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HomeMy WebLinkAbout99-23 - Resolutions RESOLUTION NO. 99-23 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT REVIEW NO. 99-04, A REQUEST TO BUILD A 3-STORY, 34,860 SQUARE FOOT HOTEL AS PART OF A MASTER PLANNED DEVELOPMENT WITH THREE OTHER COMMERCIAL BUILDINGS ON 5 ACRES OF LAND IN SUBAREA 7 (INDUSTRIAL PARK) OF THE INDUSTRIAL AREA SPECIFIC PLAN, LOCATED ON THE SOUTH SIDE OF FOOTHILL BOULEVARD BETWEEN ASPEN AND SPRUCE STREETS, AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 208-352-82 A. Recitals. 1. Silverado Group has filed an application for the approval of Development Review No.99- 04, 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 23rd day of March 1999, the Planning Commission of the City of Rancho Cucamonga conducted a meeting on the application and concluded said meeting on that date. 3. All legal prerequisites prior to the adoption of this Resolution have occurred. B. Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. Based upon the substantial evidence presented to this Commission during the above- referenced meeting on March 23, 1999, including written and oral staff reports, this Commission hereby specifically finds as follows: a. The application applies to property located on the south side of Foothill Boulevard between Aspen and Spruce Streets with a street frontage of 563 feet on Foothill Boulevard and 309 feet on Laurel Street and lot depth of 395 feet and is presently vacant; and b. The property to the north of the subject site is developed with the Terra Vista Shopping Center,the property to the south consists of offices,the property to the east is vacant and occupied by a restaurant, and the property to the west is developed with a restaurant and a restaurant under construction; and c. The project includes berming and landscaping along street frontages to screen views of parking from the streets; and d. The project is consistent with Industrial Area Specific Plan objectives in that it provides convenient services to workers and business visitors as well as the needs of local businesses; and PLANNING COMMISSION RESOLUTION NO. 99-23 DR 99-04 - SILVERADO GROUP March 23, 1999 Page 2 e. The project is consistent with Industrial Area Specific Plan objectives in that it provides high quality architecture compatible with existing development and is a positive enhancement to the immediate area. 3. Based upon the substantial evidence presented to this Commission during the above- referenced meeting and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. That the proposed project is consistent with the objectives of the General Plan; and b. That the proposed use is in accord with the objectives of the Development Code and the purposes of the district in which the site is located; and c. That the proposed use is in compliance with each of the applicable provisions of the Development Code; and d. That the proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety or welfare or materially injurious to properties or improvements in the vicinity. 4. Based upon the facts and information contained in the proposed Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment and adopts a Negative Declaration based upon the findings as follows: a. That the Negative Declaration has been prepared in compliance with the California Environmental Quality Act of 1970, as amended, and the State CEQA guidelines promulgated thereunder; that said Negative Declaration and the Initial Study prepared therefore reflect the independent judgment of the Planning Commission; and,further,this Commission has reviewed and considered the information contained in said Negative Declaration with regard to the application. b. That, based upon the changes and alterations which have been incorporated into the proposed project, no significant adverse environmental effects will occur. c. Pursuant to the provisions of Section 753.5(c) of Title 14 of the California Code of Regulations, the Planning Commission finds as follows: In considering,the record as a whole, the Initial Study and Negative Declaration for the project, there is no evidence that the proposed project will have potential for an adverse impact upon wildlife resources or the habitat upon which wildlife depends. Further, based upon substantial evidence contained in the Negative Declaration,the staff reports and exhibits, and the information provided to the Planning Commission during the public hearing, the Planning Commission hereby rebuts the presumption of adverse effect as set forth in Section 753.5(c-1-d) of Title 14 of the California Code of Regulations. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth below and in the Standard Conditions, attached hereto and incorporated herein by this reference: Planning Division 1) The alignment of the main driveway intersection near the center portion of the site shall have as little offset as possible. PLANNING COMMISSION RESOLUTION NO. 99-23 DR 99-04 - SILVERADO GROUP March 23, 1999 Page 3 2) Provide enhanced paving, stop signs, and other vehicle control measures to enhance vehicle safety at the main driveway intersection near the center portion of the site. 3) Provide terraced retaining wall(s) along the Laurel Street frontage where slope grade is 2:1 or steeper. 4) Brick veneer shall have 90 degree angled pieces for corner treatment to avoid a grout line at building corners. 