HomeMy WebLinkAbout1995/04/12 - Agenda Packet CITY OF RANCHO CUCAMONGA
PLANNING COMMISSION
AGENDA
WEDNESDAY APRIL 12, 1995 7:00 P.M.
RANCHO CUCAiMONGA CIVIC CENTER
COUNCIL CHAMBER
10500 CIVIC CENTER DRIVE
RANCHO CUCAMONGA, CALIFORNIA
I. Pledge of Allegiance
II. Roll Call
Chairman Barker Commissioner Melther __
Vice Chairman McNiel __ Commissioner Tolstoy
Commissioner Lumpp
III. Announcements
IV. Approval of Minutes
February 8, 1995
February 22, 1995
March 8, 1995
March 22, 1995, Adjourned Meeting
V. Public Hearings
The following items are public hearings in which concerned individuals may voice
their opinion of the related project. Please wait to be recognized by the Chairman and
address the Commission by stating your name and address. All such opinions shall be
limited to 5 minutes per individual for each project. Please sign in after speaking.
A. VARIANCE 95-01 - MESTER - A request to waive the required parking for a
second dwelling unit in the Very Low Residential designation (less than 2
dwelling units per acre), located at 8455 Hillside Road - APN: 1061-701-10.
B. ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT
95-06 - APPLEBEE'S - A request to construct a 4,880 square foot restaurant and
bar on 1.28 acres of land located on the southeast comer of Foothill Boulevard
and Aspen Avenue in the Industrial Park District (Subarea 7) of the Industrial
Area Specific Plan - APN: 208-352-09. Related File: Preliminary Application
Review 93-03.
VL Public Comments
This is the time andplace for the general public to address the Commission. Items to
be discussed here are those which do not already appear on this agenda.
VII. Commission Business
VIII. Adjournment
The Planning Commission has adopted Administrative Regulations that set an
11 .'00 P.3/I adjournment time. If items go beyond that time, they shall be heard only
with the consent of the Commission.
This meeting will adjourn to a Workshop immediately following in the DeAnza Room
regarding Conditional Use Permit 94-26.
1, Gail Sanchez, Planning Commission Secretary of the City of Rancho Cucamonga,
hereby certia52 that a true, accurate copy of the foregoing agenda was posted on
April 6, 1995, at least 72 hours prior to the meeting per Government Code Section
54954.2 at 10500 Civic Center Drive, Rancho Cucamonga.
VICINITY MAP
CITY HALL
CITY OF
RANCHO CUCAMONGA
CITY OF RANCHO CUCAMONGA ~
STAFF REPORT
DATE: April 12, 1995
TO: Chairman and Members of the Planning Commission
FROM: Brad Buller, City Planner
BY: Scott Murphy, AICP, Associate Planner
SUBJECT: VARIANCE 95-01 - MESTER - A request to waive the required parking for a
second dwelling unit in the Very Low Residential designation (less than 2 dwelling
units per acre), located at 8455 Hillside Road - APN: 1061-701-10.
PROJECT AND SITE DESCRIPTION:
A. ~jlf~]i~l~i~: The site is currently developed with a single family residence with
attached two-car garage. The rear yard contains a swimming pool and several mature trees.
Number of Number of
Type Spaces Spaces
of Use Reauired Provided
Single family residence 2 spaces within a garage 2 spaces within a garage
Second dwelling unit 2 spaces within a garage 0
Total 4 spaces within a garage 2 spaces within a garage
ANALYSIS:
A. li le ul ins: Under the Development Code, second dwelling units are allowed
subject to review and approval of a Conditional Use Permit. The second dwelling unit,
however, must meet certain criteria:
1. The unit may not exceed 1,200 square feet of living area.
PLANNING COMMISSION STAFF REPORT
VAR 95-01 - MESTER
April 12, 1995
Page 2
2. Covered parking must be provided consistent with a single family dwelling unit. A total
of four parking spaces within a garage must be provided - two for the main residence and
two for the second dwelling unit, except temporary removable structures must only
provide one open off-street parking space.
3. The second dwelling unit must meet all applicable setback and height requirements.
4. The second dwelling unit must comply with all lot coverage requirements.
5. The second dwelling unit may be attached to the main residence or detached.
6. The sole occupants must be 62 years of age or over.
B. General: The applicant is proposing to construct a 1,058 square foot second dwelling unit
within the mar portion of the lot. The single-story unit is designed as a two-bedroom, two-bath
structure with a living room, dining area, kitchen, laundry room, and enclosed entry patio (see
Exhibit "C"). No additional garage parking spaces are being provided with the application
other than the two-car garage for the main residence. The unit would be used by the applicant's
in-laws who are 71 and 73 years of age. Neither of the occupants own or drive an automobile.
C. Design Review Committee: Second dwelling units are accessory structures and are not
typically reviewed by the Design Review Committee.
D. Environmental Assessment: Pursuant to the Califomia Environmental Quality Act (CEQA),
the application is categorically exempt under Section 15303, new construction of small
structures.
FACYS FOR FINNDING:
In order for the Planning Commission to approve the Variance request, the Planning Commission
must make all five findings to support the Variance. Facts to support each of the following findings
must be made:
1. That strict or literal interpretation and enforcement of the specified regulation would result in
practical difficulty or unnecessary physical hardship inconsistent with the objectives of the
Development Code.
2. That there are exceptional or extraordinary circumstances or conditions applicable to the
property involved that do not apply generally to other property in the same zone.
3. That strict or literal enforcement of the specified regulatinn would deprive the applicant of
privileges enjoyed by the owners of other properties classified in the same zone.
PLANNING COMMISSION STAFF REPORT
VAR 95-01 - MESTER
April 12, 1995
Page 3
4. That the granting of the Variance will not constitute a grant of special privilege inconsistent
with the limitations on other properties classified in the same zone.
5. That the granting of the Variance will not be detrimental to the public health, safety, or
welfare, or materially injurious to properties or improvements in the vicinity.
While staff understands the desires of the applicant and can sympathize with their dilemma, lack of
automobile ownership and/or the inability to drive is not sufficient grounds to grant a Variance.
And while those conditions may be applicable today, there is no guarantee future owners of the site
would not own an automobile. The findings require unique circumstances to be present with the
property that are not found within the same zoning classification or under similar conditions. All
other second dwelling unit applications have been approved meeting the parking requirement. There
is space available within the lot to construct a two-car garage or the applicant could use a temporary
removable structure that would not require a garage. Staff finds no facts to support the required
findings.
