HomeMy WebLinkAbout14-05 - ResolutionsRESOLUTION NO. 14-05
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT
REVIEW DRC2008-00909, A PROPOSAL TO DEMOLISH AN EXISTING
VETERINARIAN OFFICE AND CONSTRUCT A NEW VETERINARIAN
OFFICE AND COMMERCIAL RETAIL BUILDING ON A PROPERTY OF
25,705 SQUARE FEET IN THE GENERAL COMMERCIAL (GC) DISTRICT
LOCATED AT 7289 AMETHYST AVENUE; THE PROPOSAL INCLUDES
INCORPORATING AN EXISTING RESIDENCE TO THE NORTH OF THE
SITE AT 7271 AMETHYST AVENUE AS PART OF THE PROJECT; AND
MAKING FINDINGS IN SUPPORT THEREOF —APNS: 0202-161-10, -11,
AND -20.
A. Recitals.
1. Nassef Eskander, on behalf of Alta Loma Animal Hospital, filed an application for the
approval of Development Review DRC2008-00909 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 22nd day of January 2014 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 January 22, 2014, including written and oral staff reports,
together with public testimony, this Commission hereby specifically finds as follows:
a. The application applies to a project site located at the northeast corner of the
intersection of Base Line Road and Amethyst Avenue;
b. The project site is comprised of three (3) parcels with a combined area of 25,705 (0.59 -
acre) with overall dimensions of about 158 feet (north -south) and about 165 feet (east -west);
c. The project site is developed with four (4) structures. Two (2) buildings of 2,308 and 760
square feet are generally located at the south side of the project site and are occupied by the Alta Loma
Animal Hospital (addressed as 7289 Amethyst Avenue). The other two (2) buildings are a single-family
residence of 745 square feet and a garage of 201 square feet, and are generally located at the northwest
corner of the project site;
d. The single-family residence (addressed as 7271 Amethyst Avenue and known as the
Bennett House) is a potential local landmark per the City s Local Inventory of Historic Resources;
PLANNING COMMISSION RESOLUTION NO. 14-05
DEVELOPMENT REVIEW DRC2008-00909 — NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 2
e. The majority of the site in the vicinity of the buildings used by the veterinary hospital is
paved with asphalt. Vegetation on-site is limited to low grasses and a few trees;
f. To the north are single-family residences while to the south, across Base Line Road, is a
senior assisted living facility operated by Sunrise Senior Living. To the west, across Amethyst Avenue, is
a commercial/office building and a single-family residence. The property to the east is vacant;
g. The zoning of the project site and the properties to the east, west, and north is General
Commercial (GC) District. All of the aforementioned residences are classified as "legal, non -conforming"
structures as they are within a commercial zone. The zoning of the properties to the south is
Office/Professional(OP) District;
h. The applicant, on behalf of Alta Loma Animal Hospital, proposes to demolish the two (2)
buildings (Buildings 1 and 2) that are currently occupied by the veterinarian hospital and construct one
new building of 5,710 square feet in its place;
i. The architecture of the proposed building reflects the direction provided by the Planning
Commission during the Pre -Application Review Workshop held on March 8, 2008. The proposed building
will be of wood -frame construction and will be similar in appearance to the buildings in the general area
including the single-family residences and the assisted living facility across the street;
j. The parking requirement for the project is thirty-one (31) parking stalls. Due to the
presence of the existing, single-family residence at the northwest corner of the project site (which is
a potential local landmark) and the size and overall dimensions of the project site, the applicant is
only proposing twenty-four (24) parking stalls. The applicant has submitted a request for a Minor
Exception (related file: DRC2009-00360) for a 25 percent reduction in the number of parking stalls
that are necessary to fulfill the parking requirement for this project;
k. Following the demolition of Buildings 1, 2, and 4, and the construction of the new
building, the total building floor area, including the single-family residence, will be 6,455 square feet
and the FAR will be 25 percent (6,455/25,705 = 0.25). Per Chapter 2, Figure LU -2 Land Use Plan of
the General Plan, the maximum Floor Area Ratio (FAR) in the General Commercial (GC) land use
category is 25 - 35 percent;
I. This application is in conjunction with Minor Exception DRC2008-00360 and
Uniform Sign Program DRC2009-00697.
