ~ ~,~ FFF M~~~ { _ ~ ~ I ~ j ' ~ ` ~ 1 ,~ ~ ~ ~ ~1 I ~ ~ B - J ~I F1 '! '~ I ~ 1 0, ~- Q 1 ~~ 1 ~ '' - - - = o ~~~ ~~ ~ ' ~sl t -~' ii- , _ ~ ~: i1 ~ - ~~ U t ~ ~ t I R ~ M F ( V ~ _N '~ ~ 1 1 , b k •`~ ^ ~ I ~~R~~ ~ ~ ~ Q k ~ / v I ~ ~ t.~ ~~tl - -I }( ~ f ~~_ M ~+ C ~W ~~ O ~ _~ ~t ~~ ~~ ~ I ~ ~ ~~~1 t g ~ ~ ~~ ~ ~ ~ ~' I gam i _ I ~ .- 1 _ ~ ~~. ' , ~~='°: i ~= ~L `= ~ _ t i i ..~q f l4 ~~ `k~ ~° ~,€ ~~ ~,` ~ ~ ~, ~ i \r - s ,, ~ -- 1 ~t ' II a'~1 '~(, ( k i k "^~. ~ 1 ~~` "V~ ~. ~ ~ + ~., /~i pp ~ ~e ~ ~~ 9 ~ ~ II ~ ~ ~ ~ ~~ dgv B~ ~ ~ ~- f, ~~ ~' ~ ~~~~ j ~ ~~ ~. d a. ~~ ~'. ~ ~ "~ ~ .' 11 r E ~ ti . ~I~ ,-~ , r• ~1 s t ~ ~Q _ ~ 1 Il ~ II 41 4 ~ ~ ~ ~ 1 1i~ k ~~ c . ~ € 1 ~- d k ` _ ' J~,,,,~,1 ~ ~~ ~ ~ ~ ~ "'' ~ ~~~ ~ ice' t 1 ~ - '~ ~ ^~r ~ ~b1'~+I+W~~ ~~- cd ~ 1 a ,-' ~~~} '~ ,~ ~ ~ 1` "Li` ~ ~~ ,+~ ,C I+! '~~ __ „ram ~ w,_ Yt, ~ "~" i x ~ ~il _".."'~-~'~s*' mow` _ ..- xL' <-.C=-d"" ~,F"~~, ~W}~ `~°~ ~ /.J{ G ~ ~,% ~~HE OF 510 i~~~ o ~~- _`\~!' ~ ~3P~? ~b~~4----~ _~._-+• - - -'` ~J / k,/~~~ ~ ~~ tt - ~ 1 1, +5 M~~~~I w~~V 1~Mr~a~+u EXHIBIT F ~ & o ,o M /~ V Z Q W U z O U ~~ .c o~ ~A T -- -, - -- - ~` ~ y A N 3 .~ ~~ C & D 11 i }a B i .~ IB 4 ~~ .a. W_ C C) ~' .~.a Z ae tr ~ ~ r M ,~~ ?i t n~ ~~ ~ 1 3 A ~ A 3 ~/ O II m 5 n f r~ >~ ~~ W qq '~ggq Ygd s ~ ~ ~ ~ ¢ ~ ~_ g L g ~ ~`~ Z C ~ ~' ~~~~ v~ ~ ~ ~~ ~ 5 q~ ~ ~ pp p3 3~ . ~ ~~ M ~ ~ p ~aSR~ Fll pp (4p4~ ~ ~~Y gi gg{ ~BoOS i a5 EY~~ ~ m a$ ~^ p4°3 ~~J. n~~ • N O~ ~O 00 ~, J m EXHIBIT G C & D 12 LL N 0 Q r V Q m Z O J Q Z tL J Q W U lQlr^~ Q V Z ~~ W V U'U ~O V ~QZ = Q O W s a ~A Y~ $~"~ ~[S: 2~M~~ 5 v 0 w • C & D 13 qq ~e Y~! §$ ~ ~~ W 0 ~ 4~ ~~~ ~E ¢y~6q EY ~~ O k ` ~p ~~5~ Qp ~ t~ S g ~P g~ qYF ~ ~;~3 ~e "a o 3saRd ~a~3 yy~ ~~~ ~s ~~ i4 E§6~ m a~ ~S m r Q ~"~ V J m Z O Q Z Il J Q W U IQr~ Q n Z W U U'V ~O ~QV = Q • O II Q~ U a >4 ~~ W ~p Y€~ €~ ~~~ ~ Q O ~ ~ W 6 ~gs~ Z Q~ ~ y 9 yE~ e~ ~~$ ~ R ~ i $ @ G ~®V ' ~S N~SR ~ p J 3 3 Hg ~ a 3i e~g~ ~6~-3 ~~~~~ ~@ €$~e ~ m ~'~ x a~ $~"i ~~~~ s.[3 • Z d LL N O O O • C & D 14 Z g J ~~ J m N g °o O N Q Z LL J Q W U a~ ~Z ~~ W~ U'U ~O u 2~ 0 ~~ Q~ C/ V C & D 15 Z LL O O °o J n ~~ s~ ~_ Yp Yid Q C ~ ~ W ~~ ~~~ Z m ~~ ~~~ ~ i~ ~g~~ ~~ ~~~g { ®c ~ Bg sg^~o Da~~ ~~~ ~ ~8 ~~3~3 2 s 3 &e~n y~4=$ ~~ ~~~s ~~ ~~"~ M J CD N g °o J LL. ~a"i ~~~~ "F LJ.. 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Z g w N Q _Z w Q Z O J U ~Q a~ ~Z ~o W ~ U'U ~O ~u Z 2~ CITY OF RANCHO CUCAMONGA • PLANNING COMMISSION WORKSHOP MINUTES Adjourned Meeting February 22, 2006 Chairman Stewart called the Adjourned Meeting of the City of Rancho Cucamonga Planning Commission to order at 8 10 p m The meeting was held in the Rains Room ROLL CALL COMMISSIONERS PRESENT Pam Stewart, Larry McNiel, Richard Fletcher, and Christine McPhail ABSENT Rich Macias STAFF PRESENT Dan Coleman, Acting City Planner, Mike Smith, Assistant Planner A PRE-APPLICATION REVIEW - DRC2006-00094 -MICHAEL CHAI A Pre- Application Review of a proposed master-planned retail and office complex comprised of two 2-story office buildings of 28,000 square feet (each), three • single-story retail buildings of 17,500 square feet (combined), and three single- story restaurant pad buildings of 17,000 square feet (combined) on three parcels (combined area = 8 4 acres), located m the Industrial Park (IP) District, Subarea 7, at the southeast corner of Foothill Boulevard and Elm Avenue, APN APN 0208- 961-05, -06, -07 Dan Coleman, Acting City Planner, introduced the item and gave an overview of the Pre- Application Review process He emphasized that the purpose of the workshop was to look at the proposed project overall design and its relationship to the surrounding area The development team began by introducing themselves Then, the architect, Kenji Nomura of Nadel Architects, described the proposed project as a commercial development that will include two office buildings, adrive-through bank, and a variety of restaurant and retail tenants He described the architecture and provided colored renderings and a color board for the Commissioners to review Cynthia Bell, representing the property owner, explained that they wanted `feedback' on the architecture before committing themselves to a formal application Mike Smith, Assistant Planner, gave a brief background on the project He explained that the applicant submitted a Preliminary Review for this project about 2 months ago and, following the City's review, comments were provided to the applicant outlining technical requirements, development standards, and general responses/recommendations To ensure a successful project, Staff recommended to the applicant that they submit aPre-Application Review to discuss the architecture as it was considered to be bold and unique Mr Smith stated that there is no established Jar Planni g Commission Workshop Minutes 1 February 22, 2006 l..r~nl~~~ ~ C & D 34 architectural theme along Foothill Boulevard and cited the Panattoni project under construction to the east and the existing Mercury Insurance building to the west as examples Staff did not have any concerns with the site layout, many of the issues such as distribution of parking and landscaping deficiencies could be resolved He stated that adequate screening of the roof-mounted equipment is essential (it was not clear if the angled roofs allowed for parapets) and that signs must comply with the City's Sign Ordinance Commissioner McNiel stated that he did not like the architecture He thought it was too 'trendy', would not age well, and would not 'blend-in' well with the surrounding developments He did not think that the architecture was of sufficient quality for Foothill Boulevard He had no concern with the proposed land use although parking distribution needed to be revised as it appeared that the northwest corner of the site would be under-parked Commissioner Fletcher had mixed feelings about the design On one hand he did not like it but thought it was interesting Although he was not opposed to something different along Foothill Boulevard, he stated that the quality of the architecture must be equal to surrounding developments He agreed with Commissioner McNiel regarding the parking lot layout, adding that the parking lot should also not dominate the site as viewed from Foothill Boulevard Commissioner McPhail stated that the landscaping along Foothill Boulevard must be substantial in its design She agreed that the architecture was too bold, particularly the colors proposed, and was not acceptable She stated that it was okay to be unique and bold, but she was not satisfied with this She echoed the other Commissioners' • comments regarding the parking lot (distribution and apparent dominance of the site) and also added that the pedestrian connections need to be improved Chairman Stewart thought that the architecture was `not that far off and that it could be revised during the design review process She also stated that the colors were too bold She thought the angled roof lines and wall planes were unique and creative She agreed with the others' concerns about the parking lot The applicants thanked the Commissioners for their input on what was still a conceptual project They appreciated the Commissioners' feedback and that he and his company understood where staff and the Commissioners were coming from and that they would seriously consider the issues that were brought up by the Commission PUBLIC COMMENTS None **** ADJOURNMENT The Planning Commission adjourned at 8 35 p m Planning Commission Workshop Minutes 2 February 22, 2006 C&D35 • DESIGN REVIEW COMMENTS 7 20 p m Mike Smith January 16, 2007 ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2006-00438 - MICHAEL CHAI - A review of a proposed master-planned retail and office complex comprised of two 2-story office buildings of 28,000 square feet (each), three single-story retail buildings of 17,500 square feet (combined), and three single-story restaurant pad buildings of 17,000 square feet (combined) on three parcels (combined area = 8 4 acres) in the Industrial Park Distract (Subarea 7), located at the southeast corner of Foothill Boulevard and Elm Avenue - APN 0208-961-05, 06, and 07 Design Parameters The subtect property is located at the southeast corner of Foothill Boulevard and Elm Avenue Immediately to the east of the subtect site is a commercial/office complex comprised of four buildings that is currently under construction To the south are two manufacturing/office buildings To the north is a commercial complex comprised of a gas station, a retail building, and afast-food restaurant The applicant proposes to construct eight buildings two 2-story buildings (Buildings 6 and 7) and six one-story buildings (Buildings 1A/1B through 5) Although there is no specific design theme that prevails within the Corporate Park, the buildings of this protect will incorporate relatively similar design attributes The applicant contemplates multi-tenant retail m Buildings 1A/B and 5, restaurants in Buildings 2 and 3, a bank m Building 4, and office and medical uses in Buildings 6 and 7 The buildings are situated around the 'perimeter' of the protect site with the parking lot located in the • interior, generally screened from the streets There are five vehicle access points one at the midpoint of the protect site at Foothill Boulevard, one at the northeast corner of the protect site that is shared with the commercial/office complex to the east (also at Foothill Boulevard), one at Elm Avenue, and two at Eucalyptus Street Architecture All buildings feature all, or some, of the following tower elements (one or more), storefront glazing, colonnades, undulating parapets, metal awnings, horizontal metal trellises, and vertical vine trellises The applicant also proposes a stone veneer which will be lighter in color than the stucco/plaster finish - a reversal of the typical color scheme where the veneer is darker than the surrounding plaster/stucco The horizontal trellises, and the columns that support them, will be painted metal The supporting columns for these trellises will be comprised of four posts instead of the typical square unit Building 1A/1 B These two multi-tenant buildings are located at the northwest corner of the protect site and as such are a significant focal point They are similar to each other with one having the reverse floor plan of the other Between the buildings is a breezeway that diagonally links a large courtyard area (incorporating a decorative trellis) at the northwest corner of the protect site with the interior parking lot Although glass has been generously applied on the interior-facing elevations of both buildings, on the east elevation of Buildings 1A (facing Elm Avenue) and the north elevation of Building 1 B (facing Foothill Boulevard) the application of glass is limited to the northwest and northwest corner towers Instead, the applicant has proposed vertical vine trellises • Building 2 This building is asingle-tenant building with its entrance at the south elevation At the entrance is a tiered tower element that will provide a focal point for the building Glass has been applied generously on the interior-facing elevations of the building EXHIBIT ~ C & D 36 DRC ACTION AGENDA DRC2006-00438 -MICHAEL CHAT January 16, 2007 • Page 2 Similar to Building 1 B, glazing on the elevation facing Foothill Boulevard is limited to the northwest and northwest corner towers However, the area between the towers, about two-thirds of this elevation, is extensively finished with a stone veneer Building 3 This single-tenant building is a restaurant with its entrance at the south elevation The south elevation features two towers an undulating parapet and a colonnade along the entire south side of the building There is also a tower element at the northeast corner Like Building 2, although glass has been generously provided, on the north elevation facing Foothill Boulevard glass, is limited to the northeast tower Building 4 This building is a bank with a drive-up window The drive-up window is on the north side of the building while the primary entrance is on the west elevation There is extensive use of glazing on all elevations except on the east elevation which faces a driveway that is shared with the commercial complex to the east The applicant has provided a horizontal trellis over the drive-thru lane as an acceptable alternative At the southeast elevation, there is a tower element while a raised tower-like parapet is provided at the north and west elevations The majority of the north elevation and the area around the primary entrance are fully finished with decorative veneer Building 5 This building is a multi-tenant retail building with each tenant's primary entrances facing north All elevations feature glazing and prominent tower elements In addition, along the north elevation, the tower elements project from the primary building • plane to allow pedestrians to walk beneath In the areas between the towers, there are overhead trellises Buildings 6 and 7 These two-story multi-tenant medical and office buildings are relatively similar to each other Although their primary entrances are on their north elevations, access to the individual office units will be through an interior lobby Between the two buildings is a large plaza/courtyard There is a substantial application of glazing on all elevations consistent with the design policies and standards of the City and the Planning Commission, the application of glass on these buildings firmly establishes these buildings as offices Stone veneer has been fully applied, i e it covers the full width and height on the tower elements Near the northwest corner of Building 6 is a decorative fountain which will serve as a focal point for the primary vehicle at Foothill Boulevard Staff Comments The following comments are intended to provide an outline for Committee discussion Mayor Issues The following broad design issues will be the focus of Committee discussion regarding this project Building 1A/1 B Provide glazing along the elevations that face Elm Avenue (Building 1A) and Foothill Boulevard (Building 1 B) The glazing does not need to extend from the exterior finished surface to ceiling height, but instead can begin about 3 feet above the exterior finished surface Provide additional stone veneer at the corners of the buildings closest to the breezeway The veneer should be applied to the full height of the building elevation C&D37 DRC ACTION AGENDA DRC2006-00438 -MICHAEL CHAT • January 16, 2007 Page 3 c Provide a stone veneer wainscot along the base of the north elevation 2 Building 2 a Horizontally project the tower element, located at the main entrance of the building, further out from the primary wall plane in order to add more definition to the entrance b Provide glazing along the north elevation facing Foothill Boulevard at two of the three locations where vertical vines trellises are shown The glazing does not need to extend from the exterior finished surface to ceiling height but instead can begin about 3 feet above the exterior finished surface c Eliminate the glazing 'panel' at the west elevation nearest the north side of the building as the trash enclosure located nearby renders it non-visible The glass that was to be used there can be used on the north elevation d On the east side of the building, provide a metal trellis instead of the metal canopies 3 Building 3 • a Provide glazing along the north elevation facing Foothill Boulevard at two of the three locations where vertical vines trellises are shown The glazing does not need to extend from the exterior finished surface to ceiling height but instead can begin about 3 feet above the exterior finished surface b Eliminate the glazing 'panel' at the east elevation nearest the north side of the building as the trash enclosure located nearby renders it non-visible The glass that was to be used there can be used on the north elevation c On the west side of the building, provide a metal trellis instead of metal canopies 4 Building 4 a Horizontally project the tower element, located at the main entrance of the building, further out from the primary wall plane in order to add more definition to the entrance b Provide a horizontal trellis beginning at the tower at the northwest corner and 'wrapping' around the southwest corner of the building 5 Building 5 a Continue the colonnade around the northeast corner to the midpoint of the east side of the building • C&D38 DRC ACTION AGENDA DRC2006-00438 -MICHAEL CHAT January 16, 2007 • Page 4 6 Buildings 6 and 7 a Provide canopies or equivalent at the primary and secondary entrances of these buildings The structures should project at least 10 to 15 feet beyond the entrance doors The design of these structures should be consistent with that of the buildings b Provide a raised landscaped area (e g tiered planters) with decorative overhead trellises in the area between the buildings The area should not be dominated by concrete paving c Shift the trash enclosure at the southeast corner of Building 6 to a location that is better screened from view as seen from the north or provide intensive landscaping, including trees, so that it is not readily visible 7 All buildings a Provide stone veneer at the base of all columns that support the overhead structures (canopies, trellises, etc ) Secondary Issues Once ail of the mayor issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues 1 All horizontal trellis members immediately over pedestrian areas shall have a maximum • spacing of 24 inches on center, the beams shall have a minimum dimension of 4 inches by 12 inches 2 The color schemes used should be uniformly applied on all elevations of all buildings 3 Provide decorative light fixtures The design of these fixtures shall be complementary to the architecture 4 Provide a direct pedestrian connection between Buildings Al and A2, C and D, along the drive aisle to the east of Building D that will connect the sidewalk at Millenium Court to the walkway that currently terminates near the northeast corner of Building D Also, provide sidewalks between Building Al/A2 to the east west driveway that separates the project site and the properties to the north 5 All landscape areas, planters, and tree 'diamonds' shall have a minimum width of 5 feet, and include a 6-inch curb Policy Issues The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion 1 Decorative paving shall be provided at all vehicular access points on to the site 2 Decorative paving shall be provided at the sidewalks located along the primary elevations of each building, m the plaza areas immediately in front of each primary entrance of the buildings, and m all open courtyard areas • 3 All roof equipment shall be screened by parapet walls C&D39 DRC ACTION AGENDA DRC2006-00438 -MICHAEL CHAI January 16, 2007 Page 5 4 All loading areas shall be screened with landscaping or, where possible, a combination of landscaping and walls 5 All walls shall be constructed of decorative block or incorporate a decorative finish/veneer 6 All trash enclosures shall be constructed per the City's design standard for commercial projects 7 An amendment to the existing Uniform Sign Program that governs the Rancho Cucamonga Corporate Park (USP#140) is required Amendments are subject to the City's Sign Ordinance and all signs will require review and approval of a sign permit application prior to installation 8 Bicycle racks should be provided per City standard Staff Recommendation Staff recommends that the applicant revise the proposal as noted above and resubmit for Committee review as a Consent Item prior to scheduling for Planning Commission review and action Design Review Committee Action Members Present McPhail, Stewart, Diaz Staff Planner Mike Smith The project was reviewed, and the applicant indicated that they would comply with staffs requested changes as listed m the staff report The Committee directed the applicant to work with staff to come up with a comprehensive design for the building elevation(s) and the hardscape/landscape elements between Buildings 1A and 1B at the northwest corner of the site The item will be continued on the Consent Calendar for the next Design Review Committee meeting for a final review of the agreed changes • C&D40 CONSENT CALENDAR DESIGN REVIEW COMMENTS 7 05 p m Mike Smith February 6, 2007 ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2006-00438 -MICHAEL CHAT - A review of a proposed master-planned retail and office complex comprised of two 2-story office buildings of 28,000 square feet (each), three single-story retail buildings of 17,500 square feet (combined), and three single-story restaurant pad buildings of 17,000 square feet (combined) on three parcels (combined area = 8 4 acres) m the Industrial Park District (Subarea 7), located at the southeast corner of Foothill Boulevard and Elm Avenue - 0208-961-05, 06, and 07 (ITEM CONTINUED FROM JANUARY 16, 2007, DESIGN REVIEW COMMITTEE MEETING TENTATIVE PARCEL MAP SUBTPM18046 -MICHAEL CHAT A request to subdivide a property comprised of 3 parcels into 7 parcels m conjunction with a proposed master-planned retail and office complex comprised of seven buildings with a combined floor area of about 88,000 square feet m the Industrial Park District (Subarea 7), located at the southeast corner of Foothill Boulevard and Elm Avenue- APN 0208-961-05, 06, and 07 Planner will give oral presentation at the meeting • Design Review Committee Action Members Present Munoz, Stewart, Diaz Staff Planner Mike Smith The revised plans for a master planned retail/office complex at the southeast corner of Foothill Boulevard and Elm Avenue were presented by staff and the applicant The Committee found the revised plans to be well done, particularly the new landscape/hardscape plan for the area between Buildings 1A and 1 B The Committee approved the design elements of the project allowing the entire project to proceed to the Planning Commission for final review and approval EXHIBIT L C & D 41 e~ ~ ,~ , ~g ~®~~~~~H~ ~U~~M~N~ ENVIRONMENTAL ' ~ ~~~ ~~ INFORMATION FORM (Part I -Initial Study) City of Rancho Cucamonga (Please type or R[~~f~sy7' tab key to move from one Irne to the next Irne ) Planning Div~s~on R``bo (909) 477-2750 The purpose of this form is to inform the City of the basic components of the proposed project so that the City may review the project pursuant to City Policies, Ordinances, and Guidelines; the California Environmental Quality Act; and the City's Rules and Procedures to Implement CEQA. It is important that the information requested in this application be provided in full. Upon review .of the completed Initial Study Part I and the development application, additional information such as, but not limited to, traffic, noise, biological, drainage, and geological reports may be required. The project application will not be deemed,complete unless the identified special studies/reports are submitted for review and accepted as complete and adequate. The project application will not be scheduled for Committees' review unless all required reports are submitted) and deemed complete for staff to prepare the Initial Study Part II as required by CEQA. In addition to-the filing fee, the applicant will be responsible to pay or reimburse the City, its agents, officers, and/or consultants for all costs for the preparation, review, analysis, recommendations,, mitigations, etc., of any special studies or reports. INCOMPLETE APPLICATIONS WILL NOT BE PROCESSED Please note that rt rs the responsrbrlity of the applicant to ensure that the appl~cat~on rs complete at the time of submittal, Crty staff wdl not be available to pen`orm work required to provide mrssrng information Application Number for the project to which this form pertains D R C 2 0 0 5 - 01 0 3 5 Pro~ectTit/e HERITAGE SnUARF Name & Address of project owner(s) KUO H . T S A I Name&Addressof developer orpro~ectsponsor AUTHORIZED REPRESEN ATTVF O OWNFR• MICHAEL CHAI, 523 PIEDMONT, IRVINE, CA 92620 EXHIBIT ~ jy Part1 docPage 1 of 10 Rev 3/17/04 C&D42 Contact Person&Address C'YNTHTA RFT,T,~ ('VN'TNTA Rr•T.L g, ngc~r,I~TES,T~NO 19 CASTELLINA DRIVE, NEWPORT BEACH, CA 92657 Name &Address of person preparing this form (~f different from above) Telephone Number 9 4 9/ 4 6 4- 9 2 8 4 't) Prowde a full scale (8-7/2 x 71) copy of the USGS Quadrant Sheet(s) which includes the project site, and indicate the site boundaries 2) Provide a set of color photographs that show representative wews into the site from the north, south, east, and west, wews into and from the site from the primary access points that serve the site, and representative wews of significant features from the site Include a map showing location of each photograph 3) Project Location (describe) anrrTriEAST CORNER FOOTHILL/ELM • 4) Assessor's Parcel Numbers (attach additional sheet if necessary) APN ~~~b~-961 -05 and APN # 0208-961-06 and APN #0208-961-07 "5) Gross Site Area (ac/sq tY) g , 41 acres ; 3 6 6 , 5 4 6 S F "6) Net Srte Area (total site size minus area of public streets & proposed dedications) 7) Describe any proposed general plan amendment or zone change which would affect the project site (attach add~t~ona/ sheet if necessary) N/A • 11PLANNINGIFINALIFORMS\COUNTER11rn6a1 Study Part1 docPagC & tD 43 Rev 3/17/04 Information rnd~cated by an asterisk (*) rs not required ofnon-construction CUP's unless otherwise requested by staff 8) Include a description of all permits which will be necessary from the City of Rancho Cucamonga and other governmental agencies in order to fully implement the project _ Conditional L1~a Parm, t- (~,-, PTO 1=h~~ ~ae~~T-~e;~e~Tg~--r^-;~-~-~-.r~ Commerical/Industr?al, Tentative Parcel Maw, Final Parcel Map 9) Describe the physical setting of the site as it exists before the project rnclud~ng reformaton on topography, soil stability, plants and animals, mature trees, trails and roads, drainage courses, and scenic aspects Describe any existing structures on site (~nc/uding age and cond~t~on) and the use of the structures Attach photographs of significant features described In addition, cite all sources of information (~ a ,geological and/or hydrologic studies, bro6c and archeological surveys, traffic studies) See Phase I Enviromental Assessment Report dated July 12, 2004 and Arborist Report dated April 19, 2006 and Noise Impact Analysis March 28, 2006 - submitted concurrently herewith. • 70) Describe the known cultural and/or historical aspects of the site Crte a!1 sources of reformation (books, published reports and oral history) site has no improvements and covered mainly in grape vines Pursuant unimproved land. Map and photographs referenced in the Phase I • covered with grape vines from prior to 1967 to present. 11PLANNINGIFINAL\FORMS\COUNTER\Ini6al Study Part1 docPage 3 of 10 Rev 3/17/04 C & D 44 11) Describe any Horse sources and them levels that now affect the site (aircraft, roadway Horse, etc) and how they will affect proposed uses See Noise Impact Analysis dated March 28, 2006. 12) Describe the proposed project in detail Thrs should provide an adequate description of the site rn terms of ultimate use that will result from the proposed protect Indicate rf there are proposed phases for development, the extent of development to occur with each phase, and the anticipated completion of each increment Attach additional sheet(s) rf necessary Development an construction of an office and retail center includ- ing two office buildings, two restaurant pa s, one an pa an three multi-tenant retail buildinns. 13) Describe the surrounding properties, including rnformat~on on plants and animals and any cultural, historical, or scenic aspects lnd~cate the type of land use (residential, commercial, etc ), intensity of land use (one-family, apartment houses, shops, department stores, etc) and scale of development (he-ght, frontage, setback, rear yard, etc ) See Section 4.1 of Phase I Environmental Site Assessment for a escrip ion o a ~acen a joining prope ies an usinesses. 14) Will the proposed project change the pattern, scale, or character of the surrounding genera! area of the project NO • • I \PLANNING\FINALIFORMS\COUNTER\Irntlal Study Part1 docPage 4 of 10 Rev 3/17/04 C&D45 15) lndreate the type of short-term and long-term Horse to be generated, including source and amount How will these Horse levels affect adjacent properties and on-site uses What methods of soundproofing are proposed • See Noise Impact Analysis dated March 28, 2006. *16) Indicate proposed removals and/or replacements of mature or scenic trees See Arbo r i s t s Report dated April 19, 2006. 17) lndreate any bodies of wafer (including domestic water supplies) into which the site drams Day Creek drainage watershed 18) Indicate expected amount of water usage (See Attachment A for usage estimates) For further c/arai/cat~on, please contact the Cucamonga Valley Water Distract at 987-2591 a Residential (gal/day) Peak use (gal/Day) b Commeraal/!nd (gal/day/ac) Peak use (gal/min/ac) 19) lndreate proposed method of sewage disposal ^ Septic Tank ®Sewer if septic tanks are proposed, attach percolation tests if discharge to a sanitary sewage system rs proposed indicate expected daily sewage generation (See Attachment A for usage estimates) For further clanficat~on, please contact the Cucamonga Valley Water Distract at 987-2591 a Residential (gal/day) b Commeraal/Industrial (gal/day/ac) RESIDENTIAL PROJECTS; N/A 20) Number of residential units • Detached (md~cate range of parcel sizes, minimum lot size and maximum lot size Attached (indicate whether units are rental or for sale units) I \PLANNING\FINAL\FORMSICOUNTER\Irntial Study Part1 docPage 5 of 10 Rev 3/17/04 C & D 46 21) Anticipated range of sale pnc~~ and/or rents Sale Pnce(s) $ to $ Rent (per month) $ to $ 22) Specify number of bedrooms by unit type 23) Indicate anticipated household size by unit type 24) Indicate the expected number of school children who will be residing within the project Contact the appropriate School Districts as shown rn Attachment 8 a Elementary b Junior High c Senior High COMMERCIAL INDUSTRIAL AND INSTITUTIONAL PROJECTS 25) Describe type of use(s) and mayor function(s) of commercial, industrial or rnstitutrona/ uses 0 f f i ce , service retail, restaurant and banking. 26) Total floor area of commercial, industrial, or -nstitut~ona/ uses by type Restaurant: 11 000 SF•Bank: 5 000 SF• Office: 50 400 SF: Retail: 21,750 SF 27) lnd~cate hours of operation 28) Number of employees Total il.r~ t k n n c, n a +- this t i m e Maximum Shift • Time of Maximum Shift I 1PLANNING\FINALIFORMS\COUNTER\Inibal Study Part1 docPage 6 of 10 Rev 3/17/04 C&D47 29) Provide breakdown of antrcrpated~ob classifications, including wage and salary ranges, as well as an indication ofthe rate o1 hire for each classification (attach additional sheet rf necessary) • 30) Estimation of the number of workers to be hued that currently reside rn the Crty '31) For commercial and industrial uses only, indicate the source, type, and amount of air pollution emissions (Data should be verified through the South Coast Arr Quality Management District, at (818) 572-6283) ALL PROJECTS 32) Have the water, sewer, fire, and flood control agencies serving the project been contacted to determine their abrl~ty to provide adequate service to the proposed pro~ect~ if so, p/ease rnd-cate their response • Sewer-not contacted at this time. - yes an capaci y exists. Fire - yes, fire flow_to site exceeds the__minimu~_~,2~n rpM ~ ~ y a factor of three at the time the water district checked the system. 33) In the known history of this property, has there been any use, storage, or discharge of hazardous and/or toxic matenals~ Examples of hazardous and/or toxic materials include, but are not l~mrted to PCB's, rad~oact~ve substances, pest~crdes and herbicides, fuels, oils, solvents, and otherflammab/e liquids and gases Also note underground storage ofany ofthe above Please list the materials and describe their use, storage, and/or discharge on the property, as well as the dates of use, ri known See Phase I Environmental Site AsGe~~mPni-_ • 11PLANNINGIFINAL\FORMS\COUNTER1lrntial Study Part1 docPage 7 of 10 Rev 3/17/04 C & D 48 34) l~// the proposed project involve the temporary orlong-term use, storage, or discharge of hazardous and/ortoxrc matenals, rnclud~ng but not limited to those examples listed above Jf yes, provide an inventory of all such matenals to be used and . proposed method of disposal The location of such uses, along with the storage and shipment areas, shall be shown and labeled on the application plans No. • !hereby certify that the statements furnished above and in the attached exhibits present the data and information required for adequate evaluation of this project to the best of my ability, that the facts, statements, and information presented are true and correct tot he best of my knowledge and belief I further understand that additional information maybe required to be submitted before an adequate evaluation can be made by the City of Rancho Cucamonga CYNTHIA BELL & ASSOCIATES, INC., a Cali ornia corpo tion Date ~ .2U0 Signature Cynth a Bell Title pro ~ „+- - • • I \PLANNING(FINAL\FORMS\COUNTER\Initial Study Part1 docPage 8 of 10 Rev 3/17/04 C&D49 ATTACHMENT "A" CITY OF RANCHO CUCAMONGA • ESTfMATED WATER USE AND SEWER FLOWS FOR NEW DEVELOPMENT (Data Provided by Cucamonga Valley Water District February 2003) Water Usage Single-Family Multi-Family Neighborhood Commercial General Commercial Office Professional Institutional/Govemment Industrial Park Large General Industrial Heavy Industrial (distribution) Sewer Flows Single-Family •fVlulti-Family General Commercial Office Professional Industrial Park Large General Industrial Heavy Industrial (distribution) 705 gallons per EDU per day 256 gallons per EDU per day 1000 gal/day/unit (tenant) 4082 gal/day/unit (tenant) 973 gal/day/unit (tenant) 6412 gal/day/unit (tenant) 1750 gal/day/unit (tenant) 2020 gal/day/unit (tenant) 1863 gal/day/unit (tenant) 270 gallons per EDU per day 190 gallons per EDU per day 1900 gal/day/acre 1900 gal/day/acre Institutional/Government 3000 gal/day/acre 2020 gal/day/acre 1863 gal/day/acre Source Cucamonga Valley Water Drstr~ct Engrneer~ng & Water Resources Departments, Urban Water Management Plan 2000 I \PLANNING(FINAL\FORMS\COUNTER\Irntiai Study Part1 docPage 9 of 10 Rev 3/17/04 C&050 ATTACHMENT B Contact the school district for your area for amount and payment of school fees Elementary School Districts Alta Loma 9350 Base Lme Road, Suite F Rancho Cucamonga, CA 91730 (909) 987-0766 Central 10601 Church Street, Suite 112 Rancho Cucamonga, CA 91730 (909) 989-8541 Cucamonga 8776 Archibald Avenue Rancho Cucamonga, CA 91730 (909) 987-8942 Etiwanda 6061 East Avenue P O Box 248 Rancho Cucamonga, CA 91739 (909)899-2451 High School Chaffey High School 211 West 5th Street Ontario, CA 91762 (909)988-8511 • • • I 1PLANNINGIFINAL\FORMSICOUNTER\Inittal Study Part1 docPage 10 of 10 Rev 3/17/04 C & D 51 • ~ II ~J1L _ .~ lI ~-~ a IQ i ~ _~--J I,1 II _ _ ,}• . ~ l I III II II ~ "~ I ~- II ' / II III 1300 r _ y - j ~= u i ~_, I lu II II ~ - ' I~ i ~f~~~ II `--~f /zeo II III I n r I~ Is ~~- II II + n~ ~ ql ~ I( --- r t SP `~ 1 II~~_i\I~_~ ~ II -~/"~/270 l4r ~ ~ II , ~ II - - ,I- -~~-------- 4 ~Kf ~~ UII ; 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's,y~~~ ~ar= '"~ ~a~ ~ t ~ -~' @t» ~ ~'~ ~~ ~,~ ~ a`" . ~ "~"' ~ ~ ~~ » yr, ~,ya ~01ID~y .~~~ S t vf?~it i it ~~' ~~'~~ ^ +~+ ~ ~'~ y c~',~'+gy4 ~c T ~`i .... - ~~.g, sd ~ ~L s~ o .+4~ ~<" - '`~yrs , Y,' F.'utd+ ', z~..',r t- ~_ . ~ i3 ~ ~ y~ 3 'F.}~~ '~+~`i? ~r ~ k «'# ~^e- -~" a~Y~ - y:4`'r ~~r.rr' 1~ ~ ~' ~~' `°yra ,,,; s.~ c~d"'k' ~ ,~H f + r r~ s ~! ~ ~ ~ ~ 1' -~' *!F.~~ ,+~ P °~^^ r ,ate ` _ ~'r .. 7R i ^r«. p'y tt~ y~ nar ,~--aq'~' ~' ~~ i ~+hY~~~~Y'~~~~;..-. =~~.r~~~t ~59~ ~+h~~~"'~`-,-v'„ ,°.~1~""9~'~ Y°` "'~v~~ r~ y#' ~~:i~ _ ,~' _ ~~u ~~,~~ ~_` Clty of Rancho Cucamonga ' ~ ENVIRONMENTAL CHECKLIST FORM ~~ ~ KI INITIAL STUDY PART II ~~ '_ .- ` '~„ €~ „~ _~ - BACKGROUND Protect File Tentative Parcel Map SUBTPM18046 and Development Review DRC2006-00438 2 Related Files Preliminary Review DRC2005-01035 and Pre-Application Review DRC2006-00094 Description of Project TENTATIVE PARCEL MAP SUBTPM18046 -MICHAEL CHAI - A request to subdivide a property comprised of 3 parcels into 7 parcels in conjunction with a proposed master-planned retail and office complex comprised of 8 buildings with a combined floor area of about 88,000 square feet in the Industrial Park District (Subarea 7), located at the southeast corner of Foothill Boulevard and Elm Avenue - APN 0208-961-05, 06, and 07 ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2006-00438 -MICHAEL CHAT - A review of a proposed master-planned retail and office complex comprised of two 2-story office buildings of 25,200 square feet (each), three single-story retail buildings of 21,749 square feet (combined), two single-story restaurant pad buildings of 11,000 square feet (combined), and a bank of 5,000 square feet on 7 parcels (combined area = 8 4 acres) in the Industrial Park District • (Subarea 7), located at the southeast corner of Foothill Boulevard and Elm Avenue - APN 0208-961-05, 06, and 07 4 Protect Sponsor's Name and Address Cynthia Bell (for Michael Chai) 19 Castellina Drive Newport Beach, CA 92657 4 General Plan Designation Industrial Park 5 Zoning Industrial Park (IP) District, Subarea 7 6 Surrounding Land Uses and Setting The project site is bound on the south and west by industrial warehouse and office development The property to the east is vacant but is undergoing construction of a comparably sized commercial/office complex The properties to the north are comprised of commercial development All of the properties to the north are zoned Community Commercial (CC) District within the Terra Vista Community Plan, while all of the properties to the east, west, and south are zoned Industrial Park (IP) District (Subarea 7) The property is generally level with no significant slopes Per the General Plan, Foothill Boulevard is classified as a Major Divided Arterial, Elm Avenue is a Secondary road, and Eucalyptus Street is a Local road All streets serve primarily industrial and commercial-related traffic 7 Lead Agency Name and Address City of Rancho Cucamonga Planning Department 10500 Civic Center Drive Rancho Cucamonga, CA 91730 • 8 Contact Person and Phone Number Mike Smith, Associate Planner (909) 477-2750 C&D60 Initial Study for DRC2006-00438 and SUBTPM18046 City of Rancho Cucamonga Page 2 Other agencies whose approval is required (e g , permits, financing approval, or participation agreement) None GLOSSARY -The following abbreviations are used in this report CVWD -Cucamonga Valley Water District EIR -Environmental Impact Report FEIR -Final Environmental Impact Report NPDES -National Pollutant Discharge Elimination System NOx -Nitrogen Oxides ROG -Reactive Organic Gases PM10 -Fine Particulate Matter RWQCB -Regional Water Quality Control Board SCAOMD -South Coast Air Quality Management District SW PPP -Storm Water Pollution Prevention Plan URBEMIS7G -Urban Emissions Model 7G ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this protect, involving at least one impact that is a "Potentially Significant Impact," "Potentially Significant Impact Unless Mitigation Incorporated," or "Less Than-Significant-Impact" as indicated by the checklist on the following pages (/) Aesthetics ( )Agricultural Resources (/) Air Quality (/) Biological Resources (/) Cultural Resources (/) Geology & Soils ( )Hazards & Waste Materials (/) Hydrology & Water Quality ( )Land Use & Planning ( )Mineral Resources (/) Noise ( )Population & Housing ( )Public Services ( )Recreation ( ) Transportation/Traffic ( )Utilities & Service S stems ( Mandator Findin s of Si nificance DETERMINATION On the basis of this initial evaluation (/) I find that although the proposed project will not be a significant effect in this case agreed to, by the protect proponent A My Prepared By Reviewed By have a significant effect on the environment, there use revisions in the protect have been made by, or ~D NEGATIVE DECLARATION will be prepared Date O r Date Z~ b • • C & D 61 • • • Initial Study for SUBTPM18046 and DRC2006-00438 City of Rancho Cucamonga Page 3 Less Than Signdicant Less Issues and Su ortin Information Sources Ph g Potentially Significant With Minganon Than Signdicant No Impact Incorporated Impact Impact EVALUATION OF ENVIRONMENTAL IMPACTS 1 AESTHETICS Would the protect () () () (/) a) Have a substantial affect a scenic vistas b) Substantially damage scenic resources, including, but not () () () (~) limited to, trees, rock outcroppings, and historic buildings within a State Scenic Highway c) Substantially degrade the existing visual character or () ~) ~) (~) quality of the site and its surroundings d) Create a new source of substantial light or glare, which () () (~) ( ) would adversely affect day or nighttime views in the area Comments a) There are no significant vistas within or adjacent to the protect site The site is not within a view corridor according to General Plan Exhibit III-15 b) The project site contains no scenic resources and no historic buildings within a State Scenic Highway There are no State Scenic Highways within the City of Rancho Cucamonga c) The site is located at the southeast corner of Foothill Boulevard and Elm Avenue, about 370 feet west of Milliken Avenue, and is characterized by industrial development to the south, commercial development to the north, and an office building to the west On the property to the east is a commercial/office complex that is under construction The visual quality of the area will not degrade as a result of this protect Design review is required prior to approval City standards require the developer to underground existing and new utility lines and facilities to minimize unsightly appearance of overhead utility lines and utility enclosures in accordance with Planning Commission Resolution No 87-96, unless exempted by said Resolution d) The protect would increase the number of streetlights and security lighting used in the immediate vicinity The design and placement of light fixtures will be shown on site plans which require review for consistency with City standards that requires shielding, diffusing, or indirect lighting to avoid glare Lighting will be selected and located to confine the area of illumination to within the project site The impact is not considered significant 2 AGRICULTURAL RESOURCES Would the pro/ect a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural uses b) Conflict with existing zoning for agricultural use, or a () () () (~) Williamson Act contract C& D62 Initial Study for SUBTPM18046 and DRC2006-00438 City of Rancho Cucamonga Page 4 Less Than Significant Less Issues and Su ortin Information Sources PP g Potentially Significant With Mitigation Than Signdicant No Impact Incorporated Impact Impact c) Involve other changes in the existing environment, which, () () () (~) due to their location or nature, could result in conversion of Farmland, to non-agricultural uses Comments a) The site is not designated as Prime Farmlands, Unique Farmland, or Farmland of Statewide Importance The site is located at the southeast corner of Foothill Boulevard and Elm Avenue about 370 feet west of Milliken Avenue and is characterized by industrial development to the south, commercial development to the north, and an office building