0 MEND I N: Staff recommends that the Planning Commission deny the Variance
application through adoption of the attached Resolution.
City Planner
BB:SM:mlg
Attachments: Exhibit "A" - Letter from Applicant
Exhibit "B" - Site Plan
Exhibit "C" - Floor Plan
Resolution of Denial
OWNER & ADDRESS: ~ PROJECT &~LQ_G.ATION:
f
=., & =.s, JOEL =ES~'~. SITE PLAN PROPOSED SECOND
8455 HILLSIDE ROAD 1"= 20' DWELLING UNIT
ALTA LOMA, CA 91701 8455 HILLSIDE ROAD
TEL' 9091948-2340 Z::'~'Y'/~'/,7"'/,~/I ALTA LOMA, CA 91710
~-! ~ ...........~ +
, ~ !~ rreez~"'~ LAUIIDIIY I J
. "'" ...... O0 '.. '; ....
'.~
GROUND FLOOR PLAN
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO
CUCAMONGA, CALIFORNIA, DENYING VARIANCE NO. 95-01, A REQUEST
TO WAIVE THE REQUIRED PARKING FOR A SECOND DWELLING UNIT IN
THE VERY LOW RESIDENTIAL DESIGNATION (LESS THAN 2 DWELLING
UNITS PER ACRE), LOCATED AT 8455 HILLSIDE ROAD, AND MAKING
FINDINGS IN SUPPORT THEREOF - APN: 1061-701-10.
A. R9_~o
1. Joel A. Mester, has filed an application for the issuance of Variance
No. 95-01 as described in the title of this Resolution. Hereinafter in this
Resolution, the subject variance request is referred to as "the application."
2. On the 12th day of April 1995, 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.
8o ~-
NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning
Commission of the City of Rancho Cucamonga as follows:
1. This Commission hereby specifically finds that all of the facts set
forth in the Recitals, Part A, of this Resolution are true and correct.
2. Based upon substantial evidence presented to this Co~unission during the
above-referenced public hearing on April 12, 1995, including written and oral
staff reports, together with public testimony, this commission hereby
specifically finds as follows:
a. The application applies to property located at 8455 Hillside Road
with a street frontage of 103 feet and lot depth of 198 feet and is presently
improved with a single family residence; and
b. The properties to the north, south, east, and west of the subject
site are designated residential uses and are developed with single family homes;
and
c. The applicant is proposing to construct a permanent structure as
a 1,058 square foot second dwelling unit; and
d. The Development code requires 2 parking spaces be provided for the
second dwelling unit, within an enclosed garage, in addition to that required for
the main residence; and
e. The existing single family residence does contain a two-car garage;
and
f. The applicant is not proposing any additional garage parking
spaces, contrary to Development Code sections 17.08. 030. E. 6 and 17.12. 040. A; and
g. The site is similar to other sites within the same zoning
classification; and
h. previous approvals for second dwelling units have complied with
the parking requirements; and
PLANNING COMMISSION RESOLUTION NO.
VARIANCE 95-01 - Mester
April 12, 1995
Page 2
i. Only temporary removable structures used as second dwelling units
are permitted without a two-car garage per Development Code Section
17.08.030.E.6.(f).
3. Based upon the substantial evidence presented to this Commission during
the above-referenced public hearing and upon the specific findings Of facts set
forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as
follows:
a. That strict or literal interpretation and enforcement of the
specified regulations would not result in practical difficulty or unnecessary
physical hardship inconsistent with the Objectives of the Development Code.
b. That there are not exceptional or extraordinary circumstances or
conditions applicable to the property involved or to the intended use of the
property that do not apply generally to other properties in the same district.
c. That strict or literal interpretation and enforcement of the
specified regulation would not deprive the applicant of privileges enjoyed by the
owners of other properties in the same district.
d. That the granting of the Variance will constitute a grant of
special privilege inconsistent with the limitations on other properties
classified in the same district.
4. Based upon the findings and conclusions set forth in paragraphs 1, 2,
and 3 above, this Commission hereby denies the application.
5. The secretary to this Commission shall certify to the adoption of this
Resolution.
APPROVED AND ADOPTED THIS 12TH DAY OF APRIL 1995.
PLANNING COMMISSION OF THE CITY OF RANCRO CUCAMONGA
BY:
E. David Barker, Chairman
ATTEST:
Brad Buller, Secretary
I, Brad Bullet, Secretary of the Planning Commission of the City of Rancho
Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly
introduced, passed, and adopted by the Planning Commission of the City of Rancho
Cucamonga, at a regular meeting of the Planning Commission held on the 12th day
of April 1995, by the following vote-to-wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
CITY OF RANCHO CUCAMONGA --
STAFF REPORT
DATE: April 12, 1995
TO: Chairman and Members of the Planning Commission
FROM: Brad Buller, City Planner
BY: Dan Coleman, Principal Planner
SUBJECT: ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT
95-06 - APPLEBEE'S - A request to construct a 4,880 square foot restaurant
and bar on 1.28 acres of land located on the southeast corner of Foothill
Boulevard and Aspen Avenue in the Industrial Park District (Subarea 7) of
the Industrial Area Specific Plan - APN: 208-352-09. Related File:
Preliminary Application Review 93-03.
PROJECT AND SITE DESCRIPTION:
A. Surrounding Land Use and Zonino:
North - Retail; Terra Vista Planned Community
South - Office; Industrial Park (Subarea 7)
East Vacant; Industrial Park (Subarea 7)
West - Office; Industrial Park (Subarea 7) and Haven Avenue Overlay District
B. General Plan Desionations:
Project Site - Industrial Park
North - Industrial Park
South - Industrial Park
East Industrial Park
West - Industrial Park
C. Site Characteristics: The site is undeveloped, covered with native grasses, and gently
slopes to the south. A monument sign/street name sign (concrete and rock veneer
wall) forthe Rancho Cucamonga Business Park exists at the comer. Curb and gutter
exist along both street frontages.