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 in accord with the General Plan, the objectives of the
Development Code, and the purposes of the district in which the site is located. The proposal is to
demolish the two (2) buildings that are currently occupied by the veterinarian hospital and construct one
new building of 5,710 square feet in its place. The veterinary hospital that occupies the two buildings
will be relocated into the new building. The underlying General Plan designation is General
Commercial.
PLANNING COMMISSION RESOLUTION NO. 14-05
DEVELOPMENT REVIEW DRC2008-00909 — NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 3
b. The proposed project, 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. The project site is currently developed with four (4) structures; two (2) of
buildings are occupied by the Alta Loma Animal Hospital. These buildings will be demolished and a new
building will be constructed in their place. The veterinary hospital will be relocated into the new
building. The proposed uses are consistent with the land uses within the vicinity where the project
site located and the expectations of the community. The zoning of the project site and the properties to
the east, west, and north is General Commercial (GC) District. The zoning of the properties to the south
is Office/Professional (OP) District;
C. The proposed project complies with each of the applicable provisions of the
Development Code except parking. The applicant has submitted a Minor Exception request for
consideration by the Planning Commission. The proposed project, otherwise, meets all standards
outlined in the Development Code and the design and development standards and policies of the
Planning Commission and the City.
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 2 exemption under State CEQA Guidelines Section 15302 - Replacement
or Reconstruction - as the proposal is to demolish an existing veterinary hospital of 3,068 square feet and
construct a new veterinary hospital of 4,815 square feet with 895 square feet of retail space. There is no
substantial evidence that the project may have a significant effect on the environment.
5. Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3, and 4 above,
this Commission hereby approves the application subject to each and every condition set forth
below and in the attached standard conditions incorporated herein by this reference.
Plannina Deoartment
1) Approval is for the demolition of an existing veterinarian office and
construction of a new veterinarian office and commercial retail building
on a property of 25,705 square feet in the General Commercial (GC)
District located at 7289 Amethyst Avenue; APNs: 0202-161-10, -11,
AND -20.
2) Proposed land uses requiring a Conditional Use Permit as identified in
Table 17.30.030-1 of the Development Code, shall require a separate
review and approval by the Planning Manager and/or Planning
Commission prior to submittal of documents for plan check, issuance
of a Business License, and building occupancy.
3) Approval of this request shall not waive compliance with any sections
of the Development Code, State Fire Marshal's regulations, Uniform
Building Code, or any other City Ordinances.
4) An easement in favor of the property owner of the adjacent, vacant
property to the east (APN: 0202-161-09) to allow use of the drive aisle
along the north side of the new building in order to allow access to
Amethyst Avenue shall be provided. Documents for this easement
shall be submitted for review by the City and the easement recorded
PLANNING COMMISSION RESOLUTION NO. 14-05
DEVELOPMENT REVIEW DRC2008-00909 — NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 4
with the County of San Bernardino (and other agencies/entities as may
be required) prior to the issuance of grading and building permits.
5) Downspouts shall not be visible from the exterior on any elevations of
the building. All downspouts shall be routed through the interior of the
building walls.
6) The output surface (face) of all lamp heads on wall -mounted light
fixtures and the light standards shall be parallel to the ground in order
to eliminate glare and minimize lighting on adjacent properties. The
maximum height of light standards, including the base, measured from
the finished surface is 15 feet.
7) The color scheme of the new building and the house (that will be
converted to an office) shall match. This includes the color of the wood
siding, the fascia boards, exposed rafters, beams, and the roofing tile.
8) The fenestration selections (doors and windows) shall be modified to
reflect authentic Craftsman style architecture.
9) Wherever river rock is proposed it shall be real river rock and not a
manufactured veneer.
10) Trees shall be planted in areas of public view adjacent to and along the
structure at an equivalent of one tree per 30 linear feet of building. In
addition, two trees shall be provided along the east side of the building.
11) Provide more elaborate, decorative ground cover and shrubs at the
southwest corner of the site, near the intersection of Base Line Road
and Amethyst Avenue. Landscape plans shall be subject to Planning
Manager review and approval prior to issuance of Building Permits.
12) Provide wood siding instead of decorative tile features on either side of
the west entrance to the retail space.
13) New walls, including retaining walls, shall be constructed of decorative
masonry block such as slumpstone or stackstone or poured in-place
concrete with design elements incorporated to match the buildings.
14) All wrought iron fences and sliding gates shall be painted black or a
similarly dark color.