to the west On the property to the east is a commercial/office complex that is under construction There are approximately 1,300 acres of Prime Farmlands, Unique Farmland, or Farmland of Statewide Importance within the City of Rancho Cucamonga, of which about one-third is either developed or committed to development according to General Plan Table IV-2 The major concentrations of designated farmlands are located in the southern and eastern portions of our City that is characterized by existing and planned development Further, two-thirds of the designated farmlands parcels are small, ranging from 3 acres to 30 acres, and their economic viability is doubtful, therefore, they are not intended to be retained as farmland in the General Plan Land Use Plan The General Plan FEIR identified the conversion of farmlands to urban uses as a significant unavoidable adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council The proposed project is consistent with the General Plan for which the FEIR was prepared and impacts evaluated b) There is no agriculturally zoned land within the City of Rancho Cucamonga There are no Williamson Act contracts within the City c) The site is located at the southeast corner of Foothill Boulevard and Elm Avenue, about 370 feet west of Milliken Avenue, and is characterized by industrial development to the south, commercial development to the north, and an office building to the west On the property to the east is a commercial/office complex that is under construction The nearest agricultural use is a nursery in a Southern California Edison utility easement/corridor about 1 mile to the east from the project site Therefore, no adverse impacts are anticipated 3 AIR QUALITY Would the pro/ect a) Conflict with or obstruct implementation of the applicable air quality plan b) Violate any air quality standard or contribute substantially () (~) () ( ) to an existing or projected air quality violation c) Result in a cumulatively considerable net increase of any () () () (~) criteria pollutant for which the project region is non- attainment under an applicable Federal or State ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors d) Expose sensitive receptors to substantial pollutant () (~) () ( ) concentrations e) Create objectionable odors affecting a substantial number () () () (~) of people • • • C& D63 • Initial Study for SUBTPM18046 and DRC2006-00438 City of Rancho Cucamonga Page 5 Less Than Significant Less Issues and Su ortm Information Sources pp g Potentially Sgnficant w~tn Mmgation Than Signdicant No Impact Incorporated Impact Impact Comments a) As noted in the General Plan FEIR (Section 5 6), continued development will contribute to the pollutant levels in the Rancho Cucamonga area, which already exceed Federal and State standards The General Plan FEIR identified the citywide increase in emissions as a significant unavoidable adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council The proposed project is consistent with the General Plan for which the FEIR was prepared and impacts evaluated b) During the construction phases of development, on-site stationary sources, heavy-duty construction vehicles, construction worker vehicles, and energy use will generate emissions In addition, fugitive dust would also be generated during grading and construction activities While most of the dust would settle on or near the project site, smaller particles would remain in the atmosphere, increasing particle levels within the surrounding area Construction is an on-going industry in the Rancho Cucamonga area Construction workers and equipment work and operate at one development site until their tasks are complete They then transfer to a different site where the process begins again Therefore, the emissions associated with construction activities are not new to the Rancho Cucamonga area and would not violate an air quality standard or worsen the existing air quality in the region Nevertheless, fugitive dust and equipment emissions are required to be assessed by the South Coast Air Quality Management District (SCAQMD) on a protect-specific basis Therefore, the following mitigation measures shall be implemented to reduce impacts to less-than-significant levels 1) All construction equipment shall be maintained in good operating condition so as to reduce operational emissions The contractor shall ensure that all construction equipment is being properly serviced and maintained as per manufacturers' speafications Maintenance records shall be available at the construction site for City verification 2) Prior to the issuance of any grading permits, the developer shall submit construction plans to the City denoting the proposed schedule and protected equipment use Construction contractors shall provide evidence that low-emission mobile construction equipment will be utilized, or that their use was investigated and found to be infeasible for the protect Contractors shall also conform to any construction measures imposed by the South Coast Air Quality Management District (SCAC,?MD) as well as City Planning staff 3) All paints and coatings shall meet or exceed performance standards noted in SCAQMD Rule 1113 Paints and coatings shall be applied either by hand or high-volume, low- pressure spray 4) Aii asphalt shall meet or exceed performance standards noted in SCAQMD Rule 1108 5) All construction equipment shall comply with SCA(~MD Rules 402 and 403 Additionally, contractors shall include the following provisions Reestablish ground cover on the construction site through seeding and watering Pave or apply gravel to any on-site haul roads C&D64 Initial Study for SUBTPM18046 and DRC2006-00438 City of Rancho Cucamonga Page 6 Less Than Significant Less Issues and Su ortin Information Sources pp g Potentially Signifcant w~,n Mrtiganon Than Signdicant No Impact Incorporated Impact Impact • Phase grading to prevent the susceptibility of large areas to erosion over extended periods of time • Schedule activities to minimize the amounts of exposed excavated soil during and after the end of work periods • Dispose of surplus excavated material in accordance with local ordinances and use sound engineering practices • Sweep streets according to a schedule established by the City if silt is carried over to adjacent public thoroughfares or occurs as a result of hauling Timing may vary depending upon time of year of construction • Suspend grading operations during high winds (i e , wind speeds exceeding 25 mph) in accordance with Rule 403 requirements • Maintain a minimum 24-inch freeboard ratio on soils haul trucks or cover payloads using tarps or other suitable means 6) The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and Regional Water Gluality Control Board [RWQCB)) daily to reduce Fine Particulate Matter (PM,o) emissions, in accordance with SCA(~MD Rule 403 7) Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PMio emissions 8) The construction contractor shall utilize electric or clean alternative fuel-powered equipment where feasible 9) The construction contractor shall ensure that construction-grading plans include a statement that work crews will shut off equipment when not in use After implementation of the preceding mitigation measures, short-term construction air quality emissions would remain significant as noted in the General Plan FEIR (Section 5 6) Based upon the Urban Emissions Model 7G (URBEMIS7G) model estimates in Table 5 6-4 of the General Plan Final Environmental Impact Report (FEIR), Nitrogen Oxides (Nox), Reactive Organic Gases (ROG), and Fine Particulate Matter (PM,o) would exceed SCAQMD thresholds for significance, therefore, would all be cumulatively significant if they cannot be mitigated on a project basis to a level less-than-significant The General Plan FEIR identified the citywide increase in emissions as a significant unavoidable adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council In the long-term, development consistent with the General Plan would result in significant operational vehicle emissions based upon the URBEMIS7G model estimates in Table 5 6-4 of the General Pian FEIR, therefore, would all be cumulatively significant if they cannot be mitigated on a project basis to a level less-than-significant The following mitigation measures shall be implemented 10) All industrial and commeraal facilities shall post signs requiring that trucks shall not be left idling for prolonged periods (i e , in excess of 10 minutes) • • C&D65 Initial Study for SUBTPM18046 and DRC2006-00438 • City of Rancho Cucamonga Page 7 Less Than Significant Less Issues and Supporting Information Sources Potentially Significant With Mitigation Than Sgndicant No Impact Incorporated Impact Impact 11) All industrial and commercial facilities shall designate preferential parking for vanpools 12) All industrial and commercial site tenants with 50 or more employees shall be required to post both bus and Metrolink schedules in conspicuous areas 13) All industrial and commeraal site tenants with 50 or more employees shall be required to configure their operating schedules around the Metrolink schedule to the extent reasonably feasible 14) All residential and commercial structures shall be required to incorporate high-efficiency/low-polluting heating, air conditioning, appliances, and water heaters 15) All residential and commercial structures shall be required to incorporate thermal pane windows and weather-stripping After implementation of the preceding mitigation measures, the General Plan FEIR identified the citywide increase in operational emissions as a significant unavoidable adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council c) As noted in the General Plan FEIR (Section 5 6) continued development would contribute to the pollutant levels in the Rancho Cucamonga area, which already exceed Federal and State • standards The General Plan FEIR identified the citywide increase in emissions as a significant and adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council The protect proposed is consistent with the General Plan for which the FEIR was prepared and impacts evaluated d) Sensitive receptors are defined as populations that are more susceptible to the effects of pollution than the population at large The SCAQMD identifies the following as sensitive receptors long- term health care facilities, rehabilitation centers, convalescent centers, retirement homes, residences, schools, playgrounds, child care centers, and athletic facilities According to the SCAQMD, protects have the potential to create significant impacts if they are located within 1/4 mile of sensitive receptors and would emit toxic air contaminants identified in SCAQMD Rule 1401 The protect site is located within 1/4 mile of a sensitive receptor -multi-family residences -located to the north Potential impacts to air quality are consistent with the Public Health and Safety Super- Element within the Rancho Cucamonga General Plan During construction, there is the possibility of fugitive dust to be generated from grading the site The mitigation measures listed under b) above will reduce impact to less-than-significant levels • e) Typically, the uses proposed do not create objectionable odors No adverse impacts are anticipated 4 BIOLOGICAL RESOURCES Would the pro/ect O O O (~) a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U S Fish and Wildlife Service b) Have a substantial adverse effect on riparian habitat or () () () (~) other sensitive natural communit identified in local or C&D66 Initial Study for City of Rancho Cucamonga SUBTPM18046 and DRC2006-00438 Page 8 Less Than Significant Less Issues and Su ortin Information Sources hh g Potentially Significant With Mdigahon Than Significant No Impact Incorporated Impact Impact regional plans, policies, or regulations or by the California Department of Fish and Game or US Fish and Wildlife Service c) Have a substantial adverse effect on federally protected () () () (~) wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc) through direct removal, filling, hydrological interruption, or other means d) Interfere substantially with the movement of any native () () () (~) resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites e) Conflict with any local policies or ordinances protecting () (~) () ( ) biological resources, such as a tree preservation policy or ordinance f) Conflict with the provisions of an adopted Habitat O O O (~) Conservation Plan, Natural Community conservation Plan, or other approved local, regional, or State habitat conservation plan Comments a) The project site is located in an area developed with industrial uses In addition to previously being used a vineyard, the site has been previously disrupted during construction of infrastructure and surrounding developments annual discing for weed abatement According to the General Plan Exhibit IV-3, and Section 5 3 of the General Plan FEIR, the project site is within an area of sensitive biological resources, the Delhi-Sands flower-loving fly (DSF) However, according to a Habitat Study prepared by LSA and Associates, Inc on May 11, 2006, the presence of DSF "is unlikely to occur because of the predominance of weedy vegetation, the relatively small size of the site, its isolation from higher quality habitat, and its distance from known DSF population " Therefore, development will not adversely affect rare or endangered species of plants or animals and is consistent with the General Plan Land Use Pian b) The project site is located in an urban area with no natural communities No riparian habitat exists on-site, meaning the project will not have any impacts c) No wetland habitat is present on-site As a result, project implementation would have no impact on these resources d) The majority of the surrounding area has been or is being developed, thereby disrupting any wildlife corridors that may have existed No adverse impacts are anticipated • e) There is one heritage tree (Eucalyptus) at the northwest corner of the project site, therefore, the proposed project is in conflict with the City's Tree Preservation Ordinance An Arborist Report prepared by LSA Associates, lnc on April 19, 2006, states that the tree is unhealthy and cannot be relocated or protected in-place The applicants project includes landscaping that will be sufficient . to offset the loss of this tree C&D67 • Initial Study for SUBTPM18046 and DRC2006-00438 City of Rancho Cucamonga Page 9 Less Than Signihcant Less Issues and Supporting Information Sources Potentially Significant w~tn Mitigation Than Signdicant No Impact Incorporated Im act Impact 1) The existing lemon-scented gum (Eucalyptus citriodora) shall be replaced with a minimum 48-inch box sized tree to be located at the northwest corner of the protect site • f) The protect site is not located within a conservation area according to the General Plan, Open Space and Conservation Plan, Exhibit IV-4 No conflicts with habitat conservation plans will occur 5 CULTURAL RESOURCES Would the project () () () (/) a) Cause a substantial adverse change in the significance of a historical resource as defined in § 15064 5~ b) Cause a substantial adverse change in the significance () (~) () ( ) of an archeological resource pursuant to § 15064 5~ c) Directly or indirectly destroy a unique paleontological () (~) () ( ) resource or site or unique geologic feature d) Disturb any human remains, including those interred () () () (~) outside of formal cemeteries Comments a) The protect site has not been identified as a "Historic Resource" per the standards of Rancho Cucamonga Municipal Code Section 2 24 (Historic Preservation) There will be no impact b) There are no known archaeological sites or resources recorded on the protect site, however, the Rancho Cucamonga area is known to have been inhabited by Native Americans according to the General Plan FEIR (Section 5 11) Construction activity, particularly grading, soil excavation, and compaction, could adversely affect or eliminate existing and potential archaeological resources The following mitigation measures shall be implemented 1) If any prehistoric archaeological resources are encountered before or during grading, the developer will retain a qualified archaeologist to monitor construction activities, to take appropriate measures to protect or preserve them for study With the assistance of the archaeologist, the City of Rancho Cucamonga will • Enact interim measures to protect undesignated sites from demolition or significant modification without an opportunity for the City to establish its archaeological value • Consider establishing provisions to require incorporation of archaeological sites within new developments, using their special qualities as a theme or focal point • Pursue educating the public about the area's archaeological heritage • Propose mitigation measures and recommend conditions of approval to eliminate adverse protect effects on significant, important, and unique prehistoric resources, following appropriate CEQA guidelines • C & D 68 Initial Study for SUBTPM18046 and DRC2006-00438 City of Rancho Cucamonga Page 10 Less Than Significant Less Issues and Su ortin Information Sources hh g Potentially Signficant With Mitigation Than Significant No Impact Incorporated Impact Impact Prepare a technical resources management report, documenting the inventory, evaluation, and proposed mitigation of resources within the protect area Submit one copy of the completed report with original illustrations, to the San Bernardino County Archaeological Information Center for permanent archiving c) The General Plan FEIR (Section 5 11) indicates that the Rancho Cucamonga area is on an alluvial fan According to the San Bernardino County database, no paleontological sites or resources have been recorded within the City of Rancho Cucamonga or the sphere-of-influence, including the project site, however, the area has a high sensitivity rating for paleontological resources The older alluvium, which would have been deposited during the wetter climate that prevailed 10,000-100,000 years ago during the Late Pleistocene epoch of the Quaternary period, when the last "Ice Age" and the appearance of modern man occurred, may contain significant vertebrate fossils The project site is underlain by Quaternary alluvium per General Plan Exhibit V-2, therefore, the following mitigation measures shall be implemented 2) If any paleontological resource (i a plant or animal fossils) are encountered before or during grading, the developer will retain a qualified paleontologist to monitor construction activities, to take appropriate measures to protect or preserve them for study The paleontologist shall submit a report of findings that will also provide specific recommendations regarding further mitigation measures (i a ,paleontological monitoring) that may be appropriate Where mitigation monitoring is appropriate, the program must include, but not be limited to, the following measures Assign a paleontological monitor, trained and equipped to allow the rapid removal of fossils with minimal construction delay, to the site full-time during the interval of earth-disturbing activities Should fossils be found within an area being cleared or graded, divert earth- disturbing activities elsewhere until the monitor has completed salvage If construction personnel make the discovery, the grading contractor should immediately divert construction and notify the monitor of the find Prepare, identify, and curate all recovered fossils for documentation in the summary report and transfer to an appropriate depository (i e , San Bernardino County Museum) d) The project site is located in an area developed with industrial uses In addition to previously being used a vineyard, the site has been previously disrupted during construction of infrastructure and surrounding developments annual discing for weed abatement No known religious or sacred sites exist within the project area No evidence is in place to suggest the project site has been used for human burials The California Health and Safety Code (Section 7050 5) states that if human remains are discovered on-site, no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097 98 As adherence to State regulations is required for all development, no mitigation is required in the unlikely event human remains are discovered on-site No adverse impacts are anticipated • L • C&D69 • • Initial Study for SUBTPM18046 and DRC2006-00438 City of Rancho Cucamonga Page 11 Less Than Significant Less Issues and Su ortin Information Sources hh g Potentially Signifcant wain Mtligation Than Significant No Impact Incorporated Impact Impact 6 GEOLOGY AND SOILS Would the pro/ect a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving i) Rupture of a known earthquake fault, as delineated ~) ~) ~) ~~) on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known faulty Refer to Division of Mines and Geology Special Publication 42 u) Strong seismic ground shakings O O O (~) ni) Seismic-related ground failure, including O O O (~) liquefaction iv) Landslides () () () (~) b) Result in substantial soil erosion or the loss of topsoils () (~) () ( ) c) Be located on a geologic unit or soil that is unstable, or () () () (~) that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse d) Be located on expansive soil, as defined in Table 18-1-B () () () (~) of the Uniform Building Code (1994), creating substantial risks to life or property e) Have soils incapable of adequately supporting the use of () () () (~) septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater Comments a) No known faults pass through the site and it is not in an Earthquake Fault Zone, nor is it in the Rancho Cucamonga City Special Study Zone along the Red Hili Fault, according to the General Plan Exhibit V-1, and Section 5 1 of the General Plan FEIR The Red Hill Fault, passes within about 1 75 mile northwest of the site, and the Cucamonga Fault Zone lies approximately 4 5 miles north These faults are both capable of producing MW 6 0-7 0 earthquakes Also, the San Jacinto Fault, capable of producing up to MW 7 5 earthquakes is 13 miles northeasterly of the site and the San Andreas Fault, capable of up to MW 8 2 earthquakes, is 15 miles northeasterly of the site Each of these faults can produce strong ground-shaking Adhering to the Uniform Building Code will ensure that geologic impacts are less-than-significant The proposed project will require the excavation, stockpiling, and/or movement of on-site soils The Rancho Cucamonga area is subject to strong Santa Ana wind conditions during September to April, which generates blowing sand and dust, and creates erosion problems Construction activities may temporarily exacerbate the impacts of windblown sand, resulting in temporary problems of dust control, however, development of this project under the General Plan would help to reduce windblown sand impacts in the area as pavement, roads, buildings, and landscaping are established Therefore, the following fugitive dust mitigation measures shall be implemented to reduce impacts to less-than-significant levels C&D70 Initial Study for SUBTPM18046 and DRC2006-00438 City of Rancho Cucamonga Page 12 Less Than Signifcant Less Issues and Su ortin Information Sources PP g Potentially Significant with Mitigation Than Significant No Impact Incorporated Impact Impact 1) The site shall be treated with water or other soil-stabilizing agent (approved by SCAGIMD and RWQCB) daily to reduce PM,o emissions, in accordance with SCAGIMD Rule 403 or re-planted with drought resistant landscaping as soon as possible 2) Frontage public streets shall be swept according to a schedule established by the City to reduce PM,o emissions associated with vehicle tracking of soil off-site Timing may vary depending upon time of year of construction 3) Grading operations shall be suspended when wind speeds exceed 25 mph to minimize PM,o emissions from the site during such episodes 4) Chemical soil-stabilizers (approved by SCAQMD and RWQCB} shall be applsed to all inactive construction areas that remain inactive for 96 hours or more to reduce PM,o emissions c) The General Plan FEIR (Section 5 1) indicates that subsidence is generally associated with large decreases or withdrawals of water from the aquifer The project would not withdraw water from the existing aquifer The site is not within a geotechnical hazardous area or other unstable geologic unit or soil type according to General Plan FEIR Figure 5 1-2 Soil types on-site consist of Delhi Fine Sand Soil association according to General Plan FEIR Exhibit 5 1-3 No adverse impacts are anticipated d) The majority of Rancho Cucamonga, including the protect site, is located on alluvial soil deposits These types of soils are not considered to be expansive Soil types on-site consist of Delhi Fine Sand Soil association according to General Plan Exhibit V-3 and General Plan FEIR Exhibit 5 1-3 These soils are typically used for grapes, pasture plants, alfalfa, and some citrus No adverse impacts are anticipated e) The project will connect to, and be served by, the existing local sewer system for wastewater disposal No septic tanks or alternative wastewater disposal is proposed 7 HAZARDS AND WASTE MATERIALS Would the pro/ect () () () (/) a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials b) Create a significant hazard to the public or the O O O (~) environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment c) Emit hazardous emissions or handle hazardous or () () () (~) acutely hazardous materials, substances, or waste within 1/4 mile of an existing or proposed school d) Be located on a site which is included on a list of O O O (~) hazardous materials sites compiled pursuant to Government Code Section 65962 5 and, as a result, would it create a significant hazard to the public or the environment • • • C & D 71 • • • Initial Study for SUBTPM18046 and DRC2006-00438 City of Rancho Cucamonga Page 13 Less Than Significant Less Issues and Supporting Information Sources Potentially S~grnOCant wnh Mitigation Than Significant No Impact Incorporated Impact Impact e) For a protect located within an airport land use plan or, ~) ~) ~) ~~) where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would the protect result in a safety hazard for people residing or working in the protect area f) For a protect within the vicinity of a private airstrip, would ~) ~) ~) ~~) the protect result in a safety hazard for people residing or working in the protect area g) Impair implementation of or physically interfere with an ~) ~) ~) ~~) adopted emergency response plan or emergency evacuation plan h) Expose people or structures to a significant risk of loss, ~) ~) ~) ~~) intury or death involving wildland fires, including where wildlands are adtacent to urbanized areas or where residences are intermixed with wildlands~ Comments a) The protect will not involve the transport, use, or disposal of hazardous materials The City participates in a countywide interagency coalition that is considered a full service Hazardous Materials Division that is more comprehensive that any other in the state The City is in the process of developing an Emergency Operations Plan to meet State and Federal requirements The City has approved a Local Hazard Mitigation Plan which has received State and Federal approvals Compliance with Federal, State, and local regulations concerning the storage and handling of hazardous materials and/or waste will reduce the potential for significant impacts to a level less-than-significant No adverse impacts are expected b) The proposed protect does not include the use of hazardous materials or volatile fuels The City participates in a countywide interagency coalition that is considered a full service Hazardous Materials Division that is more comprehensive than any other in the state The City is in the process of developing an Emergency Operations Plan to meet State and Federal requirements The City has approved a Local Hazard Mitigation Plan which has received State and Federal approvals Compliance with Federal, State, and local regulations concerning the storage and handling of hazardous materials or volatile fuels will reduce the potential for significant impacts to a level less-than-significant No adverse impacts are anticipated c) There are no schools located within 1/4 mile of the protect site The protect site is located within 1/2 mile of the nearest existing or proposed school, Coyote Canyon Elementary School, located to the north Typically, the uses proposed do not create obtectionable odors No adverse impacts are anticipated d) The proposed protect is not listed as a hazardous waste or substance materials site Recent site inspection did not reveal the presence of discarded drums or illegal dumping of hazardous materials No impact is anticipated e) The site is not located within an airport land use plan and is not within 2 miles of a public airport The protect site is located approximately 3 miles northerly of the Ontario Airport and is offset north of the flight path No impact is anticipated C& D72 Initial Study for SUBTPM18046 and DRC2006-00438 City of Rancho Cucamonga Page 14 Less Than Signrticant Less Issues and Su ortin Information Sources PP g Potentially Significant w~ih Mdigation Than Signdicant No Impact Incorporated Impact Impact f) The nearest private airstrip, Cable Airport, is located approximately 2 1/2 miles to the west of the City's westerly limits No impact is anticipated g) The City's Multi-Hazard Disaster Plan, which is updated every two years, includes policies and procedures to be administered by the Rancho Cucamonga Fire District in the event of a disaster Because the project includes at least two points of public street access and is required to comply with all applicable City codes, including local fire ordinances, no adverse impacts are anticipated h) Rancho Cucamonga faces the greatest ongoing threat from awind-driven fire in the Urban Wildland Interface area found in the northern part of the City according to the Fire District Strategic Plan 2000-2005, however, the proposed project site is not located within a high fire hazard area according to General Plan Exhibit V-7 8 HYDROLOGY AND WATER QUALITY Would the project a) Violate any water quality standards or waste discharge requirements b) Substantially deplete groundwater supplies or interfere () () () (~) substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e g ,the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted) c) Substantially alter the existing drainage pattern of the site () () () (~) or area, including through the alteration of the course of a stream or river, in a manner, which would result in substantial erosion or siltation on- or off-site d) Substantially alter the existing drainage pattern of the site () () () (~) or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner, which would result in flooding on- or off-site e) Create or contribute runoff water which would exceed the () () () (~) capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff f) Otherwise substantially degrade water quality () () () (~) g) Place housing within a 100-year flood hazard area as () () () (~) mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation maps h) Place within a 100-year flood hazard area structures that () () () (~) would impede or redirect flood flows i) Expose people or structures to a significant risk of loss, () () () (~) injury or death involving flooding, including flooding as a result of the failure of a levee or damp • • • C&D73 Initial Study for SUBTPM18046 and DRC2006-00438 • City of Rancho Cucamonga Page 15 Less Than Sigrnficant Less Issues and Supporting Information Sources Potentially Sgnihcant w~,h Mitigation Than Sigrnficant No Impact Incorporated Impact Impact ~) Inundation by seiche, tsunami, or mudflow~ () () () (~) Comments a) Water and sewer service is provided by the Cucamonga Valley Water District (CVWD) The project is designed to connect to existing water and sewer systems The State of California is authorized to administer various aspects of the National Pollution Discharge Elimination System (NPDES) permit under Section 402 of the Clean Water Act The General Construction Permit treats any construction activity over 1 acre as an industrial activity, requiring a permit under the State's General NPDES permit The State Water Resource Control Board (SWRCB) through the Regional Water Quality Control Board (RWQCB), Santa Ana Region, administers these permits Construction activities covered under the State's General Construction permit include removal of vegetation, grading, excavating, or any other activity for new development or significant redevelopment Prior to commencement of construction of a project, a discharger must submit a Notice of Intent (NOI) to obtain coverage under the General Permit The General permit requires all dischargers to comply with the following during construction activities, including site clearance and grading • Develop and implement a Storm Water Pollution Prevention Plan (SW PPP) that would specify Best Management Practices (BMPs) that would prevent construction pollutants from • contacting storm water and with the intent of keeping all products of erosion from moving off- site into receiving waters • Eliminate or reduce non-storm water discharges to storm sewer systems and other waters of the nation Perform inspections of all BMPs Waste discharges include discharges of storm water and construction project discharges A construction project for new development or significant redevelopment requires an NPDES permit Construction protect proponents are required to prepare a Storm Water Pollution Prevention Pian (SW PPP) To comply with the NPDES, the construction contractor of the project will be required to prepare a SWPPP during construction activities, and a Water Quality Management Plan (WQMP) for post-construction operational management of storm water runoff The applicant has submitted a WQMP, prepared by Penco Engineering, Inc on April 26, 2006, that identifies Best Management Practices (BMPs) to minimize the amount of pollutants, such as eroded soils, entering the drainage system after construction Runoff from driveways, roads and other impermeable surfaces must be controlled through an on-site drainage system BMPs include both structural and non-structural control methods Structural controls used to manage storm water pollutant levels include detention basins, oil/grit separators, and porous pavement Non-structural controls focus on controlling pollutants at the source, generally through implementing erosion and sediment control plans, and various Business Plans that must be developed by any businesses that store and use hazardous materials Practices, such as periodic parking lot sweeping can substantially reduce the amount of pollutants entering the storm drain system The following mitigation measures would be required to control additional storm water effluent • C&D74 Initial Study for SUBTPM18046 and DRC2006-00438 City of Rancho Cucamonga Page 16 Less Than Significant Less Issues and Su ortin Information Sources Pp g Potentially Signdicant With Mitigation Than Significant No Impact Incorporated Impact Impact Construction Activities 1) Prior to issuance of grading permits, the permit applicant shall submit to Building Official for approval, Storm Water Pollution Prevention Plan (SWPPP) specifically identifying Best Management Practices (BMPs) that shall be used on-site to reduce pollutants during construction activities entering the storm drain system to the maximum extent practical 2) An erosion control plan shall be prepared, included in the grading plan, and implemented for the proposed protect that identifies specific measures to control on- site and off-site erosion from the time ground disturbing activities are initiated through completion of grading This erosion control plan shall include the following measures at a minimum a) Specify the timing of grading and construction to minimize soil exposure to rainy periods experienced in southern California, and b) An inspection and maintenance program shall be included to ensure that any erosion which does occur either on-site or off-site as a result of this protect will be corrected through a remediation or restoration program within a specified time frame 3) During construction, temporary berms such as sandbags or gravel dikes must be used to prevent discharge of debris or sediment from the site when there is rainfall or other runoff 4) During construction, to remove pollutants, street cleaning will be performed prior to storm events and after the use of water trucks to control dust in order to prevent discharge of debris or sediment from the site Post- Construction Operational 5) The developer shall implement the BMPs identified in the Water Quality Management Plan (WQMP) prepared by Penco Engineering, Inc on April 26, 2006, to reduce pollutants after construction entering the storm drain system to the maximum extent practical 6) Landscaping plans shall include provisions for controlling and minimizing the use of fertilizers/pesticides/herbicides Landscaped areas shall be monitored and maintained for at least two years to ensure adequate coverage and stable growth Plans for these areas, including monitoring provisions for a minimum of two years, shall be submitted to the City for review and approval prior to the issuance of grading permits b) According to CVWD, 43 percent of the City's water is currently provided from groundwater in the Cucamonga and Chino Basins CVWD has adopted a master plan that estimates demand needs until the year 2030 The proposed protect will not deplete groundwater supplies, nor will it interfere with recharge because it is not within an area designated as a recharge basin or spreading ground according to General Plan Exhibit IV-2 The development of the site will require the grading of the site and excavation, however, would not affect the existing aquifer, estimated to be about 288 to 470 feet below the ground surface As noted in the General Pian FEIR (Section 5 9), continued development citywide will increase water needs and is a significant impact, however, CVWD has plans to meet this increased need through the construction of future water facilities c) The protect will cause changes in absorption rates, drainage patterns, and the rate and amount of surface water runoff because of the amount of new building and hardscape proposed on a site, however, the protect will not alter the course of any stream or river All runoff will be conveyed to • • C&D75 Initial Study for SUBTPM18046 and DRC2006-00438 • City of Rancho Cucamonga Page 17 Less Than Signficant Less Issues and Su ortin Information Sources hp g Potentially 9gndicant wnn Mitigation Than Significant No Impact Incorporated Impact Impact existing storm drain facilities, which have been designed to handle the flows The protect design includes landscaping of all non-hardscape areas to prevent erosion A grading and drainage plan must be approved by the Building Official and City Engineer prior to issuance of grading permits Therefore, the protect will not result in substantial erosion or siltation on- or off-site The impact is not considered significant d) The protect will cause changes in absorption rates, drainage patterns, and the rate and amount of surface water runoff because of the amount of new building and hardscape proposed on a site, however, the protect will not alter the course of any stream or river Ail runoff will be conveyed to existing storm dram facilities, which have been designed to handle the flows A grading and drainage plan must be approved by the Building Official and City Engineer prior to issuance of grading permits Therefore, increase in runoff from the site will not result in flooding on- or off-site No impacts are anticipated e) The protect will cause changes in absorption rates, drainage patterns, and the rate and amount of surface water runoff because of the amount of new building and hardscape proposed on a site, however, all runoff will be conveyed to existing storm drain facilities, which have been designed to handle the flows The protect will not result in substantial additional sources of polluted runoff A grading and drainage plan must be approved by the Building Official and City Engineer prior to issuance of grading permits Therefore, increase in runoff from the site will not result in flooding on- or off-site No impacts are anticipated • f) Grading activities associated with the construction period could result in a temporary increase in the amount of suspended solids in surface flows during a concurrent storm event, thus resulting m surface water quality impacts The site is for new development or significant redevelopment, therefore, is required to comply with the National Pollutant Discharge Elimination System (NPDES) to minimize water pollution The following mitigation measures shall be implemented 7) Prior to issuance of building permits, the applicant shall submit to the City Engineer for approval of a WQMP, including a protect description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable The WQMP shall identify the structural and non-structural measures consistent with the Guidelines for New Development and Redevelopment adopted by the City of Rancho Cucamonga in June 2004 8) Prior to issuance of grading or paving permits, the applicant shall obtain a Notice of Intent (NOI) to comply with obtaining coverage under the National Pollutant Discharge Elimination System (NPDES) General Construction Storm Water Permit from the State Water Resources Control Board Evidence that this has been obtained (i e , a copy of the Waste Discharger's Identification Number) shall be submitted to the City Building Official for coverage under the NPDES General Construction Permit g) No housing units are proposed with this protect No adverse impacts are expected h) The protect site is not located within a 100-year flood hazard area according to General Plan Exhibit V-5 No adverse impacts are expected • i) The Rancho Cucamonga area is flood protected by an extensive storm drain system designed to convey a 100-year storm event The system is substantially improved and provides an integrated approach for regional and local drainage flows This existing system includes several debris dams C&D76 Initial Study for SUBTPM18046 and DRC2006-00438 City of Rancho Cucamonga Page 18 Less Than Signdicarn Less Issues and Su ortin Information Sources PP g Potentially Signdicant With Mitigation Than Signrficant No Impact Incorporated Impact Impact and levees north of the City, spreading grounds, concrete-lined channels, and underground storm drains as shown in General Plan Exhibit V-6 The project site is not located within a 100-year flood hazard area according to General Plan Exhibit V-5 No adverse impacts are expected ~) There are no oceans, lakes, or reservoirs near the project site, therefore impacts from seiche and tsunami are not anticipated The Rancho Cucamonga area sits at the base of the steep eastern San Gabriel Mountains whose deep canyons were cut by mountain streams Numerous man-made controls have been constructed to reduce the mudflow impacts to the level of non-significance within the City This existing system includes several debris dams and levees north of the