D. Parkino Calculations:
Number of Number of
Type Square Parking Spaces Spaces
of Use Footaoe Ratio Reouired Provided
Restaurant w/bar 4,880 s.f. 1/100 s.f. 49 97
PLANNING COMMISSION STAFF REPORT
CONDITIONAL USE PERMIT 95-06 - APPLEBEE'S
April 12, 1995
Page 2
ANALYSIS:
A. General: The applicant is proposing a sit down restaurant with bar serving alcoholic
beverages across the street from Barton Plaza II. The restaurant features 4,880
square feet of interior space plus a 784 square foot outdoor dining patio facing Aspen
Avenue. The site is part of the larger vacant parcel owned by Rancon which was the
subject of a Pre-Application Review in conjunction with a Red Robin restaurant
proposal in 1993 (see Exhibit "1"). The conceptual master plan (see Exhibit "A") is
different from the one previously seen by the Commission during the Pre-Application
Review. The master plan is not a part of this application and is only provided to
illustrate how Applebee's relates to the entire block.
B. Desi_an Review Committee: The Committee (Lumpp, McNiel, Coleman) originally
reviewed the project on March '14, '1995. The Committee recommended several
revisions to come back to them on April 4 for additional review (see Exhibit "G"). The
exhibits attached to this report are the revised plans reviewed by the Design Review
Committee (DRC) on April 4.
On April 4, the Committee (Lumpp, McNiel, Buller) recommended approval subject
to several revisions prior to the Commission meeting. The requested changes
included making the entry tower stronger by increasing its width and adding a hip roof
(preferably copper), stepping parapet height up to the tower on the east and north
elevations, using a soldier course brick pattom around the recessed fiat arches, and
providing brick columns flanking the sidewalk connection on the north side of the
entry plaza. In addition, the Committee recommended that the landscaping plan be
modified to relate tree and shrub planrings to architectural elements, such as windows
and recessed arches. Staff has recommended conditions of approval incorporating
these comments. The applicant agreed to make the changes recommended by DRC
and present new drawings tonight, including a perspective rendering.
C. TeChnicSI Review/Gradina Committees: The Technical Review Committee reviewed
the project on March '15 and recommended conditional approval subject to completing
street improvements, construction of the bus shelter at the new bus turnout, minimum
· 1 foot csndle lighting in parking areas and outdoor patio, and compliance with building
and fire codes. The Grading Committee reviewed the project with respect to the
Applebee's parcol and recommended a parkway culvert rather than allowing on-site
drainage to discharge over the drive approach.
D. Signs: The drawings indicate 34-foot long wall signs on three elevations: north, west,
and east. The number and size of these signs is permitted by the City's Sign
Ordinance, assuming there will not be a monument sign. The "Applebee's" text and
apple logo are centered between the words "Neighborhood" and "Grill & Bar." The
Applebee's letters and neon border are neon channel signs. The City's Sign
PLANNING COMMISSION STAFF REPORT
CONDITIONAL USE PERMIT 95-06 - APPLEBEE'S
April 12, 1995
Page 3
Ordinance prohibits exposed neon tubing and requires it to be fully enclosed in a
metal frame and covered with plexiglass (identified as the "Plex Face" alternative on
Exhibit "H-2").
The applicant is proposing to use raceway-mounted channel letters for
"Neighborhood Grill & Bar." The continuous raceway is fabricated from aluminum
painted green to match letter color. Staff believes that raceway signs are unattractive.
The raceway also extends the sign face 10 inches out from the wall. In contrast, the
"Applebee's" sign is not a raceway and only projects 4 inches out from the wall. The
wall sign specifications submitted by the applicant indicate that non-illuminated fiat
cut out letters are available in lieu of a raceway. Staff recommends a condition of
approval to eliminate the raceway.
E. Environmental Assessment: The Initial Study has been completed. Staff has
determined that the project will not have a significant adverse effect on the
environment.
RECOMMENDATION: Staff recommends approval through adoption of the attached
Resolution of Approval with conditions and issuance of a Negative Declaration.
City Planner
BB:DC/ds
Attachments: Exhibit "A" - Location Map and Conceptual Master Plan
Exhibit "B" - Site Plan
Exhibit "C" - Grading Plan
Exhibit "D" - Landscape Plan
Exhibit "E" ~ Elevations
Exhibit "F" - Floor Plan
Exhibit "G" - DRC Minutes for March 14, 1995
Exhibit "H" - Sign Details
Exhibit "1" Pre-Application Review 93-03 Minutes
Resolution of Approval with Conditions
'~ RECEIVED
MAR ~ 8 1995
City of Rancho Cucamonga
Planning Division
LANDSCAPE PLAN L1
~EST ELEVATION
NORTH
A ............
EAST ELEVATION
SOUTH ELEVATION
1/4"=1'-0"
DESIGN REVIEW COMMENTS
5:40 p.m. Dan Coleman March 14, 1995
CONDITIONAL USE PERMIT 95-06 - APPLEBEE'S - A request to construct a 4,880 square foot
restaurant and bar on 1.28 acres of land located on the southeast comer of Foothill Boulevard and
Aspen Avenue in the Industrial Park District (Subarea 7) of the Industrial Area Specific Plan -
APN: 208-352-09. Related File: PAR 93-03.
I~ The project is subject to the suburban parkway design guidelines of the Foothill
Boulevard Design Supplement. The site is part of a larger vacant parcel of land owned by Rancon.
The Planning Commission conducted a Pre-Application Review of a Red Robin restaurant on this
site in 1993 (see minutes attached). The conceptual master plan shown on the last sheet of the
Applebee's development package is different from that previously seen by the Commission. The
master plan is NOT part of this application and is only provided to show how Applebee's relates to
the whole block.
Staff Comments: The following comments are intended to provide an outline for Committee
discussion.
Major Issues: The following broad design issues will be the focus of Committee discussion
regarding this project:
1. The multi-colored striped awnings should be replaced with solid color. In the past, the
Commission has discouraged the use of multi.colored striped awnings. Commission required
Chili's restaurant to use solid color awnings instead of their usual mnlti-color stripes.
~: Once all of the major issues have been addressed, and time permitting, the
Committee will discuss the following secondary design issues:
1. Replace grass with decorative paving sidewalk in front of the entire fast row of parking spaces
on the east side of the building. This will facilitate better patron access and eliminate turf
maintenance problems. Trees within grates should be provided. Sidewalk should allow
connection to parcel to the south.
2. Special streetscape elements (i.e., bollards, special paving, light standards, and street furniture)
should be provided along Foothill Boulevard as required by Foothill Boulevard Design
Supplement.
3. Potted plants should be provided within outdoor dining area.
DRC COMMENTS
DR 94-23 - APPLEBEE'S
March 14, 1995
Page 3
Pglicv Issues: The following items are a matter of Planning Commission policy and should be
incorporated imo the project design without discussion:
1. Provide decorative paving treatment in the project entrance driveway from Aspen. Should
extend from fight-of-way line to the first parking lot entrance.