15) The vehicle entrance at Amethyst Avenue shall have decorative
paving. This paving shall be behind the public right-of-way and shall
extend from the front property line to the setback line and have a width
equal to that of the driveway. The final design of the enhanced
pavement including, but not limited to, concrete color and geometric
dimensions, shall be subject to Planning Manager review and approval.
PLANNING COMMISSION RESOLUTION NO. 14-05
DEVELOPMENT REVIEW DRC2008-00909 NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 5
16) All ground -mounted equipmentand utility boxes including transformers,
back-flow devices, etc. shall be screened by a minimum of two rows of
shrubs spaced a minimum of 18 inches on center. This equipment
shall be painted dark green.
17) All Double Detector Checks (DDC) and Fire Department Connections
(FDC) shall be screened on three sides behind a 4 -foot metal mesh
fence. The equipment shall be painted dark green.
18) All doors (roll -up, dock doors, emergency access) shall be painted to
match the color of the adjacent wall.
19) The trash enclosure shall be constructed per City standard. The
design of the trash enclosure shall incorporate the materials, finish,
color, and trim used on the buildings.
20) All Conditions of Approval for Minor Exception DRC2009-00360 and
Uniform Sign Program DRC2009-00697 shall apply. .
Engineering Department
1) Development Impact Fees due Prior to Building Permit Issuance
(subject to change / periodic increases).
2) Lot Merger of parcels # 0202-161-11, 0202-161-10 & 0202-161-20 to
be recorded prior to building permit issuance.
3) Vacate 10 feet of existing Base Line Frontage right-of-way prior to
building permit issuance.
4) Reserve / provide joint access easement in favor of the property to the
east (APN 0202-161-09) prior to building permit issuance.
5) Provide no stopping any time signs on Amethyst from Base Line to the
site drive approach.
Building and Safety Department — Grading
1) Grading of the subject property shall be in accordance with current
adopted California Building Code, City Grading Standards, and
accepted grading practices. The Grading and Drainage Plan(s) shall be
in substantial conformance with the approved conceptual Grading and
Drainage Plan.
2) A soils report shall be prepared by a qualified Engineer licensed by the
State of California to perform such work. Two copies will be provided at
grading and drainage plan submittal for review. Plans shall implement
design recommendations per said report.
PLANNING COMMISSION RESOLUTION NO. 14-05
DEVELOPMENT REVIEW DRC2008-00909 — NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 6
3) A geologic report shall be prepared by a qualified Engineer or
Engineering Geologist and submitted at the time of application for
Grading and Drainage Plan review.
4) The final Grading and Drainage 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 and Drainage 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 and Drainage Plan shall be
prepared, stamped, and wet signed by a California licensed Civil
Engineer.
6) The applicant shall comply with the City of Rancho Cucamonga Dust
Control Measures and place a .dust control sign on the project site
prior to the issuance of a grading permit.
7) If a Rough Grading and Drainage Plan/Permit are submitted to the
Building and Safety Official for review, that plan shall be a separate
plan/permit from Precise Grading and Drainage Plan/Permit.
8) A drainage study showing a 1 00 -year, AMC 3 design storm event for
on-site drainage shall be prepared and submitted to the Building and
Safety Official for review and approval for on-site storm waterdrainage
prior to issuance of a grading permit. All reports shall be wet signed
and sealed by the Engineer of Record.
9) It shall be the responsibility of the applicant to acquire any required off-
site drainage easements prior to the issuance of a grading permit.
10) It shall be the responsibility of.the applicant to acquire any required off-
site drainage acceptance letter(s) from adjacent downstream property
owner(s) or discharge flows in a natural condition (concentrated flows
are not accepted) & shall provide the Building and Safety Official a
drainage study showing the proposed flows do not exceed the existing
flows prior to the issuance of a grading permit.
11) It shall be the responsibility of the applicant to obtain written permission
from the adjacent property owner(s) to construct wall on property line or
provide a detail(s) showing the perimeter wall(s) to be constructed
offset from the property line.
12) The Final Grading and Drainage Plan shall show the accessibility path
from the public right of way and the accessibility parking stalls to the
building doors in conformance with the current adopted California
Building Code. All accessibility ramps shall show sufficient detail
PLANNING COMMISSION RESOLUTION NO. 14-05
DEVELOPMENT REVIEW DRC2008-00909 — NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 7
including gradients, elevations and dimensions and comply with the
current adopted California Building Code.