City, and spreading grounds both within and north of the City 9 LAND USE AND PLANNING Would the project a) Physically divide an established community () () () (/) b) Conflict with any applicable land use plan, policy, or () () () (~) regulation of an agency with jurisdiction over the project (including, but not limited to, a general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect c) Conflict with any applicable habitat conservation plan or O O O (~) natural community conservation plan Comments a) The site is located at the southeast corner of Foothill Boulevard and Elm Avenue, about 370 feet west of Milliken Avenue, and is characterized by industrial development to the south, commercial development to the north, and an office building to the west On the property to the east is a commercial/office complex that is under construction This protect will be of similar design and size to the development under construction to the east The project will become a part of the larger community No adverse impacts are anticipated b) The project site land use designation is Industrial Park The proposed project is consistent with the General Plan and does not interfere with any policies for environmental protection As such, no impacts are anticipated c) The project site is not located within any habitat conservation or natural community plan area According to the General Plan Exhibit IV-3, and Section 5 3 of the General Plan FEIR, the project site is not within an area of sensitive biological resources, therefore, development will not adversely affect rare or endangered species of plants or animals because of the fact that the project is surrounded by urbanized land uses and is consistent with the General Plan Land Use Plan 10 MINERAL RESOURCES Would the project () () () (/) a) Result m the loss of availability of a known mineral resource that would be of value to the region and the residents of the State b) Result in the loss of availability of a locally important () () () (~) mineral resource recovery site delineated on a local general plan, specific plan or other land use plan • • • C&D77 • • initial Study for SUBTPM18046 and DRC2006-00438 City of Rancho Cucamonga Page 19 Less Than Signdicant Less Issues and Supporting Information Sources Potentially Signdicant w~tn Mmgation Than Signdicant No Impact Incorporated Impact Impact Comments a) The site is not designated as a State Aggregate Resources Area according to the City General Plan, Figure IV-1 and Table IV-1, therefore, there is no impact b) The site is not designated by the General Plan, Figure IV-1 and Table IV-1, as a valuable mineral resource recovery site, therefore, there is no impact 11 NOISE Would the project result rn a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies b) Exposure of persons to or generation of excessive () () () (~) ground borne vibration or ground borne noise levels c) A substantial permanent increase in ambient noise levels () () () (~) in the protect vicinity above levels existing without the prolect~ d) A substantial temporary or periodic increase in ambient () (~) () ( ) noise levels in the protect vicinity above levels existing without the protect e) For a protect located within an airport land use plan or, () () () (~) where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would the protect expose people residing or working in the protect area to excessive noise levels f) For a project within the vicinity of a private airstrip, would () () () (~) the protect expose people residing or working in the protect area to excessive noise levels Comments a) The protect site is within an area of noise levels exceeding City standards according to General Plan Exhibit V-13 at build-out According to the Noise Study prepared by LSA Associates on March 28, 2006, the following Mitigation measures listed below would reduce exterior and interior noise levels to less-than-significant levels During constructron 1) During all protect site excavation and grading on-site, the protect contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers' standards • 2) The protect contractor shall place all stationary construction equipment so that emitted noise is directed away from off-site receptors nearest the protect site C&D78 Initial Study for SUBTPM18046 and DRC2006-00438 City of Rancho Cucamonga Page 20 Less Than Signficant Less Issues and Su ortin Information Sources PP g I otentialiy Signficant With Mitigation Than Significant No Impact Incorporated Impact Impact 3) The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and off-site receptors nearest the protect site during protect construction 4) During all protect site construction, the construction contractor shall limit all construction-related activities that would result in high noise levels to between the hours of 7 00 a m to 7 00 p m on weekdays Only limited construction that would not affect adtacent uses is permitted on Sundays and government code holidays Exterior None required Interior 5) Air conditioning systems are required for buildings proposed on Pads A through C and Shops B and C along Foothill Boulevard and with direct line-of-sight to Foothill Boulevard traffic b) The uses associated with this type of protect normally do not induce ground borne vibrations As such, no impacts are anticipated c) The primary source of ambient noise levels in Rancho Cucamonga is traffic The proposed activities will not significantly increase traffic, hence, are not anticipated to increase the ambient noise levels within the vicinity of the protect d) The General Plan FEIR (Section 5 7) indicates that during a construction phase, on-site stationary sources, heavy-duty construction vehicles, and construction equipment, will generate noise exceeding City standards The following measures are provided to mitigate the short-term noise impacts 6) Construction or grading shall not take place between the hours of 8 00 p m and 6 30 a m on weekdays, including Saturday, or at any time on Sunday or a national holiday 7) Construction or grading noise levels shall not exceed the standards specified in The Development Code Section 17 02 120-D, as measured at the property line Developer shall hire a consultant to perform weekly noise level monitoring as specified in Development Code Section 17 02 120 Monitoring at other times may be required by the Building Official Said consultant shall report their findings to the Building Official within 24 hours, however, if noise levels exceed the above standards, then the consultant shall immediately notify the Building Official If noise levels exceed the above standards, then construction activities shall be reduced in intensity to a level of compliance with above noise standards or halted The preceding mitigation measures will reduce the disturbance created by on-site construction equipment, however, do not address the potential impacts because of the transport of construction materials and debris The following mitigation measures shall then be required 8) Haul truck deliveries shall not take place between the hours of 8 00 p m and 6 30 a m on weekdays, including Saturday, or at any time on Sunday or a national holiday Additionally, if heavy trucks used for hauling would exceed 100 daily trips (counting both to and from the construction site), then the developer shall prepare a noise mitigation plan denoting any construction traffic haul routes To the extent feasible, the plan shall denote haul routes that do not pass sensitive land uses or residential dwellings • • C&079 Initial Study for SUBTPM18046 and DRC2006-00438 • City of Rancho Cucamonga Page 21 Less Than Significant Less Issues and Su ortin Information Sources PP g Potentially Significant with Mitigation Than Significant No Impact Incorporated Impact Impact e) The site is not located within an airport land use plan and is not within 2 miles of a public airport The project site is located approximately 3 miles northerly of the Ontario Airport and is offset north of the flight path No impact is anticipated f) The nearest private airstrip, Cable Airport, is located approximately 2 1/2 miles to the west of the City's westerly limits No impact is anticipated 12 POPULATION AND HOUSING Would the project a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure) b) Displace substantial numbers of existing housing, () () () (~) necessitating the construction of replacement housing elsewhere c) Displace substantial numbers of people, necessitating the () () () (~) construction of replacement housing elsewhere Comments a) The protect is located in a predominantly developed area and will not induce population growth Construction activities at the site will be short-term and will not attract new employees to the area Once constructed, the proposed project will have a limited number of employees, hence, will not create a demand for additional housing as a majority of the employees will likely be hired from within the City or surrounding communities No impacts are anticipated b) The project site contains no existing housing units No adverse impact expected c) The project site is vacant land No impacts are anticipated 13 PUBLIC SERVICES Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance ob~ect~ves for any of the public services () () () (/) a) Fire protections b) Police protections () () () ~~) c) Schools () () () (~) d) Parks O O O (~) e) Other public facilities O O O (~) C&D80 Initial Study for SUBTPM18046 and DRC2006-00438 City of Rancho Cucamonga Page 22 Less Than Signdicant Less Issues and Su ortin Information Sources Ph g Potentially Signdicant With Mitigation Than Significant No Impact Incorporated Impact Impact Comments a) The site is located at the southeast corner of Foothill Boulevard and Elm Avenue, about 370 feet west of Milliken Avenue, and would be served by Fire Station #4 at 11297 Jersey Boulevard located approximately 3/4 miles south of the protect site The protect will not require the construction of any new facilities or alteration of any existing facilities or cause a decline in the levels of service, which could cause the need to construct new facilities Standard conditions of approval from the Uniform Building and Fire Codes will be placed on the protect so no impacts to fire services will occur No impacts are anticipated b) Additional police protection is not required as the addition of the protect will not change the pattern of uses within the surrounding area and will not have a substantial increase in property to be patrolled as the protect site is within an area that is regularly patrolled c) The site is in a developed area currently served by the Cucamonga School District and the Chaffey Joint Union High School District The protect will be required to pay school fees as prescribed by State law prior to the issuance of building permits No impacts are anticipated • d) The site is in a developed area, currently served by the City of Rancho Cucamonga The nearest park, Ralph M Lewis Park, is located 1/4 miles to the north of the protect site The protect will not require the construction of any new facilities or alteration of any existing facilities or cause a decline in the levels of service, which could cause the need to construct new facilities A standard condition of approval will require the developer to pay park development fees No impacts are anticipated e) The proposed protect will utilize existing public facilities The site is in a developed area, currently served by the City of Rancho Cucamonga The protect will not require the construction of any new facilities or alteration of any existing facilities or cause a decline in the levels of service, which could cause the need to construct new facilities Cumulative development within Rancho Cucamonga will increase demand for library services According to the General Plan FEIR (Section 5 9 9), the protected increase in library space under the General Pian will not meet the protected demand The General Plan FEIR identified the cumulative impact on library services as a significant unavoidable adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council The proposed protect is consistent with the General Plan for which the EIR was prepared and impacts evaluated Since the adoption of the General Plan, the City has planned a new library within the Victoria Gardens regional shopping center of approximately 22,000 square feet, which is in excess of the protected need of 15,500 square feet at build-out of the City 14 RECREATION Would the pro/ect O O O (~) a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated b) Does the protect include recreational facilities or require () () () (~) the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment • C & D 81 • • • Initial Study for SUBTPM18046 and DRC2006-00438 City of Rancho Cucamonga Page 23 Less Than Significant Less Issues and Su ortin Information Sources pp g Potentially Signdicant With Mmgauon Than Signrficant No Impact Incorporated Impact Impact Comments a) The site is in a developed area, currently served by the City of Rancho Cucamonga The nearest park, Ralph M Lewis Park, is located 1/4 miles to the north of the project site This project is not proposing any new housing or large employment generator that would cause an increase in the use of parks or other recreational facilities A standard condition of approval will require the developer to pay park development fees No impacts are anticipated b) See a) response above 15 TRANSPORTATION/TRAFFIC Would the project () () () (/) a) Cause an increase in traffic, which is substantial in relation to the existing traffic load and capacty of the street system (i e , result m a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections) b) Exceed, either individually or cumulatively, a level of () () () (~) service standard established by the county congestion management agency for designated roads or highways c) Result in a change m air traffic patterns, including either O O O (~) an increase in traffic levels or a change in location that results in substantial safety risks d) Substantially increase hazards due to a design feature () () () (~) (e g , sharp curves or dangerous intersections) or incompatible uses (e g ,farm equipment) e) Result m inadequate emergency access () () () (~) f) Result in inadequate parking capacity () () () (~) g) Conflict with adopted policies, plans, or programs () () () (~) supporting alternative transportation (e g , bus turnouts, bicycle racks) C&D82 Initial Study for SUBTPM18046 and DRC2006-00438 City of Rancho Cucamonga Page 24 Less Than Significant Less Issues and Su ortin Information Sources PP g Potentially Significant With MiLgafion Than Signdicant No Impact Incorporated Impact Impact Comments a) Implementation of the proposed project will generate 4,187 vehicle trips daily The proposed project includes the development of an 88,149 square foot (office/commercial) complex This number reflects the breakdown of office, commercial, retail, and restaurant uses The Rancho Cucamonga Traffic Model estimates that each 1,000 square feet will generate 47 50 trips daily As noted in the General Plan FEIR (Section 5 5), continued development will contribute to the traffic load in the Rancho Cucamonga area The proposed project is consistent with the General Plan for which the FEIR was prepared and impacts evaluated The project is in an area that is mostly developed with street improvements existing or included in project design The project will not create a substantial increase in the number of vehicle trips, traffic volume, or congestion at intersections The project site will be required to provide street improvements (curb, gutter, and sidewalk) along the street frontage of the site per City roadway standards In addition, the City has established a transportation development fee that must be paid by the applicant prior to issuance of building permits Fees are used to fund roadway improvements necessary to support adequate traffic circulation No impacts are anticipated b) The Rancho Cucamonga Traffic Model estimates that each 1,000 square feet will generate 335 two-way peak hour trips daily In November 2004, San Bernardino County voters passed the Measure I extension which requires local jurisdictions to impose appropriate fees on development for their fair share toward regional transportation improvement projects On May 18, 2005, the City of Rancho Cucamonga adopted a Comprehensive Transportation Fee Schedule updating these development impact fees As a result, the San Bernardino County Congestion Management Agency waived the Congestion Management Plan (CMP) Traffic Impact Analysis reporting requirement This project will be required, as a condition of approval, to pay the adopted transportation development fee prior to issuance of building permit The project is in an area that is mostly developed with all street improvements existing The project will not negatively impact the level of service standards on adjacent arterials The project will be required to provide street improvements (curb, gutter, and sidewalk) along the street frontage of the site No impacts are anticipated c) Located approximately 3 miles northerly of the Ontario Airport, the site is offset north of the flight path and will not change air traffic patterns No impacts are anticipated d) The project is in an area that is mostly developed The project will be required to provide street improvements (curb, gutter, and sidewalk) along the street frontage of the site The project design does not include any sharp curves or dangerous intersections or farming uses The project will, therefore, not create a substantial increase in hazards because of a design feature No impacts are anticipated e) f) 9) The project will be designed to provide access for all emergency vehicles and will, therefore, not create an inadequate emergency access No impacts are anticipated The project design has adequate parking in compliance with standards of the Rancho Cucamonga Development Code and will, therefore, not create an inadequate parking capacity No impacts are anticipated The project design includes, or the project will be conditioned to provide, features supporting transportation and vehicle trip reduction (e g ,bus bays, bicycle racks, carpool parking, etc ) • L • C&D83 Initial Study for SUBTPM18046 and DRC2006-00438 • • City of Rancho Cucamonga Page 25 Less Than Significant Less Issues and Su Ortln Information Sources ph g Potentially Signficant With Mitigation Than Signdicant No Impact Incorporated Impact Impact 16 UTILITIES AND SERVICE SYSTEMS Would the project a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board b) Require or result in the construction of new water or ~) ~) ~) ~~) wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects c) Require or result in the construction of new storm water ~) ~) ~) ~~) drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects d) Have sufficient water supplies available to serve the ~) ~) ~) ~~) project from existing entitlements and resources, or are new or expanded entitlements needed e) Result in a determination by the wastewater treatment ~) ~) ~) ~~) provider, which serves or may serve the project, that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments f) Be served by a landfill with sufficient permitted capacity to ~) ~) ~) ~~) accommodate the project's solid waste disposal needs g) Comply with Federal, State, and local statutes and ~) ~) ~) ~~) regulations related to solid waste Comments a) The proposed project is served by the CVWD sewer system, which has waste treated by the Inland Empire Utilities Agency at the RP-4 treatment plant located within Rancho Cucamonga The project is required to meet the requirements of the Santa Ana Regional Water Quality Control Board regarding wastewater No impacts are anticipated b) The proposed project is served by the CVWD sewer system, which has waste treated by the Inland Empire Utilities Agency at the RP-4 treatment plant located within Rancho Cucamonga and RP-1 located within City of Ontario, neither of which are at capacity The protect is required to meet the requirements of the Santa Ana Regional Water Quality Control Board regarding wastewater No impacts are anticipated c) All runoff will be conveyed to existing storm drain facilities, which have been designed to handle the flows A grading and drainage plan must be approved by the Building Official and City Engineer prior to issuance of grading permits The impact is not considered significant d) The protect is served by the CVWD water system There is currently a sufficient water supply available to the City of Rancho Cucamonga to serve this project No impacts are anticipated • e) The proposed protect is served by the CVWD sewer system, which has waste treated by the Inland Empire Utilities Agency at the RP-4 treatment plant located within Rancho Cucamonga and RP-1 located within City of Ontario, neither of which are at capacity No impacts are anticipated C&D84 Initial Study for SUBTPM18046 and DRC2006-00438 City of Rancho Cucamonga Page 26 Less Than Significant Less Issues and Su ortm Information Sources pP g Potentially Significant with Mmgauon Than Significant No Impact Incorporated Impact Impact f) Solid waste disposal will be provided by the current City contracted hauler who disposes the refuse at a permitted landfill with sufficient capacity to handle the City's solid waste disposal needs g) This protect complies with Federal, State, and local statutes and regulations regarding solid waste The City of Rancho Cucamonga continues to implement waste reduction procedures consistent with AB 939 Therefore, no impacts are anticipated 17 MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the mayor periods of California history or prehistory b) Does the project have impacts that are individually () () () (~) limited, but cumulatively considerable ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future pro~ects)~ c) Does the project have environmental effects that will () () () (~) cause substantial adverse effects on human beings, either directly or indirectly Comments a) The site is not located in an area of sensitive biological resources as identified on the City of Rancho Cucamonga General Plan Exhibit IV-3 Additionally, the area surrounding the site is developed Based on previous development and street improvements, it is unlikely that any endangered or rare species would inhabit the site b) If the proposed protect were approved, then the applicant would be required to develop the site in accordance with the City of Rancho Cucamonga General Plan The 2001 General Plan was adopted along with the certification of a Program FEIR, Findings of Fact, and a Statement of Overriding Considerations for significant adverse environmental effects of build-out in the City and Sphere-of-Influence The City made findings that adoption of the General Plan would result in significant adverse effects to aggregate resources, prime farmland, air quality, the acoustical environment, library services, and aesthetics and visual resources Mitigation measures were adopted for each of these resources, however, they would not reduce impacts to less-than-significant levels As such, the City adopted a Statement of Overriding Considerations balancing the benefits of development under the General Plan Update against the significant unavoidable adverse impacts (CEQA Guidelines Section 15092 and 15096(h)) These benefits include less overall traffic volumes by developing mixed-use projects that will be pedestrian friendly and conservation of valuable natural open space With these findings and the Statement of Overriding Considerations, no further discussion or evaluation of cumulative impacts is required J • C&D85 Initial Study for City of Rancho Cucamonga SUBTPM18046 and DRC2006-00438 Page 27 • c) Development of the site under the proposed land use change would not cause substantial adverse effects on human beings, either directly or indirectly The Initial Study identifies construction-related emissions of criteria pollutants as having a potentially significant impact Proposed mitigation measures would further reduce emission levels Additionally, impacts resulting from air quality would be short-term and would cease once construction activities were completed The Initial Study identified potentially significant impacts associated with the exposure of people to increased noise levels Mitigation measures contained in this Initial Study will ensure impacts are at less-than-significant levels EARLIER ANALYSES Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or Negative Declaration per Section 15063(c)(3)(D) The effects identified above for this project were within the scope of and adequately analyzed in the following earlier document(s) pursuant to applicable legal standards, and such effects were addressed by mitigation measures based on the earlier analysis The following earlier analyses were utilized in completing this Initial Study and are available for review in the City of Rancho Cucamonga, Planning Department offices, 10500 Civic Center Drive (check all that apply) (/) General Plan FEIR (SCH#2000061027, Certified October 17, 2001) (/) Master Environmental Assessment for the 1989 General Pian Update (SCH #88020115, certified January 4, 1989) (/) Industrial Area Specific Plan EIR • (Certified September 19, 1981) (/) Water Quality Management Plan (WQMP), PENCO Engineers, Inc (April 26, 2006) (/) Noise/Acoustic Study, LSA and Associates, Inc (March 28, 2006) (/) Habitat Suitability Assessment, LSA and Associates, Inc (May 11, 2006) (/) Arborist Report, LSA and Associates, Inc (April 19, 2006) ., C&D86 Mar 01 07 08 37a CYNTHIA BELL Enitfat Study for SUBTPM18046 artd DRC20176-00438 9494649283 City of Rancho Cucamonga Page Z8 APPLiCANt CL:FITIFICATION I certify that I am the applicant for the project descnbed in this Initial Study I acknowledge that i have read this lnhial Study and the proposed m+t~gabon measures Further, I have rev~Sed the pro;ect plans or proposals andlor hereby agree to the proposed mitigrabon measures to avoid the effects or mitigate the effects to a point where dearly no signiFlcent environmental effects would occur Signature Date °~/~ ~ Print 1VamA and Tdte ~~f ~ C ~ L ~~ L S ~ U ~ ~ ~ ~ y~T~~~~ ~~ LL ~` ~ 5S OL' ~ ~ 7'ES~ cu ~ G's-t ~ d--i ~~- /~ ~= /-~ ~ L S Tf~- %E r/~o ~ti S u ~ rfi ~u i p2 ~~ ~ l J • ~: C & D 87 ~_~ ~^ { ~~w, • ~ ,-~z ~ City of Rancho Cucamonga ~~ ~ MITIGATED NEGATIVE DECLARATION The following M-t~gated Negative Declaration -s being circulated for public review -n accordance with the California Environmental Quality Act Section 21091 and 21092 of the Public Resources Code Protect File No Tentative Parcel Map SUBTPM18046 and Development Review DRC2006-00438 Public Review Period Closes March 28, 2007 Project Name Protect Applicant Cynthia Bell (for Michael Chai) Project Location (also see attached map) Located at the southeast corner of Foothill Boulevard and Elm Avenue - APN 0208-961-05, 06, and 07 Project Description A request to subdivide a property comprised of 3 parcels into 7 parcels, and a review of a proposed master-planned retail and office complex with a combined floor area of about 88,000 square feet comprised of two 2-story office buildings of 25,200 square feet (each), three single-story retail buildings of 21,749 square feet (combined), two single-story restaurant pad buildings of 11,000 square feet (combined), and a bank of 5,000 square feet on 7 parcels (combined area = 8 4 acres) in the Industrial Park District (Subarea 7) FINDING • This is to advise that the City of Rancho Cucamonga, acting as the lead agency, has conducted an Initial Study to determine if the protect may have a significant effect on the environment and is proposing this Mitigated Negative Declaration based upon the following finding The Initial Study identified potentially significant effects but (1) Revisions in the project plans or proposals made or agreed to by the applicant before this proposed Mitigated Negative Declaration was released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur, and (2) There is no substantial evidence before the agency that the project, as revised, may have a significant effect on the environment If adopted, the Mitigated Negative Declaration means that an Environmental Impact Report will not be required The factual and analytical basis for this finding is included in the attached Initial Study The protect file and all related documents are available for review at the City of Rancho Cucamonga Planning Department at 10500 Civic Center Drive (909) 477-2750 or Fax (909) 477-2847 NOTICE The public is invited to comment on the proposed Mitigated Negative Declaration during the review period • March 28 2007 Date of Determination Adopted By C&D88 RESOLUTION NO 07-14 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP SUBTPM18046, A REQUEST TO SUBDIVIDE A PROPERTY COMPRISED OF 3 PARCELS INTO 7 PARCELS IN CONJUNCTION W ITH A PROPOSED MASTER-PLANNED RETAIL AND OFFICE COMPLEX COMPRISED OF SEVEN BUILDINGS W ITH A COMBINED FLOOR AREA OF ABOUT 88,000 SQUARE FEET LOCATED INDUSTRIAL PARK DISTRICT (SUBAREA 7), AT THE SOUTHEAST CORNER OF FOOTHILL BOULEVARD AND ELM AVENUE, AND MAKING FINDINGS IN SUPPORT THEREOF - APN 0208-961-05, 06, AND 07 A Recitals 1 Michael Chai filed an application for the approval of Tentative Parcel Map SUBTPM18046, as described in the tatle of this Resolution Hereinafter in this Resolution, the subject Tentative Parcel Map SUBTPM18046 request is referred to as "the application " 2 On the 28th day of March 2007, 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 the substantial evidence presented to this Commission during the above-referenced public hearing on March 28, 2007, including written and oral staff reports and public testimony, this Commission hereby specifically finds as follows a The application applies three parcels located at the southeast corner of Foothill Boulevard and Elm Avenue, north of Eucalyptus Street, and b The application proposes the subdivision of three parcels of about 367,000 square feet (8 4 acres) into seven parcels ranging between 36,558 square feet (Parcel 3) and 79,838 square feet (Parcel 7), and c The application is in conjunction with the development of eight commercial/office buildings with a combined floor area of about 88,000 square feet, and d To the north of the subject site is a commercial center consisting of a gas station, a retail building, and a fast food restaurant, to the west is an office building, to the east is a • commercial/office center consisting of amulti-tenant retail building, adrive-thru bank, a 2-story office building, and a restaurant, and to the south are two industrial buildings, and C&D89 PLANNING COMMISSION RESOLUTION NO 07-14 SUBTPM18046 - MICHAEL CHAI March 28, 2007 Page 2 e The proposed parcel map, together with the recommended Conditions of Approval, meets the development standards for the City of Rancho Cucamonga 3 Based upon the substantial evidence presented to this Commission during the above referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows a The proposed parcel map is consistent with the General Plan, Development Code, and any applicable specific plans, and b The design or improvements of the proposed parcel map is consistent with the General Plan, Development Code, and any applicable specific plans, and c The site is physically suitable for the parcel map that is proposed, and d The design of the proposed parcel map is not likely to cause substantial environmental damage and avoidable intury to humans and wildlife or their habitat, and e The proposed parcel map is not likely to cause serious public health problems, and f The design of the proposed parcel map will not conflict with any easement acquired by the public at large, now of record, for access through or use of the property within the proposed parcel map .7 4 Based upon the facts and information contained in the proposed Mitigated Negative • Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds thatthere is no substantial evidence that the protect will have a significant effect upon the environment and adopts a Mitigated Negative Declaration and Monitoring Program attached hereto, and incorporated herein by this reference, based upon the findings as follows a Pursuant to the California Environmental Quality Act ("CEQA") and the City's local CEQA Guidelines, City staff prepared an Initial Study of the potential environmental effects of the protect Based on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation measures, there would be no substantial evidence that the protect would have a significant effect on the environment Based on that determination, a Mitigated Negative Declaration was prepared Thereafter, City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration b The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration and, based on the whole record before it, finds (i) that the Mitigated Negative Declaration was prepared m compliance with CEQA, and (ii) that, based on the imposition of mitigation measures, there is no substantial evidence that the protect will have a significant effect on the environment The Planning Commission furtherfinds that the Mitigated Negative Declaration reflects the independent tudgment and analysis of the Planning Commission Based on these findings, the Planning Commission hereby adopts the Mitigated Negative Declaration c The Planning Commission has also reviewed and considered the Mitigation Monitoring Program for the protect that has been prepared pursuant to the requirements of Public • Resources Code Section 21081 6 and finds that such Program is designed to ensure compliance with the mitigation measures during protect implementation The Planning Commission therefore adopts the Mitigation Monitoring Program for the protect C&D90 PLANNING COMMISSION RESOLUTION NO 07-14 SUBTPM18046 -MICHAEL CHAT March 28, 2007 • Page 3 d The custodian of records for the initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program, and all other materials which constitute the record of proceedings upon which the Planning Commission's decision is based is the Planning Director of the City of Rancho Cucamonga Those documents are available for public review in the Planning Department of the City of Rancho Cucamonga located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730, telephone (909) 477-2750 5 Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth below and in the Standard Conditions, attached hereto and incorporated herein by this reference 6 Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, 4, and 5 above, this Commission hereby approves the application subject to each and every condition set forth below and in the Standard Conditions, attached hereto and incorporated herein by this reference Planning Department 1) Approval is for the subdivision of three parcels into seven parcels ranging between 36,558 square feet (Parcel 3) and 79,838 square feet (Parcel 7) 2) Shared access, parking, and maintenance shall be incorporated m the • protect Covenants, Conditions, & Restrictions (CC&Rs) 3) All pertinent conditions of approval for Development Review DRC2006-00438 shall apply as adopted by the Planning Commission Engrneenng Department 1) This development requires Foothill Boulevard drive approach partially off-site (east side of the site) Provide an agreement with the adjacent property owner to the City Right-turn lane for the shared access drive approach was constructed with adjacent Parcel Map 17426 and is per City Standard No 119, Section BB "Right-Turn Lane Only " Parcel Map 17426 also obtained from this property owner and processed the additional dedication on this side for the turn lane Provide CC&Rs for maintenance of shared access and drainage acceptance agreements with Parcel Map 17426 2) Foothill Boulevard frontage improvements to be in accordance with City "Mayor Divided Arterial" standards including a) Provide curvilinear sidewalk and drive approaches along frontage b) Provide for a reciprocal shared access drive approach with property to the east c) Provide an eastbound bus bay/right turn-lane at the southeast corner of Foothill Boulevard and Elm Avenue in accordance with the City's transit plan and City Standard No 119, Section A-A C & D 91 PLANNING COMMISSION RESOLUTION NO 07-14 SUBTPM18046 -MICHAEL CHAT March 28, 2007 Page 4 d) Provide right-turn only (deceleration) lane for Foothill Boulevard easterly driveway per City Standard No 119, Section B-B e) Provide 16,000 Lumen HPSV Foothill Boulevard decorative street lights, per Visual Improvement Plan f) Provide street trees in accordance with the attached Standard Conditions g) Protect existing traffic signal equipment in or along the Foothill Boulevard frontage h) Protect existing traffic signing and striping along Foothill Boulevard, or replace as required i) Protect all existing R-26(s) "NO STOPPING" signs or replace as required 3) Elm Avenue frontage improvements to be in accordance with City "Secondary Arterial" standards including a) Provide sidewalk and drive approach along frontage b) Provide 16,000 Lumen HPSV street lights c) Protect or replace existing R26(s) "NO STOPPING" signs along the frontage d) Protect and/or provide additional traffic striping and signage, as required e) Protect or replace traffic signal equipment in or along the Elm Avenue frontage f) Provide street trees in accordance with the attached Standard Conditions g) Protect existing curb and gutter or replace as required 4) Eucalyptus Street frontage improvements to be in accordance with City "Local Industrial" standards including a) Provide sidewalk and drive approaches along frontage b) Provide 5,800 Lumen HPSV street lights c) Provide street trees in accordance with the attached Standard Conditions d) Protect existing curb and gutter or replace as required e) Protect existing traffic striping and signs or replace as required • • • C&D92 PLANNING COMMISSION RESOLUTION NO 07-14 SUBTPM18046 -MICHAEL CHAT March 28, 2007 • Page 5 f) Protect all existing R-26(s) "NO STOPPING" signs or replace as required 5) Protect in place and/or re-construct as necessary the existing street name monument sign on the southeast corner of Foothill Boulevard and Elm Avenue Street name monument sign shall be privately maintained on the private property 6) All street parkways shall slope at 2 percent from top of curb to one foot behind the sidewalk along all street frontages The sidewalks shall cross drive approaches at the zero curb face The driveway accent paving shall be located outside the public right-of-way 7) No new median openings will be allowed in Foothill Boulevard 8) Additional street right-of-way shall be dedicated along Foothill Boulevard bus bay and/or right turn lanes, to provide a minimum of 7 feet measured from the face of curbs The sidewalk easements will be required to encompass the curvilinear sidewalk and sidewalk across drive approaches that are outside the street right-of-way 9) Provide a Water Quality Management Pian (WQMP), to the satisfaction • of the City Engineer, and identify applicable Best Management Practices (BMPs) on the Grading Plan a) Maintenance of BMPs identified in the WQMP shall be addressed in the protect CC&Rs Environmental Mitigation Air Quality 1) All construction equipment shall be maintained in good operating condition so as to reduce operational emissions The contractor shall ensure that all construction equipment is being properly serviced and maintained as per manufacturers'specifications Maintenance records shall be available at the construction site for City verification 2) Prior to the issuance of any Grading Permits, developer shall submit construction plans to City denoting the proposed schedule and projected equipment use Construction contractors shall provide evidence that low emission mobile construction equipment will be utilized, or that their use was investigated and found to be infeasible for the protect Contractors shall also conform to any construction measures imposed by the South Coast Air Quality Management District (SCAQMD) as well as City Planning Staff • 3) All paints and coatings shall meet or exceed performance standards noted in SCAQMD Rule 1113 Paints and coatings shall be applied either by hand orhigh-volume, low-pressure spray C&D93 PLANNING COMMISSION RESOLUTION NO 07-14 SUBTPM18046 -MICHAEL CHAT March 28, 2007 Page 6 4) All asphalt shall meet or exceed performance standards noted in SCAQMD Rule 1108 5) All construction equipment shall comply with SCAQMD Rules 402 and 403 Additionally, contractors shall include the following provisions • Reestablish ground cover on the construction site through seeding and watering • Pave or apply gravel to any on-site haul roads • Phase grading to prevent the susceptibility of large areas to erosion over extended periods of time • Schedule activities to minimize the amounts of exposed excavated soil during and after the end of work periods • Dispose of surplus excavated material in accordance with local ordinances and use sound engineering practices • • Sweep streets according to a schedule established by the City if silt is carried over to adjacent public thoroughfares or occurs as a result of hauling Timing may vary depending upon the time of • year of construction • Suspend grading operations during high winds (i e ,wind speeds exceeding 25 mph) m accordance with Rule 403 requirements • Maintain a minimum 24-inch freeboard ratio on soils haul trucks or cover payloads using tarps or other suitable means 6) The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and Regional Water Quality Control Board [RWQCB]) dailyto reduce Fine Particulate Matter (PM~o) emissions, m accordance with SCAQMD Rule 403 7) Chemical soil-stabilizers (approved by SCAQMD and RWOCB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PM~o emissions 8) The construction contractor shall utilize electric or clean alternative fuel powered equipment where feasible 9) The construction contractor shall ensure that construction-grading plans include a statement that work crews will shut off equipment when not in use 10) All industrial and commercial facilities shall post signs requiring that • trucks shall not be left idling for prolonged periods (i e , in excess of 10 minutes) C&D94 PLANNING COMMISSION RESOLUTION NO 07-14 SUBTPM18046 -MICHAEL CHAT March 28, 2007 Page 7 11) All industrial and commercial facilities shall designate preferential parking for vanpools 12) All industrial and commercial site tenants with 50 or more employees shall be required to post both bus and Metrolink schedules in conspicuous areas 13) All industrial and commercial site tenants with 50 or more employees shall be required to configure their operating schedules around the Metrolink schedule to the extent reasonably feasible 14) All residential and commercial structures shall be required to incorporate high-efficiency/low-polluting heating, air conditioning, appliances, and water heaters 15) All residential and commercial structures shall be required to incorporate thermal pane windows and weather-stripping Biological Resources 1) The existing lemon-scented gum (Eucalyptus citriodora) shall be replaced in kind with a mature specimen tree to be located at the northwest corner of the project site • Cultural Resources 1) If any prehistoric