2. Clearly delineate private, on-site sidewalks with special pavement, landscaping and lighting.
3. Follow Xeriscape principles in landscape design, such as using low-water, drought resistant
plants, grouping plants according to their watering needs, and minimizing tuff by using more
ground covers or decorative hardscape, as required by Chapter 19.16 of Municipal Code.
Staff Recommendation: Staff recommends approval subject to making the above items conditions
of approval.
Desitm Review Committee Action:
Members Present: Heinz Lumpp, Larry McNiel, Dan Coleman
Staff Planner: Dan Coleman
Attachment
The Committee recommended the following revisions to return to Design Review Committee prior
to Planning Commission:
1. Use solid color awning.
2. Replace grass with decorative paving sidewalk and free grates in front of first row of parking
on east side of building, south of storage area.
3. Provide poured plants within outdoor dining area.
4. Provide decorative paving in Aspen entry throat.
5. On-site sidewalks should have special pavement, landscaping and lighting.
6. Strengthen building entry with architectural treatment, such as a tower elemem.
7. Provide embellishment to west elevation blank wall.
8. Use lighter color brick as an accent throughout, such as wrapping down comers.
Committee also recommended that a perspective rendering be submitted.
D TOP OF LEAF~ PHS 348 GREEN
RETURN ON
CHANNEL' ~2~m I DOTTOM OF LEAF' PHS 360 GREEN
TOP OF STEM' PMS 34B'~. -- APPLE' FORMED CLEAR PLEXIGLASS
COATED WITH RED FILM TD
MATCH PMS 200 RED
STEM' PMS
~gR~ff ~J~ ~w ,.~. -- WIT..E... RED. APPLE
X I ' AND GREEN e STEM AND LEAF.
INSERT DACK SHEET Dr .090 ALUMIN~
PAINTED EGGSHELL VHITE STRIPE ~,.,: o
T'~4 ~ FINISHED PMS 553 GREEN
' CHANNEL NEON BORDER, WHEN CLI
USE POLYCASE ~098 GREEN. USE
~ GREEN NEON (SEE SHEET N4).
--CHANNEL NEON COPY,
WHEN CLOSE~ USE e415
PLEXIGLASS. USE CLEAR
RED NEON (SEE SHEET N4).
PAINT INSIDE
VERIFY VALL MATERIAL ALL CHANNELS
~ ~EGGSHELL WHITE'
\
SIGN WIDTH II"Cf
/'O"
ledST HAVE WEEP HOLES IN ALL CHANNELS
THAT HAVE PACES. STANDARD WALL SIGN
,- CHANNEL WALL SIGN
STEH AND LEAF
NEAR S|DE~ ON PLEX FACE. NO
NEON AROUND APPLE
AND BTEH, FINISH BLACK
CHASE
GRIDVORK OF NEON VELD / CAULK
FOR EVEN LIGHT
BLACK DISTRIBUTION 1° TRIM CAP
CLEAR RED f CABLE SHIELD
FORMED PL[XIGLASS " /SEALANT
DOUBLE BACK NEON
~ELt W,~TE SECTION: PLEX 'FACE CHANNEL
SLACK ,ETU,,S LETTER - U.L. APPROVED
SECTION: PLEX FACE
CHANNEL SIG_..___._.__ N
~ RACEWAY MOUNTED CHANNEL LETTERS
'C~CAOO BO~ ~ ~ ruse
~ ~ O~ LETTER ~AD i$. {l{D W-Bs~ ~L & l~ 8'-a'.
PRE-APPLICATION REVIEW 93-03 - RANCON - Review of a proposed restaurant and
related master plan for a 7.4 acre parcel in the Industrial Park designation
(Subarea 7) of the Industrial Area Specific Plan, located at the southeast
corner of Foothill Boulevard and Aspen Avenue - APN: 208-352-09.
Brad Buller, City Planner, briefly outlined the purpose of the Pre-Application
Review process.
Steve Palmet, representing Rancon, introduced the Red Robin representatives
and gave an overview of the project.
Chuck Prince, Red Robin architect, displayed photographs and renderings Of
other Red Robin stores. He requested Commission comments regarding the
prototype architecture, signage, and site plan. He also explained that neon
lighting along the parapet line is used to wash the sides of the building in
light and that the neon tubing can be recessed so that it is not exposed. He
indicated they are willing to work with the City to obtain an acceptable
design.
Dan Coleman, Principal Planner, presented the staff report. He indicated that
staff supports a restaurant at this corner. He remarked that the developer
proposes to separate the parking lot for Lot 6 from the balance of the
project. He also noted that an opportunity exists to create a major entrance
statement from Foothill Boulevard and that the proposed drive-thru restaurant
pad will require special attention to screen the drive-thru lane. He
indicated that the parking lot must be designed to meet city standards for
one-size-fits-all parking space. He remarked that a minor project entry
statement is needed from Aspen, such as enhanced pavement. Be recommended
that the loading area be fully enclosed, similar to Chili's Restaurant, which
may necessitate moving the building closer to Foothill Boulevard. He
suggested that the pedestrian connection from Foothill Boulevard be continued
south and around the building to connect with Aspen. He noted that an outdoor
eating area is proposed at the northwest corner of the building. Regarding
the proposed architecture, he thought that "signature" architecture was
appropriate for this location on Foothill. He indicated that staff had not
had an opportunity to analyze the proposed signage.
Commissioner Melcher was concerned with the master plan's proposed
parcelization because Lot 6 was too shallow for an office building. He noted
that the plan indicates fairly small buildings along Foothill Boulevard. He
felt that the prototype architecture was strong and questioned whether it will
become dated. He noted the need for addressing the loading area, having
recently visited the Fontana Red Robin and seeing unscreened outdoor
storage. He also observed there would be a need to provide shade or shelter
for the outdoor eating area.
Con~nissioner Chitlea supported Commissioner Melcher's comment regarding the
need to design a building that will be timeless. She was opposed to any
exposed neon banding. She felt that the upper portion of the building needs
further refinement. She was opposed to the bright red color used on the roof
as depicted in the rendering.
P. C. Workshop Minutes -3- March 24, 1993
Er#/t/r :r-i'
Commissioner Vallette supported the master Blan concept because it affords
Foothill views for the largest user: the office building on Lot 6. She liked
the movement in the Red Robin building. She stated that all signs must comply
with the City's Sign Ordinance. She noted that the loading area needs careful
design for screening.