13) The Grading and Drainage Plan shall Implement City Standards foron-
site construction where possible, and provide details for all work not
covered by City Standard Drawings.
14) All slopes shall be a minimum 2 -foot offset from the public right of way
or adjacent private property.
15) Private sewer, water and storm drain improvements will be designed
per the, latest adopted California Plumbing Code.
16) The maximum parking stall gradient is 5%. Accessibility parking stall
grades shall be constructed per the, current adopted California Building
Code.
17) Roof storm water is not permitted to flow over the public parkway and
shall be directed to an under parkway culvert per City of Rancho
Cucamonga requirements prior to issuance of a grading permit.
18) The final grading and drainage plan shall show existing topography a
minimum of 100- feet north of the project boundary.
19) The applicant shall provide a grading agreement and grading bond for
all cut and fill combined exceeding 5,000 cubic yards prior to issuance
of a grading permit. The grading agreement and bond shall be
approved by the Building and Safety Official.
20) The precise grading and drainage plan shall follow the format provided
in the City of Rancho Cucamonga handout "Information for Grading
Plans and Permit".
21) Prior to the issuance of the Certificate of Occupancy the engineer of
record shall certify the functionality of the storm water quality
management plan (WQMP) best management practices (BMP)
devices.
22) In all applicable sections shown on the Grading and Drainage Plan, call
out the height on both sides of the wall and draw the section to scale.
Note which side of the wall is the project side.
23) The applicant shall provide a copy of EPA Form 7520-16 (Inventory of
Injection Wells) with the Facility ID Number assigned to the Building
and Safety Official prior to issuance of the grading permit.
24) An HCOC exists for the downstream receiving water. The downstream
receiving water (Mill Creek, Prado Area) is experiencing significant
degradation of its banks. The project must implement a volume -based
treatment control BMP (retention/detention facility) on each lot. The
PLANNING COMMISSION RESOLUTION NO. 14-05
DEVELOPMENT REVIEW DRC2008-00909 — NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 8
Storm Water Quality Management Plan and the grading plan must
contain an appropriate volume based BMP prior to the issuance of a
grading permit.
25) If more than 5,000 square feet of combined asphalt concrete and PCC
parking and driveway surface area are removed, a Water Quality
Management Plan (WQMP) will be required for this project. Contact the
Building and Safety Department for additional direction/information.
26) Prior to removing fences or walls along common lot lines and prior to
constructing walls along common lot lines the applicant shall provide a
letter from the adjacent property owner(s) allowing work on the
adjacent property.
27) Prior to the issuance of a grading permit a Water Quality Management
Plan shall be submitted for review and approval by the Building and
Safety Official and the City of Rancho Cucamonga's "Agreement of
Storm Water Quality Management Plan" and the applicant shall obtain
a Waste Discharge Identification Number(WDID).
28) All roof drainage flowing to the public right of way (Baseline Avenue)
must drain under the sidewalk through a parkway culvert approved by
the Engineering Department.
29) The precise grading and drainage plan shall show the existing
topography extending 100 -feet north of and east of the respective
property lines.
30) The precise grading and drainage plan submittal package must include
a site demolition phasing plan and a site construction phasing plan for
review and approval by the Building and Safety Official. In addition the
plan submittal package must also include an "Ease Site Access" plan.
31) Prior to issuance of a grading permit, the precise grading and drainage
plan must show all upstream off-site storm water flows have been
accepted through the proposed block wall and properly conveyed to a
downstream drainage facility.
Fire Construction Services
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.
PLANNING COMMISSION RESOLUTION NO. 14-05
DEVELOPMENT REVIEW DRC2008-00909 — NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 9
b. The preferred locations for fire hydrants are:
• At the entrance(s) to a commercial, industrial or residential
project from the public roadways. At intersections.
• On the right side of the street, whenever practical and possible.
• As required by the Fire Safety Division to meet operational
needs of the Fire District.
• 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
1) 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, 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) Fire protection water 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.
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
5) 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.
PLANNING COMMISSION RESOLUTION NO. 14-05
DEVELOPMENT REVIEW DRC2008-00909 — NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 10
FSC -4 Requirements for Automatic Fire Sprinkler Systems
6) Automatic fire sprinklers shall be installed in buildings as required by
the2007 California Fire Code and the Rancho Cucamonga Fire
Protection District Ordinance FD46 and/or any other applicable
standards require an approved automatic fire sprinkler system to be
installed.