archaeological resources are encountered before or during grading, the developer will retain a qualified archaeologist to monitor construction activities, to take appropriate measures to protect or preserve them for study With the assistance of the archaeologist, the City of Rancho Cucamonga will • Enact interim measures to protect undesignated sites from demolition or significant modification without an opportunity for the City to establish its archaeological value • Consider establishing provisions to require incorporation of archaeological sites within new developments, using their special qualities as a theme or focal point • Pursue educating the public about the area's archaeological heritage • Propose mitigation measures and recommend conditions of approval to eliminate adverse project effects on significant, important, and unique prehistoric resources, following appropriate CEQA guidelines • Prepare a technical resources management report, documenting the inventory, evaluation, and proposed mitigation of resources within the project area Submit one copy of the completed report with original illustrations, to the San Bernardino County Archaeological Information Center for permanent archiving C&D95 PLANNING COMMISSION RESOLUTION NO 07-14 SUBTPM18046 -MICHAEL CHAT March 28, 2007 Page 8 • i e lant or animal fossils) are 2) If any paleontological resource ( p encountered before or during grading, the developer will retain a qualified paleontologist to monitor construction activities, to take appropriate measures to protect or preserve them for study The paleontologist shall submit a report of findings that will also provide specific recommendations regarding further mitigation measures (i e , paleontological monitoring) that maybe appropriate Where mitigation monitoring is appropriate, the program must include, but not be limited to, the following measures • Assign a paleontological monitor, trained and equipped to allow the rapid removal of fossils with minimal construction delay, to the site full-time during the interval of earth-disturbing activities • Should fossils be found within an area being cleared or graded, divert earth-disturbing activities elsewhere until the monitor has completed salvage If construction personnel make the discovery, the grading contractor should immediately divert construction and notify the monitor of the find • Prepare, identify, and curate all recovered fossils for documentation in the summary report and transfer to an appropriate depository (i e ,San Bernardino County Museum) Geology and Soils • 1) The site shall be treated with water or other soil-stabilizing agent (approved by SCAOMD and RW QCB) daily to reduce PM,o emissions, in accordance with SCAOMD Rule 403 or re-planted with drought resistant landscaping as soon as possible 2) Frontage public streets shall be swept according to a schedule established by the City to reduce PM,o emissions associated with vehicle tracking of soil off-site Timing may vary depending upon the time of year of construction 3) Grading operations shall be suspended when wind speeds exceed 25 mph to minimize PM,o emissions from the site during such episodes 4) Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PM,o emissions Hydrology and Water Quality 1) Prior to issuance of Grading Permits, the permit applicant shall submit to Building Official for approval, Storm Water Pollution Prevention Plan (SW PPP) specifically identifying Best Management Practices (BMPs) that shall be used on-site to reduce pollutants during construction activities entering the storm drain system to the maximum extent practical C&D96 PLANNING COMMISSION RESOLUTION NO 07-14 SUBTPM18046 -MICHAEL CHAT March 28, 2007 • Page 9 2) An Erosion Control Plan shall be prepared, included in grading plan, and implemented for the proposed project that identifies specific measures to control on-site and off-site erosion from the time ground disturbing activities are initiated through completion of grading This Erosion Control Plan shall include the following measures at a minimum a) Specify the timing of grading and construction to minimize soil exposure to rainy periods experienced in southern California, and b) An inspection and maintenance program shall be included to ensure that any erosion which does occur either on-site or off-site as a result of this project will be corrected through a remediation or restoration program within a speafied time frame 3) During construction, temporary berms such as sandbags or gravel dikes must be used to prevent discharge of debris or sediment from the site when there is rainfall or other runoff 4) During construction, to remove pollutants, street cleaning will be performed prior to storm events and after the use of water trucks to control dust in order to prevent discharge of debris or sediment from the site Post-Construction Operational • 5) The developer shall implement the BMPs identified in the Water Quality Management Plan prepared by Penco Engineers, Inc on April 26, 2006 to reduce pollutants after construction entering the storm drain system to the maximum extent practical 6) Landscaping plans shall include provisions for controlling and minimizing the use of fertilizers/pesticides/herbiades Landscaped areas shall be monitored and maintained for at least two years to ensure adequate coverage and stable growth Plans for these areas, including monitoring provisions for a minimum of two years, shall be submitted to the City for review and approval prior to the issuance of Grading Permits 7) Prior to issuance of Building Permits, the applicant shall submit to the City Engineer for approval of a Water Quality Management Plan (WQMP), including a project description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable The WQMP shall identifythe structural and non-structural measures consistent with the Guidelines for New Development and Redevelopment adopted by the City of Rancho Cucamonga in June 2004 8) Prior to issuance of Grading or Paving Permits, applicant shall obtain a Notice of Intent (NOI) to comply with obtaining coverage under the National Pollutant Discharge Elimination System (NPDES) General Construction Storm Water Permit from the State Water Resources Control Board Evidence that this has been obtained (i e , a copy of C&D97 PLANNING COMMISSION RESOLUTION NO 07-14 SUBTPM18046 -MICHAEL CHAT March 28, 2007 Page 10 the Waste Discharger's Identification Number) shall be submitted to the City Building Official for coverage under the NPDES General Construction Permit Noise 1) During all protect site excavation and grading on-site, the protect contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers' standards 2) The project contractor shall place all stationary construction equipment so that emitted noise is directed away from off-site receptors nearest the protect site 3) The construction contractor shall located equipment staging in areas that will create the greatest distance between construction-related noise sources and off-site receptors nearest the project site during project construction • 4) During all protect site construction, the construction contractor shall limit all construction-related activities that would result in high noise levels to between the hours of 7 00 a m to 7 00 p m on weekdays Only limited construction that would not affect adjacent uses is • permitted on Sundays and government code holidays 5) Air conditioning systems are required for buildings proposed on Pads A through C and Shops B and C (along Foothill Boulevard and with direct line-of-sight to Foothill Boulevard traffic 6) Construction or grading shall not take place between the hours of 8 00 p m and 6 30 a m on weekdays, including Saturday, or at any time on Sunday or a national holiday 7) Construction or grading noise levels shall not exceed the standards specified in Development Code Section 17 02 120-D, as measured at the property line Developer shall hire a consultant to perform weekly noise level monitoring as specified in Development Code Section 17 02 120 Monitoring at other times may be required by the Building Official Said consultant shall report their findings to the Building Official within 24 hours, however, if noise levels exceed the above standards, then the consultant shall immediately notify the Building Official If noise levels exceed the above standards, then construction activities shall be reduced in intensity to a level of compliance with above noise standards or halted 8) Haul truck deliveries shall not take place between the hours of 8 00 p m and 6 30 a m on weekdays, including Saturday, or at any time on Sunday or a national holiday Additionally, if heavy trucks used for hauling would exceed 100 daily trips (counting both to and from the construction site), then the developer shall prepare a noise mitigation C& D98 PLANNING COMMISSION RESOLUTION NO 07-14 SUBTPM18046 -MICHAEL CHAT March 28, 2007 • Page 11 plan denoting any construction traffic haul routes To the extent feasible, the plan shall denote haul routes that do not pass sensitive land uses or residential dwellings 7 The Secretary to this Commission shall certify the adoption of this Resolution APPROVED AND ADOPTED THIS 28TH DAY OF MARCH 2007 PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY Pam Stewart, Chairman ATTEST James R Troyer, AICP, Secretary I, James R Troyer, AICP, 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 28th day of March 2007, by the following vote-to-wit AYES COMMISSIONERS NOES COMMISSIONERS ABSENT COMMISSIONERS • C&D99 • City of Rancho Cucamonga MITIGATION MONITORING PROGRAM Project File No Development Review DRC2006-00438 and Tentative Parcel Map SUBTPM18046 This Mitigation Monitoring Program (MMP) has been prepared for use in implementing the mitigation measures identified in the *(Mitigated Negative Declaration/Environmental Impact Report) for the above-listed project This program has been prepared in compliance with State law to ensure that adopted mitigation measures are implemented (Section 21081 6 of the Public Resources Code) Program Components -This MMP contains the following elements 1 Conditions of approval that act as impact mitigation measures are recorded with the action and the procedure necessary to ensure compliance The mitigation measure conditions of approval are contained in the adopted Resolution of Approval for the project 2 A procedure of compliance and verification has been outlined for each action necessary This procedure designates who will take action, what action will be taken and when, and to whom and when compliance will be reported 3 The MMP has been designed to provide focused, yet flexible guidelines As monitoring • progresses, changes to compliance procedures may be necessary based upon recommendations by those responsible for the program Program Management -The MMP will be m place through all phases of the project The project planner, assigned by the City Planner, shall coordinate enforcement of the MMP The project planner oversees the MMP and reviews the Reporting Forms to ensure they are filled out correctly and proper action is taken on each mitigation Each City department shall ensure compliance of the conditions (mitigation) that relate to that department Procedures -The following steps will be followed by the City of Rancho Cucamonga 1 A fee covering all costs and expenses, including any consultants' fees, incurred by the City in performing monitoring or reporting programs shall be charged to the applicant 2 A MMP Reporting Form will be prepared for each potentially significant impact and its corresponding mitigation measure identified in the Mitigation Monitoring Checklist, attached hereto This procedure designates who will take action, what action will betaken and when, and to whom and when compliance will be reported All monitoring and reporting documentation will be kept in the project file with the department having the original authority for processing 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, CA 91730 C & D 100 Mitigation Monitoring Program DRC2006-00438 and SUBTPM18046 Page 2 3 Appropriate specialists will be retained if technical expertise beyond the City staffs is needed, as determined by the protect planner or responsible City department, to monitor specific mitigation activities and provide appropriate written approvals to the protect planner 4 The protect planner or responsible City department will approve, by signature and date, the completion of each action item that was identified on the MMP Reporting Form After each measure is verified for compliance, no further action is required for the specific phase of development 5 All MMP Reporting Forms for an impact issue requiring no further monitoring will be signed off as completed by the protect planner or responsible City department at the bottom of the MMP Reporting Form 6 Unanticipated circumstances may arse requiring the refinement or addition of mitigation measures The protect planner is responsible for approving any such refinements or additions An MMP Reporting Form will be completed by the protect planner or responsible City department and a copy provided to the appropriate design, construction, or operational personnel 7 The protect planner or responsible City department 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 protect planner or responsible City department also has the authority to hold certificates of occupancies if compliance with a mitigation measure attached hereto is not occurring The protect planner or responsible City department has the authority to • hold issuance of a business license until all mitigation measures are implemented 8 Any conditions (mitigation) that require monitoring after protect completion shall be the responsibility of the City of Rancho Cucamonga Planning Division The Division shall require the applicant to post any necessary funds (or other forms of guarantee) with the City These funds shall be used by the City to retain consultants and/or pay for City staff time to monitor and report on the mitigation measure for the required period of time 9 In those instances requiring long-term protect monitoring, the applicant shall provide the City with a plan for monitoring the mitigation activities at the protect site and reporting the monitoring results to the City Said plan shall identify the reporter as an individual qualified to know whether the particular mitigation measure has been implemented The monitoring/reporting plan shall conform to the City's MMP and shall be approved by the Community Development Director or City Planner prior to the issuance of building permits • C&D101 ~"~ a J a z V i''~^^ v/ J Y • w V Z 0 Z 0 O Q ~_ • ~I _~ ~. y.. 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C f6 fU N~ a. c 0 h j 0 ' C (0 ~ c O c C O f~C O N +=' ~ y N O ~ ~ n' -_ (C O U y t4 ~ .D U j ON U .~ N y N~ ~ C O »r O ~ fa '° U N V y o U o 'II -o ;a a o C ~ U3 ' ° ~. ~ ~n N C ~ ~ V ~ o ~ !/1 N T m ~ N C ~ ~ ~ ~ p ~ O C ~ f0 d N U U .C 'a 'O ,L-• ~ ~ ~ ~ ~ ~ Q ~ fl ~ _ CC N ~ ~ f6 n' O E O ~ O X 3 L ~ N +~' H rn~ E c rn~c ~ '~° n -a w orn~c c . a~ cu c U ° >. rn m~ m Q .,., Uc Vl a> a~ c ~ v>>orn° a> ~ rnN m p ca ~~E o N Q' ~ ~ L~ c O L 0 a~ ~- O c 0 ' O Ica ... U U (C (6 'O to c~ O C 'O U N L Q d (n 0 7 U~ U d a R U C p N d L N ~ C N N~ c cC ~~ p O~ ~ ~ ~ ~ Ilnn `` ~ ~// d ~ ''Lnn ^ L ~ ~// f C & D 106 v v ~ ~ N N N N N • a a a a a N C y C y C O C y C CII fC (Q W lC • a Q Ll G. . d w •n- O v- O .~. O ~ O O N N N d N S ~ ~ ~ ~ ~ U m m m m m . • . . m m m m ' U c ~ ~`= c a~ ~ L 0 ~ c~ m v~N rnv».cv -a m N y C L C C C Q~ ~ p ~ c `o rna~ = C N N d~ a~ { N ,~ ' fC .. 7 +. U !A U w . C 'Q ~ ~ .-. U 7 r L (Q C O > C - m - Q U ~~ U O~~ .. 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N r~- tq O~ N~ ^ O 'C O O- r-. ~ ^ ~ O ~ r O ,~ H ~ N !n ~ • O • C&D107 • • • v v ~ N N N ' a a a N N N C C C (II fII R a a G. w w w O O O • O N O S 5 5 m d a> ~ ~ ~ U m O m C N d C C lE +O+ d - 'D C CQ ~ L ~ O V lQ N O y~ C ~ ~ ~ C ` a O O O O N> ~nucUCO°a (4 r- '> ~ ~ ° ° c p N ~ y N ~ t4 a ~ C ~ d ~ 3 _ ~ Lc ~ ~ c S E a~ ~ m ° u~ ° ~ c o ~ aci N ~ ° ~ R 1 O L, ~ ~~ ~_•' C (A N ~ (6 O N N ~ +L, N ~ N +' S p) a~° O L O~ O N C O ,~, O N C (Q ,n C fA tcocJO;?O°a~ J cv ~... u~ E .o ~ U 00 w U - ,~ V N O ,Z' G '0 O ,p C L .C N m y "' 7 C rO+ Rf t~ 0 7 ~ C O y~ C O ~ a~ E ~ O y ~ a~ N~ C L C~ N~ f0 'II - ~ ~~~ ma>U > v..,-o~, app t/i ~ C N ~ O N ~ a ~ y ~ ~ Z ~ °-,og~ a~ m ~ ~ ~~ mL ° c U' y ~ ....n ,b o v .~ C O O N `"' O C +~ ~ p C a. O L~ p U O~ O N p LL1 R! N C a C C to C ~ ~ ~ 7 pNN N C (CII O ~C fQ C7 ~ l0 .~ 'C p~ a 7 O ,~ ~ ~ ` ~ tII U 'fl ~ N N fC N a u°i~v,° E~ 3~U U 00 0 m L T C R N y` .~ E ~ C L ~ C ~/1 O- N~ y~ m N U OUr N ICL+~~ ~gd ~L u°i OU a~ .~. ~ ,-. U ~ ~. u1 C~.730~ f~C rO+~'Z ~ N~ Z O N O L a...•° ~c~~` 0 0~ E~ .Q N O 'Q ~ O °UaW °.c coo ~ Z O ~ ~ ~ N ~ ~ ~ C (0 RT ~ ""' t6 CC O ~ O O ~ O O C~~ m U 0 U ±+ C O O _~ p C O O r- O CO - ~ O ' Z CO Q_ m W y y C O N "' O~ O r-. ~Q p (~.~ d 'a 0 V ~ V O L N O C +~ '~ y p p. U C M~ C= C ~_ ~ 4 cav 30U~ oT~mU C & D 108 ~- O . . ~r v sr ~ v ~r d a a ¢ Q a c O C O C O c O c O c o ~ U U U U U U ~ ~ C~ Q) ~ C N ~~ C ~~ C O~ C ~~ C ~ C ~ C N ~ C N ~ C y `-' C N `- C D U D U D U D U D U D U U U U U U U m m m m m m ~ O C ~- N ~ N t0 ~+ C V= U N N N p 0 0 0 + (A r Dl *" ++ ~ C tC ~, fa O Q) 7 O N p C ~ +O+ v"--- ~ _ U N O~ m f4 'Q C~ O N~ C V .~ '_- N ~- N O Q X 0 0- ~~ s p y N U L O C~ j °' c ° !A V) ~ m ~ .., C O) ~ cv c C d C C r ~ cv~ °> O a~ ` ~ N f0 ~ >'o rnc ~ c °'~ -N° "ate-N`- O ~ ~vc v'c o r-.OC ~~,t. ca ~ ~ c a~ ~ ~- ~- ~ m o 'II .,.. ~ cn v m ~ y ,~ ~ ~ r,,,, o rn o m N , cu c m .~ C` d ~ .a ~ ff C~ a a~ ~ Y C O C E O ~ Q.~ N O N - tom. ~ U~ O C ~ t6 A CO OLss' d A N C V7 p C 0 ~ G y~ fC 7 N L ~ C E C N U p O O O X N ~ ~ O C y tQ ~ O ~ O U N E N ~ C ~ R N U ~ ~ N , ~ +-' C +~ ~ ~ (Q O V N N C C. O j ~ ~ ~ N Q d fa ~ N C C m~ ~~ o m O L ++ , .~. 3 >• (A v ~• p +. " O~ U~ "a O~ rN. 7 C~ U N p (A 7 ~... U~~ O w C N__ p N~ p '~ D1 p m t6 ~ C ~~ tC O N rte-' X_ ~ y U ~ _ N ~ tQ U O N O ~ O i is c Ito 0 C -> a-_ o .-. o °-m ~ O~ U C O ~ N C C C Q" ~ +• r • C C p p a' 7„ ~ C ~ i ~ O C R ~ U p C C C i U ~ +O+ p~ U d ~ "O ~ LOL U~ T d _ ~ ~ U ~ +Q O Q' fl. ~ ~ U C d C. +`.~ O N -p ~ ~_-. ~ _ CO O p) _ .`. y "00` (n fC-0 C C O^ C O N ~~ U C ` C~ 00 C~ ` p O O C O Z O Q d ~ y H U (D f- N~ ~ V ~ U~ h- V Q. Q G. ~ IL U t !/~ • O • • C&D109 . ' ~ ~' ~ Q Q O O ~ V 0 U 0 O D U O U • U U • O m O O m n. a~ca>a>mm-•~a>,~ocm ot3v~ acv >~ > v_~ '~ ~ a~~>,-oa~cova~~- .c C ca ~ o ' o~ .-~ o o t o 0 0 o ~ U C U >' N C B C~ V C f0 d N "" y v'c C 7- O t0 .~7 N N O~ E .. fII fC O ?+ U~ O Y C~ (a ~ O N O N> ~ O V a 'B h O I L ~ `O ~ ~ (Q 3 ~ N O- d R" '' O tC ~ N a'CL~ (C 0 ~. CO U ~ N ~ ~ C (~ O E O . ` ~ ~ 0 N .OC O L ~ ~ N ' ' ao y ~ n °L~ o C C O `C > L~ O U E~ N~ °~ C o N c ~° > f0 O R O ~ 0 . a~ o.. x fn N a LC Cn N_ N a 0 O to N N 0 a ~"-~ d v ~ ai M O O a > rr7- , C O !n Q -p =~ O~ m N~ N C~ C f6 N y 7 N 0 0 fII o a~~n~+=p a~~o_o0 C L C N C +~ (n fn C "-' U V O -mac°o cwa ~p ~ O~ U +~ O C +-~ ~ ' ~ C O a 0 D7 O C .,... ,F C fII U O~ C O C O .: O ' B O O + .C <O ' O~ N y 0 ~ C _ O O C N ~~ O p 7 ~ N f0 >' d~ N~ O Q C 4_ > N + U U N a.,, CA O L p~ N m ` + - lQ ~ N C ~ ~ - r . ~ ..+ C p~ C L ~ n Ca - ' C > ~ CB +O C d Rf N C O a (II ~.N~r,C-_, > NO N car _ v.. (Q O ~ n-~ --p to~~~ N ~ N~ N O O >, `' ~L ~= O O ~ 00 ~ >~ O C~ y N~ o },v~o~-c~~a>ovi~ui*~v~ ~ "~ N Q O '~ ~ L 'Q ~ ~ '~ s~a~~:~ ~co is°.r ~ ~ ~ C U ~ ~ 7 .a fO T O ~ O~~ N R 7 N~ (a .« y~ p m .5 ~ o d _ C C O 9 N U~ O j C m G E C a~ > sn ~ j ,~ 'O d N N ~ ~° o o N o oar. o o -o m ;g.-~ U N .-- "O ~ (I) ~~ L to r'C.. N C N ~° o o a c v o c x = L U3 Q O V Z L L ~ C & D 110 E U f0 ~ a m ~ S ~ c a ~ LL 'D v U ~ y m O C O O m m ~ OJ C lQ U m O ~ ~ ~ CCNN33 ~ ~ o o a ~ C7 U x a ^ ~- 'a v v `o °' ^ U = o 0 0 ~ m o c° ,~ w t t a > - m ai (/) r N C7 ~f lA CO I~ C d N V 7 _ O N ~ O t. L Q ~ ~ ~ Q' r E V (0 °- a .. m ~, ~ N C m V ~ ~ ~ v~ N m m m Q V ~ (A m C L f6 ~' t O . l6 i . s O a n ~ Q m U ^ c m ~ a c 0 _ > ~ d o - ~ ^ ~ ~ c U g li z m ~W ~ o U ~ o a rn G ca o s E E ~ w !- 3 0 ~ w ° ° U d o ~ - a` ~ o` o ~ Q m U ^ W C m m U N ^ ~ Ol m c m E m C ~ O/ O O ~ yy~~ N to ~ C J N v m O v m 'a ~ a ° o m d1 ~ c c p a -~ E m ~ a U s vJ o a w ~ ~ U p U ~ ~ 5 o m Q, ~ U U m d ~ m ° ^ a w o o U ~ U U U m d lL N C 4- .Q Q •+ N Y v s V r A d Y y'- O ~~~ COMMUNITY DEVELOPMENT - - DEPARTMENT STANDARD CONDITIONS PROJECT #• TENTATIVE PARCEL MAP SUBTPM18046 SUBJECT TENTATIVE PARCEL MAP APPLICANT: MICHAEL CHAT LOCATION• SOUTH EAST CORNER OF FOOTHILL BOULEVARD AND ELM AVENUE - APN 0208-961-05, 06, AND 07 ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. APPLICANT SHALL CONTACT THE PLANNING DEPARTMENT, (909) 477-2750, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS General Requirements 1 The applicant shat! agree to defend at his sole expense any action brought against the City, Its agents, officers, or employees, because of the Issuance of such approval, or in the alternative, to relinquish such approval The applicant shall reimburse the City, Its agents, officers, or employees, for any Court costs and attorney's fees which the City, Its agents, officers, or employees may be required by a court to pay as a result of such action The Clty may, at Its sole discretion, participate at Its own expense In the defense of any such action but such participation shall not relieve applicant of his obligations under this condition 2 Copies of the signed Planning Commission Resolution of Approval No 07-14, Standard Conditions, and all environmental mitigations shall be Included on the plans (full size) The sheet(s) are for information only to ail parties involved In the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect 3 The applicant shall be required to pay any applicable Flsh and Game fees as shown below The project planner will confirm which fees apply to this project All checks are to be made payable to the Clerk of the Board Supervisors and submitted to the Planning Commission Secretary pnor to the Planning Commission or Planning Director heanng a) Notice of Exemption - $50 b) Notice of Determination - $50 c) Negative Declaration - $ 1,850 X d) Environmental Impact Report - $2,550 ~1-05 I ~PLANNINGIFINALIPLNGCOMM12007 Res & Stf Rpt1SUBTPM18046stdcond 3-28 doc Completion Date _I / / / / / C & D 111 Protect No SUBTPM18046 Completion Date B. Time Limits 1 This tentat-ve parcel map shall exp-re, unless extended by the Planning Commiss-on, unless a / / • complete final map is filed with the City Engineer within 3 years from the date of the approval C. Site Development 1 The site shall be developed and maintained in accordance with the approved plans which _/ / include site plans, architectural elevations, extenor materials and colors, landscaping, sign program, and grading on file in the Planning Department, the conditions conta-ned herein, and Development Code regulations 2 Pnorto any use of the project site or business act-vity being commenced thereon, all Conditions _/ / of Approval shall be completed to the satisfaction of the Piann-ng Director 3 Occupancy of the facilities shall not commence until such time as all Uniform Build-ng Code and _/ / State Fire Marshal regulations have been compl-ed with Pnorto occupancy, plans shall be submitted to the Rancho Cucamonga F-re Protect-on District and the Building and Safety Department to show compliance The bu-Id-ngs shall be inspected for compliance pnor to occupancy 4 Rev-sed site plans and building elevations incorporating all Conditions of Approval shall be _i / submitted for Planning Director review and approval pnor to the issuance of building permits 5 Ali site, grading, landscape, imgation, and street improvement plans shall be coordinated for _/ / consistency pnor to issuance of any permits (such as grading, tree removal, encroachment, building, etc) or pnor to final map approval in the case of a custom lot subdivision, or approved use has commenced, whichever comes first 6 Approval of this request shall not waive compliance with all sections of the Development Code, _/ / all other applicable City Ordinances, and applicable Community or Specific Plans in effect at the time of building perm-t issuance 7 A deta-led on-site lighting plan, including a photometnc diagram, shall be reviewed and _/ / approved by the Planning Director and Police Department (477-2800) pnor to the issuance of budding permits Such plan shall indicate style, illumination, location, height, and method of shielding so as not to adversely affect adjacent properties 8 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 comb-nation of concrete or masonry walls, berming, and/or landscaping to the satisfaction of the Planning Director For single-family res-dential developments, transformers shall be placed in underground vaults 9 All budding numbers and individual units shall be identified in a clear and concise manner, _/ /_ -ncluding proper illumination D. Sh opping Centers 1 A uniform hardscape and street furniture design -ncluding seating benches, trash receptacles, _/ / free-standing potted plants, b-ke racks, light bollards, etc ,shall be utilized and be compatible with the architectural style Detailed des-gns shall be submitted for Planning Department review and approval pnor to the issuance of building permits 2 Provide for the following design features in each trash enclosure, to the satisfaction of the _/ / Planning Director a Architecturally -ntegrated into the design of (the shopping center/the protect) _/ / • 2 C & D 112 Protect No SUBTPM18046 Completion Date b Separate pedestrian access that does not require the opening of the main doors and to _/ / include self-closing pedestnan doors • c Large enough to accommodate two trash bins _/_/ d Roll-up doors /_/_ e Trash bins with counter-weighted lids / / f Architecturally treated overhead shade trellis / /_ g Chain link screen on top to prevent trash from blowing out of the enclosure and designed / / to be hidden from view 3 Graffiti shall be removed withrn 72 hours _/ / 4 The enure site shall be kept free from trash and debns at all times and in no event shall trash _/ /~ and debns remain for more than 24 hours 5 Signs shall be conveniently posted for "no overnight parking" and for "employee parking only " _/ / 6 All operations and businesses shall be conducted to comply with the following standards which shall be incorporated into the lease agreements for all tenants a Nose Level -All commercial activities shall not create any noise that would exceed an _/ / exterior noise level of 60 d6 during the hours of 10 p m until 7 a m and 65 dB during the hoursof7am untd10pm b Loading and Unloading - tdo person shall cause the loading, unloading, opening, closing, / / or other handling of boxes, crates, containers, budding materials, garbage cans, or other similar objects between the hours of 10 p m and 7 a m unless otherwise speGfied herein, • rn a manner which would cause a nose disturbance to a residential area 7 Textured pavement shall be provided across circulation aisle, pedestnan walkway, and plaza _/ / They shall be of brick/tde pavers, exposed aggregate, integral color concrete, or any combination thereof Fu{I samples shall be submitted for Planning Director review and approval prior to the issuance of budding permits 8 The lighting fixture design shall compliment the architectural program It shall include the plaza ,_/ / area lighting fixtures, budding fighting fixtures (exterior), and parking lot lighting fixtures 9 Any outdoor vending machines shall be recessed into the building faces and shall not extend _/ / into the pedestnan walkways The design details shall be reviewed and approved by the Planning Director prior to the issuance of budding permits E. Building Design 1 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 Department Such screening shall be architecturally integrated with the budding design and constructed to the satisfaction of the Planning Director Details shall be included in budding plans 2 For commercial and industrial projects, paint roll-up doors and service doors to match main „_/ / budding colors • C & D 113 Project No SUBTPM18046 Comatetion Date F. G. Parking and Vehicular Access (indicate details on building plans) 1 Ali parking spaces shall be 9 feet wide by 18 feet long When a side of any parking space abuts / /_ . a building, wall, support column, or other obstruction, the space shall be a minimum of 11 feet wide 2 All parking lot landscape islands shall have a minimum outside dimens-on 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 development to connect dwellings/units/buildings with open spaces/plazas/ recreational uses 4 All parking spaces shall be double striped per City standards and all driveway aisles, entrances, _/ / and exits shall be stnped per City standards 5 Plans for any security gates shall be submitted for the Planning Director, City Engineer, and _/ / Rancho Cucamonga Fire Protection District review and approval prior to Issuance of budding permits For residential development, private gated entrances shall provide adequate turn- around space In front of the gate and a separate visitor lane with call box to avoid cars stacking into the public right-of-way 6 Handicap accessible stalls shall be provided for commercial and office facilities with 25 or more _/ / parking stalls Designate two percent or one stall, whichever is greater, of the total number of stalls for use by the handicapped 7 Motorcycle parking area shall be provided for commercial and office facilities with 25 or more ,_/ / parking stalls Developments with over 100 parking stalls shall provide motorcycle parking at the rate of one percent The area for motorcycle parking shall be a minimum of 56 square feet Tri p Reduction • 1 Bicycle storage spaces shall be provided in all commercial, office, industrial, and multifamily _/ / residential projects of more than 10 units Minimum spaces equal to five percent ofthe required automobile parking spaces or three bicycle storage spaces, whichever Is greater After the first 50 bicycle storage spaces are provided, additional storage spaces required are 2 5 percent of the required automobile parking spaces Warehouse distribution uses shall provide bicycle storage spaces at a rate of 2 5 percent of the required automobile parking spaces with a minimum of a 3-bike rack In no case shall the total number of bicycle parking spaces required exceed 100 Where this results In a fraction of 0 5 or greater, the number shall be rounded off to the higher whole number 2 Carpool and vanpoo! designated off-street parking close to the budding shall be provided for _/ / commercial, office, and industrial facilities at the rate of 10 percent of the total parking area If covered, the vertical clearance shall be no less than 9 feet 3 Category 5 telephone cable or fiber optic cable shall be provided for office buildings and other _/ / non-resldentlal development 4 Transit improvements such as bus shelters, bus pullouts, and bus pads shall be provided Bus !/ / shelters shall also Include a bench, a trash receptacle, and an adjoining bike rack (minimum 3 capacity) on a concrete pad Bus shelter shall be located outside public right-of--way and shall be privately maintained 4 C & D 114 Project No SUBTPMt8046 H. Landscaping • 1 A detailed landscape and imgation plan, including slope planting and model home landscaping in the case of residential development, shall be prepared by a licensed landscape architect and submitted for Planning Director review and approval pnorto the issuance of budding permits or prior final map approval in the case of a custom lot subdivision 2 A minimum of 20% of trees planted within industrial projects, and a minimum of 30% within commercial and office projects, shall be specimen size trees - 24-inch box or larger 3 Within parking lots, trees shall be planted at a rate of one 15-gallon tree for every three parking stalls 4 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 budding 5 All private slopes of 5 feet or more in vertical height and of 5 1 or greater slope, but less than 2 1 slope, shall be, at minimum, imgated and landscaped with appropriate ground cover for erosion control Slope planting required by this section shall include a permanent imgation system to be installed by the developer prior to occupancy 6 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 imgated 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 ft of slope area, and appropriate ground cover In addition, slope banks in excess of 8 feet in vertical height and 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 imgation system to be installed by the developer poor to occupancy • 7 The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included in the required landscape plans and shall be subject to Planning Director review and approval and coordinated for consistency with any parkway landscaping plan which may be required by the Engineering Department 8 Special landscape features such as mounding, alluvial rock, specimen size trees, meandering sidewalks (with horizontal change), and intensified landscaping, is required along Foothdi Boulevard and Elm Avenue I. Signs A Uniform Sign Program for this development shall be submitted for Planning Director review and approval pnorto issuance of budding permits J. Environmental Mitigation measures are required for the project The applicant is responsible for the cost of implementing said measures, including monitoring and reporting Applicant shall be requin:d to post cash, fetter of credit, or other forms of guarantee acceptable to the Planning Director in the amount of $ 538 prior to the issuance of building permits, guaranteeing satisfactory performance and completion of ail mitigation measures These funds may be used by the City to retain consultants and/or pay for City staff time to monitor and report on the mitigation measures Failure to complete all actions required by the approved environmental documents shall be considered grounds for forfeit 5 Completion Date _~~~ / / / / / / _/ / / / _/ / /_/ _/ / _~-~ C & D 115 Protect No SUBTPM18046 Completion Date K. Other Agencies 1 The applicant shall contact the U S Postal Service to determine the appropriate type and / / • location of mailboxes Multi-family residential developments shall provide a solid overhead structure for mailboxes with adequate lighting The final location of the mailboxes and the design of the overhead structure shall be subject to Planning Director review and approval prior to the issuance of building permits APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DEPARTMENT, (909) 477-2710, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS. NOTE ANY REVISIONS MAY VOID THESE REQUIREMENTS AND NECESSITATE ADDITIONAL REVIEW(S) L. General Requirements 1 Submit five complete sets of plans including the following / / a Site/Plot Plan, b Foundation Plan, c Floor Plan, d Ceiling and Roof Framing Plan, e Electrical Plans (2 sets, detached) including the size of the main switch, number and size of service entrance conductors, panel schedules, and single line diagrams, f Plumbing and Sewer Plans, including isometrics, underground diagrams, waterand waste diagram, sewer or septic system location, fixture units, gas piping, and heating and air conditioning, and g Planning Department Protect Number (SUBTPM18046) clearly identified on the outside of • all plans 2 Submit two sets of structural calculations, eneit~y conservation calculations, and a soils report _/ / Architect's/Engineer's stamp and "wet" signature are required prior to plan check submittal 3 Contractors must show proof of State and City licenses and Workers' Compensation coverage _/ / to the City prior to permit issuance 4 Separate permits are required for fencing andlor walls _I / 5 Business shall not open for operation prior to posting the Certificate of Occupancy issued by the / / Budding and Safety Department M. Site Development 1 Plans shall be submitted for plan check and approved prior to construction All plans shall be _/_/_ marked with the project file number (SUBTPM18046) The applicant shall comply with the latest adopted California Codes, and all other applicable codes, ordinances, and regulations in effect at the time of permit application Contact the Budding and Safety Department for availability of the Code Adoption Ordinance and applicable handouts 2 Prior to issuance of budding permits for a new commercial or industrial development project or _/ / mayor addition, the applicant shall pay development fees at the established rate Such fees may include but are not limited to City Beautification Fee, Park Fee, Drainage Fee, Transportation Development Fee, Permit and Plan Check Fees, Construction and Demolition Diversion Program deposit and fees and School Fees Applicant shall provide a copy of the school fees receipt to the Building and Safety Department prior to permits issuance • 6 C & D 116 Project No SUBTPM18046 Completion Date 3 Street addresses shall be provided by the Building and Safety Official after tract/parcel map _/ / recordation and prior to issuance of budding permits 4 Construction activity shall not occur between the hours of 8 00 p m and 6 30 a m Monday / / through Saturday, with no construction on Sunday or holidays 5 Construct trash enclosure(s) per Crty Standard (available at the Ptannrng Department's public _/ / counter) N. New Structures 1 Provide compliance with the California Building Code (CBC) for property line clearances _/ / considering use, area, and fire-resistiveness 2 Provrde compliance w-th the California Budding Code for required occupancy separations _/ / 3 Provrde draft stops in attic areas, not to exceed 3,000 square feet, in accordance with CBC _/ / Section 1505 4 Exterior walls shall be constructed of the required fire rafing in accordance with CBC Table 5-A _/ / 5 Openings in exterior walls shall be protected in accordance with CBC Table 5-A _/ / 6 Upon tenant improvement plan check submittal, additional requirements may be needed _/ / O. Grading 1 Grading of the subject property shall be in accordance with Californ-a Building Code, City _/ / Grading Standards, and accepted grading practices The final grading plan shall be in • substantial conformance with the approved grading plan 2 A sods report shall be prepared by a qualified engineer licensed by the State of California to _/ /_ perform such work 3 A geological report shall be prepared by a qualified engineer or geologist and submitted at the _/ / time of application for grading plan check 4 The final grading plan, appropriate certifications and compaction reports shall be completed, _/ / submitted, and approved by the Building and Safety Official pnor to the issuance of building permits 5 A separate grading plan check submittal is requrred for ail new construction projects and for _/ / ewsting buildings where improvements being proposed will generate 50 cubic yards or more of combined cut and fill The grading plan shall be prepared, stamped, and signed by a California registered Civil Engineer APPLICANT SHALL CONTACT THE ENGINEERING DEPARTMENT, (909) 477-2740, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: P. Dedication and Vehicular Access 1 Dedication shall be made of the following rights-of-way on the perimeter streets (measured from / /_ street centerline) 33 total feet on Eucalyt~tus Street _/ / 2 Comer property line cutoffs shall be dedicated per City Standards _/ / 7 C & D117 Protect No SUBTPM18046 Comaletion Date 3 Reciprocal access easements shall be provided ensunng access to all parcels by CC&Rs or by deeds and shall be recorded concurrently with the map or pnor to the issuance of building permits, where no map is involved 4 Reciprocal parking agreements for all parcels and maintenance agreements ensunng point maintenance of all common roads, drives, or parking areas shall be provided by CC & R's or deeds and shall be recorded pnor to, or concurrent wrth, the final parcel map 5 Private drainage easements for cross-lot drainage shall be provided and shall be delineated or noted on the final map 6 All existing easements lying within future rights-of-way shall bequit-claimed or delineated on the final map 7 Easements for public sidewalks and/or street trees placed outside the public right-of-way shall be dedicated to the City 8 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 Q. Street Improvements Pursuant to City Council Resolution No 88-557, no person shall make connections from a source of energy, fuel or power to any building service equipment which is regulated by technical codes and forwhich a permit is required unless, in addition to any and all other codes, regulations and ordinances, all improvements required by these conditions of development approval have been completed and accepted by the City Council, except that In developments containing more than one building or unit, the development may have energy eonnections made to a percentage of those buildings, or units proportionate to the completion of improvements as required by conditions of approval of development In no case shall more than 95 percent of the buildings or units be connected to energy pnor to completion and acceptance of alt improvements required by these conditions of approval of development 2 Construct the following perimeter street improvements including, but not limited to Street Name Curb & Gutter A C Pvmt Side- walk Drive Appr Street Lights Street Trees Comm Trad Median Island Bike Trail other FOOTHILL BOULEVARD X X (c) X X X ELM AVENUE X X X X EUCALYPTUS STREET X X X X Notes (a) Median island includes landscaping and irrigation on meter (b) Pavement reconstruction and overlays will be determined during plan check (c) If so marked, sidewalk shall be curvilinear per Standard 114 (d) If so marked, an in-lieu of construction fee shall be provided for this Item 3 Improvement Plans and Construction Street improvement plans, Including street trees, street lights, and intersection safety lights on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer Security shall be posted and an agreement executed to the satisfaction of the Clty Engineer and the Clty Attorney guaranteeing completion of the public and/or private street Improvements, prior to final map approval or the Issuance of building permits, whichever occurs first b Prior to any work being performed in public right-of-way, fees shall be paid and a construction permit shalt be obtained from the City Engineer's Office in addition to any other permits required 8 / / / / • / / / / / / / / / / / / / / -~ ~ C & D 118 Project Na SUBTPM18046 Completion Date c Pavement strip-ng, mark-ng, traffic signing, street name signing, traffic signal conduit, and _/ / -nterconnect conduit shall be installed to the sat-sfaction of the Crty Engineer • d Signal condu-t with pull boxes shall be installed with any new construction or _/ / reconstruction project along mayor or secondary streets and at intersections for future traffic signals and interconnect wrong Pull boxes shall be placed on both sides of the street at 3 feet outs-de of BCR, ECR, or any other locations approved by the City Engineer Notes 1) Pull boxes shall be No 6 at intersections and No 5 along streets, a maximum of 20D feet apart, unless othenv-se specified by the C-ty Engineer 2) Condu-t shall be 3-inch galvanized steel with pull rope or as specified e