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HomeMy WebLinkAbout06-91 - Resolutions RESOLUTION NO 06-91 A RESOLUTION OFTHE PLANNING COMMISSION OFTHE CITYOF RANCHO CUCAMONGA, CALIFORNIA, APPROVING HILLSIDE DESIGN REVIEW DRC2006-00103, A REQUEST TO CONSTRUCT A TWO-STORY, 9,991 SQUARE FOOT HOME ON A 36,463 SQUARE FOOT LOT IN THE VERY LOW RESIDENTIAL DISTRICT (.1-2 DWELLING UNITS PER ACRE), LOCATED AT 10458 HIDDEN FARM ROAD;AND MAKING FINDINGS IN SUPPORTTHEREOF - APN: 1074-121-16. A. . Recitals. 1. Frank Salab filed an application for the approval of Hillside Design Review DRC2006-00103 as described in the title of this Resolution. Hereinafter in this Resolution,the subject Hillside Design Review request is referred to as "the application." 2. On the 25th day of October, 2006,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 meeting on October 25, 2006, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The application applies to property located at 10458 Hidden Farm Road, with a street frontage of 351 feet and an average lot depth of 100 feet; and b. The subject property slopes from north to south with an elevation of 2,143 feet on the north (rear) side and an elevation of 2,128 feet on the south (front) side; and C. The site is bordered by single-family residences to the west and south; by a San Bernardino County Flood Control District channel to the north;and by Haven Avenue to the east;and d. The applicant proposes to construct a two-story single-family residence of about 9,391 square feet with a below grade side entrance garage. Total lot coverage is 20 percent; and e. The floor plan includes a single step of 1.25 feet that runs just south of the central hallway, with finished floor elevations of 2,138 feet and 2,139.25 feet, moving from the south (front)to the north (rear); and f. The below grade garage will be located on the west side of the house and will have a finished surface elevation of 2,128 feet. The depth of excavation or"out"that will be required to construct the garage will vary between 4 feet and 8 feet; and PLANNING COMMISSION RESOLUTION NO. 06-91 DRC2006-00103— FRANK SALHAB October 25, 2006 Page 2 g. Excavations on the remainder of the property will be limited to 5 feet or less, with the applicant proposing 900 cubic yards of "cut" and 400 yards of "fill," and h. The site is vacant and contains native shrubs trees, which are mostly situated along the east property line. The applicant is not proposing the removal of any trees; and i. The proposed development is consistent with the single-family development in the area; and j. The proposed residence meets the intent and guidelines of the Hillside Development Regulations. 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 project is consistent with the objectives of the General Plan; and b. The proposed use is in accord with the objectives of the Development Code and the purposes of the district in which the site is located; and C. The proposed use is in compliance with each of the applicable provisions of the Development Code; and d. The proposed use,together with the conditions applicable thereto,will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 4. 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 as a Class 3 exemption under State CEQA Guidelines Section 15303(a)which covers the construction of a limited number of new structures, including construction of one single-family residence. This includes the construction of one single-family residence in a residential zone. Because the project only proposes the construction of a single home in an established residential zoned neighborhood, staff finds that there is no substantial evidence that the project will have a significant effect on the environment. The Planning Commission has reviewed the Planning Department's determination of exemption, and based on its own independent judgment, concurs in the staff's determination of exemption. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth below and in the Standard Conditions, attached hereto and incorporated herein by this reference. Planning Department: 1) Approval is for the construction of a two-story single-family residence of 9,391 square foot home, located at 10458 Hidden Farm Road. 2) Detailed Landscape and Irrigation Plans shall be submitted at the time of plan check to the Planning Department for review and approval. A minimum of 30 percent of the landscape material shall be large size (minimum 24-inch box size trees, 10-gallon shrubs) within the front yard and visible portions of the side yard in order to create a mature appearance. The Planning Director PLANNING COMMISSION RESOLUTION NO. 06-91 DRC2006-00103— FRANK SALHAB October 25, 2006 Page 3 must approve the detailed Landscape and Irrigation Plans prior to the issuance of Building Permits. Front yard landscaping shall be installed prior to the release of occupancy. 3) In addition to the vegetation required by the Hillside Ordinance, extensive ground cover plantings will be required on the front slope to provide erosion control to the satisfaction of the Planning Director. 4) Any walls in the 42 feet front yard setback shall be limited to 3 feet in height. 5) Retaining walls exposed to public view and return walls are to be decorative masonry and compatible with the architectural style. 6) Any revisions to the Grading Plan, including changes in the quantities or depth of cut/fill, will require the review and approval by the Grading Review Committee and Planning Commission. 7) Round off and contour all graded slopes to blend with the existing terrain and present a natural appearance. Engineering Department: 1) Install and/or repair drive approach, sidewalk, and street trees per City Standards to the satisfaction of the City Engineer. Revise City Street Improvement Drawing No. 427. 2) Repair street light bases and curb and gutter as needed. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 25TH DAY OF OCTOBER 2006. PLANNING OMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: 'J Pam S e artt,D, Chairman ATTEST: Oma 11. Ja es R. Troyer, AIC01, 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 25th day of October 2006, by the following vote-to-wit: COMMUNITY DEVELOPMENT DEPARTMENT STANDARD CONDITIONS PROJECT #: DRC2006-00103 SUBJECT: HILLSIDE DESIGN REVIEW APPLICANT: FRANK SALHAB LOCATION: 10458 HIDDEN FARM ROAD -APN: 1074-121-16 ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. APPLICANT SHALL CONTACT THE PLANNING DEPARTMENT, (909) 477-2750, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. General Requirements Completion Date 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 maybe 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. 