5) Provide a bench at the northeast corner of the building. 6) Provide Palm tree planting around entire building to the satisfaction of the City Planner. 7) Provide variation and undulation in slopes along street frontages to elicit a softer, more natural appearance. 8) Provide dense shrub planting, including hedgerow planting along the Laurel Street frontage to screen view of parking areas from the street. 9) Copper roof material on porte-cochere element shall be real copper. 10) Provide double door foyer design for main hotel entry on east side of building to mitigate seasonal high winds. 11) Provide dense tree planting around hotel entrance to enhance entry statement and to mitigate seasonal high winds. 12) Decorative driveway paving and parking lot light standards shall match that of the Applebee's restaurant to the northwest. 13) All roof drainage features shall be located inside the building. No exterior down spouts. 14) Enclose pool/spa area with a decorative masonry wall and/or wrought iron fence. 15) Any roof or ground mounted equipment shall be completely screened from view. Engineering Division 1) Provide a right turn lane from the Foothill Boulevard drive approach with Standard Drawing No. 119. The right turn lane shall be 11 feet wide and at least 210 feet long, including the transition. Sidewalk shall be 6 feet wide curb adjacent along the right turn lane and should meander for the balance of the project frontage. The driveway shall be 35 feet wide at the right-of-way. 2) Parcel Map 15282 shall be recorded, prior to issuance of building permits. PLANNING COMMISSION RESOLUTION NO. 99-23 DR 99-04 - SILVERADO GROUP March 23, 1999 Page 4 3) The vacation of that portion of vehicular access rights to Foothill Boulevard required for the project shall be processed through the City and approved, prior to the issuance of building permits. 4) A contribution in lieu of construction for the Foothill Boulevard median island shall be paid to the City as indicated below. The amount of the contribution shall be prorated on a per acre basis from the total contribution attributable to Parcel Map 10444. That total contribution shall be one-half the cost of the median (estimated at$60.00 per linear foot) times the length of the Foothill Boulevard frontage from a protection of the westerly right-of-way line for Aspen Street to a projection of the westerly right-of-way line for Spruce Avenue: a) Contribution for Parcel 4 (Development Review 99-04) of Tentative Parcel Map No. 15282 shall be paid, prior to approval of the final parcel map. b) Contribution for Parcels 1, 2, and 3 of Tentative Parcel Map No. 15282 shall be paid, prior to building permit issuance for these parcels. 5) Parkway shall slope at two percent from the top of curb to 1-foot behind the sidewalk along all street frontages. 6) All frontage improvements shall be installed with the first parcel to develop in Tentative Parcel Map 15282. 7) To reflect new or relocated improvements,existing Street Improvement Plan No. 404 shall be revised by a registered civil engineer. Plan check fees will be required. • 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 23RD DAY OF MARCH 1999. PLANNING CO/MISSION OF THE CITY OF RANCHO CUCAMONGA BY: 1244.A...4 9- ...1 Lary T_McNiel, Chairman ATTEST: _ 1 Euller, 'r I, Brad Buller, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 23rd day of March 1999, by the following vote-to-wit: AYES: COMMISSIONERS: MACIAS, MANNERINO, MCNIEL, STEWART, TOLSTOY NOES: COMMISSIONERS: NONE ABSENT: COMMISSIONERS: NONE C +n► SPRUCE AVE. `1 I NOT A PART S7 I • /7 dl >1 / J' I • APPROXIMATE SAMPLE LOCATION J SUBJECT SITE = CO 0 S2. IJ 01 W LL 61 <I OBSERVED STOCKPILE (±2 FEET HIGH) J NOT A PART L- ASPEN ST. © 0 PM SITE LOCATION MAP r' 11 N.T.S. 5 +/- ACRE PARCEL, FOOTHILL BLVD. RANCHO CUCAMONGA, CA Southern California Geotechnical PROJECT NO. 98G179 PLATE 1 'pa- in . 04 r •r COMMUNITY DEVELOPMENT � ' DEPARTMENT STANDARD CONDITIONS PROJECT#: Development Review 99-04 SUBJECT: RC Hotel APPLICANT: Silverado Group LOCATION: South side of Foothill Boulevard between Aspen and Spruce Streets ALL-OF THE FOLLOWING-CONDITIONS APPLYTO-YOURPROJECT.) APPLICANT SHALL CONTACT THE PLANNING DIVISION,(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 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. The developer shall commence, participate in, and consummate or cause to be commenced, / /_ participated in, or consummated, a Mello-Roos Community Facilities District (CFD) for the Rancho Cucamonga Fire Protection District to finance construction and/or maintenance of a fire station to serve the development. The station shall be located, designed, and built to all specifications of the Rancho Cucamonga Fire Protection District, and shall become the District's property upon completion. The equipment shall be selected by the District in accordance with its needs. In any building of a station, the developer shall comply with all applicable laws and regulations. The CFD shall be formed by the District and the developer by the time recordation of the final map occurs. 