Commissioner Tolstoy felt that a restaurant is an appropriate use for this
corner. He indicated that the drive-thru site plan needs refinement.
Regarding the Red Robin, he stated that the loading area needs screening, and
the outdoor eating area needs shade. He opposed the use of metal roofing
material. He agreed with Commissioner Chitiea's comments regarding revising
the upper portion of the building. He echoed other Conunissioners' concerns
with whether the building'e design will last.
Chairman McNiel expressed concern that the master plan as proposed will create
in-fill problems because the parcels are too small, with the exception of the
Red Robin parcel. He supported a restaurant use at this location. He felt
that the prototypical architecture is unattractive, citing the straight
building planes which do not create the desired comfortable appearance. He
felt that metal roof is not acceptable. He was confident that the loading
area can be reworked for proper screening.
Commissioner Melcher added that he felt the building is too chunky in massing
and too aggressive in design approach. He agreed that the design should be
comfortable. He also noted that careful attention is needed in the design of
the main building entry because of the high winds in this area.
Mr. Prince indicated that the Red Robin design t~ically includes a double
entry with an air curtain. He stated that in Victorville, they enclosed the
outdoor eating area with glass walls and an overhead trellis. He reiterated
their building design is flexible.
Mr. Buller summarized the Commission's comments. He stated that the
Commission supported concurrent processing of the Red Robin, master plan, and
parcel map. He indicated that the Red Robin parcel is generally acceptable
but that the balance of the master plan needs more thought. He reinforced the
Commission's desire to see something other than a standard prototype design.
He asked for direction regarding the roof material and color.
Commissioner Melcher felt that contemporary architecture is appropriate for
the area south of Foothill Boulevard and along the Haven Avenue corridor, as
evidenced by several projects which already have metal roofs. He supported
the use of a metal roof, but didn't like the red color.
Commissioner Vallette stated that metal was an acceptable roof material.
Commissioner McNiel indicated he was willing to consider limited use of metal
roofing, provided it had a Kynar finish rather than a painted finish that
deteriorates rapidly.
Commissioner Chitlea felt a red metal roof is inappropriate. she suggested
that if a metal roof is approved, a copper roof that weathers naturally be
used.
P. C. Workshop Minutes -4- March 24, 1993
Co~unissioner Tolstoy felt that metal roof would be acceptable. He observed
that painted finishes on metal roofing have not ~een successful in the City.
Mr. Bullet indicated that staff will reco~end that street lights be installed
along the full Foothill frontage between Elm and Spruce with the Red Robin
project. In addition, he noted that secondary access must be provided.
Commissioner Chitiea remarked that the master plan needs a pedestrian system
to connect and unify the project.
Commissioner Melcher commented that a greater landscape depth is needed
between Building 6 and the circulation spine to the north. He suggested that
the applicant explore combining the structure mass of Buildings 2 and 3.
ADJOURNMENT
The meeting adjourned at 9:00 p.m.
P. C. Workshop Minutes -5- March 24, 1993
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO
CUCMMONGA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO.
95-06 FOR AN APPLEBEE'S RESTAURANT AND BAR LOCATED IN THE
INDUSTRIAL pARK DISTRICT (SUBAREA 7) OF THE INDUSTRIAL AREA
SPECIFIC PLAN ON THE SOUTHEAST CORNER OF FOOTHILL BOULEVARD
AND ASPEN AVENUE, AND MAKING FINDINGS IN SUPPORT THEREOF -
APN: 208-352-09.
1. Tarlos Associates has filed an application for the issuance of
Conditional Use Permit No. 95-06, as described in the title of this Resolution.
Hereinafter in this Resolution, the subject Conditional Use Permit request is
referred to as "the application."
2. On the 12th day of April 1995, 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.
Bo ~.
NOW, THEREFORE, it iS hereby found, determined, and resolved by the Planning
Commission of the City Of Rancho Cucamonga as follows:
1. This Commission hereby specifically finds that all of the facts set
forth in the Recitals, Part A, of this Resolution are true and correct.
2. Based upon substantial evidence presented to this Commission during the
above-referenced public hearing on April 12, 1995, including written and oral
staff reports, together with public testimony, this Commission hereby
specifically finds as follows:
a. The application applies to property located on the southeast corner
of Foothill Boulevard and Aspen Avenue with a street frontage of 823 feet and lot
depth of 342 feet and is presently vacant; and
b. The property to the north of the subject site is a shopping center,
the property to the south consists of an office park, the property to the east
is a restaurant, and the property to the west is an office building; and
c. The application contemplates the construction and operation of a
4,880 square foot restaurant and bar with a 784 square foot outdoor dining patio.
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:
PLANNING COMMISSION RESOLUTION NO.
CONDITIONAL USE PERMIT 95-06 - APPLEBEE'S
April 12, 1995
Page 2
a. That the proposed use is in accord with the General Plan, the
Objectives Of the Development Code, and the purposes of the district in which the
site is located.
b. That the proposed use, together with the conditions applicable
thereto, will not be detrimental to the public health, safety, or welfare or
materially injurious to properties or improvements in the vicinity.
c. That the proposed use complies with each of the applicable
provisions of the Development Code.
4. Based upon the facts and information contained in the proposed Negative
Declaration, together with all written and oral reports included for the
environmental assessment for the application, the Planning Commission finds that
there is no substantial evidence that the project will have a significant effect
upon the environment and adopts a Negative Declaration based upon the findings
as follows:
a. That the Negative Declaration has been prepared in compliance with
the California Environmental Quality Act of 1970, as amended, and the State CEQA
guidelines promulgated thereunder; that said Negative Declaration and the Initial
Study prepared therefore reflect the independent judgment of the Planning
Commission; and, further, this Commission has reviewed and considered the
information contained in said Negative Declaration with regard to the
application.
b. That, based upon the changes and alterations which have been
incorporated into the proposed project, no significant adverse environmental
effects will occur.
c. Pursuant to the provisions of Section 753.5(c) of Title 14 of the
California Code of Regulations, the Planning commission finds as follows: In
considering the record as a whole, the Initial Study and Negative Declaration for
the project, there is no evidence that the proposed project will have potential
for an adverse impact upon wildlife resources or the habitat upon which wildlife
depends. Further, based upon substantial evidence contained in the Negative
Declaration, the staff reports and exhibits, and the information provided to the
Planning Commission during the public hearing, the Planning Commission hereby
rebuts the presumption of adverse effect as set forth in Section 753.5(c-l-d) of
Title 14 of the California Code of Regulations.