Handicapped access ramps shall be installed on all corners of intersections per City _/ / Standards or as directed by the City Engineer f Existing Crty roads requiring construction shall remain open to traffic at all t-mes with _/ 1 adequate detours dunng construction Street or lane closure permits are required A cash deposit shall be provided to cover the cost of grading and paving, which shall be refunded upon completion of the construction to the satisfaction of the City Engineer g Concentrated drainage flows shall not cross sidewalks Under s-dewalk drains shall be _/ / -nstalled to C-ty Standards, except for s-ngie family res-dential lots h Street names shall be approved by the Planning Director pnor to submittal for first plan _/ / check 4 Street trees, a minimum of 15-gallon size or larger, shall be installed per C-ty Standards -n _/ / accordance with the City's street tree program 9 C & D119 Protect No SUBTPM18046 Completion Date 5 Install street trees per City street tree design guidelines and standards as follows The completed legend (box below) and construction notes shall appear on the title page of the street Improvement plans Street Improvement plans shall include a line Item within the construction legend stating "Street trees shall be Installed per the notes and legend on sheet (typically sheet 1) " Where public landscape plans are required, tree Installation in those areas shall be perthe public landscape improvement plans _/ / The City Engineer reserves the right to adjust tree species based upon field conditions and other variables For additional Information, contact the Project Engineer Common Mm Grow Street Name Botanical Name Name Space Spacing Size Qty ELM AVENUE Gingko biloba MAIDENHAIR 5 FEET 35 FEET O C 15 GAL FILL IN TREE EUCALYPTUS Plantanus LONDON 8 FEET 30 FEET O C 15 GAL STREET acenfoha PLANE TREE FOOTHILL Prunus NCN 3 FEET 20 FEET O C 15 GAL BOULEVARD blireiana INFORMAL ACCENT TREE GROUPINGS NOT MORE THAN 25 PERCENT OF TOTAL FROTNAGE TREES Plantanus Cahfomia 8 FEET 35 FEET O C 15 GAL racemosea Sycamore INFORMAL GROUPINGS Plantanus London Plane 8 FEET ~ FEET O C 15 GAL acenfolia Tree INFORMAL GROUPINGS Construction Notes for Street Trees 1) All street trees are to be planted in accordance with Clty standard plans 2) Prior to the commencement of any planting, an agronomic soils report shall be furnished to the City inspector Any unusual toxicities or nutrient deficiencies may require backfill soil amendments, as determined by the City inspector 3) All street trees are subject to inspection and acceptance by the Engineering Department 4) Street trees are to be planted per public improvement plans only 6 Intersection Ilne of sight designs shall be reviewed by the City Engineer for conformance with adopted policy On collector or larger streets, Imes of sight shall be plotted for all project Intersections, including driveways Local residential street mtersectiorts and commercial or industrial driveways may have Imes of sight plotted as required R. Public Maintenance Areas A signed consent and waiver form to Coln and/or form the appropriate Landscape and Lighting Districts shall be filed with the Clty Engineer prior to final map approval or issuance of building permits whichever occurs first Formation costs shall be borne by the developer 2 Parkway landscaping on the following street(s) shall conform to the results of the respective Beautification Master Plan Foothill Boulevard S. Drainage and Flood Control Adequate provisions shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas 10 / / ~/ 1 _/ / • _~ ~ • C&D120 Project No SUBTPM18D46 Completion Date T. Improvement Completion 1 If the required public improvements are not completed pnorto approval of the final parcel map, / / an improvement secunty accomparned by an agreement executed by the Developer and the City will be required for All public improvements U. Utilities 1 Provide separate utility services to each parcel including sarntary 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 shalt be designed and constructed to meet the regwrements of the _/ / Cucamonga Valley Water Dtstnct (CVWD), Rancho Cucamonga Fire Protection District, and the Environmental Health Department of the County of San Bernardino A letter of compliance from the CVWD is regwred pnorto final map approval or issuance of permits, whicheveroccurs first Such letter must have been issued by the water district within 90 days pnorto final map approval in the case of subdivision or pnorto the issuance of permits in the case of all other residential projects 4 Approvals have not been secured from all utrirties and other interested agencies involved _/ / Approval of the final parcel map will be subject to any regwrements that maybe received from them V. General Requirements and Approvals 1 An easement for a joint use driveway shall be provided prior to final map approval or issuance _/ / • of building permits, whichever occurs first, for driveway off Foothill Boulevard along the east site boundary 2 Anon-refundable deposit shall be paid to the City, covering the estimated operating costs for ail _/ / new streetlights for the first six months of operation, prior to final map approval or pnorto budding permit issuance if no map is involved 3 Prior to the issuance of budding permits, a Diversion Deposit and related administrative fees _/ / shall be paid for the Construction and Demolition Diversion Program The deposit ~s fully refundable if at least 50% of ail wastes generated during construction and demolition are diverted from landfills, and appropriate documentation is provided to the City Form CD-1 shall be submitted to the Engineering Department when the first building permit application is submitted to Building and Safety Form CD-2 shall be submitted to the Engineering Department within 60 days following the completion of the construction and/or demolition project APPLICANT SHALL CONTACT THE POLICE DEPARTMENT, (909) 477-2800, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS W. Security Lighting 1 All parking, common, and storage areas shall have minimum maintained 1-foot candle power _/ /_ These areas should be lighted from sunset to sunrise and on photo sensored cell 2 All buildings shall have minimal secunty lighting to eliminate dark areas around the buildings, _/ /^ with direct lighting to be provided by ail entryways Lighting shall be consistent around the entire development 3 Lighting in exterior areas shall be in vandal-resistant fixtures _/ / 11 C & D 121 Pro)ect No SUBTPM18046 Completion Date X. Security Hardware 1 One-inch single cylinder dead bolts shall be installed on all entrance doors if windows are within 40 inches of any locking devrce, tempered glass or a double cylinder dead bolt shall be used 2 All garage or rolling doors shall have slide bolts or some type of secondary locking devices 3 All roof openings giving access to the budding shall be secured with either iron bars, metal gates, or alarmed Y. Windows 1 Storefront windows shall be visible to passing pedestrians and traffic 2 Security glazing ~s recommended on storefront v~nndows to resist window smashes and impede entry to burglars Z. Building Numbering 1 Numbers and the backgrounds shalt be of contrasting color and shall be reflective for nighttime visibility 2 Developer shall paint roof top numbers on one or more roofs of this development They shall be a minimum of three feet in length and two feet in width and of contrasting color to background The stencils for this purpose are on loan at the Rancho Cucamonga Police Department AA. Alarin Systems 1 Install a burglar alarm system and a panic alarm if needed Instructing management and employees on the operation of the alarm system will reduce the amount of false alarms and in tum save dollars and lives 2 Alarm companies shall be provided with the 24-hour Sheriffs dispatch number (909) 941-1488 APPLICANT SHALL CONTACT THE FIRE SAFETY DEPARTMENT, FIRE PROTECTION PLANNING SERVICES AT, (909) 477-2770, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: SEE ATTACHED 12 -! ! • / / _/ / / / / / _/ / / / _I / / / • • C&D122 B~~B ~ Rancho Cucamonga Fire Protection • u District Fire Construction Services STANDARD CONDITIONS September 26, 2006 Michael Chai Foothill Boulevard & Elm AvenueRetail Center Sec Foothill Boulevard & Elm Avenue SUBTPM18046 & DRC2006-00438 THE FOLLOWING STANDARD CONDITIONS APPLY TO THIS PROJECT. The RCFPD Procedures & Standards which are referenced in this document can be access on the web at http //www a rancho-Cucamonga ca us/fire/index htm under the Fire Safety Division & Fire Construction Services section Search by article, the preceding number of the standard refers to the article Chose the appropriate article number then a drop down menu will appear, select the corresponding standard FSC-1 Public and Private Water Supply 1 Design guidelines for Fire Hydrants The following provides design guidelines for the • spacing and location of fire hydrants a The maximum distance between fire hydrants mcommercial/industrial projects is 300-feet No portion of the exterior wall shall be located more than 150-feet from an approved fire hydrant For cul-de-sacs, the distance shall not exceed 100-feet b Fire hydrants are to be located The preferred locations for fire hydrants are At the entrance(s) to a commercial, industrial or residential project from the public roadways ii At intersections iii On the right side of the street, whenever practical and possible iv As required by the Fire Safety Division to meet operational needs of the Fire District v A minimum of forty-feet (40') from any building c If any portion of a faality or building is located more than 150-feet from a public fire hydrant measured on an approved route around the exterior of the facility or building, additional private or public fire hydrants and mains capable of supplying the required fire flow shall be provided • d Provide one fire hydrant for each 1000 gpm of required fire flow or fraction thereof C&D123 FSC-2 Fire Flow The required fire flow for this protect is 2250 gallons per minute at a minimum residual • pressure of 20-pounds per square inch This requirement is made in accordance with Fire Code Appendix III-A, as adopted by the Fire District Ordinances 2 The required minimum fire flow for this project, when automatic fire sprinklers are installed is 1500 gallons per minute at a minimum residual pressure of 20-pounds per square inch This flow reflects a 50-percent reduction for the installation of an approved automatic fire sprinkler system in accordance with NFPA 13 with central station monitoring This requirement is made in accordance with the California Fire Code Appendix III-A, as adopted by the Fire District Ordinances 3 Public fire hydrants located within a 500-foot radius of the proposed project may be used to provide the required fire flow subject to Fire District review and approval Private fire hydrants on adjacent property shall not be used to provide required fire flow 4 Firewater plans are required for all projects that must extend the existing water supply to or onto the site Building permits will not be issued until firewater plans are approved. 5 On all site plans to be submitted for review, show all fire hydrants located within 600-feet of the proposed protect site FSC-3 Prerequisite for submittal of Overhead Automatic Fire Sprinkler Systems Prior to submitting plans for an overhead automatic fire sprinkler system, the applicant • shall submit plans, specifications and calculations for the fire sprinkler system underground supply piping Approval of the underground supply piping system must be obtained prior to submitting the overhead fire sprinkler system plans FSC-4 Requirement for an Automatic Fire Sprinkler Systems Rancho Cucamonga Fire District Ordinance 15, the 2001 California Fire Code and/or any other applicable standards require an approved automatic fire sprinkler system to be installed in Commercial or industrial structures greater than 7,500 square feet 2 Assembly and Educational Occupancy Buildings 3 "All structures that do not meet Fire District access requirements (see Fire Access) 4 When required fire flow cannot be provided due to inadequate volume or pressure 5 When buildings do not meet the requirements of the 2001 California Building Code and the RCFPD Fire Department Access -Fire Lane Standard 9-7 6 When any applicable code or standard requires the structure to be sprinklered FSC-5 Fire Alarm System RCFPD Ordinance 15, based on use or floor area (or by other adopted codes or • standards) requires an automatic and/or manual fire alarm system Refer to RCFPD 2 C&D124 Ordinances 15 and 39, the California Building Code, RCFPD Fire Alarm Standard #10-6 and/or the California Fire Code 2 Prior to any removal, remodel, modification and/or additions to the building or suite's fire alarm system, Fire Construction Services' approval and a building permit must be obtained Plans and specifications shall be submitted to Fire Construction Services in accordance with RCFPD Fire Alarm Standard #10-6 3 Based on the number of sprinkler heads, the sprinkler system is required to monitored by a listed central station fire alarm system FSC-6 Fire District Site Access Fire District access roadways include public roads, streets and highways, as well as private roads, streets drive aisles and/or designated fire lanes Please reference the RCFPD Fire Lanes Standard 9-7 1 Location of Access All portions of the structures 1st story exterior wall shall be located within 150-feet of Fire District vehicle access, measure on an approved route around the exterior of the building Landscaped areas, unpaved changes in elevation, gates and fences are deemed obstructions 2 Specifications for private Fire District access roadways per the RCFPD Standards are a The minimum unobstructed width is 26-feet • b The maximum inside turn radius shall be 20-feet c The minimum outside turn radius shall be 46-feet d The minimum radius for cul-de-sacs is 45-feet e The minimum vertical clearance is 14-feet, 6-inches f At any private entry median, the minimum width of traffic lanes shall be 20-feet on each side g The angle of departure and approach shall not exceed 9-degrees or 20 percent h The maximum grade of the driving surface shall not exceed 12% Support a minimum load of 70,000 pounds gross vehicle weight (GVW) Trees and shrubs planted adjacent to the fire lane shall be kept trimmed to a minimum of 14-feet, 6-inches from the ground up Vegetation shall not be allowed to obstruct Fire Department apparatus 3 Access Doorways Approved doorways, accessible without the use of a ladder, shall be provided as follows a in buildings without high-piled storage, access shall be provided in accordance with • the 2001 California Building Code, Fire and/or any other applicable standards 3 C&D125 b In buildings with high-piled storage access doors shall be provided in each 100 lineal feet or mayor fraction thereof, of the exterior wall that faces the required access roadways When railways are installed provisions shall be made to maintain Fire District access to all required openings 4 Access Walkways Hardscaped access walkways shall be provided from the fire apparatus access road to all required building exterior openings 5 Commercial/Industrial Gates Any gate installed across a Fire Department access road shall be in accordance with Fire District Standard No 9-2 The following design requirements apply a Prior to the fabrication and installation of the gates, plans are required to be submitted to Fire Construction Services (FCS) for approval Upon the completion of the installation and before placing the gates in service, inspection and final acceptance must be requested from FCS b Gates must slide open horizontally or swing inward c Gates may be motorized or manual d When fully open, the minimum clearance dimension of drive access shall be 20 feet e Manual gates must be equipped with a RCFPD lock available at the Fire Safety Office for $20 00 f Motorized gates must open at the rate of one-foot per second g The motorized gate actuation mechanism must be equipped with a manual override • device and afail-safe or battery backup feature to open the gate or release the locking Mechanism in case of power failure or mechanical malfunction h Motorized gates shall be equipped with a Knox override key switch The switch must be installed outside the gate in a visible and unobstructed location For motorized gates, a traffic loop device must be installed to allow exiting from the complex If traffic pre-emption devices (TPD) are to be installed, the device, location and operation must be approved by the Fire Chief prior to installation Bi-directional or multiple sensors may be required due to complexity of the various entry configurations 6 Fire Lane Identification Red curbing and/or signage shall identify the fire lanes A site plan illustrating the proposed delineation that meets the minimum Fire District standards shall be included in the architectural plans submitted to B&S for approval 7 Approved Fire Department Access Any approved mitigation measures must be clearly noted on the site plan A copy of the approved Alternative Method application, if applicable, must be reproduced on the architectural plans submitted to B&S for plan review • 4 C&D126 8 Roof Access There shall be a means of fire department access from the exterior walls of the buildings on to the roofs of all commercial, industrial and multi-family residential structures with roofs less than 75' above the level of the fire access road a This access must be reachable by either fire department ground ladders or by an aerial ladder b A minimum of one ladder point with a fixed ladder shall be provided in buildings with construction features, or high parapets that inhibit roof access c The number of ladder points may be required to be increased, depending on the building size and configuration d Regardless of the parapet height or construction features the approved ladder point shall be identified in accordance to the roof access standard e Where the entire roof access is restricted by high parapet walls or other obstructions, a permanently mounted access ladder is required f Multiple access ladders may be required for larger buildings g Ladder construction must be in accordance with the RCFPD Roof Access Standard 9-9 Appendix A and drawings 9-9a and 9-9b h A site plan showing the locations of the roof ladder shall be submitted during plan check • i Ladder points shall face a fire access roadway(s) FSC-10 Occupancy and Hazard Control Permits Listed are those Fire Code permits commonly associated with the business operations and/or building construction Plan check submittal is required with the permit application for approval of the permit, field inspection is required prior to permit issuance General Use Permit shall be required for any activity or operation not speafically described below, which m the judgment of the Fire Chief is likely to produce conditions that may be hazardous to life or property • Battery Systems • Candles and open flames in public assemblies • Compressed Gases • Public Assembly • Cryogenics • Dry Cleaning Plants • Refrigeration Systems • Repair Garages • Flammable and Combustible Liquids • Spraying or Dipping Operations • Hazardous Materials 5 C&D127 Tents, Canopies and/or Air Supported Structures Liquefied Petroleum Gases LPG or Gas Fuel Vehicles in Assembly Buildings r FSC-11 Hazardous Materials -Submittal to the County of San Bernardino The San Bernardino County Fire Department shall review your Business Emergency/Contingency Plan for compliance with minimum standards Contact the San Bernardino County Fire, Hazardous Materials Division at (909) 387-4631 for forms and assistance The County Fire Department is the Cal/EPA Certified Unified Program Agency (CUPA) for the City of Rancho Cucamonga If the facility is a NEW business, a Certificate of Occupancy issued by Building & Safety will not be finalized until the San Bernardino County Fire Department reviews your Business Emergency/Contingency Plan California Government Code, Section 65850 2 prohibits the City from issuing a final Certificate of Occupancy unless the applicant has met or is meeting specific hazardous materials disclosure requirements A Risk Management Program (RMP) may also be required if regulation substances are to be used or stored at the new facility 2 Any business that operates on rented or leased property which is required to submit a Plan, is also required to submit a notice to the owner of the property in writing stating that the business is subject to the Business Emergency/Contingency Plan mandates and has complied with the provisions The tenant must provide a copy of the Plan to the property owner within five (5) working days, if requested by the owner FSC-12 Hazardous Materials -Submittal to Fire Construction Services • Plans shall be submitted and approved prior to construction of buildings and/or the installation of equipment designed to store, use or dispense hazardous materials in accordance with the 2001 California Building, Fire, Mechanical, Plumbing, Electrical Codes, RCFPD Ordinances FD15 and FD39 and other implemented and/or adopted standards FSC-13 Alternate Method Application Fire Construction Services staff and the Fire Marshal will review all requests for alternate method, when submitted The request must be submitted on the Fire District "Application for Alternate Method" form along with supporting documents and payment of the $92 review fee FCS-14 Map Recordation RECIPROCAL AGREEMENTS for Fire Department Emergency Access and Water Supply are required on this project The project appears to be located on a property that is being subdivided The reaprocal agreement is required to be recorded between property owners and the Fire District The recorded agreement shall include a copy of the site plan The Fire Construction Services shall approve the agreement, prior to recordation The agreement shall be recorded with the County of San Bernardino, Recorders Office Reciprocal access agreement -Please provide a permanent access agreement between the owners granting irrevocable and anon-exclusive easement, favoring the Fire District to gain access to the subject property The agreement shall include a statement that no • obstruction, gate, fence, building or other structure shall be placed within the dedicated 6 C&D128 access, without Fire Department approval The agreement shall have provisions for emergency situations and the assessing of cost recovery to the property by the fire District • • • Reciprocal water covenant -Please provide a permanent maintenance and service covenant between the owners granting an irrevocable and non-exclusive easement, favoring the Fire District for the purpose of accessing and maintaining the private water mains, valves and fire hydrants (fire protection systems facilities in general) The covenant shall have provisions for emergency situations and the assessing of cost recovery to the property by the fire District Chronological Summary of RCFPD Standard Conditions PRIOR TO ISSUANCE OF BUILDING PERMITS -Please complete the following prior to the issuance of any building permits Private Water Supply (Fire) Systems The applicant shall submit construction plans, speafications, flow test data and calculations for the private water main system for review and approval by the Fire District Plans and installation shall comply with Fire District Standards Approval of the on-site (private) fire underground and water plans is required prior to any building permit issuance for any structure on the site Private on-site combination domestic and fire supply system must be designed in accordance with RCFPD Standards # 9-4, #10-2 and #10-4 The Building & Safety Division and Fire Construction Services will perform plan checks and inspections All private on-site fire hydrants shall be installed, flushed and operable prior to delivering any combustible framing materials to the site Fire construction Services will inspect the installation, witness hydrant flushing and grant a clearance before lumber is dropped 2 Public Water Supply (Domestic/Fire) Systems The applicant shall submit a plan showing the locations of all new public fire hydrants for the review and approval by the Fire District and CCWD On the plan, show all existing fire hydrants within a 600-foot radius of the project Please reference the RCFPD Water Plan Submittal Procedure Standard 9-8 3 4 5 Ail required public fire hydrants shall be installed, flushed and operable prior to delivering any combustible framing materials to the site CCWD personnel shall inspect the installation and witness the hydrant flushing Fire Construction Services shall inspect the site after acceptance of the public water system by CCWD Fire Construction Services must grant a clearance before lumber is dropped Construction Access The access roads must be paved in accordance with all the requirements of the RCFPD Fire Lane Standard #9-7 All temporary utilities over access roads must be installed at least 14' 6" above the finished surface of the road Fire Flow A current fire flow letter from CCWD must be received The applicant is responsible for obtaining the fire flow information from CCWD and submitting the letter to Fire Construction Services Easements and Reciprocal Agreements recorded with the County of San Bernardino All easements and agreements must be 7 C & D 129 PRIOR TO THE RELEASE OF TEMPORARY POWER The building construction must be substantially completed in accordance with Fire Construction Services' "Temporary Power Release Checklist and Procedures" PRIOR TO OCCUPANCY OR FINAL INSPECTION -Please complete the following Hydrant Markers All fire hydrants shall have a blue reflective pavement marker indicating the fire hydrant location on the street or driveway in accordance with the City of Rancho Cucamonga Engineering Standard Plan 134, "Installation of Reflective Hydrant Markers" On private property, the markers shall be installed at the centerline of the fire access road, at each hydrant location 2 Private Fire Hydrants For the purpose of final acceptance, a licensed sprinkler contractor, in the presence of Fire Construction Services, shall conduct a test of the most hydraulically remote on-site fire hydrants The underground fire line contractor, developer and/or owner are responsible for hiring the company to perform the test A final test report shall be submitted to Fire Construction Services verifying the fire flow available The fire flow available must meet or exceed the required fire flow in accordance with the California Fire Code 3 Fire Sprinkler System Prior to the issuance of a Certificate of Occupancy, the fire sprinkler system(s) shall be tested and accepted by Fire Construction Services 4 Fire Sprinkler Monitoring Prior to the issuance of a Certificate of Occupancy, the fire sprinkler monitoring system must be tested and accepted by Fire Construction Services The fire sprinkler monitoring system shall be installed, tested and operational immediately following the completion of the fire sprinkler system (subJect to the release of power) • 5 Fire Suppression Systems and/or other special hazard protection systems shall be inspected, tested and accepted by Fire Construction Services before occupancy is granted and/or equipment is placed m service 6 Fire Alarm System Prior to the issuance of a Certificate of Occupancy, the fire alarm system shall be installed, inspected, tested and accepted by Fire Construction Services 7 Access Control Gates Prior to the issuance of a Certificate of Occupancy, vehicular gates must be inspected, tested and accepted in accordance with RCFPD Standards #9-1 or #9-2 by Fire Construction Services 8 Fire Access Roadways Prior to the issuance of any Certificate of Occupancy, the fire access roadways must be installed in accordance with the approved plans and acceptable to Fire Construction Services The CC&R's, the reciprocal agreement and/or other approved documents shall be recorded and contain an approved fire access roadway map with provisions that prohibit parking, specify the method of enforcement and identifies who is responsible for the required annual inspections and the maintenance of all required fire access roadways Address Prior to the issuance of a Certificate of Occupancy, commercial/industrial and multi-family buildings shall post the address with minimum 8-inch numbers on contrasting background, visible from the street and electrically illuminated during periods of darkness • When the building setback exceeds 200 feet from the public street, an additional non- illuminated 6-inch minimum number address shall be provided at the property entrance 8 C&D130 Larger address numbers will be required on buildings located on wide streets or built with large setbacks in multi-tenant commercial and industrial buildings The suite designation . numbers and/or letters shall be provided on the front and back of all suites 10 Hazardous Materials Prior to the issuance of a Certificate of Occupancy, the applicant must demonstrate (in writing from the County) that the facility has met or is meeting the Risk Management Plan (RMP) or Business Emergency/Contingency Plan with the San Bernardino County Fire Department, Hazardous Materials/Emergency Response and Enforcement Division The applicant must also obtain inspection and acceptance by Fire Construction Services 11 Confidential Business Occupancy Information The applicant shall complete the Rancho Cucamonga Fire District "Confidential Business Occupancy Information" form This form provides contact information for Fire District use in the event of an emergency at the subject building or property This form must be presented to the Fire Construction Services Inspector 12 Mapping Site Plan Prior to the issuance of a Certificate of Occupancy, an 8 '/z" x 11 " or 11 " x 17" site plan of the site in accordance with RCFPD Standard #13-1 shall be revised by the applicant to reflect the actual location of all devices and building features as required in the standard The site plan must be reviewed and accepted by the Fire Inspector • • 9 C&D131 RESOLUTION NO 07-15 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT REVIEW DRC2006-00438, A REVIEW OF A PROPOSED MASTER-PLANNED RETAIL AND OFFICE COMPLEX COMPRISED OF TWO 2-STORY OFFICE BUILDINGS OF 25,200 SQUARE FEET (EACH), THREE SINGLE-STORY RETAIL BUILDINGS OF 21,749 SQUARE FEET (COMBINED), TWO SINGLE-STORY RESTAURANT PAD BUILDINGS OF 11,000 SQUARE FEET (COMBINED), AND A BANK OF 5,000 SQUARE FEET ON 7 PARCELS (COMBINED AREA = 8 4 ACRES) IN THE INDUSTRIAL PARK DISTRICT (SUBAREA 7), LOCATED AT THE SOUTHEAST CORNER OF FOOTHILL BOULEVARD AND ELM AVENUE, AND MAKING FINDINGS IN SUPPORT THEREOF - APN 0208-961-05, 06, AND 07 A Recitals 1 Michael Chai filed an application for the issuance of Development Review DRC2006-00438, 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 28th day of March 2007, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on said application and concluded said hearing on that date 3 All legal prerequisites prior to the adoption of this Resolution have occurred B Resolution NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows 1 This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct 2 Based upon the substantial evidence presented to this Commission during the above-referenced meeting on March 28, 2007, including written and oral staff reports, togetherwith public testimony, this Commission hereby specifically finds as follows a The application applies to three parcels located at the southeast corner of Foothill Boulevard and Elm Avenue north of Eucalyptus Street, an overall area of about 367,000 square feet (8 4 acres) with a street frontage along Foothill Boulevard, Elm Avenue, and Eucalyptus Street of about 850, 450, and 600 feet, respectively, and b To the north of the subject site is a commercial center consisting of a gas station, a retail building, and a fast food restaurant, to the south are two industrial buildings, to the east is a commercial/office center consisting of amulti-tenant retail building, adrive-thru bank, atwo-story office building, and a restaurant, and to the west are the offices of Mercury Insurance, and c The applicant proposes to construct eight buildings two 2-story buildings (Buildings 6 and 7) and six single-story buildings (Buildings 1 A/1 B through 5) The combined floor area of all eight buildings will be about 88,000 square feet, and C & D 132 PLANNING COMMISSION RESOLUTION NO 07-15 DRC2006-00438 -MICHAEL CHAT March 28, 2007 Page 2 d The application contemplates administrative/professional offices, medical/health offices, restaurants (including fast food), and a bank These are permitted, or conditionally permitted, land uses along Foothill Boulevard, which is one of the City's primary east to west arterial streets and a significant commercial corridor, and e The proposed development is in contunction with a tentative parcel map (Related file SUBTPM18046) to subdivide the property into seven parcels 3 Based upon the substantial evidence presented to this Commission during the above-referenced public hearing and upon the specific findings of facts set forth in Paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows a The proposed development is in accord with the General Plan, the obtectives of the Development Code, and the purposes of the district in which the site is located, and b The proposed development, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or materially incurious to properties or improvements in the vicinity, and c The proposed development complies with each of the applicable provisions of the Development Code 4 Based upon the facts and information contained in the proposed Mitigated Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the protect will have a significant effect upon the environment and adopts a Mitigated Negative Declaration and Monitoring Program attached hereto, and incorporated herein by this reference, based upon the findings as follows a Pursuant to the California Environmental Quality Act ("CEQA") and the City's local CEQA Guidelines, City staff prepared an Initial Study of the potential environmental effects of the protect Based on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation measures, there would be no substantial evidence that the protect would have a significant effect on the environment Based on that determination, a Mitigated Negative Declaration was prepared Thereafter, City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration, and b The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration and, based on the whole record before it, finds (i) that the Mitigated Negative Declaration was prepared in compliance with CEQA, and (ii) that, based on the imposition of mitigation measures, there is no substantial evidence that the protect will have a significant effect on the environment The Planning Commission further finds that the Mitigated Negative Declaration reflects the independent cudgment and analysis of the Planning Commission Based on these findings, the Planning Commission hereby adopts the Mitigated Negative Declaration, and c The Planning Commission has also reviewed and considered the Mitigation Monitoring Program for the protect that has been prepared pursuant to the requirements of Public Resources Code Section 21081 6 and finds that such Program is designed to ensure compliance with the mitigation measures during protect implementation The Planning Commission therefore adopts the Mitigation Monitoring Program for the protect, and C&D133 PLANNING COMMISSION RESOLUTION NO 07-15 DRC2006-00438 -MICHAEL CHAT March 28, 2007 Page 3 d The custodian of records for the Initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program, and all other materials which constitute the record of proceedings upon which the Planning Commission's decision is based is the Planning Director of the City of Rancho Cucamonga Those documents are available for public review in the Planning Department of the City of Rancho Cucamonga located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730, telephone (909) 477-2750 5 Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth below and in the Standard Conditions, attached hereto and incorporated herein by this reference Planning Department 1) Approval is for the construction of eight commercial/office buildings with a combined floor area of about 88,000 square feet in the Industrial Park District (Subarea 7), located at the southeast corner of Foothill Boulevard and Elm Avenue 2) Proposed land uses requiring a Conditional Use Permit as identified in Table 17 30 030 of the Development Code shall require a separate review and approval by the Planning Director prior to submittal of documents for plan check and occupancy 3) Shared access, parking, and maintenance shall be incorporated in the • protect Covenants, Conditions, & Restrictions (CC&Rs) 4) No outdoor seating for any restaurant shall be permitted as no parking was provided for this additional dining capacity, except as may be approved by the Planning Director based upon modifications to tenant mix within development and the availability of sufficient parking 5) Decorative paving shall be provided at each vehicle entrance to the site, behind the public right-of-way These decoratively paved areas shall extend from the front property line to the 45-foot setback line and have a width equal to that of the driveway 6) Downspouts shall not be visible from the exterior on any elevations of the buildings All downspouts shall be routed through the interior of the building walls 7) The members of trellises at all buildings shall be a minimum 4 inches by 12 inches with a maximum spacing of 24 inches on center 8) Retaining walls exposed to the public shall be decorative masonry Decorative means slump stone, split-face or stucco to match the buildings 9) A "post and cable" barrier shall be provided behind the right-of-way along the Foothill Boulevard frontage to comply with the Historic • Route 66/Foothill Boulevard Visual Improvement Master Plan The design of this feature shall match the existing post and the cable used in front of the commercial/office center located immediately to the east C&D134 PLANNING COMMISSION RESOLUTION NO 07-15 DRC2006-00438 -MICHAEL CHAT March 28, 2007 Page 4 10) On-site landscaping shall be reviewed for conformance with the Foothill Boulevard beautification master plan prior to the Building Permit issuance 11) London Plane, California Sycamore, and Flowering Plum trees shall be planted along the Foothill Boulevard frontage landscape setback behind the right-of-way 12) All trash enclosures shall be surrounded with dense shrub plantings 13) Landscaping shall be installed prior to release for occupancy 14) The applicant shall submit an application for a Uniform Sign Program for review and approval by the Planning Director prior to the submittal of any applications for sign permits All signs shall require review and approval of a Sign Permit application by the Planning Director prior to installation Engineering Department 1) This development requires Foothill Boulevard drive approach partially off-site (east side of the site) Provide an agreement with the adjacent property owner to the City Right-turn lane for the shared access drive approach was constructed with adjacent Parcel Map 17426 and is per • City Standard No 119, Section BB "Right-Turn Lane Only " Parcel Map 17426 also obtained from this property owner and processed the additional dedication on this side for the turn lane Provide CC&Rs for maintenance of shared access and drainage acceptance agreements with Parcel Map 17426 2) Foothill Boulevard frontage improvements to be m accordance with City "Mayor Divided Arterial" standards including a) Provide curvilinear sidewalk and drive approaches along frontage, and b) Provide for a reciprocal shared access drive approach with property to the east, and c) Provide an eastbound bus bay/right-turn lane at the southeast corner of Foothill Boulevard and Elm Avenue in accordance with the City's transit plan and City Standard No 119, Section A-A, and d) Provide right-turn only (deceleration) lane for Foothill Boulevard easterly driveway per City Standard No 119, Section B-B, and e) Provide 16,000 Lumen HPSV Foothill Boulevard decorative street lights, per Visual Improvement Plan, and • f) Provide street trees in accordance with the attached Standard Condtions, and C&D135 PLANNING COMMISSION RESOLUTION NO 07-15 DRC2006-00438 -MICHAEL CHAT March 28, 2007 • Page 5 g) Protect existing traffic signal equipment in or along the Foothill Boulevard frontage, and h) Protect existing traffic signing and striping along Foothill Boulevard, or replace as required, and i) Protect all existing R-26(s) "NO STOPPING" signs or replace as required 3) Elm Avenue frontage improvements to be in accordance with City "Secondary Arterial" standards including a) Provide sidewalk and drive approach along frontage b) Provide 16,000 Lumen HPSV street lights c) Protector replace existing R26(s) "NO STOPPING" signs along frontage d) Protect and/or provide additional traffic striping and signage, as required e) Protect or replace traffic signal equipment in or along the Elm Avenue frontage f) Provide street trees in accordance with the attached Standard Conditions g) Protect existing curb and gutter or replace as required 4) Eucalyptus Street frontage improvements to be in accordance with City "Local Industrial" standards including a) Provide sidewalk and drive approaches along frontage, and b) Provide 5,800 Lumen HPSV street lights, and c) Provide street trees in accordance with the attached Standard Conditions, and d) Protect existing curb and gutter or replace as required, and e) Protect existing traffic striping and signs or replace as required, and f) Protect all existing R-26(s) "NO STOPPING" signs or replace as required 5) Protect in place and/or re-construct as necessary the existing street name monument sign on the southeast corner of Foothill Boulevard and Elm Avenue The street name monument sign shall be privately maintained on the private property C&D136 PLANNING COMMISSION RESOLUTION NO 07-15 DRC2006-00438 -MICHAEL CHAT March 28, 2007 Page 6 6) All street parkways shall slope at 2 percent from top of curb to one foot behind the sidewalk along all street frontages The sidewalks shall cross drive approaches at the zero curb face The driveway accent paving shall be located outside the public right-of-way 7) No new median openings will be allowed in Foothill Boulevard 8) Additional street right-of-way shall be dedicated along Foothill Boulevard bus bay and/or right-turn lanes, to provide a minimum of 7 feet measured from the face of curbs The sidewalk easements will be required to encompass the curvilinear sidewalk and the sidewalk across drive approaches that are outside street right-of-way 9) Provide a Water Quality Management Plan (WQMP), to the satisfaction of the City Engineer, and identify applicable Best Management Practices (BMPs) on the Grading Plan a) Maintenance of BMPs identified in the WQMP shall be addressed in the project CC&Rs Environmental Mitigation • Air Quality 1) All construction equipment shall be maintained in good operating condition so as to reduce operational