3. A copy of the signed Resolution of Approval or City Planner's letter of approval,and all Standard _/_/_ Conditions, shall be included in legible form on the grading plans, building and construction plans, and landscape and irrigation plans submitted for plan check. B. Time Limits 1. Approval shall expire, unless extended by the Planning Commission, if building permits are not /_/_ issued or approved use has not commenced within 24 months from the date of approval. SC-1/19/99 1 Project No. DR 99-04 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 Division, the conditions contained herein, Development Code regulations, and the Industrial Area 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 City Planner. 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 Division 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 City Planner 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 City Planner 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 City Planner. For single family residential developments, transformers shall be placed in underground vaults. D. Shopping Centers 1. The Master Plan is approved in concept only. Future development for(each building pad/parcel) _/ /_ shall be subject to separate Development/Design Review process for Planning Commission approval. Modifications to the Shopping Center Master Plan shall be subject to Planning Commission approval. 2. 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 Division review and approval prior to the issuance of building permits. 3. Provide for the following design features in each trash enclosure, to the satisfaction of the City Planner: a. Architecturally integrated into the design of(the shopping center/the project). _/ /_ sc-1/19199 2 Project No. DR 99-04 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. 4. Graffiti shall be removed within 72 hours. / / 5. 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. 6. Signs shall be conveniently posted for"no overnight parking"and for"employee parking only." _/_/_ 7. 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 7 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. 8. 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 City Planner review and approval prior to the issuance of building permits. 9. All future building pads shall be seeded and irrigated for erosion control. Detailed plans shall be _/ /_ included in the landscape and irrigation plans to be submitted for Planning Division approval prior to the issuance of building permits. 10. 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. 11. All future projects within the shopping center shall be designed to be compatible and consistent _/_/_ with the architectural program established. 12. 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 City Planner prior to the issuance of building permits. sc-1119199 3 Project No. DR 99-04 Completion Date 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 Division. Such screening shall be architecturally integrated with the building design and constructed to the satisfaction of the City Planner. Details shall be included in building plans. 2. For commercial and industrial projects, paint roll-up doors and service doors to match main _/_/_ building colors. F. 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 City Planner, 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 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. 8. Bicycle storage spaces shall be provided in all commercial, office, industrial, and multifamily _/_/_ residential projects or 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 on 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. 9. 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. sc-1/19/99 4 • Project No. DR 99-04 Completion Date G. 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 City Planner review and approval prior to the issuance of building permits or prior final map approval in the case of a custom lot subdivision. 2. 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, sufficient to shade 50% of the parking area at solar noon on August 21. 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 less in vertical height and of 5:1 or greater slope, but less than 2:1 / /_ slope, shall be, at minimum, irrigated and landscaped with appropriate ground cover for erosion control. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 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. For multi-family residential and non-residential development, property owners are responsible / /_ for the continual maintenance of all landscaped areas on-site, as well as contiguous planted areas within the public right-of-way. All landscaped areas shall be kept free from weeds and debris and maintained in healthy and thriving condition, and shall receive regular pruning, fertilizing,mowing,and trimming. Any damaged,dead,diseased,or decaying plant material shall be replaced within 30 days from the date of damage. 8. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included / /_ in the required landscape plans and shall be subject to City Planner review and approval and coordinated for consistency with any parkway landscaping plan which may be required by the Engineering Division. 9. 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 Laurel Street. • 10. 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. 11. All walls shall be provided with decorative treatment. If located in public maintenance areas,the / /_ design shall be coordinated with the Engineering Division. SC-1/19/99 5 Project No. DR 99-04 Completion Date 12. Tree maintenance criteria shall be developed and submitted for City Planner review and approval / /_ prior to issuance of building permits. These criteria shall encourage the natural growth characteristics of the selected tree species. 