5. Based upon the findings and conclusions set forth in paragraphs 1, 2,
3, and 4 above, this Commission hereby approves the application subject to each
and every condition set forth below and in the Standard Conditions, attached
hereto and incorporated herein by this reference.
1)Entry tower shall have stronger mass by increasing width
and adding a hip roof element.
2) Tower roof material and greenhouse roof material shall be
copper.
pLANNING COMMISSION RESOLUTION NO.
CONDITIONAL USE pERMIT 95-06 - APPLEBEE'S
April 12, 1995
Page 3
3) The flat parapet shall step up to the tower as a height
transition on the east and north elevations.
4) A soldier course of brick shall be used to frame the
recessed flat arches.
5) Landscape Plan shall be revised to provide better
relationship of tree and shrub planting to the
architecture.
6) Provide brick columns flanking sidewalk connection at
north side of entry plaza.
7) Awnings shall be a solid color.
8) Potted plants shall be provided within outdoor dining
patio.
9) Decorative pavement treatment shall be provided in Aspen
Avenue entry throat, extending from right-of-way line to
at least the parking lot entrance.
10) On-site sidewalks shall have special pavement,
landscaping, and lighting.
11) Approval is granted for Applebee's only. Master planning
for Parcel 2 of Parcel Map 14635, as shown on the Site
Utilization and Grading plans, is not part of this
approval.
12) No entertainment is permitted by this approval. No
entertainment, as defined by RCMC 5.12.020, shall be
conducted without first obtaining an Entertainment Permit
from the Planning Commission.
13) The sidewalk along the east side of the building shall be
extended across the driveway to the south with special
pavement.
14) The trash enclosure shall have chain link screen on top
to prevent trash from blowing out of the enclosure. The
screen shall be designed to be hidden from view. Access
gate to service yard shall be solid, view-obscuring
material.
15) Graffiti shall be removed within 72 hours.
16) The entire site shall be kept free of trash and debris at
all times, and in no event shall trash and debris remain
for more than 24 hours.
17) Construct a bus shelter outside the right-of-way to serve
the bus turnout lane on Foothill Boulevard.
PLANNING COMMISSION RESOLUTION NO.
CONDITIONAL USE PERMIT 95-06 - APPLEBEE'S
April 12, 1995
Page 4
18) signs require separate permit approval; however, the
applicant is advised that no part of the wall signs shall
project above the parapet line, per the City's sign
Ordinance.
19) Neon tubing for signs shall be fully enclosed in a metal
frame and covered with plexiglass.
20) Raceway for wall signs shall be deleted and sign channel
letters attached directly to wall. Non-illuminated flat
cut out letters may be used for "Neighborhood Grill &
Bar."
21) Project shall comply with the Foothill Boulevard Design
Supplement suburban parkway design guidelines to the
satisfaction of the City Planner.
22) Pursuant to provisions of the California Public Resources
Code Section 21089 (b), this application shall not be
operative, vested or final, nor will building permits be
issued or a map recorded, until (1) the Notice of
Determination (NOD) regarding the associated
environmental action is filed and posted with the Clerk
of the Board of Supervisors of the County of San
Bernardino; and (2) any all required filing fees assessed
pursuant to California Fish and ~ame Code section 711.4,
together with any required handling charges, are paid to
the County Clerk of the County of San Bernardino. The
applicant shall provide the Planning Department with a
stamped and confirmed copy of the Notice of Determination
together with a receipt showing that all fees have been
'paid.
Enoineerina Division
1) Aspen Avenue shall be restriped to provide a two-way left
turn lane from Foothill Boulevard to Red Oak Street.
2) Install all street lights along the Foothill Boulevard
frontage of Parcel Map 14365 (both parcels).
3) The drive aisle along the south property line shall be
constructed full width and contained within a joint use
driveway easement to the satisfaction of the City
Engineer and City Planner. If the drive aisle also
contains cross lot drainage between Parcels I and 2, an
appropriate easement shall be provided.
4) A non-refundable deposit shall be paid to the City,
covering the estimated cost of operating all street
lights during the first six months of operation, prior to
building permit issuance.
PLANNING COMMISSION RESOLUTION NO.
CONDITIONAL USE PERMIT 95-06 - APPLEBEE'S
April 12, 1995
Page 5
5) Driveway accent paving shall be located outside the
public right-of-way.
~ildino & Safety Division
1) Parkway culvert shall be constructed to drain site to
Aspen Avenue.
2) Precise grading shall only be permitted within Applebee's
project. Parcel 2 of Parcel Map 14635 may only be rough
graded which would require temporary seeding and
irrigation for erosion control.
l) Provide minimum 1 foot candle lighting for the parking
lot and restaurant exterior.
6. The secretary to this Cor~nission shall certify to the adoption of this
Resolution.
APPROVED AND ADOPTED THIS 12TH DAY OF APRIL 1995
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
E. David Barker, Chairman
ATTEST:
Brad Buller, Secretary
I, Brad Buller, Secretary of the Planning Commission of the City of Rancho
Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly
introduced, passed, and adopted by the Planning Commission of the City of Rancho
Cucamonga, at a regular meeting of the Planning Commission held on the 12th day
of April 1995, by the following vote-to-wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
DEPARTMENT OF
COMMUNITY DEVELOPMENT
STANDARD CONDITIONS
Those items chewed are Cond~ions of ~pmval.
APPLICANT SHALL CONTACT THE PLANNING DIVISION, (909)989-1861, FOR COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
A. Time Limits
L//1. Approval shall expire, unless extended by the Planning Commission, it building permits are .--J /
not issued or approved use has not commenced within 24 months tram the date of approval.
2. Development/Design Review shall be appmved pdor to / / ._J /
3. Approval of Tentative Tract No. is granted subject to the approval of .__/ /
4. 'rhe developer shall commence, participate in, and consummate orcause to be commenced, .--J /
participated in, or consummated, a Melio-Roos Community Facilities District (CFD) for the
Rancho Cucamunga Fire Protection Distdct to finance construction and/or maintenance of
a lira 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 developor 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.