FSC -5 Fire Alarm System & Sprinkler Monitoring
7) The 2007 California Building Code, the RCFPD Fire Alarm Standard,
Ordinance FD46 and/or the 2007 California Fire Code require fire
sprinkler systems to be monitoring by Central Station sprinkler
monitoring system. A manual and or automatic fire alarm system fire
may also be required based on the use and occupancy of the building.
Plan check approval and a building permit are required prior to the
installation of a fire alarm or a sprinkler monitoring system. Plans and
specifications shall be submitted to Fire Construction Services in
accordance with RCFPD Fire Alarm Standard.
FSC -6 Fire District Site Access
1) 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 Department
Access Roadways Standard.
2) Location of Access: All portions of the structures 1s' 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.
3) Specifications for private Fire District access roadways per the
RCFPD Standards are:
a. The minimum unobstructed width is 26 -feet.
b. The maximum inside tum radius shall be 24 -feet.
c. The minimum outside turn radius shall be 50 -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.
PLANNING COMMISSION RESOLUTION NO. 14-05
DEVELOPMENT REVIEW DRC2008-00909 — NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 11
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%.
i. Support a minimum load of 70,000 pounds gross vehicle weight
(GVW).
j. 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.
4) 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.
b. In buildings with high -piled storage access doors shall be provided
in each 100 lineal feet or major 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.
5) Access Walkways: Hardscaped access walkways shall be provided
from the fire apparatus access road to all required building exterior
openings.
6) Commercial/Industrial Gates: Any gate installed across a Fire
Department access road shall be in accordance with Fire District
Standard. 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. The lock must
be purchased at the_Fire Administration Office.
PLANNING COMMISSION RESOLUTION NO. 14-05
DEVELOPMENT REVIEW DRC2008-00909 — NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 12
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.
7) 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.
8) 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.
9) 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.
PLANNING COMMISSION RESOLUTION NO. 14-05
DEVELOPMENT REVIEW DRC2008-00909 — NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 13
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 Appendix A.
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.
• Compressed Gases
• Dry Cleaning Plants
• Tents, Canopies and/or Air Supported Structures
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 2007 California Building,
Fire, Mechanical, Plumbing, Electrical Codes, RCFPD Ordinances
FD46and other implemented and/or adopted standards.
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:
1. 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
PLANNING COMMISSION RESOLUTION NO. 14-05
DEVELOPMENT REVIEW DRC2008-00909 — NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 14
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. 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.
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. 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
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:
PLANNING COMMISSION RESOLUTION NO. 14-05
DEVELOPMENT REVIEW DRC2008-00909 — NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 15
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.
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.
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
in accordance with RCFPD Standards 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
PLANNING COMMISSION RESOLUTION NO. 14-05
DEVELOPMENT REVIEW DRC2008-00909 – NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 16
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 in accordance to the appropriate RCFPD addressing
Standard.
10. Hazardous Materials: The applicant must 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, a 8 ''/2" x 11" or 11" x 17" site plan of the site in
accordance with RCFPD Standard 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.
The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 22ND DAY OF JANUARY 2014.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
i
11
BY: v�h,�(—.
Frances Howdyshell, Chairman
ATTEST:
I, Candyce Burnett, Secr6tary 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 22nd day of January 2014, by the following vote -to -wit:
PLANNING COMMISSION RESOLUTION NO. 14-05
DEVELOPMENT REVIEW DRC2008-00909 — NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 17
AYES: COMMISSIONERS: FLETCHER, HOWDYSHELL, OAXACA, WIMBERLY
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: MUNOZ
ABSTAIN: COMMISSIONERS: NONE
COMMUNITY DEVELOPMENT
DEPARTMENT
STANDARD CONDITIONS
PROJECT #: DRC2008-00909
SUBJECT: DEVELOPMENT REVIEW
APPLICANT: NASSEF ESKANDER FOR ALTA LOMA ANIMAL HOSPITAL
7289 AMETHYST AVENUE/7271 AMETHYST AVENUE
LOCATION: APN: 0202-161-10, -11, AND -20
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
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.