13. Landscaping and irrigation shall be designed to conserve water through the principles of _/_/_ Xeriscape as defined in Chapter 19.16 of the Rancho Cucamonga Municipal Code. H. 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 Division prior to installation of any signs. 2. A Uniform Sign Program for this development shall be submitted for City Planner review and _/_/_ approval prior to issuance of building permits. • APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 477-2710, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: I. 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., DR 99-04). The applicant shall comply with the latest adopted Uniform Building Code, Uniform Mechanical Code, Uniform Plumbing Code, National Electric Code, Title 24 Accessibility requirements, and all other applicable codes, ordinances, and regulations in effect at the time of issuance of relative permits. Please contact the Building and Safety Division for copies of the Code Adoption Ordinance and applicable handouts. 2. Prior to issuance of building permits for a new commercial or industrial development or addition _/_/_ to an existing development, the applicant shall pay development fees at the established rate. Such fees may include, but are not limited to: Transportation Development Fee, Drainage Fee, School Fees, Permit and Plan Checking Fees. 3.s Street addresses shall be provided by the Building 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. J. New Structures 1. Provide compliance with the Uniform Building Code for the property line clearances considering / /_ use, area, and fire-resistiveness. 2. Provide compliance with the Uniform Building Code for required occupancy separation(s). / /_ 3. Roofing material shall be installed as for wind-resistant roof covering at wind velocity not less / /_ than 90 mph. 4. Plans for food preparation areas shall be approved by County of San Bernardino Environmental /_/_ Health Services prior to issuance of building permits. sc-vi9i99 6 Project No. DR 99-04 Completion Date K. Grading 1. Grading of the subject property shall be in accordance with the Uniform Building Code, City _/ /_ Grading Standards, and accepted grading practices. The final grading plan shall be in substantial conformance with the approved grading plan. 2. A soils report shall be prepared by a qualified engineer licensed by the State of California to _/_/_ perform such work. 3. The final grading plans shall be completed and approved prior to issuance of building permits. / /_ APPLICANT SHALL CONTACT THE ENGINEERING DIVISION,(909)477-2740,FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: L. Dedication and Vehicular Access 1. Reciprocal access easements shall be provided ensuring access to all parcels by CC&R's or by _/_/_ deeds and shall be recorded concurrently with the map or prior to the issuance of building permits, where no map is involved. 2. Easements for public sidewalks and/or street trees placed outside the public right-of-way shall _/ /_ be dedicated to the City. 3. Additional street right-of-way shall be dedicated along right turn lanes, to provide a minimum of _/_/_ 7 feet measured from the face of curbs. If curb adjacent sidewalk is used along the right turn lane, a parallel street tree maintenance easement shall be provided. M. Street Improvements 1. All public improvements(interior streets,drainage facilities,community trails,paseos,landscaped _/ /_ areas, etc.) shown on the plans and/or tentative map shall be constructed to City Standards. Interior street improvements shall include, but are not limited to, curb and gutter, AC pavement, drive approaches, sidewalks, street lights, and street trees. 2. Construct the following perimeter street improvements including, but not limited to: _/ /_ Curb& A.C. Side- Drive Street Street Comm Median Bike Other Street Name Gutter Pvmt walk Appr. Lights Trees Trail Island Trail Foothill Blvd. B C X X D F Laurel Street X E X F 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. (e) Reconstruct existing drive approach 35 feet wide. (f) Post R26 or R25(s) signs. 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 SC-1M9/99 7 Project No. DR 99-04 Completion Date 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 _/_/_ project along major 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 (at intersections) or 2-inch (along streets) 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 City Planner 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. 5. 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. 6. A permit shall be obtained from Caltrans for any work within the following right-of-way: Foothill / /_ Boulevard. N. 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. sc-1/19/99 8 Project No. DR 99-04 Completion Date O. Utilities 1. Provide separate utility services to each parcel including sanitary sewerage system,water, gas, _/_/_ electric power, telephone, and cable TV (all underground) in accordance with the Utility Standards. Easements shall be provided as required. 