5. Prior to recordalton of the final map or the issuance of building permits, whichever COmes _._/ /
first, the applicant shall COnsent to, or participate in, the establishment of a Mello-Roos
Community Facilities District lot the COnstruction and maintenance of necessan/school
facilities. However, if any school district has previously established Such a Community
Facilities District, the applicant shall, in the alternative, COnsent to the annexation of the
project site into the territory of such existing District prior to the recordalton of the final map
or the issuance o! building permits, whichever COmes first. Further, it the affected school
district has not formed a Melio-Roos Community Facilities District within twelve months from
the date of approval of the project and prior to the recordation of the final map or issuance
of building permits for said project, this COndition shall be deemed nuii and void.
This condition shall be waived if the City receives notice that the applicant and all affected
school districts have entered into an agreement to privately accommodate any and all school
impacts as a result of this project.
6. Prior to recordation of the final map or prior to issuance of building permits when no map is ...! /
involved, written cerlitication from the affected water district that adequate sewer and water
facilities are or will be available to serve the proposed project shall be submitted to the
Department of Community Development. Such letter must have been issued by the water
districtwithin90dayspriortofinal mapapprovalinthecaseofsul:x:livisionorpriortoissuance
of permits in the case of all other residential projects.
B. SIte Development
v/'/1. The site shall be developed and maintained in accordance with the appmved 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 /~ ,~7';~'~-/~
.Specific Plan and
Planned Community.
'/'/2. Prior to any use of the project site or business activity being commenced thereon, all /.__J
Conditions of Approval shall be completed to the satisfaction of the City Planner.
v'/' 3. Occupancy of the facility shall not commence until such time as all Uniform Building Code and .__./ /
State Fire Marshall's regulations have been complied with. Prior to occupancy, plans shall
be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety
Division to show compliance. The building shall be inspected for compliance pdor to
occupancy.
4. Revised site plans and building elevations incorporating all Conditions of Approval shall be .__/ /
submitted for City Planner review and approval prior to issuance of building permits.
V"/ 5. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for ----/ /
consistency pdor to issuance of any permits (such as grading, tree removal, encroachment,
building, etc.), or prior to final map approval in the case ol a custom lot subdivision, or . -
approved use has commenced, whichever comes first.
t'// 6. Approval of this request shall not'waive compliance with all sections of the Development / /
Code, all other applicable City Ordinances, and applicable Community Plans or Specific
Plans in effect at the time of Building Permit issuance.
v// 7. A detailed on-site lighting plan shall be reviewed and approved by the City Planner and ----/ /
Sheritf's Deparlment (989-6611 ) pdor to the issuance of building permits. Such plan shall
indicate style, illumination, location, height, and method of shielding so as not to adversely
affect adjacent properties.
8. If no centralized trash mceptacles are provided, aiftrashpick-upshait beforindividualunits ._.J /
with all receptacles shielded from public view.
9. Trash receptacle(s) are required and shall meet City standards. The final design, locations, -.--/ /
and the number of trash receptacles shall be subject to City Planner review and approval
prior to issuance of building permits.
10. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shatl / /-
be located out of public view and adequately screened through the use of a combination ol
concrete or masonry walls, berming, and/or landscaping to the satisfaction of the City
Planner.
SC - 12/93 2 ~L-~
11. Street names shall be submitted for City Planner review and approval in accordance with .__j /
the adopted Street Naming Policy prior to approval of the final map.
12. All building numbers and individual units shall be identified in a clear and concise manner, __J /
including proper illumination.
13. A detailed plan indicating trail widths, maximum slopes, physical conditions, fencing, and .__/ /
weed control, in accordance with City Master Trail drawings, shall be submitted for City
Planner review and approval priorto approval and recordalien of the Final Tract Map and prior
to approval of street improvement and grading plans. Developer shall upgrade and construct
all trails, including fencing and drainage devices, in conjunction with slreel improvements.
14. The Covenants, Conditions and Restrictions (CC&Rs) sha not prohibitthe keeping of equine _--/ /
animals where zoning requirements forthe keeping of said animals have been met. Individual
lot owners in subdivisions shall have the option of keeping said animals without the necessity
of appealing to boards of directors or homeowners' associations for amendments to the
CC&Rs.
15. The Covenants, Conditions, and Restrictions (CC&Rs) and Articles of Incorporation of the .... /__/
Homeowners' Association are subject to the approval of the Planning and Engineering
Divisions and the City Attorney. They shall be recorded concurrently with the Final Map or
prior to the issuance of building permits, whichever occurs first. A recorded copy shall be
provided to the City Engineer.
16. Allparkways, openareas, andlandscapingshall be permanently maintained bytheproperty ._../ /
owner, homeowners' association, or other means acceptable to the City. Proof of this
landscape maintenance shall be submitted for City Planner and City Engineer review and
approval prior to issuance of building permits.
17. Solar access easements shall be dedicated for the purpose ot assuming that each lot or -.---/ /
dwelling unit shall have the right to receive sunlight across adjacent lots or units for use of
a solar energy system· The easements may be contained in a Declaration of Restrictions for
the subdivision which shall be recorded concurrently with the recordation of the final map or
issuance of permits, whichever comes first. The easements shall prohibit the casting of
shadows by vegetation, structures, fixtures or any other object, except lot utility wires and
similar objects, pursuant to Development Code Section 17.08.060-G-2.
18. The project contains a designated Historical Landmark. The site shall be developed and __J /
maintained in accordance with the Historic Landmark Alteration Permit No.
· Any further modifications to the site including, but not limited to. extedor alterations and/or
interior alterations which affect the extedor of the buildings or structures, removal of landmark
trees, demolition, reiocation. reconstruction of buildings or structures, or changes to the site,
shall require a modification Io the Historic Landmark Alteration Permit subject to Historic
Preservation Commission review and approval.
C. Building Design
1. An allernative energy system is required to provide domestic riot water for all dwelling units / I
and for heating any swimming pool or spa, unless other alternative energy systems are
demonstrated to be of equivalent capacity and efficiency. All swimming poe Is installed at the
time of initial development shall be supplemented with solar heating. Details shall be
included in the building plans and shall be submitted for City Planner review and approval
prior to the issuance of building permits.
2. All dwellings shall have the front, side and rear elevations upgraded with architectural ---/ /
treatment, detailing and increased delineation of sudace treatment subject to City Planner
review and approval prior to issuance of building permits.
3. Standard patio cover plans for use by the Homeowners' Association shall be submitted for ! .__/ /
City Planner and Building Official review and approval prior to issuance of building permits.