Completion Date
Copies of the signed Planning Commission Resolution of Approval No. 14.05 or Approval —/—/—
Letter, 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.
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. 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 Manager hearing.
a) Notice of Exemption - $50 X
Project No. DRC2008-00909
Completion Date
B. Time Limits
1.
Any approval shall expire if Building Permits are not issued or approved use has not
commenced within 5 years from the date of approval or a time extension has been granted.
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 the 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 Manager.
3.
Occupancy of the facilities shall not commence until such time as all California 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
Services Department to show compliance. The buildings shall be inspected for compliance
and final acceptance granted prior to occupancy.
4.
Revised Site Plans and building elevations incorporating all Conditions of Approval shall be
submitted for Planning Manager 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, Specific Plans and/or
Master Plans in effect at the time of Building Permit issuance.
7.
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
Manager. For single-family residential developments, transformers shall be placed in
underground vaults.
8.
All building numbers and individual units shall be identified in a clear and concise manner,
including proper illumination and in conformance with Building and Safety Services
Department standards, the Municipal Code and the Rancho Cucamonga Fire Department
(RCFD) Standards.
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 owners at least 30 days prior to the removal of any existing walls/fences
along the project perimeter.
D. SHOPPING
CENTERS
Provide for the following design features in each trash enclosure, to the satisfaction of the
Planning Manager:
a. Architecturally integrated into the design of (the shopping center/the project).
D RC2008-00909StdCond. doc
Project No. DRC2008-00909
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.
2. Graffiti shall be removed within 72 hours.
3. 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.
4. Signs shall be conveniently posted for "no overnight parking" and for "employee parking
only."
5. 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 65 dB during the hours of 10 p.m. until 7 a.m. and 70 d6 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.
E. Building Design
1. All roof appurtenances, including air conditioners and other roof mounted equipment and/or
projections shall be screened from all sides and the sound shall be 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 Manager. Any roof -mounted mechanical equipment and/or ductwork, that projects
vertically more than 18 inches above the roof or roof parapet, shall be screened by an
architecturally designed enclosure which exhibits a permanent nature with the building
design and is detailed consistent with the building. Any roof -mounted mechanical equipment
and/or ductwork, that projects vertically less than 18 inches above the roof or roof parapet
shall be painted consistent with the color scheme of the building. 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 17 feet long with a required 1 -foot overhang (e.g.,
over a curb stop).
DRC2008-00909StdCond.doc 3
Project No. DRC2008-00909
Completion Date
2. All parking lot landscape islands shall have a minimum outside dimension of 6 feet.
3. All parking spaces shall be double striped per City standards and all driveway aisles,
entrances, and exits shall be striped per City standards.
G. Trip Reduction
1. Bicycle storage spaces shall be provided at a rate equivalent to 5 percent of all required
motorized vehicle parking, with a minimum of one rack with a capacity for two bicycles.
2. Category 5 telephone cable or fiber optic cable shall be provided for office buildings and
other non-residential development.
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 Manager review and approval prior to the
issuance of Building Permits for the development or prior final map approval in the case of a
custom lot subdivision. For development occurring in the Very High Fire Hazard Severity
Zone, the landscape plans will also be reviewed by Fire Construction Services.
2. Existing trees required to be preserved in place shall be protected with a construction barrier
in accordance with the Development Code Section 17.80.050, 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. A minimum of 20 percent of trees planted within industrial projects, and a minimum of 30
percent within commercial and office projects, shall be specimen size trees - 24 -inch box or
larger.
4. Within parking lots, trees shall be planted at a rate of one 15 -gallon tree for every three
parking stalls.
5. 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.
6. All walls shall be provided with decorative treatment. If located in public maintenance areas,
the design shall be coordinated with the Engineering Services Department.
7. Landscaping and irrigation shall be designed to conserve water through the principles of
water efficient landscaping per Development Code Chapter 17.82,
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.
DRC2008-00909StdCond.doc 4
Project No.
Completion Date
J. 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 Manager review and approval
prior to the issuance of Building Permits.
2. The applicant shall comply with all Santa Ana Regional Water Quality Board and Federal
EPA water requirements.
APPLICANT SHALL CONTACT THE BUILDING AND SAFETY SERVICES DEPARTMENT,
(909) 477-2710, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
NOTE: ANY REVISIONS MAY VOID THESE REQUIREMENTS AND NECESSITATE ADDITIONAL
REVIEW(S).