06-91, 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 1. Hillside 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 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, Development Code regulations. SC-1-05 1 IAPLANNINGTINAL\PLNGCOMM2006 Res&Sit Rpt\DRC2006-001033tdCond 10-25.doc Project No.DRC2006-00103 Completion Date 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. S. 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. 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. 10. Construct block walls between homes(i.e.,along interior side and rear property lines), rather than wood fencing for permanence, durability, and design consistency. 11. 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. 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. Multiple car garage driveways shall be tapered down to a standard two-car width at street. 2 1:\PLANNING\FINAL\PLNGC0MM\2006 Res&Stf Rpt\DRC2006-00103StdCond 10-25.doc Project No.DRC2006-00103 Completion Date F. 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 by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 3. 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. 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. 5. 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. 6. 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. G. 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 CONTACTTHE 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) SEE ATTACHED 3 I:\PLANNING\FINAL\PLNGC0MM\2006 Res&Stf Rpt\DRC2006-00103StdCond 10-25.doc Project No.DRC2006-00103 Completion Date APPLICANT SHALL CONTACT THE ENGINEERING DEPARTMENT, (909) 477-2740, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: H. 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: Curb& A-C. Side- Drive Street Street Comm Median Bike Street Name Gutter Pvmt walk Appr. Lights Trees Trail Island Trail Other Hidden Farm R & R & X R & X R R I R 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. R & R broken areas'of the sidewalk, curb and gutter and street light bases. 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,priorto 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. 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. 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. 4 I:\PLANNING\FINAL\PLNGCOMM\2006 Res&SH Rpt\DRC2006-00103StdCond 10-25.doc Project No.DRC2006-00103 Completion Date 6. 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. Min. Grow Street Name Botanical Name Common Name Space Spacing Size Oty. Hidden Farm P.A.8'or greater Platanus acenfolia London Plane Tree 8' 30'oc 15 gal Fill P.A.less than 8' Brachychiton Australian Flame Tree 5' 30'oc 15 gal in Acerifolius Construction Notes for Street Trees: 1) All street trees are to be planted in accordance with City standard plans. 2) Prior to the commencement of any planting,an agronomic soils report shall be furnished to the City inspector. Any unusual toxicities or nutrient deficiencies may require backfill soil amendments, as determined by the City inspector. 3) All street trees are subject to inspection and acceptance by the Engineering Department. 4) Street trees are to be planted per public improvement plans only. I. Public Maintenance Areas 1. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting Districts shall be filed with the City Engineer prior to final map approval or issuance of building permits whichever occurs first. Formation costs shall be borne by the developer. J. Drainage and Flood Control 1. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe measured from the outer edge of a mature tree trunk. K. 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. 5 I:\PLANNING\FINAL\PLNGCOMM\2006 Res&Stf Rpt\DRC2006-00103StdCond 10-25.doc Project No.DRC2006-00103 Completion Date APPLICANT SHALL CONTACT THE POLICE DEPARTMENT, (909) 477-2800, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: L. 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. All garage or rolling doors shall have slide bolts or some type of secondary locking devices. M. 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. N. Building Numbering 1. Numbers and the backgrounds shall be of contrasting color and shall be reflective for nighttime visibility. APPLICANT SHALL CONTACT THE FIRE SAFETY DEPARTMENT, FIRE PROTECTION PLANNING SERVICES AT, (909) 477-2770, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: SEE ATTACHED 6 I:\PLANNINGTINAL\PLNGCOMM\2006 Res&Stf Rpt\DRC2006-00103StdCond 10-25.doc ' Rancho Cucamonga Community Development Building & Safety SFR STANDARD CONDITIONS March 2, 2006 Salhab Residence 10458 Hidden Farm Road DRC2006-00103 NOTE: Any revisions may void these requirements and necessitate additional review. A. New Structures 1. Provide compliance with the California Building Code (CBC) for property line clearances considering use, area, and fire-resistive construction. 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. B. General Requirements 1. Submit five conceptual sets of plans including the following: a. Site/Plot Plan b. Floor Plan C. Foundation Plan d. Ceiling and Roof Framing Plan e. Electrical Plans (2 sets, detached) including the size of 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. g. Planning Division Tracking Number (i.e., DRC2006-00103) must be clearly noted on the Title Sheet of the plans. h. Separate permits are required for fencing and/or walls. Page 1 of 3 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. C. 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., DRC2006-00103). 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 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 major 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, and School Fees. Applicant shall provide a copy of the school fees receipt to the Building and Safety Division prior to permit issuance. 3. The Building and Safety Official shall provide the street addresses 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. D. 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. Page 2 of 3 Note on title sheet that 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. Page 3 of 3 Rancho Cucamonga Fire Protection District Fire Construction Services STANDARD CONDITIONS March 2, 2006 Salhab Residence 10458 Hidden Farm Road DRC2006-00103 THE FOLLOWING STANDARD CONDITIONS APPLY TO THIS PROJECT. FSC-2 Fire Flow 1. The required fire flow for this project is 2,000 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. On all Site Plans to be submitted for review, show all fire hydrants located within 600-feet of the proposed project site. Please complete the following prior to the issuance of any building permits: 1. 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. 2. Address: Note on the plans that 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.