emissions The contractor shall ensure that all construction equipment is being properly serviced and maintained as per manufacturers'specifications Maintenance records shall be available at the construction site for City verification 2) Prior to the issuance of any Grading Permits, developer shall submit construction plans to City denoting the proposed schedule and projected equipment use Construction contractors shall provide evidence that low emission mobile construction equipment will be utilized, or that their use was investigated and found to be infeasible for the project Contractors shall also conform to any construction measures imposed by the South Coast Air Quality Management District (SCAQMD) as well as City Planning Staff 3) All paints and coatings shall meet or exceed performance standards noted in SCAQMD Rule 1113 Paints and coatings shall be applied either by hand orhigh-volume, low-pressure spray 4) All asphalt shall meet or exceed performance standards noted in SCAQMD Rule 1108 5) All construction equipment shall comply with SCAQMD Rules 402 and 403 Additionally, contractors shall include the following provisions • Reestablish ground cover on the construction site through seeding and watering C&D137 PLANNING COMMISSION RESOLUTION NO 07-15 DRC2006-00438 -MICHAEL CHAT March 28, 2007 • Page 7 • Pave or apply gravel to any on-site haul roads • Phase grading to prevent the susceptibility of large areas to erosion over extended periods of time • Schedule activities to minimize the amounts of exposed excavated soil during and after the end of work periods • Dispose of surplus excavated material in accordance with local ordinances and use sound engineering practices • Sweep streets according to a schedule established by the City if silt is carried over to adjacent public thoroughfares or occurs as a result of hauling Timing may vary depending upon the time of year of construction • Suspend grading operations during high winds (i e ,wind speeds exceeding 25 mph) in accordance with Rule 403 requirements • Maintain a minimum 24-inch freeboard ratio on soils haul trucks or cover payloads using tarps or other suitable means • 6) The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and Regional Water Quality Control Board [RWQCB]) dailyto reduce Fine Particulate Matter (PM,o) emissions, in accordance with SCAQMD Rule 403 7) Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PM,o emissions 8) The construction contractor shall utilize electric or clean alternative fuel powered equipment where feasible 9) The construction contractor shall ensure that construction-grading plans include a statement that work crews will shut off equipment when not in use 10) All industrial and commercial facilities shall post signs requiring that trucks shall not be left idling for prolonged periods (i e , in excess of 10 minutes) 11) All industrial and commercial facilities shall designate preferential parking for vanpools 12) All industrial and commercial site tenants with 50 or more employees shall be required to post both bus and Metrolink schedules m conspicuous areas 13) All industrial and commercial site tenants with 50 or more employees shall be required to configure their operating schedules around the Metrolink schedule to the extent reasonably feasible C & D 138 PLANNING COMMISSION RESOLUTION NO 07-15 DRC2006-00438 -MICHAEL CHAT March 28, 2007 Page 8 14) All residential and commercial structures shall be required to incorporate high-efficiency/low-polluting heating, air conditioning, appliances, and water heaters 15) All residential and commercial structures shall be required to incorporate thermal pane windows and weather-stripping Biological Resources 1) The existing lemon-scented gum (Eucalyptus citriodora) shall be replaced in kind with a mature specimen tree to be located at the northwest corner of the project site Cultural Resources 1) If any prehistoric archaeological resources are encountered before or during grading, the developer will retain a qualified archaeologist to monitor construction activities, to take appropriate measures to protect or preserve them for study With the assistance of the archaeologist, the City of Rancho Cucamonga will • • Enact interim measures to protect undesignated sites from demolition or significant modification without an opportunity for the City to establish its archaeological value • Consider establishing provisions to require incorporation of • archaeological sites within new developments, using their special qualities as a theme or focal point • Pursue educating the public about the area's archaeological heritage • Propose mitigation measures and recommend conditions of approval to eliminate adverse project effects on significant, important, and unique prehistoric resources, following appropriate CEQA guidelines • Prepare a technical resources management report, documenting the inventory, evaluation, and proposed mitigation of resources within the project area Submit one copy of the completed report with original illustrations, to the San Bernardino County Archaeological Information Center for permanent archiving 2) If any paleontological resource (i e plant or animal fossils) are encountered before or during grading, the developer will retain a qualified paleontologist to monitor construction activities, to take appropriate measures to protect or preserve them for study The paleontologist shall submit a report of findings that will also provide specific recommendations regarding further mitigation measures (i e , paleontological monitoring) that maybe appropriate Where mitigation • monitoring is appropriate, the program must include, but not be limited to, the following measures C & D139 PLANNING COMMISSION RESOLUTION NO 07-15 DRC2006-00438 -MICHAEL CHAT March 28, 2007 • Page 9 • Assign a paleontological monitor, trained and equipped to allow the rapid removal of fossils with minimal construction delay, to the site full-time during the interval of earth-disturbing activities Should fossils be found within an area being cleared or graded, divert earth-disturbing activities elsewhere until the monitor has completed salvage If construction personnel make the discovery, the grading contractor should immediately divert construction and notify the monitor of the find Prepare, identify, and curate all recovered fossils for documentation in the summary report and transfer to an appropriate depository (i e ,San Bernardino County Museum) Geology and Soils 1) The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and RWQCB) daily to reduce PM,o emissions, in accordance with SCAQMD Rule 403 or re-planted with drought resistant landscaping as soon as possible 2) Frontage public streets shall be swept according to a schedule established by the City to reduce PM10 emissions associated with • vehicle tracking of soil off-site Timing may vary depending upon the time of year of construction 3) Grading operations shall be suspended when wind speeds exceed 25 mph to minimize PM,o emissions from the site during such episodes 4) Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PM,o emissions Hydrology and Water Quality 1) Prior to issuance of Grading Permits, the permit applicant shall submit to Building Official for approval, Storm Water Pollution Prevention Plan (SW PPP) specifically identifying Best Management Practices (BMPs) that shall be used on-site to reduce pollutants during construction activities entering the storm drain system to the maximum extent practical 2) An Erosion Control Plan shall be prepared, included in grading plan, and implemented for the proposed project that identifies specific measures to control on-site and off-site erosion from the time ground disturbing activities are initiated through completion of grading This Erosion Control Plan shall include the following measures at a minimum a) Specify the timing of grading and construction to minimize soil exposure to rainy periods experienced in southern California, and b) An inspection and maintenance program shall be C&D140 PLANNING COMMISSION RESOLUTION NO 07-15 DRC2006-00438 -MICHAEL CHAT March 28, 2007 Page 10 included to ensure that any erosion which does occur either on-site or off-site as a result of this project will be corrected through a remediation or restoration program within a specified time frame 3) During construction, temporary berms such as sandbags or gravel dikes must be used to prevent discharge of debris or sediment from the site when there is rainfall or other runoff 4) During construction, to remove pollutants, street cleaning will be performed prior to storm events and after the use of water trucks to control dust in order to prevent discharge of debris or sediment from the site Posf-Construction Operational 5) The developer shall implement the BMPs identified in the Water Quality Management Plan prepared by Penco Engineers, Inc on April 26, 2006, to reduce pollutants after construction entering the storm drain system to the maximum extent practical • 6) Landscaping plans shall include provisions for controlling and minimizing the use of fertilizers/pesticides/herbicides Landscaped areas shall be monitored and maintained for at least two years to ensure adequate coverage and stable growth Plans for these areas, • including monitoring provisions for a minimum of two years, shall be submitted to the City for review and approval prior to the issuance of Grading Permits 7) Prior to issuance of Building Permits, the applicant shall submit to the City Engineer for approval of a Water Quality Management Plan (WQMP), including a project description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable The WQMP shall identifythe structural and non-structural measures consistent with the Guidelines for New Development and Redevelopment adopted by the City of Rancho Cucamonga in June 2004 8) Prior to issuance of Grading or Paving Permits, applicant shall obtain a Notice of Intent (NOI) to comply with obtaining coverage under the National Pollutant Discharge Elimination System (NPDES) General Construction Storm Water Permit from the State Water Resources Control Board Evidence that this has been obtained (i e , a copy of the Waste Discharger's Identification Number) shall be submitted to the City Building Official for coverage under the NPDES General Construction Permit C & D141 PLANNING COMMISSION RESOLUTION NO 07-15 DRC2006-00438 -MICHAEL CHAT March 28, 2007 . Page 11 Noise 1) During all project site excavation and grading on-site, the project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers' standards 2) The project contractor shall place all stationary construction equipment so that emitted noise is directed away from off-site receptors nearest the project site 3) The construction contractor shall located equipment staging in areas that will create the greatest distance between construction-related noise sources and off-site receptors nearest the project site during project construction 4) During all project site construction, the construction contractor shall limit all construction-related activities that would result in high noise levels to between the hours of 7 00 a m to 7 00 p m on weekdays Only limited construction that would not affect adjacent uses is permitted on Sundays and government code holidays 5) Air conditioning systems are required for buildings proposed on • Pads A through C and Shops B and C (along Foothill Boulevard and with direct line-of-sight to Foothill Boulevard traffic 6) Construction or grading shall not take place between the hours of 8 00 p m and 6 30 a m on weekdays, including Saturday, or at any time on Sunday or a national holiday 7) Construction or grading noise levels shall not exceed the standards specified in Development Code Section 17 02 120-D, as measured at the property line Developer shall hire a consultant to perform weekly noise level monitoring as specified in Development Oode Section 17 02 120 Monitoring at other times may be required by the Building Official Said consultant shall report their findings to the Building Official within 24 hours, however, if noise levels exceed the above standards, then the consultant shall immediately notify the Building Official If noise levels exceed the above standards, then construction activities shall be reduced in intensity to a level of compliance with above noise standards or halted 8) Haul truck deliveries shall not take place between the hours of 8 00 p m and 6 30 a m on weekdays, including Saturday, or at any time on Sundayora national holiday Additionally, if heavytrucks used for hauling would exceed 100 daily trips (counting both to and from the construction site), then the developer shall prepare a noise mitigation plan denoting any construction traffic haul routes To the extent • feasible, the plan shall denote haul routes that do not pass sensitive land uses or residential dwellings C&D142 PLANNING COMMISSION RESOLUTION NO 07-15 DRC2006-00438 -MICHAEL CHAT March 28, 2007 Page 12 • 6 The Secretary to this Commission shall certify the adoption of this Resolution APPROVED AND ADOPTED THIS 28TH DAY OF MARCH 2007 PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY ATTEST Pam Stewart, Chairman James R Troyer, AICP, Secretary I, James R Troyer, AICP, 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 28th day of March 2007, by the following vote-to-wit AYES COMMISSIONERS NOES COMMISSIONERS • ABSENT COMMISSIONERS • C & D 143 • City of Rancho Cucamonga MITIGATION MONITORING PROGRAM Project File No Development Review DRC2006-00438 and Tentative Parcel Map SUBTPM18046 This Mitigation Monitoring Program (MMP) has been prepared for use in implementing the mitigation measures identified in the *(Mitigated Negative Declaration/Environmental Impact Report) for the above-listed project This program has been prepared in compliance with State law to ensure that adopted mitigation measures are implemented (Section 21081 6 of the Public Resources Code) Program Components -This MMP contains the following elements 1 Conditions of approval that act as impact mitigation measures are recorded with the action and the procedure necessary to ensure compliance The mitigation measure conditions of approval are contained m the adopted Resolution of Approval for the project 2 A procedure of compliance and verification has been outlined for each action necessary This procedure designates who will take action, what action will be taken and when, and to whom and when compliance will be reported 3 The MMP has been designed to provide focused, yet flexible guidelines As monitoring • progresses, changes to compliance procedures may be necessary based upon recommendations by those responsible for the program Program Management -The MMP will be in place through all phases of the project The project planner, assigned by the City Planner, shall coordinate enforcement of the MMP The project planner oversees the MMP and reviews the Reporting Forms to ensure they are filled out correctly and proper action is taken on each mitigation Each City department shall ensure compliance of the conditions (mitigation) that relate to that department Procedures -The following steps will be followed by the City of Rancho Cucamonga 1 A fee covering all costs and expenses, including any consultants' fees, incurred by the City in performing monitoring or reporting programs shall be charged to the applicant 2 A MMP Reporting Form will be prepared for each potentially significant impact and its corresponding mitigation measure identified m the Mitigation Monitoring Checklist, attached hereto This procedure designates who will take action, what action will be taken and when, and to whom and when compliance will be reported Ali monitoring and reporting documentation will be kept in the project file with the department having the original authority for processing 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, CA 91730 C&D144 Mitigation Monitoring Program DRC2006-00438 and SUBTPM18046 Page 2 3 Appropriate specialists will be retained if technical expertise beyond the City staffs is needed, as determined by the protect planner or responsible City department, to monitor specific mitigation activities and provide appropriate written approvals to the protect planner 4 The protect planner or responsible City department will approve, by signature and date, the completion of each action item that was identified on the MMP Reporting Form After each measure is verified for compliance, no further action is required for the specific phase of development 5 All MMP Reporting Forms for an impact issue requiring no further monitoring will be signed off as completed by the protect planner or responsible City department at the bottom of the MMP Reporting Form 6 Unanticipated circumstances may arise requiring the refinement or addition of mitigation measures The protect planner is responsible for approving any such refinements or additions An MMP Reporting Form will be completed by the protect planner or responsible City department and a copy provided to the appropriate design, construction, or operational personnel 7 The protect planner or responsible City department 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 protect planner or responsible City department also has the authority to hold certificates of occupancies if compliance with a mitigation measure attached hereto is not occurring The protect planner or responsible City department has the authority to • hold issuance of a business license until all mitigation measures are implemented 8 Any conditions (mitigation) that require monitoring after protect completion shall be the responsibility of the City of Rancho Cucamonga Planning Division The Division shall require the applicant to post any necessary funds (or other forms of guarantee) with the City These funds shall be used by the City to retain consultants and/or pay for City staff time to monitor and report on the mitigation measure for the required period of time 9 In those instances requiring long-term protect monitoring, the applicant shall provide the City with a plan for monitoring the mitigation activities at the protect site and reporting the monitoring results to the City Said plan shall identify the reporter as an individual qualified to know whether the particular mitigation measure has been implemented The monitoring/reporting plan shall conform to the City's MMP and shall be approved by the Community Development Director or City Planner prior to the issuance of building permits • C&D145 • • • N~ tL Q n. ,~,A vI J Q F- Z H c~ J Y W U C~ Z_ O H Z 0 O Q ~_ ~"' -~ 0 0 N v "~I ~a. .°~ n. ca Q ~ t0 G m ~ ~ m Q. 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COMMUNITY DEVELOPMENT DEPARTMENT STANDARD CONDITIONS PROJECT # DEVELOPMENT REVIEW DRC2006-00438 SUBJECT DEVELOPMENT REVIEW APPLICANT MICHAEL CHAT LOCATION SOUTH EAST CORNER OF FOOTHILL BOULEVARD AND ELM AVENUE - APN 0208-961-05, 06, AND 07 ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT, APPLICANT SHALL CONTACT THE PLANNING DEPARTMENT, (909) 477-2750, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS General Requirements 1 The applicant shall agree to defend at his sole expense any action brought against the City, Its agents, officers, or employees, because of the issuance of such approval, or In the alternative, to relinquish such approval The applicant shall reimburse the Clty, Its agents, officers, or employees, for any Court costs and attorney's fees which the City, Its agents, officers, or employees may be required by a court to pay as a result of such action The City may, at its sole discretion, participate at its own expense In the defense of any such action but such participation shall not relieve applicant of his obligations under this condition 2 Copies of the signed Planning Commission Resolution of Approval No 07-15, Standard Conditions, and all environmental mitigations shall be Included on the plans (full size) The sheet(s) are for Information only to all parties Involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect 3 The applicant shall be required to pay any applicable Fish and Game fees as shown below The project planner will confirm which fees apply to this project Ali checks are to be made payable to the Clerk of the Board Supervisors and submitted to the Planning Commission Secretary prior to the Planning Commission or Planning Director hearing a) Notice of Exemption - $50 b) Notice of Determination - $50 c) Negative Declaration - $ 1,850 X d) Environmental Impact Report - $2,550 ~C-1-05 Completion Date -/_/. -/_~ -/-/- I \PLANNING\FINAL\PLNGCOMM\2007 Res & Stf Rpt\dre2006-00438stdcond 3-28 doc C&D155 Project No DRC2006-00438 Completion Date B Time Limits 1 Development Review approval shall expire if building permits are not issued or approved use has _/_/_ • not commenced within 5 years from the date of approval No extensions are allowed C. Site Development 1 The site shall be developed and maintained in accordance with the approved plans which include _/_/_ site plans, architectural elevations, exterior materials and colors, landscaping, sign program, and grading on file in the Planning Department, the conditions contained herein, and Development Code regulations 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 Planning Director 3 Occupancy of the facilities shall not commence until such time as all Uniform Building Code and _/_/_ State Fire Marshal regulations have been complied with Prior to occupancy, plans shall be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Department to show compliance The buildings shall be inspected for compliance prior to occupancy 4 Revised site plans and building elevations incorporating all Conditions of Approval shall be _/_/_ submitted for Planning Director review and approval prior to the issuance of building permits 5 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 6 Approval of this request shall not waive compliance with all sections of the Development Code, all _/_/_ other applicable City Ordinances, and applicable Community or Specific Plans in effect at the • time of building permit issuance 7 A detailed on-site lighting plan, including a photometric diagram, shall be reviewed and approved _/_/_ by the Planning Director and Police Department (477-2800) prior to the issuance of building permits Such plan shall indicate style, illumination, location, height, and method of shielding so as not to adversely affect adjacent properties 8 All ground-mounted utility appurtenances such as transformers, AC condensers, etc ,shall be _/_/_ located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berming, and/or landscaping to the satisfaction of the Planning Director For single-family residential developments, transformers shall be placed in underground vaults 9 All building numbers and individual units shall be identified in a clear and concise manner, _/_/_ including proper illumination D Shopping Centers 1 A uniform hardscape and street furniture design including seating benches, trash receptacles, _/_/_ free-standing potted plants, bike racks, light bollards, etc ,shall be utilized and be compatible with the architectural style Detailed designs shall be submitted for Planning Department review and approval prior to the issuance of building permits 2 Provide for the following design features in each trash enclosure, to the satisfaction of the _/_/_ Planning Director a Architecturally integrated into the design of (the shopping center/the protect) _/_/_ 2 C&D156 Project No DRC2006-00438 Completion Date b Separate pedestrian access that does not require the opening of the main doors and to _/_/_ include self-closing pedestrian doors • c Large enough to accommodate two trash bins _/_/_ d Roll-up doors _/_/_ e Trash bins with counter-weighted lids _/_/_ f Architecturally treated overhead shade trellis _/_/_ g Chain link screen on top to prevent trash from blowing out of the enclosure and designed _/_/_ to be hidden from view 3 Graffiti shall be removed within 72 hours / / 4 The entire site shall be kept free from trash and debris at all times and in no event shall trash and _/_/_ debris remain for more than 24 hours 5 Signs shall be conveniently posted for "no overnight parking" and for "employee parking only " _/_/_ 6 All operations and businesses shall be conducted to comply with the following standards which shall be incorporated into the lease agreements for all tenants a Noise Level -All commercial activities shall not create any noise that would exceed an _/_/_ exterior noise level of 60 dB during the hours of 10 p m until 7 a m and 65 dB during the hours of l a m until 10 p m b Loading and Unloading - No person shall cause the loading, unloading, opening, closing, or _/_/_ other handling of boxes, crates, containers, building materials, garbage cans, or other similar objects between the hours of 10 p m and 7 a m unless otherwise specified herein, • in a manner which would cause a noise disturbance to a residential area 7 Textured pavement shall be provided across circulation aisle, pedestrian walkway, and plaza _/_/_ They shall be of brick/tile pavers, exposed aggregate, integral color concrete, or any combination thereof Full samples shall be submitted for Planning Director review and approval prior to the issuance of building permits 8 The lighting fixture design shall compliment the architectural program It shall include the plaza _/_/_ area lighting fixtures, building lighting fixtures (exterior), and parking lot lighting fixtures 9 Any outdoor vending machines shall be recessed into the building faces and shall not extend into _/_/_ the pedestrian walkways The design details shall be reviewed and approved by the Planning Director prior to the issuance of building permits E Building Design 1 Ali 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 Department Such screening shall be architecturally integrated with the building design and constructed to the satisfaction of the Planning Director Details shall be included in building plans 2 For commercial and industrial projects, paint roll-up doors and service doors to match main _/_/_ building colors r~ 3 C & D 157 Project No DRC2006-00438 Completion Date F. G. Parking and Vehicular Access (indicate details on building plans) 1 All parking spaces shall be 9 feet wide by 18 feet long When a side of any parking space abuts _/_/_ • a building, wall, support column, or other obstruction, the space shall be a minimum of 11 feet wide 2 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 development to connect dwellings/units/buildings with open spaces/plazas/ recreational uses 4 All parking spaces shall be double striped per City standards and all driveway aisles, entrances, _/ /_ and exits shall be striped per City standards 5 Plans for any security gates shall be submitted for the Planning Director, City Engineer, and _/_/_ Rancho Cucamonga Fire Protection District review and approval prior to issuance of building permits For residential development, private gated entrances shall provide adequate turn- around space m front of the gate and a separate visitor lane with call box to avoid cars stacking into the public right-of-way 6 Handicap accessible stalls shall be provided for commercial and office facilities with 25 or more _/_/_ parking stalls Designate two percent or one stall, whichever is greater, of the total number of stalls for use by the handicapped 7 Motorcycle parking area shall be provided for commercial and office facilities with 25 or more _/_/_ parking stalls Developments with over 100 parking stalls shall provide motorcycle parking at the rate of one percent The area for motorcycle parking shall be a minimum of 56 square feet Tri p Reduction • 1 Bicycle storage spaces shall be provided in all commercial, office, industrial, and multifamily _/_/_ residential protects of more than 10 units Minimum spaces equal to five percent of the required automobile parking spaces or three bicycle storage spaces, whichever is greater After the first 50 bicycle storage spaces are provided, additional storage spaces required are 2 5 percent of the required automobile parking spaces Warehouse distribution uses shall provide bicycle storage spaces at a rate of 2 5 percent of the required automobile parking spaces with a minimum of a 3-bike rack In no case shall the total number of bicycle parking spaces required exceed 100 Where this results in a fraction of 0 5 or greater, the number shall be rounded off to the higher whole number 2 Carpool and vanpool designated off-street parking close to the building shall be provided for _/_/_ commercial, office, and industrial facilities at the rate of 10 percent of the total parking area If covered, the vertical clearance shall be no less than 9 feet 3 Category 5 telephone cable or fiber optic cable shall be provided for office buildings and other _/_/_ non-residential development 4 Transit improvements such as bus shelters, bus pullouts, and bus pads shall be provided Bus _/_/_ shelters shall also include a bench, a trash receptacle, and an adjoining bike rack (minimum 3 capacity) on a concrete pad Bus shelter shall be located outside public right-of-way and shall be privately maintained • 4 C & D 158 Project No DRC2006-00438 Completion Date H. Landscaping • 1 A detailed landscape and irrigation plan, including slope planting and model home landscaping in _/_/_ the case of residential development, shall be prepared by a licensed landscape architect and submitted for Planning Director review and approval prior to the issuance of building permits or prior final map approval in the case of a custom lot subdivision 2 A minimum of 20% of trees planted within industrial projects, and a minimum of 30% within _/_/_ commercial and office projects, shall be specimen size trees - 24-inch box or larger 3 Within parking lots, trees shall be planted at a rate of one 15-gallon tree for every three parking _/_/_ stalls 4 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 5 All private slopes of 5 feet or more 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 6 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 per each 150 sq ft 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 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 • 7 The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included in _/_/_ the required landscape plans and shall be subject to Planning Director review and approval and coordinated for consistency with any parkway landscaping plan which may be required by the Engineering Department 8 Special landscape features such as mounding, alluvial rock, specimen size trees, meandering _/_/_ sidewalks (with horizontal change), and intensified landscaping, is required along Foothill Boulevard and Elm Avenue I. Signs 1 A Uniform Sign Program for this development shall be submitted for Planning Director review and _/ / approval prior to issuance of building permits _ _ J. Environmental 1 Mitigation measures are required for the project The applicant is responsible for the cost of _/_/_ implementing said measures, including monitoring and reporting Applicant shall be required to post cash, letter of credit, or other forms of guarantee acceptable to the Planning Director in the amount of $ 538 prior to the issuance of building permits, guaranteeing satisfactory performance and completion of all mitigation measures These funds may be used by the City to retain consultants and/or pay for City staff time to monitor and report on the mitigation measures Failure to complete all actions required by the approved environmental documents shall be considered grounds for forfeit Other Agencies 1 The applicant shall contact the U S Postal Service to determine the appropriate type and location _/_/_ of mailboxes Multi-family residential developments shall provide a solid overhead structure for 5 C&D159 Project No DRC2006-00438 mailboxes with adequate lighting The final location of the mailboxes and the design of the overhead structure shall be subject to Planning Director review and approval prior to the issuance of building permits APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DEPARTMENT, (909) 477-2710, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS NOTE ANY REVISIONS MAY VOID THESE REQUIREMENTS AND NECESSITATE ADDITIONAL REVIEW(S) L. M. General Requirements 1 Submit five complete sets of plans including the following a Site/Plot Plan, b Foundation Plan, c Floor Plan, d Ceiling and Roof Framing Plan, e Electrical Plans (2 sets, detached) including the size of the main switch, number and size of service entrance conductors, panel schedules, and single line diagrams, f Plumbing and Sewer Plans, including isometrics, underground diagrams, water and waste diagram, sewer or septic system location, fixture units, gas piping, and heating and air conditioning, and g Planning Department Project Number (DRC2006-00438) clearly identified on the outside of all plans 2 Submit two sets of structural calculations, energy conservation calculations, and a soils report Architect's/Engineer's stamp and "wet" signature are required prior to plan check submittal 3 Contractors must show proof of State and City licenses and Workers' Compensation coverage to the City prior to permit issuance 4 Separate permits are required for fencing and/or walls 5 Business shall not open for operation prior to posting the Certificate of Occupancy issued by the Building and Safety Department Site Development Plans shall be submitted for plan check and approved prior to construction All plans shall be marked with the project file number (DRC2006-00438) The applicant shall comply with the latest adopted California Codes, and all other applicable codes, ordinances, and regulations in effect at the time of permit application Contact the Building and Safety Department for availability of the Code Adoption Ordinance and applicable handouts Prior to issuance of building permits for a new commercial or industrial development protect or mayor addition, the applicant shall pay development fees at the established rate Such fees may include but are not limited to City Beautification Fee, Park Fee, Drainage Fee, Transportation Development Fee, Permit and Plan Check Fees, Construction and Demolition Diversion Program deposit and fees and School Fees Applicant shall provide a copy of the school fees receipt to the Building and Safety Department prior to permits issuance 3 Street addresses shall be provided by the Building and Safety Official after tract/parcel map recordation and prior to issuance of building permits 6 Completion Date • / / _/_/ • -/-/- / / -/-/- / / -/-/. -/-/- • C&D160 Project No DRC2006-00438 Completion Date 4 Construction activity shall not occur between the hours of 8 00 p m and 6 30 a m Monday through Saturday, with no construction on Sunday or holidays • 5 Construct trash enclosure(s) per City Standard (available at the Planning Department's public counter) N New Structures 1 Provide compliance with the California Building Code (CBC) for property line clearances considering use, area, and fire-resistiveness 2 Provide compliance with the California Building Code for required occupancy separations 3 Provide draft stops in attic areas, not to exceed 3,000 square feet, in accordance with CBC Section 1505 4 Exterior walls shall be constructed of the required fire rating in accordance with CBC Table 5-A 5 Openings in exterior walls shall be protected in accordance with CBC Table 5-A _/_/_ _/_/_ _/_/_ _/_/_ _/_/_ _/_/_ / / 6 Upon tenant improvement plan check submittal, additional requirements may be needed _ _ _ _/_/_ O. Grading 1 Grading of the subject property shall be in accordance with California Building Code, City Grading _/_/_ Standards, and accepted grading practices The final grading plan shall be in substantial conformance with the approved grading plan 2 A soils report shall be prepared by a qualified engineer licensed by the State of California to _/_/_ perform such work • 3 A geological report shall be prepared by a qualified engineer or geologist and submitted at the _/_/_ time of application for grading plan check 4 The final grading plan, appropriate certifications and compaction reports shall be completed, _/_/_ submitted, and approved by the Building and Safety Official prior to the issuance of building permits 5 A separate grading plan check submittal is required for all new construction projects and for _/_/_ existing buildings where improvements being proposed will generate 50 cubic yards or more of combined cut and fill The grading plan shall be prepared, stamped, and signed by a California registered Civil Engineer APPLICANT SHALL CONTACT THE ENGINEERING DEPARTMENT, (909) 477-2740, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS P. Dedication and Vehicular Access 1 Dedication shall be made of the following rights-of-way on the perimeter streets (measured from _/_/_ street centerline) 33 total feet on Eucalyptus Street / / 2 Corner property line cutoffs shall be dedicated per City Standards _/_/_ 3 Reaprocal 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 7 C&D161 Project No DRC2006-00438 Q 4 Reciprocal parking agreements for all parcels and maintenance agreements ensuring point maintenance of all common roads, drives, or parking areas shall be provided by CC & R's or deeds and shall be recorded prior to, or concurrent with, the final parcel map 5 Private drainage easements for cross-lot drainage shall be provided and shall be delineated or noted on the final map 6 All existing easements lying within future rights-of-way shall bequit-claimed or delineated on the final map 7 Easements for public sidewalks and/or street trees placed outside the public right-of-way shall be dedicated to the City 8 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 Street Improvements Pursuant to City Council Resolution No 88-557, no person shall make connections from a source of energy, fuel or power to any building service equipment which is regulated by technical codes and for which a permit is required unless, in addition to any and all other codes, regulations and ordinances, all improvements required by these conditions of development approval have been completed and accepted by the City Council, except that in developments containing more than one building or unit, the development may have energy connections made to a percentage of those buildings, or units proportionate to the completion of improvements as required by conditions of approval of development In no case shall more than 95 percent of the buildings or units be connected to energy prior to completion and acceptance of all improvements required by these conditions of approval of development 2 Construct the following perimeter street improvements including, but not limited to Street Name Curb & Gutter A C Pvmt Side- walk Drive Appr Street Lights Street Trees Comm Trail Median Island Bike Trail Other FOOTHILL BOULEVARD X X (c) X X X ELM AVENUE X X X X EUCALYPTUS STREET X X X X Notes (a) Median island Includes landscaping and irrigation on meter (b) Pavement reconstruction and overlays will be determined during plan check (c) If so marked, sidewalk shall be curvilinear per Standard 114 (d) If so marked, an In-lieu of construction fee shall be provided for this Item 3 Improvement Plans and Construction a Street Improvement plans, Including street trees, street lights, and Intersection safety lights on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer Security shall be posted and an agreement executed to the satisfaction of the Clty Engineer and the City Attorney guaranteeing completion of the public and/or private street improvements, prior to final map approval or the issuance of building permits, whichever occurs first b Prior to any work being performed in public right-of-way, fees shall be paid and a construction permit shall be obtained from the Clty Engineer's Office In addition to any other permits required Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and interconnect conduit shall be installed to the satisfaction of the City Engineer Completion Date / / / / -/-/- / / / / / / / / • / / -/-/- / / • C&D162 Project No DRC2006-00438 Completion Date d Signal conduit with pull boxes shall be installed with any new construction or reconstruction _/_/_ project along mayor or secondary streets and at intersections for future traffic signals and • interconnect wiring Puli boxes shall be placed on both sides of the street at 3 feet outside of BCR, ECR, or any other locations approved by the City Engineer Notes 1) Pull boxes shall be No 6 at intersections and No 5 along streets, a maximum of 200 feet apart, unless otherwise specified by the City Engineer 2) Conduit shall be 3-inch galvanized steel with pull rope or as specified e Handicapped access ramps shall be installed on all corners of intersections per City _/_/_ Standards or as directed by the City Engineer f Existing City roads requiring construction shall remain open to traffic at all times with _/_/_ adequate detours during construction Street or lane closure permits are required A cash deposit shall be provided to cover the cost of grading and paving, which shall be refunded upon completion of the construction to the satisfaction of the City Engineer g Concentrated drainage flows shall not cross sidewalks Under sidewalk drains shall be _/_/_ installed to City Standards, except for single family residential lots h Street names shall be approved by the Planning Director prior to submittal for first plan _/_/_ check 4 Street trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in _/_/_ accordance with the City's street tree program • • 9 C & D 163 Protect No DRC2006-00438 Completion Date 5 Install street trees per City street tree design guidelines and standards as follows The completed legend (box below) and construction notes shall appear on the title page of the street improvement plans Street improvement plans shall include a line item within the construction legend stating "Street trees shall be installed per the notes and legend on sheet (typically sheet 1) " Where public landscape plans are required, tree installation in those areas shall be per the public landscape improvement plans The City Engineer reserves the right to adjust tree species based upon field conditions and other variables For additional information, contact the Project Engineer Botanical Common Mm Grow Street Name Name Name Space Spacing Size qty Elm Avenue Gingko biloba Maidenhair 5 Feet 35 Feet O C 15 Gal Fill In tree Eucalyptus Street Plantanus London Plane 8 Feet 30 Feet O C 15 Gal acerifolia tree Foothill Boulevard Prunus NCN 3 Feet 20 Feet O C 15 Gal Accent Tree blireiana Informal groupings not more than 25 percent of total frotnage trees 35 Feet O C Informal Plantanus California 8 Feet groupings 15 Gal racemosea Sycamore 30 Feet O C Informal groupings Plantanus London Plane 8 Feet 15 Gal acenfolia Tree Construction Notes for Street Trees 1) All street trees are to be planted in accordance with City standard plans 2) Prior to the commencement of any planting, an agronomic soils report shall be furnished to the City inspector Any unusual toxicities or nutrient deficiencies may require backflll soil amendments, as determined by the Clty inspector 3) All street trees are subject to inspection and acceptance by the Engineering Department 4) Street trees are to be planted per public Improvement plans only 6 Intersection line of sight designs shall be reviewed by the City Engineer for conformance with adopted policy On collector or larger streets, lines of sight shall be plotted for all project intersections, Including driveways Local residential street intersections and commercial or industrial driveways may have lines of sight plotted as required R. Public Maintenance Areas A signed consent and waiver form to loin 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 2 Parkway landscaping on the following street(s) shall conform to the results of the respective Beautification Master Plan Foothill Boulevard S. Drainage and Flood Control Adequate provisions shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas 10 -/-/- / / / / / / • -/_/_ • C&D164 Project No DRC2006-00438 Completion Date T. Improvement Completion r. 1 If the required public improvements are not completed prior to approval of the final parcel map, _/_/_ an improvement security accompanied by an agreement executed by the Developer and the City will be required for All public improvements U. 