K. Building and Safety Industrial and Commercial Standard Conditions
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., DRC2008-00909) clearly identified on the
outside of all plans
2. Submit two sets of structural calculations, two sets of 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 Services Department
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., DRC2008-00909). 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
Services Department for availability of the Code Adoption Ordinance and applicable
handouts.
DRC2008-00909StdCond.doc 5
L
Project No. DRC2008-00909
Completion Date
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, Construction and Demolition
Diversion Program deposit and fees and School Fees. The applicant shall provide a copy of
the school fees receipt to the Building and Safety Services 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.
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 public _/_/
counter).
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 in accordance with CBC.
4. Exterior walls shall be constructed of the required fire rating in accordance with CBC .
5. Openings in exterior walls shall be protected in accordance with CBC.
6. Upon plan check submittal, additional requirements may be needed.
Grading
1. Grading of the subject property shall be in accordance with current adopted California
Building Code, City Grading Standards, and accepted grading practices. The grading and
drainage plan(s) shall be in substantial conformance with the approved conceptual grading
and drainage plan.
2. A soils report shall be prepared by a qualified engineer licensed by the State of California to
perform such work. Two copies will be provided at grading and drainage plan submittal for
review. Plans shall implement design recommendations per said report.
3. A geologic report shall be prepared by a qualified engineer or engineering geologist and
submitted at the time of application for Grading and Drainage Plan review.
4. The final Grading and Drainage 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 and 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 and Drainage Plan shall be prepared,
stamped, and wet signed by a California licensed Civil Engineer.
D RC2008-00909StdCond. doc
Project No. DRC2008-00909
Completion Date
THE APPLICANT SHALL CONTACT THE ENGINEERING SERVICES DEPARTMENT, (909)
477-2740, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
M. Dedication and Vehicular Access
1. Corner property line cutoffs shall be dedicated per City Standards.
N. Street Improvements
1. All public improvements shall be constructed to City Standards.
2. Construct the following perimeter street improvements including, but not limited to:
Notes: (a) Comply with the City "Major Arterial' standards, (b) Relocate Ex. Traffic signal(s),
signing and striping; (c) Remove and replace.
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 Engineering Services Department 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 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.
DRC2008-00909StdCond.doc 7
Street Name
Curb 8
Gutter
A.C.
Pvmt
Side- Drive
walk Appr.
Street
Lights
Street
Trees
(a)
(b)
Base Line Road
X
X
X
X
X
X
X
Amethyst Avenue
X
X
X
Notes: (a) Comply with the City "Major Arterial' standards, (b) Relocate Ex. Traffic signal(s),
signing and striping; (c) Remove and replace.
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 Engineering Services Department 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 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.
DRC2008-00909StdCond.doc 7
Project No. DRC2008-00909
Completion Date
4. Install street trees per City street tree design guidelines and standards as follows: —/—/
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 Services
Department.
4) Any private landscape plans that show street trees: "All improvements within the public —/—/—
right-of-way, including street trees, shall be installed per the public improvements plans."
If there is a discrepancy between the public and private plans, the street improvement
plans will govern.
O. Public Maintenance Areas
A signed consent and waiver form to join and/or form the appropriate Landscape and —/—/—
Lighting Districts shall be filed with the Engineering Services Department prior to final map
approval or issuance of Building Permits whichever occurs first. Formation costs shall be
borne by the developer.
P. Utilities
The developer shall be responsible for the relocation of existing utilities as necessary. —/—/—
Q. General Requirements and Approvals
1. The separate parcels contained within the project boundaries shall be legally combined into —/—/—
one parcel prior to issuance of Building Permits.
2. A non-refundable deposit shall be paid to the City, covering the estimated operating costs for —/—/—
all new street lights for the first 6 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 percent 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 Services Department when the first
Building Permit application is submitted to the Building and Safety Services Department.
Form CD -2 shall be submitted to the Engineering Services 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
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. The lighting shall be consistent around
the entire development.
3. The lighting in exterior areas shall be in vandal -resistant fixtures. —/—/—
DRC 2008-00909 Std Co n d. d oc
Project No. DRC2008-00909
Completion Date
S. Building Numbering
1. Numbers and the backgrounds shall be of contrasting color and shall be reflective for
nighttime visibility.
visibility.
D RC2008-00909Std Cond. d oc