2. The developer shall be responsible for the relocation of existing utilities as necessary. _/_/_ 3. Water and sewer plans shall be designed and constructed to meet the requirements of the _/ /_ Cucamonga County Water District(CCWD),Rancho Cucamonga Fire Protection District,and the Environmental Health Department of the County of San Bernardino. A letter of compliance from the CCWD 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. APPLICANT SHALL CONTACT THE FIRE PREVENTION/NEW CONSTRUCTION UNIT,(909)477-2730, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: P. General Fire Protection Conditions 1. Mello Roos Community Facilities District requirements shall apply to this project. / /_ 2. Fire flow requirement shall be 3,000 gallons per minute. / /_ X _ a. A fire flow shall be conducted by the builder/developer and witnessed by fire / /_ department personnel prior to water plan approval. X b. For the purpose of final acceptance, an additional fire flow test of the on-site _/ /_ hydrants shall be conducted by the builder/developer and witnessed by fire department personnel after construction and prior to occupancy. 3. Fire hydrants are required. All required public or on-site fire hydrants shall be installed,flushed, _/ /_ and operable prior to delivery of any combustible building materials on site(i.e., lumber, roofing materials, etc.). Hydrants flushing shall be witnessed by fire department personnel. 4. Existing fire hydrant locations shall be provided prior to water plan approval. Required hydrants, _/ /_ if any, will be determined by the Fire District. Fire District standards require a 6-inch riser with a 4-inch and a 2-1/2-inch outlet. Substandard hydrants shall be upgraded to meet this standard. Contact the Fire Safety Division for specifications on approved brands and model numbers. 5. Prior to the issuance of building permits for combustible construction, evidence shall be _/_/_ submitted to the Fire District that an approved temporary water supply for fire protection is available, pending completion of the required fire protection system. 6. Hydrant reflective markers(blue dots)shall be required for all hydrants and installed prior to final _/ /_ inspection. 7. An automatic fire extinguishing system(s)will be required as noted below: X Per Rancho Cucamonga Fire Protection District Ordinance 15. / /_ SC-1/19/99 9 Project No. DR 99-04 Completion Date Note: Special sprinkler densities are required for such hazardous operations as woodworking, plastics manufacturing, spray painting, flammable liquids storage, high piled stock, etc. Contact the Fire Safety Division to determine if the sprinkler system is adequate for proposed operations. 8. Sprinkler system monitoring shall be installed and operational immediately upon completion of _/_/_ sprinkler system. 9. A fire alarm system(s) shall be required as noted below: X Per Rancho Cucamonga Fire Protection District Ordinance 15. _/_/_ X California Code Regulations Title 24. / /_ 10. Roadways within project shall comply with the Fire District's fire lane standards, as noted: / /_ X All roadways per Rancho Cucamonga Fire Protection District Ordinance 22. / /_ 11. Fire department access shall be amended to facilitate emergency apparatus. _/_/_ 12. Emergency access,a minimum of 26 feet wide, shall be provided,and maintained free and clear / /_ of obstructions at all times during construction, in accordance with Fire District requirements. 13. All trees and shrubs planted in any median shall be kept trimmed to a minimum of 14 feet, /_/_ 6 inches from the ground up, so as not to impede fire apparatus. 14. A building directory shall be required, as noted below: X Standard Directory in main lobby. / /_ 15. A Knox rapid entry key vault shall be installed prior to final inspection. Proof of purchase shall _/_/_ be submitted prior to final building plan approval. Contact the Fire Safety Division for specific details and ordering information. 16. $677.00 Fire District fee(s), and a $1 per "plan page" microfilm fee will be due to the Rancho _/_/_ Cucamonga Fire Protection District prior to Building and Safety permit issuance. ** A Fire District fee in the amount of$132.00 shall be paid at the time of Water Plan submittal. **Note: Separate plan check fees for fire protection systems(sprinklers, hood systems, alarms, etc.) and/or any consultant reviews will be assessed upon submittal of plans. 17. Plans shall be submitted and approved prior to construction in accordance with 1994 UBC, UFC, _/_/_ UPC, UMC, NEC, and RCFD Standards 22 and 15. APPLICANT SHALL CONTACT THE POLICE DEPARTMENT,(909)477-2800,FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: Q. 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. sc-1/19/99 10 Project No. DR 99-04 Completion Date 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 in vandal-resistant fixtures. _/_/_ R. Security Hardware 1. A secondary locking device shall be installed on all sliding glass doors. / /_ 2. All roof openings giving access to the building shall be secured with either iron bars, metal gates, _/_/_ or alarmed. S. Security Fencing 1. When utilizing security gates,a Knox box sub-master system security device shall be used since / /_ fire and law enforcement can access these devices. T. 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. 2. Store front windows shall be visible to passing pedestrians and traffic. _/_/_ U. Building Numbering 1. Numbers and the backgrounds shall be of contrasting color and shall be reflective for nighttime _/_/_ visibility. sc-1/19/99 11