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 Valley Water District (CVW D), Rancho Cucamonga Fire Protection District, and the Environmental Health Department of the County of San Bernardino A letter of compliance from the CVW D is required prior to final map approval or issuance of permits, whichever occurs first Such letter must have been issued by the water district within 90 days prior to final map approval in the case of subdivision or prior to the issuance of permits in the case of all other residential projects 4 Approvals have not been secured from all utilities and other interested agencies involved / / Approval of the final parcel map will be subject to any requirements that may be received from _ _ _ them V. General Requirements and Approvals 1 An easement for a point use driveway shall be provided prior to final map approval or issuance of _/_/_ • building permits, whichever occurs first, for driveway off Foothill Boulevard along the east site boundary 2 Anon-refundable deposit shall be paid to the City, covering the estimated operating costs for all _/_/_ new streetlights for the first six months of operation, prior to final map approval or prior to building permit issuance if no map is involved 3 Prior to the issuance of building permits, a Diversion Deposit and related administrative fees shall _/_/_ be paid for the Construction and Demolition Diversion Program The deposit is fully refundable if at least 50% of all wastes generated during construction and demolition are diverted from landfills, and appropriate documentation is provided to the City Form CD-1 shall be submitted to the Engineering Department when the first building permit application is submitted to Budding and Safety Form CD-2 shall be submitted to the Engineering Department within 60 days following the completion of the construction and/or demolition protect APPLICANT SHALL CONTACT THE POLICE DEPARTMENT, (909) 477-2800, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: W. Security Lighting 1 All parking, common, and storage areas shall have minimum maintained 1-foot candle power _/_/_ These areas should be lighted from sunset to sunrise and on photo sensored cell 2 Ail buildings shall have minimal security lighting to eliminate dark areas around the buildings, with _/_/_ direct lighting to be provided by all entryways Lighting shall be consistent around the entire development • 3 Lighting in exterior areas shall be in vandal-resistant fixtures _/_/_ 11 C & D 165 Project No DRC2006-00438 Completion Date X. Security Hardware 1 One-inch single cylinder dead bolts shall be installed on all entrance doors If windows are within _/_/_ • 40 inches of any locking device, tempered glass or a double cylinder dead bolt shall be used 2 All garage or rolling doors shall have slide bolts or some type of secondary locking devices _/_/_ 3 All roof openings giving access to the building shall be secured with either iron bars, metal gates, _/_/_ or alarmed Y. Windows 1 Storefront windows shall be visible to passing pedestrians and traffic _/_/_ 2 Security glazing is recommended on storefront windows to resist window smashes and impede _/_/_ entry to burglars Z. Building Numbering 1 Numbers and the backgrounds shall be of contrasting color and shall be reflective for nighttime _/_/_ visibility 2 Developer shall paint roof top numbers on one or more roofs of this development They shall be _/_/_ a minimum of three feet in length and two feet in width and of contrasting color to background The stencils for this purpose are on loan at the Rancho Cucamonga Police Department AA. Alarm Systems 1 Install a burglar alarm system and a panic alarm if needed Instructing management and employees on the operation of the alarm system will reduce the amount of false alarms and in _/_/_ • turn save dollars and lives 2 Alarm companies shall be provided with the 24-hour Sheriff's dispatch number (909) 941-1488 _/_/_ APPLICANT SHALL CONTACT THE FIRE SAFETY DEPARTMENT, FIRE PROTECTION PLANNING SERVICES AT, (909) 477-2770, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS. SEE ATTACHED 12 C&D166 Rancho Cucamonga Fire Protection r~ >~~a~oa,u District • J Fire Construction Services STANDARD CONDITIONS September 26, 2006 Michael Chai Foothill Boulevard & Elm AvenueRetail Center Sec Foothill Boulevard & Elm Avenue SUBTPM18046 & DRC2006-00438 THE FOLLOWING STANDARD CONDITIONS APPLY TO THIS PROJECT. The RCFPD Procedures & Standards which are referenced in this document can be access on the web at http //www ci rancho-Cucamonga ca us/fire/index htm under the Fire Safety Division & Fire Construction Services section Search by article, the preceding number of the standard refers to the article Chose the appropriate article number then a drop down menu will appear, select the corresponding standard FSC-1 Public and Private Water Supply 1 Design guidelines for Fire Hydrants The following provides design guidelines for the • spacing and location of fire hydrants a The maximum distance between fire hydrants in commercial/industrial projects is 300-feet No portion of the exterior wall shall be located more than 150-feet from an approved fire hydrant For cul-de-sacs, the distance shall not exceed 100-feet b Fire hydrants are to be located The preferred locations for fire hydrants are At the entrance(s) to a commercial, industrial or residential project from the public roadways ii At intersections iii On the right side of the street, whenever practical and possible iv As required by the Fire Safety Division to meet operational needs of the Fire District v A minimum of forty-feet (40') from any building c If any portion of a facility or building is located more than 150-feet from a public fire hydrant measured on an approved route around the exterior of the facility or building, additional private or public fire hydrants and mains capable of supplying the required fire flow shall be provided • d Provide one fire hydrant for each 1000 gpm of required fire flow or fraction thereof C&D167 FSC-2 Fire Flow The required fire flow for this protect is 2250 gallons per minute at a minimum residual • pressure of 20-pounds per square inch This requirement is made in accordance with Fire Code Appendix III-A, as adopted by the Fire District Ordinances 2 The required minimum fire flow for this prolect, when automatic fire sprinklers are installed is 1500 gallons per minute at a minimum residual pressure of 20-pounds per square inch This flow reflects a 50-percent reduction for the installation of an approved automatic fire sprinkler system in accordance with NFPA 13 with central station monitoring This requirement is made in accordance with the California Fire Code Appendix III-A, as adopted by the Fire District Ordinances 3 Public fire hydrants located within a 500-foot radius of the proposed prolect may be used to provide the required fire flow subject to Fire District review and approval Private fire hydrants on adjacent property shall not be used to provide required fire flow 4 Firewater plans are required for all protects that must extend the existing water supply to or onto the site Building permits will not be issued until firewater plans are approved 5 On all site plans to be submitted for review, show all fire hydrants located within 600-feet of the proposed project site FSC-3 Prerequisite for submittal of Overhead Automatic Fire Sprinkler Systems Prior to submitting plans for an overhead automatic fire sprinkler system, the applicant shall submit plans, specifications and calculations for the fire sprinkler system underground supply piping Approval of the underground supply piping system must be obtained prior to submitting the overhead fire sprinkler system plans FSC-4 Requirement for an Automatic Fire Sprinkler Systems Rancho Cucamonga Fire District Ordinance 15, the 2001 California Fire Code and/or any other applicable standards require an approved automatic fire sprinkler system to be installed in Commercial or industrial structures greater than 7,500 square feet 2 Assembly and Educational Occupancy Buildings 3 "All structures that do not meet Fire District access requirements (see Fire Access) 4 When required fire flow cannot be provided due to inadequate volume or pressure 5 When buildings do not meet the requirements of the 2001 California Building Code and the RCFPD Fire Department Access -Fire Lane Standard 9-7 6 When any applicable code or standard requires the structure to be sprinklered FSC-5 Fire Alarm System RCFPD Ordinance 15, based on use or floor area (or by other adopted codes or • standards) requires an automatic and/or manual fire alarm system Refer to RCFPD 2 C&D168 Ordinances 15 and 39, the California Building Code, RCFPD Fire Alarm Standard #10-6 and/or the California Fire Code • 2 Prior to any removal, remodel, modification and/or additions to the building or suite's fire alarm system, Fire Construction Services' approval and a building permit must be obtained Plans and specifications shall be submitted to Fire Construction Services in accordance with RCFPD Fire Alarm Standard #10-6 3 Based on the number of sprinkler heads, the sprinkler system is required to monitored by a listed central station fire alarm system FSC-6 Fire District Site Access Fire District access roadways include public roads, streets and highways, as well as private roads, streets drive aisles and/or designated fire lanes Please reference the RCFPD Fire Lanes Standard 9-7 1 Location of Access All portions of the structures 1st story exterior wall shall be located within 150-feet of Fire District vehicle access, measure on an approved route around the exterior of the building Landscaped areas, unpaved changes in elevation, gates and fences are deemed obstructions 2 Specifications for private Fire District access roadways per the RCFPD Standards are a The minimum unobstructed width is 26-feet • b The maximum inside turn radius shall be 20-feet c The minimum outside turn radius shall be 46-feet d The minimum radius for cul-de-sacs is 45-feet e The minimum vertical clearance is 14-feet, 6-inches f At any private entry median, the minimum width of traffic lanes shall be 20-feet on each side g The angle of departure and approach shall not exceed 9-degrees or 20 percent h The maximum grade of the driving surface shall not exceed 12% Support a minimum load of 70,000 pounds gross vehicle weight (GVW) Trees and shrubs planted adjacent to the fire lane shall be kept trimmed to a minimum of 14-feet, 6-inches from the ground up Vegetation shall not be allowed to obstruct Fire Department apparatus • 3 Access Doorways Approved doorways, accessible without the use of a ladder, shall be provided as follows a In buildings without high-piled storage, access shall be provided in accordance with the 2001 California Building Code, Fire and/or any other applicable standards 3 C & D 169 b In buildings with high-piled storage access doors shall be provided in each 100 lineal feet or mayor fraction thereof, of the exterior wall that faces the required access roadways When railways are installed provisions shall be made to maintain Fire . District access to all required openings 4 Access Walkways Hardscaped access walkways shall be provided from the fire apparatus access road to all required building exterior openings 5 Commercial/industrial Gates Any gate installed across a Fire Department access road shall be in accordance with Fire District Standard No 9-2 The following design requirements apply a Prior to the fabrication and installation of the gates, plans are required to be submitted to Fire Construction Services (FCS) for approval Upon the completion of the installation and before placing the gates in service, inspection and final acceptance must be requested from FCS b Gates must slide open horizontally or swing inward c Gates may be motorized or manual d When fully open, the minimum clearance dimension of drive access shall be 20 feet e Manual gates must be equipped with a RCFPD lock available at the Fire Safety Office for $20 00 f Motorized gates must open at the rate of one-foot per second g The motorized gate actuation mechanism must be equipped with a manual override • device and afail-safe or battery backup feature to open the gate or release the locking Mechanism in case of power failure or mechanical malfunction h Motorized gates shall be equipped with a Knox override key switch The switch must be installed outside the gate in a visible and unobstructed location For motorized gates, a traffic loop device must be installed to allow exiting from the complex If traffic pre-emption devices (TPD) are to be installed, the device, location and operation must be approved by the Fire Chief prior to installation Bi-directional or multiple sensors may be required due to complexity of the various entry configurations 6 Fire Lane Identification Red curbing and/or signage shall identify the fire lanes A site plan illustrating the proposed delineation that meets the minimum Fire District standards shall be included in the architectural plans submitted to B&S for approval 7 Approved Fire Department Access Any approved mitigation measures must be clearly noted on the site plan A copy of the approved Alternative Method application, if applicable, must be reproduced on the architectural plans submitted to B&S for plan review • 4 C&D170 8 Roof Access There shall be a means of fire department access from the exterior walls of the buildings on to the roofs of all commercial, industrial and multi-family residential • structures with roofs less than 75' above the level of the fire access road a This access must be reachable by either fire department ground ladders or by an aerial ladder b A minimum of one ladder point with a fixed ladder shall be provided in buildings with construction features, or high parapets that inhibit roof access c The number of ladder points may be required to be increased, depending on the building size and configuration d Regardless of the parapet height or construction features the approved ladder point shall be identified in accordance to the roof access standard e Where the entire roof access is restricted by high parapet walls or other obstructions, a permanently mounted access ladder is required f Multiple access ladders may be required for larger buildings g Ladder construction must be in accordance with the RCFPD Roof Access Standard 9-9 Appendix A and drawings 9-9a and 9-9b h A site plan showing the locations of the roof ladder shall be submitted during plan check • i Ladder points shall face a fire access roadway(s) FSC-10 Occupancy and Hazard Control Permits Listed are those Fire Code permits commonly associated with the business operations and/or building construction Plan check submittal is required with the permit application for approval of the permit, field inspection is required prior to permit issuance General Use Permit shall be required for any activity or operation not specifically described below, which in the judgment of the Fire Chief is likely to produce conditions that may be hazardous to life or property • Battery Systems • Candles and open flames in public assemblies • Compressed Gases • Public Assembly • Cryogenics • Dry Cleaning Plants • Refrigeration Systems • Repair Garages • Flammable and Combustible Liquids • Spraying or Dipping Operations • Hazardous Materials 5 C&D171 Tents, Canopies and/or Air Supported Structures Liquefied Petroleum Gases LPG or Gas Fuel Vehicles in Assembly Buildings • FSC-11 Hazardous Materials -Submittal to the County of San Bernardino The San Bernardino County Fire Department shall review your Business Emergency/Contingency Pian for compliance with minimum standards Contact the San Bernardino County Fire, Hazardous Materials Division at (909) 387-4631 for forms and assistance The County Fire Department is the Cal/EPA Certified Unified Program Agency (CUPA) for the City of Rancho Cucamonga If the facility is a NEW business, a Certificate of Occupancy issued by Building & Safety will not be finalized until the San Bernardino County Fire Department reviews your Business Emergency/Contingency Plan California Government Code, Section 65850 2 prohibits the City from issuing a final Certificate of Occupancy unless the applicant has met or is meeting specific hazardous materials disclosure requirements A Risk Management Program (RMP) may also be required if regulation substances are to be used or stored at the new facility 2 Any business that operates on rented or leased property which is required to submit a Plan, is also required to submit a notice to the owner of the property in writing stating that the business is subject to the Business Emergency/Contingency Plan mandates and has complied with the provisions The tenant must provide a copy of the Plan to the property owner within five (5) working days, if requested by the owner FSC-12 Hazardous Materials -Submittal to dire Construction Services • Plans shall be submitted and approved prior to construction of buildings and/or the installation of equipment designed to store, use or dispense hazardous materials m accordance with the 2001 California Building, Fire, Mechanical, Plumbing, Electrical Codes, RCFPD Ordinances FD15 and FD39 and other implemented and/or adopted standards FSC-13 Alternate Method Application Fire Construction Services staff and the Fire Marshal will review all requests for alternate method, when submitted The request must be submitted on the Fire District "Application for Alternate Method" form along with supporting documents and payment of the $92 review fee FCS-14 Map Recordation RECIPROCAL AGREEMENTS for Fire Department Emergency Access and Water Supply are required on this project The project appears to be located on a property that is being subdivided The reciprocal agreement is required to be recorded between property owners and the Fire District The recorded agreement shall include a copy of the site plan The Fire Construction Services shall approve the agreement, prior to recordation The agreement shall be recorded with the County of San Bernardino, Recorders Office Reciprocal access agreement -Please provide a permanent access agreement between the owners granting irrevocable and anon-exclusive easement, favoring the Fire District to gain access to the subject property The agreement shall include a statement that no • obstruction, gate, fence, building or other structure shall be placed within the dedicated 6 C & D 172 access, without Fire Department approval The agreement shall have provisions for emergency situations and the assessing of cost recovery to the property by the fire District • Reciprocal water covenant -Please provide a permanent maintenance and service covenant between the owners granting an irrevocable and non-exclusive easement, favoring the Fire District for the purpose of accessing and maintaining the private water mains, valves and fire hydrants (fire protection systems facilities in general) The covenant shall have provisions for emergency situations and the assessing of cost recovery to the property by the fire District Chronological Summary of RCFPD Standard Conditions PRIOR TO ISSUANCE OF BUILDING PERMITS -Please complete the following prior to the issuance of any building permits Private Water Supply (Fire) Systems The applicant shall submit construction plans, specifications, flow test data and calculations for the private water main system for review and approval by the Fire District Plans and installation shall comply with Fire District Standards Approval of the on-site (private) fire underground and water plans is required prior to any building permit issuance for any structure on the site Private on-site combination domestic and fire supply system must be designed in accordance with RCFPD Standards # 9-4, #10-2 and #10-4 The Building & Safety Division and Fire Construction Services will perform plan checks and inspections All private on-site fire hydrants shall be installed, flushed and operable prior to delivering • any combustible framing materials to the site Fire construction Services will inspect the installation, witness hydrant flushing and grant a clearance before lumber is dropped 2 Public Water Supply (Domestic/Fire) Systems The applicant shall submit a plan showing the locations of all new public fire hydrants for the review and approval by the Fire District and CCWD On the plan, show all existing fire hydrants within a 600-foot radius of the project Please reference the RCFPD Water Plan Submittal Procedure Standard 9-8 All required public fire hydrants shall be installed, flushed and operable prior to delivering any combustible framing materials to the site CCWD personnel shall inspect the installation and witness the hydrant flushing Fire Construction Services shall inspect the site after acceptance of the public water system by CCWD Fire Construction Services must grant a clearance before lumber is dropped 3 Construction Access The access roads must be paved in accordance with all the requirements of the RCFPD Fire Lane Standard #9-7 All temporary utilities over access roads must be installed at least 14' 6" above the finished surface of the road 4 Fire Flow A current fire flow letter from CCWD must be received The applicant is responsible for obtaining the fire flow information from CCWD and submitting the letter to Fire Construction Services 5 Easements and Reciprocal Agreements recorded with the County of San Bernardino • 7 All easements and agreements must be C&D173 PRIOR TO THE RELEASE OF TEMPORARY POWER The building construction must be substantially completed in accordance with Fire Construction Services' "Temporary Power Release Checklist and Procedures" PRIOR TO OCCUPANCY OR FINAL INSPECTION -Please complete the following Hydrant Markers All fire hydrants shall have a blue reflective pavement marker indicating the fire hydrant location on the street or driveway in accordance with the City of Rancho Cucamonga Engineering Standard Plan 134, "Installation of Reflective Hydrant Markers" On private property, the markers shall be installed at the centerline of the fire access road, at each hydrant location 2 Private Fire Hydrants For the purpose of final acceptance, a licensed sprinkler contractor, in the presence of Fire Construction Services, shall conduct a test of the most hydraulically remote on-site fire hydrants The underground fire line contractor, developer and/or owner are responsible for hiring the company to perform the test A final test report shall be submitted to Fire Construction Services verifying the fire flow available The fire flow available must meet or exceed the required fire flow in accordance with the California Fire Code 3 Fire Sprinkler System Prior to the issuance of a Certificate of Occupancy, the fire sprinkler system(s) shall be tested and accepted by Fire Construction Services 4 Fire Sprinkler Monitoring Prior to the issuance of a Certificate of Occupancy, the fire sprinkler monitoring system must be tested and accepted by Fire Construction Services The fire sprinkler monitoring system shall be installed, tested and operational immediately following the completion of the fire sprinkler system (subject to the release of power) 5 Fire Suppression Systems and/or other special hazard protection systems shall be inspected, tested and accepted by Fire Construction Services before occupancy is granted and/or equipment is placed in service 6 Fire Alarm System Prior to the issuance of a Certificate of Occupancy, the fire alarm system shall be installed, inspected, tested and accepted by Fire Construction Services 7 Access Control Gates Prior to the issuance of a Certificate of Occupancy, vehicular gates must be inspected, tested and accepted m accordance with RCFPD Standards #9-1 or #9-2 by Fire Construction Services 8 Fire Access Roadways Prior to the issuance of any Certificate of Occupancy, the fire access roadways must be installed in accordance with the approved plans and acceptable to Fire Construction Services The CC&R's, the reciprocal agreement and/or other approved documents shall be recorded and contain an approved fire access roadway map with provisions that prohibit parking, specify the method of enforcement and identifies who is responsible for the required annual inspections and the maintenance of all required fire access roadways 9 Address Prior to the issuance of a Certificate of Occupancy, commercial/industrial and multi-family buildings shall post the address with minimum 8-inch numbers on contrasting background, visible from the street and electrically illuminated during periods of darkness When the building setback exceeds 200 feet from the public street, an additional non- illuminated 6-inch minimum number address shall be provided at the property entrance 8 • • • C&D174 Larger address numbers will be required on buildings located on wide streets or built with large setbacks in multi-tenant commercial and industrial buildings The suite designation • numbers and/or letters shall be provided on the front and back of all suites 10 Hazardous Materials Prior to the issuance of a Certificate of Occupancy, the applicant must demonstrate (in writing from the County) that the facility has met or is meeting the Risk Management Plan (RMP) or Business Emergency/Contingency Plan with the San Bernardino County Fire Department, Hazardous Materials/Emergency Response and Enforcement Division The applicant must also obtain inspection and acceptance by Fire Construction Services 11 Confidential Business Occupancy Information The applicant shall complete the Rancho Cucamonga Fire District "Confidential Business Occupancy Information" form This form provides contact information for Fire District use in the event of an emergency at the subject building or property This form must be presented to the Fire Construction Services Inspector 12 Mapping Site Plan Prior to the issuance of a Certificate of Occupancy, an 8'/z" x 11" or 11 " x 17" site plan of the site in accordance with RCFPD Standard #13-1 shall be revised by the applicant to reflect the actual location of all devices and building features as required m the standard The site plan must be reviewed and accepted by the Fire Inspector • 9 C&D175 e__,,__ ~~ ~ r~'. • ^\(Fl ~, ry> _. ~!T H E C I T Y O F y; -~p~~ _ ~.~r~:,dYt.G..'F~: ,. ~..--r~-.r~~r.<~u~:Y,i'1~Sil ~~ ~ s: u.4.~ ...]~`_.~~`_~c.a RANCHO C U C A M O N G A Staff Report DATE March 28, 2007 TO Chairman and Members of the Planning Commission FROM James R Troyer, AJCP, Planning Director BY Lou LeBlanc, Assistant Planner SUBJECT DEVELOPMENT REVIEW DRC2005-00327 -CHINESE CHRISTIAN CHURCH - A proposed master plan for the phased development of a 13, 572 square foot sanctuary/fellowship and demolition of an existing building on 1 52 acres of land in the Medium Residential district, located at 8619 Baker Avenue - APN 0207-132-53 Related File Tree Removal Permit DRC2005-00328 This item action is categorically exempt per the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines Section 15332, In-fill . Development Continued from February 28, 2007 PROJECT AND SITE DESCRIPTION A Project Description The existing church congregation is proposing to improve their church facility in a phased development scheme that retains two of the three existing buildings and creates a new sanctuary and fellowship hall on the undeveloped property on the northern end of the site The existing stone church office and chapel buildings will be retained and incorporated into the protect The existing fellowship hall will be removed to make way for the new sanctuary/fellowship hall building The phasing for the protect is generally described in the table below ` hase~ ` _ '' ~'~ ` ~ ' ' ~, 4~~~ro used Im -rovemen~~ ~ ~~ ~'` ;~ ~ i~a~~~r~o,~a e 1 A" Fellowshi Hall and 16 new arkin s aces 4,472 1 B Fellowshi Hall Extension 3,815 2 New Sanctuary with 236 seats and modified south arkin lot 5,285 a x F ~ ~ ~ , `~~ota"I ~ ' ~ X3,"572 * A new drive approach will be added to the site to allow access to the 16 new on-site parking s aces from Baker Avenue The new sanctuary/fellowship building is reminiscent of a shingle style building featuring . simple gable roof forms accented by a steeple/cross tower element The architecture is generally compatible with the existing historic stone structures on the site, including use of cement board siding, shake, and river rock stone accents The tallest portion of the building will be over the sanctuary to be added m Phase 2 The roof will be a brown toned ITEM E PLANNING COMMISSION STAFF REPORT DEVELOPMENT REVIEW DRC2005-00327 -CHINESE CHRISTIAN CHURCH March 28, 2007 Page 2 • cement tale resembling shake The wall colors will be beige accented with brown trim A colors and materials board will be provided for review at the meeting B Surrounding Land Use and Zoning North - Town homes -Medium Residential South - Single-Family Attached -Medium Residential East - Single-Family Attached -Medium Residential West - Public Elementary School -Low Residential C General Plan Designations Project Site - Medium Residential North - Medium Residential South - Medium Residential East - Medium Residential West - Public Facilities -Schools D Site Characteristics The project site is approximately 1 52 acre -under 2 acres in size and is currently used as church facility that includes three buildings (5,308 square foot total), four small storage sheds (452 square foot total), some open space and on-site parking The existing stone • buildings currently housing the church offices and chapel were built Circa 1911 and were later designated as a landmark m 1993 (Landmark Designation 93-04) In 1984, a Conditional Use Permit was approved to allow the existing church use on the site The surrounding properties are developed with residential uses and a public elementary school across Baker Avenue The property gradually slopes and drains to the southwest E Parking Calculations The project has adequate parking m compliance with standards of the Rancho Cucamonga Development Code for church uses (public assembly) Church parking is based on the seating capacity of the main auditorium (worship sanctuary) building at 1 space for every four seats The seating capacity for the new sanctuary will be 216 seats which require 54 on-site parking spaces The on-site parking will be increased by 16 spaces for a total of 54 spaces at the completion of the project ANALYSIS A General Overall, staff finds the proposed master plan for improving the existing church property to be consistent with the goals and objectives of the General Plan and the development criteria contained m the Development Code The new improvements, particularly the sanctuary/fellowship hall, will enable the church to make better use of the site and improve its facilities for the existing congregation In addition, the project retains the two landmark buildings on-site for continued use by the church Finally, the associated on-site improvements including new on-site parking, new landscaping and decorative iron fencing along Baker Avenue will result in an enhanced appearance to the street and • contribute to the overall improvement in the surrounding neighborhood E-2 PLANNING COMMISSION STAFF REPORT DEVELOPMENT REVIEW DRC2005-00327 -CHINESE CHRISTIAN CHURCH March 28, 2007 • Page 3 B Design Review Committee The proposed Site Plan and architecture were reviewed by the committee on August 1, 2006, and again on December 19, 2006 The Committee recommended approval of the project, with the condition that the church work with staff to select a different color for the church building to avoid a greenish tint in the proposed color C Grading and Technical Review Committees The Grading plan was conceptually approved on August 1, 2006 D Environmental Assessment The Planning Department staff has determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City's CEQA Guidelines The project qualifies under as a Class 32 exemption under State CEQA Guidelines Section 15332 which applies to infill development where the project is consistent with applicable General Plan policies and the zoning regulations The proposed project involves enhanced development of an existing partially developed site surrounded by residential and educational development, served by existing utilities and no impact on the habitat for rare or endangered species Therefore, the project will have no significant effect on the environment NEIGHBORHOOD MEETING A neighborhood meeting was held on March 25, 2005, at the project site Three persons from the public attended including the Homeowners Association representatives from the adjacent residential developments Overall, the neighbors were • supportive and looked forward to the proposed improvements A second neighborhood meeting was held on June 8, 2006, where 2 to 3 persons from the public attended and reconfirmed their support of the project PUBLIC NOTICE This item was advertised as a public hearing in the Inland Valley Daily Bulletin newspaper, the property was posted, and the notices were mailed to all property owners within a 300-foot radius of the project site to the properties to the north, south, east, and west RECOMMENDATION Staff recommends that the Planning Commission approve Development Review DRC2005-00327 for a master plan for the improvement of the church property owned by the Chinese Christian Family Church at 8619 Baker Avenue by adoption of the Resolution of Approval Respectfully submitted, ~- James RTroyer, AICP Planning Director JT MD/rlc Attachments Exhibit A -Plans/Building Elevations for Master Plan Draft Resolution Recommending Approval of DRC2005-00327 • E-3 ~ a ~ -=~'_= r ~~ ,9..~ s uineris lu a ue~m iNBns v _ ~-d~=~ ~-^-'~ ~ e,517311'N 7a Y, ~~~~~0 ds _ O _ _~.ti._r.. ,=se A3NN00 wwni~... xxwnaasa L~iS 31L1 c Q ..o ii! ~ N ~ mmm m ~ 01 O ! u ~ O --~ ~ ~ O ~' . s .. ~ ~ ~ ~`~ ~~~~ ~~~ ~ € 9 3 niao ,., ...a.. ~ ~ W ~ ~ ~~~~~ ~ ~~~~ ~~~~~~~~g~ 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'f t' - 0 Q_ ~ a ~ ` ~}I ~ ~t ,~ ® - t~~ - _ _ a ~. r r ~ h tii~ ~ fr ~ 1 ~ LLl ~- ~WI1 ~_ j 1 ~ j '~ { i ~~~ ° - ~~} ~ _ _ _ , ; - ug It - ~ I ~ ® ~ m m pp 47i M,~' t~ Gyj c~ Ra § rn Q a Ii 1 fn aa S~ " QQ 2 ~ a = ~ ~ ~ ~ ~ ~ B ~ i q n ~ ° ~ gg 1 ~ gg I 0 gg i ~ gg l ~ gg I 0 ~ ~ pgp ! ~ ~ ~ ~ ~ ~ ~° t'n Q q ~FE~H m ~ Q 8 ~~^ o i.^I ~a o o .y ® } ~°: ~sy C~'~e V ~ ' 5'~^9~ W V Y b 9tp e~i 9 , } V ~~a abi ~ } p y ~'~"' el + V • '~ m ~e~ ~.• 1 b eAl~g Pn Q Fa' '~ Ex' L } ~ ~ Q ~6 ~ g$ 6bi~~ d 4 b m t ['' '2 RY~~ _ ____ ____ ________________ _ ; ~ ~~ ~ t ~ e7 i .. o, .. ,..~. ~ o-. } • • • E14 • RESOLUTION NO 07-16 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT REVIEW DRC2005-00327, THE MASTER PLAN FOR THE PHYSICAL IMPROVEMENT OF THE EXISTING CHURCH SITE INCLUDING THE CONSTRUCTION OF A NEW 13,572 SQUARE FOOT SANCTUARY/FELLOWSHIP HALL BUILDING AND ON-SITE PARKING, ON 1 52 ACRE OF LAND IN THE MEDIUM RESIDENTIAL DISTRICT (8-14 DWELLING UNITS PER ACRE), LOCATED AT 8619 BAKER AVENUE, AND MAKING FINDINGS IN SUPPORT THEREOF - APN 0207-132-53 A Recitals 1 The Chinese Christian Family Church, filed an application for Development Review DRC2005-00327, for the review and approval of a master plan for the physical improvement of the existing church facility at 8619 Baker Avenue, including the construction of a new 13,572 square foot sanctuary/fellowship hall building and on-site parking 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 28th day of March 2007, the Planning Commission of the City of Rancho • Cucamonga held 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 the substantial evidence presented to this Commission during the above-referenced public hearing on March 28, 2007, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows a The application applies to 1 52 acre of property located at 8619 Baker Avenue, and b The project site is surrounded by residential development on the north, south, and east, and a public elementary school on the west across Baker Avenue The zoning designations for the properties surrounding the site are Medium Residential for properties located on the north, south, and east and Low Residential for properties located on the west immediately west, across Baker Avenue, is Los Amigos Elementary School, and c The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or materially injurious to the properties or improvements in the vicinity, and E15 PLANNING COMMISSION RESOLUTION NO 07-16 DRC2005-00327 -CHINESE CHRISTIAN FAMILY CHURCH March 28, 2007 Page 2 d The protect design meets or exceeds the Development Standards for setbacks, building height, landscaping, and the required on-site parking, and e The design and exterior materials of the new sanctuary/fellowship hall will complement the existing stone buildings and residential character of the surrounding neighborhood, a goal of the General Pian, and f On March 25, 2005, and June 8, 2006, the applicant conducted neighborhood meetings to solicit public comments During the said meetings, comments received from the public were supportive of the protect 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 specifically finds and concludes as follows a That the proposed protect is consistent with the obtectives of the General Plan, and b That the proposed design is in accord with the obtectives 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 • d That the proposed design, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or materially incurious to the properties or improvements in the vicinity 4 The Planning Department staff has determined that the protect is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City's CEQA Guidelines The protect qualifies under as a Class 32 exemption under State CEQA Guidelines Section 15332 that applies to infill development where the protect is consistent with the applicable General Plan policies and the zoning regulations The proposed protect involves enhanced development of an existing partially developed site surrounded by residential and educational development, served by existing utilities, and no impact on the habitat for rare or endangered species Therefore, the protect will have no significant effect on the environment The Planning Commission has reviewed the Planning Department's determination of exemption, and based on its own independent cudgment, concurs m the staff's determination of exemption 5 Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subtect to each and every condition set forth below and in the Standard Conditions, attached hereto and incorporated herein by this reference Planning Department 1) This approval is for a phased master plan to improve the subtect church property for use by the existing church at 8619 Baker Avenue and presently operated as the Chinese Christian Family Church The master plan includes the construction of a new 13,572 square foot sanctuary/fellowship hall building, added on-site parking, and E -16 PLANNING COMMISSION RESOLUTfON NO 07-16 DRC2005-00327 -CHINESE CHRISTIAN FAMILY CHURCH • March 28, 2007 Page 3 landscaping at the subtect site Plans submitted for plan check shall conform to the plans approved by the Design Review Committee on December 19, 2006, and final Planning Commission protect approval on March 28, 2007 2) The approved master plan and design review approval for the new sanctuary/fellowship hall building shall be valid fora 5-year time frame terminating on March 28, 2012 Protects identified in the approved master plan that are not under construction within the 5-year time frame shall require the approval of a new application and every 5 years thereafter, until the master plan improvements are completed 3) The 16 new parking spaces proposed for the north side of the lot shall be fully installed with Phase 1 A building improvements Full on-site parking improvements, including landscaping, shall be completed during Phase 2 and before a certificate of occupancy is issued for the new sanctuary portion of the new building 4) No exterior changes to the approved plans, including exterior materials, shall be permitted without prior City review and approval • 5) No outdoor amplified sound system shall be installed and/or utilized on the subtect property, except for short term outdoor events conducted with proper City approval and permits 6) Use of the church property and buildings shall be limited to the administrative, religious education, and worship ministries/programs of the existing church Any expansion of the church use (e g ,parochial school) or facilities shall not be initiated without prior City review and approval of such use(s) 7) The church and/or subsequent property owners shall be responsible to maintain the existing Landmark Designated structures (former Baird House and Barn) on the site in good condition at all times Any significant changes (i e ,additions, re-roofing, significant repairs to exterior materials, etc) shall require prior City review up to and including the requirement to obtain a Landmark Alteration permit 8) The final design of decorative metal fences, gates, and/or railings shall be submitted for Planning Director review and approval during plan check All decorative exterior metal elements shall have a powder coat paint finish 9) All exterior light fixtures shall be fully shielded and directed downward to the subtect property • 10) No faux or manufactured river rock shall be allowed All river rock shall be natural stones and installed, extended, and/or wrapped so that the rock terminates at an appropriate point on the structure Plans E17 PLANNING COMMISSION RESOLUTION NO 07-16 DRC2005-00327 -CHINESE CHRISTIAN FAMILY CHURCH March 28, 2007 • Page 4 submitted for plan check shall provide clear details for the application of natural river rock on the buildings 11) Prior to the issuance of a Building Permit, the applicant or church shall submit a Tree Removal Permit for trees within the area of work 12) The applicant/developer shall install all trees in accordance with the approved Landscape Plan for the project Engineenng Department 1) Install street improvements on Baker Avenue per City standards, in addition to those listed in the Standard Conditions a) Provide two 5800 Lumen HPSV streetlights, as required 2) The existing overhead utilities (telecommunications and electrical) on the project side of Baker Avenue shall be undergrounded along the entire project frontage, extending to the first pole off-site (north and south) prior to public improvement acceptance or occupancy, whichever occurs first All services crossing Baker Avenue shall be undergrounded at the same time The developer may request a reimbu rsement agreement to recover one-half the City adopted cost for undergrounding from future development (redevelopment) as it occurs on the opposite side of the street If the developer fails to submit for said reimbursement agreement within 6 months of the public improvements being accepted by the City, all rights of the developer to reimbursement shall terminate 3) Phase 2 grading shall include a v-gutter along the existing south property line retaining wall to direct flows to curbside drain outlet without overflowing the retaining wall 4) Street trees are to be planted per City standards The proposed tree wells for street trees, for which there are no details, shall not use metal grates and/or concrete between the sidewalk and the curb 5) Public improvement plans shall be 90 percent complete prior to the issuance of the Grading Permits Public improvement plans shall be 100 percent complete, signed by the City Engineer, and an improvement agreement and bonds executed bythe developer, priorto Building Permit issuance • E18 PLANNING COMMISSION RESOLUTION NO 07-16 DRC2005-00327 -CHINESE CHRISTIAN FAMILY CHURCH . March 28, 2007 Page 5 6 The Secretary to this Commission shall certify to the adoption of this Resolution APPROVED AND ADOPTED THIS 28TH DAY OF MARCH 2007 PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY Pam Stewart, Chairman ATTEST James R Troyer, AICP, Secretary I, James R Troyer, AICP, 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 28th day of March 2007, by the following vote-to-wit • AYES COMMISSIONERS NOES COMMISSIONERS ABSENT COMMISSIONERS • E19 -~-~ '- COMMUNITY DEVELOPMENT ~~~~ , DEPARTMENT STANDARD CONDITIONS PROJECT #- DEVELOPMENT REVIEW DRC2005-00327 SUBJECT MASTER PLAN FOR CHINESE CHRISTIAN FAMILY CHURCH APPLICANT CHINESE CHRISTIAN FAMILY CHURCH LOCATION. 8619 BAKER AVENUE - APN 0207-132-53 ALL QF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. APPLICANT SHALL CONTACT THE PLANNING DEPARTMENT, (909) 477-2750, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS ~eneral Requirements 1 The applicant shall agree to defend at his sole expense any action brought against the City, its agents, officers, or employees, because of the issuance of such approval, or in the alternative, to relinquish such approval The applicant shall reimburse the City, its agents, officers, or employees, for any Court costs and attorney's fees which the City, its agents, officers, or employees may be required by a court to pay as a result of such action The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his obligations under this condition 2 Copies of the signed Planning Commission Resolution of Approval No 07-16, Standard Conditions, and all environmental mitigations shall be included on the plans (full size) The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect B. Time Limits This Development/Design Review approval shall expire if building permits are not issued or approved use has not commenced within 5 years from the date of approval No extensions are allowed C. Site Development The site shall be developed and maintained in accordance with the approved plans which include site plans, architectural elevations, exterior materials and colors, landscaping, sign program, and grading on file in the Planning Department, the conditions contained herein, and the Development Code regulations r~ ~J Completion Date -/-/- -/-/- _/_/ -/ /. E 20 Project No DRC2005-00327 Completion Date 2 Occupancy of the facilities shall not commence until such time as all Uniform Building Code and _/_/ State Fire Marshal regulations have been complied with Prior to occupancy, plans shall be ~ submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Department to show compliance The buildings shall be inspected for compliance prior to occupancy 3 Revised site plans and building elevations incorporating all Conditions of Approval shall be submitted _/_/_ for Planning Director review and approval prior to the issuance of building permits 4 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 ) 5 Approval of this request shall not waive compliance with all sections of the Development Code, all _/_/_ other applicable City Ordinances, and applicable Community or Specific Plans in effect at the time of building permit issuance 6 All ground-mounted utility appurtenances such as transformers, AC condensers, etc , shall be _/_/_ located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berming, and/or landscaping to the satisfaction of the Planning Director D. Building Design 1 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 Department Such screening shall be architecturally integrated with the building design and constructed to the satisfaction of the Planning Director Details shall be included in building plans E. Parking and Vehicular Access (indicate details on building plans) 1 All new parking spaces shall be 9 feet wide by 18 feet long W hen a side of any parking space abuts _/_/_• a building, wall, support column, or other obstruction, the space shall be a minimum of 11 feet wide 2 Handicap accessible stalls shall be provided for commercial and office facilities with 25 or more _/_/_ parking stalls Designate two percent or one stall, whichever is greater, of the total number of stalls for use by the handicapped F. Landscaping 1 A detailed landscape and irrigation plan shall be prepared by a licensed landscape architect and _/_/_ submitted for Planning Director review and approval prior to the issuance of building permits 2 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 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 arborist's recommendations regarding preservation, transplanting, and trimming methods 3 For non-residential development, property owners are responsible for the continual maintenance of _/_/_ ail 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 debns and maintained in healthy and thriving condition, and shall receive regular pruning, fertilizing, mowing, and tramming Any damaged, dead, diseased, or decaying plant material shall be replaced within 30 days from the date of damage G. Signs 1 The signs indicated on the submitted plans are conceptual only and not a part of this approval Any _/_/_ signs proposed for this development shall comply with the Sign Ordinance and shall require separate application and approval by the Planning Department prior to installation of any signs • 2 E21 Project No DRC2005-00327 Completion Date (CANT SHALL CONTACT THE BUILDING AND SAFETY DEPARTMENT, (909) 477-2710, FOR PLIANCE WITH THE FOLLOWING CONDITIONS NOTE ANY REVISIONS MAY VOID THESE REQUIREMENTS AND NECESSITATE ADDITIONAL REVIEW(S) H General Requirements 1 Submit five complete sets of plans including the following a Site/Plot Plan, b Foundation Plan, c Floor Plan, d Ceiling and Roof Framing Plan, e Electrical Plans (2 sets, detached) including the size of the main switch, number and size of service entrance conductors, panel schedules, and single line diagrams, f Plumbing and Sewer Plans, including isometrics, underground diagrams, water and waste diagram, sewer or septic system location, fixture units, gas piping, and heating and air conditioning, and g Planning Department Project Number (DRC2005-00327) clearly identified on the outside of all plans h Separate permits are required for fencing and/or walls i All sheets must be marked NOT FOR CONSTRUCTION • 2 Submit two sets of structural calculations, energy conservation calculations, and a soils report _/_/_ Architect's/Engineer's stamp and "wet" signature are required prior to plan check submittal 3 Contractors must show proof of State and City licenses and Workers' Compensation coverage to the _/_/_ City prior to permit issuance 4 Business shall not open for operation prior to posting the Certificate of Occupancy issued by the _/_/_ Building and Safety Department I. Site Development 1 Plans shall be submitted for plan check and approved prior to construction All plans shall be marked _/_/_ with the protect file number (DRC2005-00327) The applicant shall comply with the latest adopted California Codes, and all other applicable codes, ordinances, and regulations in effect at the time of permit application Contact the Building and Safety Department for availability of the Code Adoption Ordinance and applicable handouts 2 Prior to issuance of building permits for a new commercial or industrial development project or mayor _/_/_ addition, the applicant shall pay development fees at the established rate Such fees may include but are not limited to City Beautification Fee, Park Fee, Drainage Fee, Transportation Development Fee, Permit and Plan Check Fees, Construction and Demolition Diversion Program deposit and fees and School Fees Applicant shall provide a copy of the school fees receipt to the Building and Safety Department prior to permits issuance 3 Street addresses shall be provided by the Building and Safety Official after tract/parcel map _/_/_ recordation and prior to issuance of building permits 3 E 22 Protect No DRC2005-00327 Completion Date 4 Construction activity shall not occur between the hours of 8 00 p m and 6 30 a m Monday through _/_/ Saturday, with no construction on Sunday or holidays ~ 5 Construct trash enclosure(s) per City Standard (available at the Planning Department's public _/_/_ counter) J. New Structures 1 Provide compliance with the California Building Code (CBC) for property line clearances considering _/_/_ use, area, and fire-resistiveness 2 Provide compliance with the California Building Code for required occupancy separations _/_/_ 3 The project shall be designed to comply with the 2001 California Building Codes (CBC), the California _/_/_ Fire Code and with RCFPD Ordinances 15 and 39 4 Provide draft stops in attic areas, not to exceed 3,000 square feet, in accordance with CBC Section _/_/_ 1505 5 Exterior walls shall be constructed of the required fire rating in accordance with CBC Table 5-A _/_/_ 6 Openings in exterior walls shall be protected in accordance with CBC Table 5-A _/_/_ 7 Provide the required restroom facilities per the CBC Appendix chapter 29 8 All exit components must comply with the requirements of CBC Chapter 10 (adjoining rooms, rated _/_/_ corridors, door swings, separation of exits, etc ) 9 At the time of tenant improvements plan check submittal (for construction) additional requirements _/_/_ may be required 10 Clearly indicate on the plans compliance with ADA requirements for the disabled _/_/_ 11 A registered architect must sign and stamp the plans _/_/_ K. Grading 1 Grading of the subject property shall be in accordance with California Building Code, City Grading _/_/_ Standards, and accepted grading practices The final grading plan shall be in substantial conformance with the approved grading plan 2 A soils report shall be prepared by a qualified engineer licensed by the State of California to perform _/_/_ such work 3 A geological report shall be prepared by a qualified engineer or geologist and submitted at the time of _/_/_ application for grading plan check 4 At the time of tenant improvement plan check submittal (for construction) additional requirements may be required 5 The final grading plan, appropriate certifications and compaction reports shall be completed, _/_/_ submitted, and approved by the Building and Safety Official prior to the issuance of building permits 6 A separate grading plan check submittal is required for all new construction projects and for existing _/_/_ buildings where improvements being proposed will generate 50 cubic yards or more of combined cut and fill The grading plan shall be prepared, stamped, and signed by a California registered Civil Engineer 4 E 23 Project No DRC2005-00327 Additional Requirements/Comments Note on title sheet that tenant Improvement plans must be submitted for plan check and be approved prior to construction The applicant shall comply with the latest adopted California Codes, and all other applicable codes, ordinances, and regulations in effect at the time of permit application Contact the Building and Safety Division If you have any questions about the procedure at 909-477- 2710 APPLICANT SHALL CONTACT THE ENGINEERING DEPARTMENT, (909) 477-2740, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS M Dedication and Vehicular Access Easements for public sidewalks and/or street trees placed outside the public right-of-way shall be dedicated to the Clty N Street Improvements 1 Pursuant to City Council Resolution No 88-557, no person shall make connections from a source of energy, fuel or power to any building service equipment which is regulated by technical codes and for which a permit is required unless, In addition to any and all other codes, regulations and ordinances, ail improvements required by these conditions of development approval have been completed and accepted by the City Council, except that in developments containing more than one building or unit, the development may have energy connections made to a percentage of those buildings, or units proportionate to the completion of improvements as required by conditions of approval of development In no case shall more than 95 percent of the buildings or units be connected to energy . prior to completion and acceptance of all improvements required by these conditions of approval of development 2 Construct the following perimeter street improvements including, but not limited to Street Name Curb & Gutter A.C Pvmt Side- walk Dave Appr Street Lights "Street Trees Comm Trail Median Island Bike Trail Other Beryl Street X X Banyan Street X X 3 Improvement Plans and Construction a Street improvement plans, Including street trees, street lights, and intersection safety lights on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public and/or private street improvements, prior to final map approval or the issuance of building permits, whichever occurs first b Prior to any work being performed in public right-of-way, fees shall be paid and a construction permit shall be obtained from the City Engineer's Office in addition to any other permits required c Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and interconnect conduit shall be installed to the satisfaction of the City Engineer d Signal conduit with pull boxes shall be installed with any new construction or reconstruction • protect along mayor or secondary streets and at intersections for future traffic signals and interconnect wiring Pull boxes shall be placed on both sides of the street at 3 feet outside of BCR, ECR, or any other locations approved by the City Engineer 5 Completion Date -/-/- -/-/. -/-~ -/-/- -/-/. -/-/- -/_/ -/-/- E 24 Project No DRC2005-00327 Completion Date Notes • 1) Pull boxes shall be No 6 at intersections and No 5 along streets, a maximum of 200 feet apart, unless otherwise specified by the City Engineer 2) Conduit shall be 3-inch galvanized steel with pull rope or as speafied e Handicapped access ramps shall be installed on all corners of intersections per City Standards _/_/_ or as directed by the City Engineer f Existing City roads requiring construction shall remain open to traffic at all times with adequate _/_/_ detours during construction Street or lane closure permits are required A cash deposit shall be provided to cover the cost of grading and paving, which shall be refunded upon completion of the construction to the satisfaction of the City Engineer g Concentrated drainage flows shall not cross sidewalks Under sidewalk drains shall be _/_/_ installed to City Standards, except for single family residential lots h Street names shall be approved by the City Planner prior to submittal for first plan check _/_/_ 4 Intersection line of sight designs shall be reviewed by the City Engineer for conformance with _/_/_ adopted policy On collector or larger streets, lines of sight shall be plotted for all project intersections, including driveways Local residential street intersections and commercial or industrial driveways may have lines of sight plotted as required O. Public Maf!ntenance Areas 1 A signed consent and waiver form to loin 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 • 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 Valley Water District (CVWD), Rancho Cucamonga Fire Protection District, and the Environmental Health Department of the County of San Bernardino A letter of compliance from the CVWD is required prior to final map approval or issuance of permits, whichever occurs first Such letter must have been issued by the water district within 90 days prior to final map approval in the case of subdivision or prior to the issuance of permits in the case of all other residential projects 4 Approvals have not been secured from all utilities and other interested agencies involved Approval _/_/_ of the final parcel map will be subject to any requirements that may be received from them Q. General Requirements and Approvals 1 Anon-refundable deposit shall be paid to the City, covering the estimated operating costs for all new _/_/_ streetlights for the first six months of operation, prior to final map approval or prior to building permit issuance if no map is involved • E 25 Project No DRC2005-00327 •2 Prior to the issuance of building permits, a Diversion Deposit and related administrative fees shall be paid for the Construction and Demolition Diversion Program The deposit is fully refundable if at least 50% of all wastes generated during construction and demolition are diverted from landfills, and appropriate documentation is provided to the City Form CD-1 shall be submitted to the Engineering Department when the first building permit application is submitted to Building and Safety Form CD-2 shall be submitted to the Engineering Department within 60 days following the completion of the construction and/or demolition project APPLICANT SHALL CONTACT THE POLICE DEPARTMENT, (909) 477-2800, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS R Security Lighting 1 All parking, common, and storage areas shall have minimum maintained 1-foot candle power These areas should be lighted from sunset to sunrise and on photo sensored cell 2 All buildings shall have minimal security lighting to eliminate dark areas around the buildings, with direct lighting to be provided by all entryways Lighting shall be consistent around the entire development 3 Lighting in exterior areas shall be invandal-resistant fixtures S. Security Hardware One-inch single cylinder dead bolts shall be installed on all entrance doors If windows are within 40 inches of any locking device, tempered glass or a double cylinder dead bolt shall be used T~uilding Numbering Numbers and the backgrounds shall be of contrasting color and shall be reflective for nighttime visibility U. Alarm Systems Install a burglar alarm system and a panic alarm if needed Instructing management and employees on the operation of the alarm system will reduce the amount of false alarms and in turn save dollars and lives 2 Alarm companies shall be provided with the 24-hour Sheriff's dispatch number (909) 941-1488 APPLICANT SHALL CONTACT THE FIRE SAFETY DEPARTMENT, FIRE PROTECTION PLANNING SERVICES AT, (909) 477-2770, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS SEE ATTACHED r 1 7 Completion Date -/-/- -/_~ -/-/- -/-/. -/_/ -/-/- -/-/. -/-/ E 26 ,~~~~~~ayyggq *~~~ Rancho Cucamonga Fire Protection District T~1 $ y ~~ :s ? Fire Construction Services STANDARD CONDITIONS December 15, 2005 Chinese Christian Family Church 8619 Baker Ave DRC2005-00327 THE FOLLOWING STANDARD CONDITIONS APPLY TO THIS PROJECT The RCFPD Procedures & Standards which are referenced in this document can be access on the web at http //www ci rancho-Cucamonga ca us/fire/index htm under the Fire Safety Division & Fire Construction Services section Search by article, the preceding number of the standard refers to the article Chose the appropriate article number then a drop down menu will appear, select the corresponding standard FSC-1 Public and Private Water Supply 1 Design guidelines for Fire Hydrants The following provides design guidelines for the spacing • and location of fire hydrants a The maximum distance between fire hydrants in commercial/industrial projects is 300-feet No portion of the exterior wall shall be located more than 150-feet from an approved fire hydrant For cul-de-sacs, the distance shall not exceed 100-feet b Fire hydrants are to be located The preferred locations for fire hydrants are 1 At the entrance(s) to a commercial, industrial or residential project from the public roadways 2 At intersections 3 On the right side of the street, whenever practical and possible 4 As required by the Fire Safety Division to meet operational needs of the Fire District 5 A minimum of forty-feet (40') from any building c If any portion of a facility or building is located more than 150-feet from a public fire hydrant measured on an approved route around the exterior of the facility or building, additional private or public fire hydrants and mains capable of supplying the required fire flow shall be • provided d Provide one fire hydrant for each 1000 gpm of required fire flow or fraction thereof FSC-2 Fire Flow E 27 1 The required minimum fire flow for this project, when automatic fire sprinklers are installed is 2,000 gallons per minute at a minimum residual pressure of 20-pounds per square inch This flow reflects a 50-percent reduction for the installation of an approved automatic fEre sprinkler system in accordance with NFPA 13 with central station monitoring This requirement is made in accordance with the California Fire Code Appendix III-A, as adopted by the Fire District Ordinances 2 Public fire hydrants located within a 500-foot radius of the proposed project may be used to provide the required fire flow subject to Fire District review and approval Private fire hydrants on adjacent property shall not be used to provide required fire flow 3 Firewater plans are required for all projects that must extend the existing water supply to or onto the site Building permits will not be issued until firewater plans are approved. 4 On all site plans to be submitted for review, show all fire hydrants located within 600-feet of the proposed project site FSC-3 Prerequisite for submittal of Overhead Automatic Fire Sprinkler Systems Prior to submitting plans for an overhead automatic fire sprinkler system, the applicant shall submit plans, specifications and calculations for the fire sprinkler system underground supply piping Approval of the underground supply piping system must be obtained prior to submitting the overhead fire sprinkler system plans FSC-4 Requirement for an Automatic Fire Sprinkler Systems Rancho Cucamonga Fire District Ordinance 15, the 2001 California Fire Code and/or any other • applicable standards require an approved automatic fire sprinkler system to be installed in Commercial or industrial structures greater than 7,500 square feet 2 Assembly and Educational Occupancy Buildings 3 "Ali structures that do not meet Fire District access requirements (see Fire Access) 4 When required fire flow cannot be provided due to inadequate volume or pressure 5 When buildings do not meet the requirements of the 2001 California Building Code and the RCFPD Fire Department Access -Fire Lane Standard 9-7 6 When any applicable code or standard requires the structure to be sprinklered FSC-5 Fire Alarm System 1 RCFPD Ordinance 15, based on use or floor area (or by other adopted codes or standards) requires an automatic and/or manual fire alarm system Refer to RCFPD Ordinances 15 and 39, the California Building Code, RCFPD Fire Alarm Standard #10-6 and/or the California Fire Code 2 Prior to any removal, remodel, modification and/or additions to the building or suite's fire alarm . system, Fire Construction Services' approval and a building permit must be obtained Plans and 2 E 28 specifications shall be submitted to Fire Construction Services m accordance with RCFPD Fire Alarm Standard #10-6 Based on the number of sprinkler heads, the sprinkler system is required to monitored by a listed central station fire alarm system FSC-6 Fire District Site Access Fire District access roadways include public roads, streets and highways, as well as private roads, streets drive aisles and/or designated fire lanes Please reference the RCFPD Fire Lanes Standard 9-7 Location of Access All portions of the structures 1st story exterior wall shall be located within 150-feet of Fire District vehicle access, measure on an approved route around the exterior of the building Landscaped areas, unpaved changes in elevation, gates and fences are deemed obstructions 2 Specifications for private Fire District access roadways per the RCFPD Standards are a The minimum unobstructed width is 26-feet b The maximum inside turn radius shall be 20-feet c The minimum outside turn radius shall be 46-feet d The minimum radius for cul-de-sacs is 45-feet • e The minimum vertical clearance is 14-feet, 6-inches f At any private entry median, the minimum width of traffic lanes shall be 20-fleet on each side g The angle of departure and approach shall not exceed 9-degrees or 20 percent h The maximum grade of the driving surface shall not exceed 12% Support a minimum load of 70,000 pounds gross vehicle weight (GVW) Trees and shrubs planted adjacent to the fire lane shall be kept trimmed to a minimum of 14-feet, 6- inches from the ground up Vegetation shall not be allowed to obstruct Fire Department apparatus 3 Access Doorways Approved doorways, accessible without the use of a ladder, shall be provided as follows a In buildings without high-piled storage, access shall be provided m accordance with the 2001 California Building Code, Fire and/or any other applicable standards b in buildings with high-piled storage access doors shall be provided in each 100 lineal feet or mayor fraction thereof, of the exterior wall that faces the required access roadways When railways are installed provisions shall be made to maintain Fire District access to ali required openings 4 Access Walkways Hardscaped access walkways shall be provided from the fire apparatus access road • to all required building exterior openings 3 E 29 5 Commercial/Industrial Gates Any gate installed across a Fire Department access road shall be in accordance with Fire District Standard #9-2 The following design requirements apply a Prior to the fabrication and installation of the gates, plans are required to be submitted to Fire • Construction Services (FCS) for approval Upon the completion of the installation and before placing the gates in service, inspection and final acceptance must be requested from FCS b Gates must slide open horizontally or swing inward c Gates may be motorized or manual d When fully open, the minimum clearance dimension of drive access shall be 20 feet e Manual gates must be equipped with a RCFPD lock available at the Fire Safety Office for $20 00 f Motorized gates must open at the rate of one-foot per second g The motorized gate actuation mechanism must be equipped with a manual override device and a fail-safe or battery backup feature to open the gate or release the locking Mechanism in case of power failure or mechanical malfunction h Motorized gates shall be equipped with a Knox override key switch The switch must be installed outside the gate in a visible and unobstructed location For motorized gates, a traffic loop device must be installed to allow exiting from the complex if traffic pre-emption devices (TPD) are to be installed, the device, location and operation must be approved by the Fire Chief prior to installation Bi-directional or multiple sensors may be required • due to complexity of the various entry configurations 6 Fire Lane Identification Red curbing and/or signage shall identify the fire lanes A site plan illustrating the proposed delineation that meets the minimum Fire District standards shall be included in the architectural plans submitted to B&S for approval 7 Approved Fire Department Access Any approved mitigation measures must be clearly noted on the site plan A copy of the approved Alternative Method application, if applicable, must be reproduced on the architectural plans submitted to B&S for plan review 8 Roof Access There shall be a means of fire department access from the exterior walls of the buildings on to the roofs of all commercial, industrial and multi-family residential structures with roofs less than 75' above the level of the fire access road a This access must be reachable by either fire department ground ladders or by an aerial ladder b A minimum of one ladder point c with a fixed ladder shall be provided m buildings with construction features, or high parapets that inhibit roof access d The number of ladder points may be required to be increased, depending on the building size and configuration • e Regardless of the parapet height or construction features the approved ladder point shall be identified in accordance to the roof access standard 4 E 30 f Where the entire roof access is restricted by high parapet walls or other obstructions, a permanently mounted access ladder is required g Multiple access ladders may be required for larger buildings h Ladder construction must be in accordance with the RCFPD Roof Access Standard 9-9 Appendix A and drawings 9-9a and 9-9b A site plan showing the locations of the roof ladder shall be submitted during plan check Ladder points shall face a fire access roadway(s) FSC-10 Occupancy and Hazard Control Permits Listed are those Fire Code permits commonly associated with the business operations and/or building construction Plan check submittal is required with the permit application for approval of the permit, field inspection is required prior to permit issuance General Use Permit shall be required for any activity or operation not specifically described below, which in the judgment of the Fire Chief is likely to produce conditions that may be hazardous to life or property • Battery Systems • Candles and open flames in public assemblies • Compressed Gases • Public Assembly • Cryogenics Dry Cleaning Plants • Refrigeration Systems • Repair Garages • Flammable and Combustible Liquids • Spraying or Dipping Operations • Hazardous Materials • Tents, Canopies and/or Air Supported Structures • Liquefied Petroleum Gases • LPG or Gas Fuel Vehicles m Assembly Buildings FSC-11 Hazardous Materials -Submittal to the County of San Bernardino The San Bernardino County Fire Department shall review your Business Emergency/Contingency Plan for compliance with minimum standards Contact the San Bernardino County Fire, Hazardous Materials Division at (909) 387-4631 for forms and assistance The County Fire Department is the Cal/EPA Certified Unified Program Agency (CUPA) for the City of Rancho Cucamonga 1 If the facility is a NEW business, a Certificate of Occupancy issued by Building & Safety will not be finalized until the San Bernardino County Fire Department reviews your Business Emergency/Contingency Plan California Government Code, Section 65850 2 prohibits the City from issuing a final Certificate of Occupancy unless the applicant has met or is meeting specific hazardous materials disclosure requirements A Risk Management Program (RMP) may also be required if regulation substances are to be used or stored at the new facility Any business that operates on rented or leased property which is required to submit a Plan, is also required to submit a notice to the owner of the property in writing stating that the business is subject to the Business Emergency/Contingency Plan mandates and has complied with the provisions The tenant 5 E31 must provide a copy of the Plan to the property owner within five (5) working days, if requested by the owner FSC-12 Hazardous Materials -Submittal to Fire Construction Services Plans shall be submitted and approved prior to construction of buildings and/or the installation of equipment designed to store, use or dispense hazardous materials in accordance with the 2001 California Building, Fire, Mechanical, Plumbing, Electrical Codes, RCFPD Ordinances FD15 and FD39 and other implemented and/or adopted standards FSC-13 Alternate Method Application Fire Construction Services staff and the Fire Marshal will review all requests for alternate method, when submitted The request must be submitted on the Fire District "Application for Alternate Method" form along with supporting documents and payment of the $92 review fee FCS-14 Map Recordation RECIPROCAL AGREEMENTS for Fire Department Emergency Access and Water Supply are required on this protect The protect appears to be located on a property that is being subdivided The reciprocal agreement is required to be recorded between property owners and the Fire District The recorded agreement shall include a copy of the site plan The Fire Construction Services shall approve the agreement, prior to recordation The agreement shall be recorded with the County of San Bernardino, Recorders Office • Reciprocal access agreement -Please provide a permanent access agreement between the owners granting irrevocable and anon-exclusive easement, favoring the Fire District to gain access to the subject property The agreement shall include a statement that no obstruction, gate, fence, building or other structure shall be placed within the dedicated access, without Fire Department approval The agreement shall have provisions for emergency situations and the assessing of cost recovery to the property by the fire District Reciprocal water covenant -Please provide a permanent maintenance and service covenant between the owners granting an irrevocable and non-exclusive easement, favoring the Fire District for the purpose of accessing and maintaining the private water mains, valves and fire hydrants (fire protection systems facilities in general) The covenant shall have provisions for emergency situations and the assessing of cost recovery to the property by the fire District FCS-15 Annexation of the parcel map• Annexation of the parcel map into the Community Facilities District #85-1 or #88-1 is required prior to the issuance of grading or building permits Chronological Summary of RCFPD Standard Conditions PRIOR TO ISSUANCE OF BUILDING PERMITS -Please complete the following prior to the issuance of any building permits• Private Water Supply (Fire) Systems The applicant shall submit construction plans, specifications, flow test data and calculations for the private water main system for review and approval by the Fire District Plans and installation shall comply with Fire District Standards Approval of the on-site (private) fire underground and water plans is required prior to any building permit issuance for any structure on the • site Private on-site combination domestic and fire supply system must be designed m accordance with RCFPD Standards # 9-4, #10-2 and #10-4 The Building & Safety Division and Fire Construction Services will perform plan checks and inspections 6 E 32 All private on-site fire hydrants shall be installed, flushed and operable prior to delivering any combustible • framing materials to the site Fire construction Services will inspect the installation, witness hydrant flushing and grant a clearance before lumber is dropped 2 Public Water Supply (Domestic/Fire) Systems The applicant shall submit a plan showing the locations of all new public fire hydrants for the review and approval by the Fire District and CCWD On the plan, show all existing fire hydrants within a 600-foot radius of the project Please reference the RCFPD Water Plan Submittal Procedure Standard 9-8 All required public fire hydrants shall be installed, flushed and operable prior to delivering any combustible framing materials to the site CCWD personnel shall inspect the installation and witness the hydrant flushing Fire Construction Services shall inspect the site after acceptance of the public water system by CCWD Fire Construction Services must grant a clearance before lumber is dropped 3 Construction Access The access roads must be paved in accordance with all the requirements of the RCFPD Fire Lane Standard #9-7 All temporary utilities over access roads must be installed at least 14' 6" above the finished surface of the road 4 Fire Flow A current fire flow letter from CCWD must be received The applicant is responsible for obtaining the fire flow information from CCWD and submitting the letter to Fire Construction Services 5 Easements and Reciprocal Agreements All easements and agreements must be recorded with the County of San Bernardino PRIOR TO THE RELEASE OF TEMPORARY POWER ~e building construction must be substantially completed m accordance with Fire Construction Services' "Temporary Power Release Checklist and Procedures" PRIOR TO OCCUPANCY OR FINAL INSPECTION -Please complete the following: Hydrant Markers All fire hydrants shall have a blue reflective pavement marker indicating the fire hydrant location on the street or driveway in accordance with the City of Rancho Cucamonga Engineering Standard Plan 134, "Installation of Reflective Hydrant Markers" On private property, the markers shall be installed at the centerline of the fire access road, at each hydrant location 2 Private Fire Hydrants For the purpose of final acceptance, a licensed sprinkler contractor, m the presence of Fire Construction Services, shall conduct a test of the most hydraulically remote on-site fire hydrants The underground fire line contractor, developer and/or owner are responsible for hiring the company to perform the test A final test report shall be submitted to Fire Construction Services verifying the fire flow available The fire flow available must meet or exceed the required fire flow in accordance with the California Fire Code 3 Fire Sprinkler System Prior to the issuance of a Certificate of Occupancy, the fire sprinkler system(s) shall be tested and accepted by Fire Construction Services 4 Fire Sprinkler Monitoring Prior to the issuance of a monitoring system must be tested and accepted by Fire monitoring system shall be installed, tested and operational fire sprinkler system (subject to the release of power) Certificate of Occupancy, the fire sprinkler Construction Services The fire sprinkler immediately following the completion of the 7 E 33 5 Fire Suppression Systems and/or other special hazard protection systems shall be inspected, tested and accepted by Fire Construction Services before occupancy is granted and/or equipment is placed in service • 6 Fire Alarm System Prior to the issuance of a Certificate of Occupancy, the fire alarm system shall be installed, inspected, tested and accepted by Fire Construction Services 7 Access Control Gates Prior to the issuance of a Certificate of Occupancy, vehicular gates must be inspected, tested and accepted in accordance with RCFPD Standards #9-1 or #9-2 by Fire Construction Services 8 Fire Access Roadways Prior to the issuance of any Certificate of Occupancy, the fire access roadways must be installed in accordance with the approved plans and acceptable to Fire Construction Services The CC&R's, the reciprocal agreement and/or other approved documents shall be recorded and contain an approved fire access roadway map with provisions that prohibit parking, specify the method of enforcement and identifies who is responsible for the required annual inspections and the maintenance of all required fire access roadways 9 Address Prior to the issuance of a Certificate of Occupancy, commercial/industrial and multi-family buildings shall post the address with minimum 8-inch numbers on contrasting background, visible from the street and electrically illuminated during periods of darkness When the building setback exceeds 200 feet from the public street, an additional non-illuminated 6-inch minimum number address shall be provided at the property entrance Larger address numbers will be required on buildings located on wide streets or built with large setbacks in multi-tenant commercial and industrial buildings The suite designation numbers and/or letters shall be provided on the front and back of all suites 10 Hazardous Materials Prior to the issuance of a Certificate of Occupancy, the applicant must demonstrate (in writing from the County) that the faality has met or is meeting the Risk Management Plan (RMP) or Business Emergency/Contingency Plan with the San Bernardino County Fire Department, Hazardous Materials/Emergency Response and Enforcement Division The applicant must also obtain inspection and acceptance by Fire Construction Services 1 1 Confidential Business Occupancy Information The applicant shall complete the Rancho Cucamonga Fire District "Confidential Business Occupancy Information" form This form provides contact information for Fire District use in the event of an emergency at the subject building or property This form must be presented to the Fire Construction Services Inspector 12 Mapping Site Plan Prior to the issuance of a Certificate of Occupancy, a 8'/z" x 11" or 11" x 17" site plan of the site in accordance with RCFPD Standard #13-1 shall be revised by the applicant to reflect the actual location of all devices and building features as required in the standard The site plan must be reviewed and accepted by the Fire Inspector • 8 E 34 • :7 THE CITY OF RANCHO CUCAMONGA PLANNING COMMISSION WORKSHOP AGENDA G'UCA.IvtONGA MARCH 28, 2007 - 7:00 PM Rancho Cucamonga Civic Center Rains Room 10500 Civic Center Drive Rancho Cucamonga, California I. CALL TO ORDER Roll Call Chairman Stewart_ Vice Chairman Macias Fletcher _ McPhail _ Munoz II. NEW BUSINESS A PRE-APPLICATION REVIEW DRC2007-00192- ROBER M ATTYAH - A RESTUARANT, CONFERENCE CENTER AND POST OFFICE ON A 4 88 ACRE PROPERTY LOCATED SOUTHEST OF THE INTERSECTION OF ETIWANDA AVENUE AND CANDLE WOOD STREET - APN 1100-031-07 III. PUBLIC COMMENT This ~s the time and place for the general public to address the commission Items to be discussed here are those that do not already appear on this agenda IV. ADJOURNMENT The Planning Commission has adopted Admirnstrahve Regulations that set an 11 00 p m adjournment bme If items go beyond that time, they shall be heard only with the consent of the Commission 1, Lois J Schrader, Planning Commission Secretary of the City of Rancho Cucamonga, or my designee, hereby certify that a true, accurate copy of the foregoing agenda was posted on March 28, 2007, at least 72 hours pnor to the meeting per Government Code Section 54964 2 at 10500 Civic Center Dnve, Rancho Cucamonga G t-o ~ ~~-r-r~~---~-. VICINITY MAP r~ Planning Commission Workshop March 28. 2007 :7 ~ Meeting Location N City Hall 10500 Civic Center Drive • '~ Planning Commission Meeting of ~~~ h 2F3, 2 ~~7 RANCHO CUCAMONGA PLANNING COMMISSION SIGN-UP SHEET Please print your name, address, and city and indicate the item you have spoken regarding Thank you NAME ADDRESS CITY ITEM 2 (~-~~ys i' 1rr m~ U~ 3©Sa ~s-mt- = ~~ s~ M ~s,~ ~t~ ~ 3 ~ ~ rJ 4 ~ L 5 :° Yr,` s rn t:~~ 1 D3c~ 3 ~,.i ololt/t1 i~ ~~- ~--C. 8173--i~.~~~~~y_,~. s~G2 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21