'/4. All roof appurtenances. including air conditioners and other root mounted equipment and/or .--/ /
projections, shall be shielded from view and the sou nd butte red trom adjacent properties and
streets as required by the Planning Division. Such screening shall be architecturally
integrated with the building design and constructed to the satisfaction of the City Planner.
Details shall be included in building plans.
D. Parking and Vehicular Access (indicate details on building plans)
1. All parking lot landscape islands shall have a minimum outside dimension of 6 teet and shall __/ /
contain a 12-inch walk adjacent to the parking stall (including curb). ,
2. Textured pedestrian pathways and textured pavement across circulation aisles shall be ----/ /
provided throughout the deve Iopment to connect dwe Ill ngs/u nits/bu tidings with open spaces/
plazas/recrealional uses.
3. All parking spaces shall be double striped per City standards and all driveway aisles, .__/ /
entrances, and exits shall be striped per City standards.
4. All units shall be provided with garage door openers if driveways are less than 18 feet in /---J
depth from back of sidewalk.
5. The Covenants, Conditions and Restrictions shall restdct the storage of recreational vehicles .---/ /
on this site unless they are the principal source ol transportation for the owner and prohibit
parking on interior circulation aisles other than in designated visitor parking areas.
6. Plans for any security gates shall be submitted for the City Planner, City Engineer, and ----/ /
Rancho Cucamonga Fire Protection District review and approval pdor to issuance of building
permits.
E. Landscaping (tor publicly maintained landscape areas, refer to Section N.)
V'/'' 1. Adetaited landscape and irrigation plan, including slope planting and model home landscaP' / /
ing in the case of residential development, shall be prepared by a licensed landscape
architect and submitted for City Planner review and approval priorto the issuance of building
permits or prior final map approval in the case of a custom lot subdivision.
,/'/ 2. Existing trees required to be preserved in place shall be protected with a construction harder .._J /
in accordance with the Municipal Code Section 19.08.110, and so noted on the grading plans.
The location of those trees to be preserved in place and new locations for transplanted trees
shall be shown on the detailed landscape plans. The applicant shall follow all of the arborisrs
recommendations regarding preservation. transplanting and tdmming methods.
3. Aminimumof__treespergressacre,compdsedofthefoliowingsizes, sh~llbeProvided ---'/ /
within the project:. % - 48- inch box or larger, % - 36- inch box or larger,
__ % - 24- inch box or larger, % - 15-gallon. and __% - 5 galion.
V'/'/4. A minimum of ~ % of trees planted within the project shall be specimen size trees .---/ /
24-inch box or larger.
v/// 5. 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.
6. Trees shall be planted in areas of public view adjacent to and along structures at a rate of one
tree per 30 linear feet of building.
7. A~~privatesiopebanks5feet~riessinverticalheightand~f5:1~rgreatersiope.butiessthan
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.
8. AIIprivateslopesinexcessof5feet,butlessthan8feet inverticalheightandof2:lorgreater ---/ /
slope shall be landscaped and irrigated for erosion control and to soften their appearance as
follows: one 15-gallon or larger size tree per each 150 sq. ft. ol slope area, 1 -gallon or larger
size shrub per each 100 sq. it. of slope arsa, and appropriate ground cover. In addition, slope
banks in excess of 8 feet in vertical height and of 2:1 or greater slope shall also include one
5-gallon or larger size tree per each 250 sq. ft. of slope area· Trees and shrubs shall be
planted in staggered clusters to soften and vary slope plane. Slope planting required by this
section shall include a permanent irrigation system to be installed by the developer prior to
occupancy.
9. For single family residential development, all slope planting and irrigation shall be continu* ----/ /
ously maintained in a healthy and thriving condition by the deve Iober until each individual unit
is soldandoccupiedbythebuyer. priortoreioasingoccupancyforthoseunits, an insPection
shall be conducted by the Planning Division to determine that they are in satistacto~
condition.
10. For multi-family residential and non-residential development, property owners are respon-
sible for the continual maintenance of all landscaped areas on*site, as well as contiguous
planted areas within the public right-of-way. All landscaped areas shall be kept free from
weeds and debris and maintained in a healthy and thdving condition, and shall receive
regular pruning, fertilizing, mowing, and trimming. Any damaged, dead, diseased, or
decaying plant material shall be replaced within 30 days from the date of damage.
11. Front yard landscaping shall be required per the Development Cede and/or J /
· This requirement shall be in addition to the required
street trees and slope planting.
12. 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.
13. Special landscape features such as maunding, alluvial rock, specimen s ze trees, meander- ----/ /
,ng is required long
14.Landscaping and irrigation systema requiredtobeinstalledwithinthePublic right-of-wayon
the pedmeter of this project area shall be continuously maintained by the de~veloper.
15.All walls shall be provided with decorative treatment. If located in public maintenance areas / /
the design shall be coordinated with the Engineering Division.
16. Tree maintenance criteria shall be developed and submitted for City Planner review and ---/ /
approval prior to issuance of building permits. These criteria shall encourage the natural
growth characteristics of the selected tree species.
17.Landscaping and irrigation shall be designed to conserve water through the principles of
Xeriscape as defined in Chapter 19.16 of the Rancho Cucamanga Municipal Code.
q.~.,,,l=do. Dat=:
F, SIgns
v,,/
1. The signs indicated on the submitted plans are conceptual o,nly and not a pan of this approval. ---/ /
Any signs proposed lot this development sl~all comply with the Sign Ordinance and shall
require separate application and approval by the Planning Division prior to installation of any
signs.
2. AUniformSignProgramforthisdevelopmentshallbesubmittedforCityPlanner reviewand /.--J
approval prior to issuance of building permits.
3. Directory monument sign(s) shall be provided for apartment, condominium, or townhomes .__/ /
prior to occupancy and shall require separate application and approval by the Planning
Division pdor to issuance of building permits.
G. Environmental
1. The developer shall provide each prospective buyer written notice of the Fourth Street Rock J /
Crusher project in a standard format as determined by the City Planner, prior to accepting a
cash deposit on any property.
2. The developer shall provide each prospective buyer written notice of the City Adopted ---/ /
Special Studies Zone for the Red Hill Fault, in a standard format as determined by the City
Planner, prior to accepting a cash deposit on any property.
3. The developer shall provide each prospective buyer written notice of the Foothill Freeway ._.J /
project in a standard format as determined by the City Planner, pdor to accepting a cash
deposit on any property.
4. A final acoustical report shall be submitted for City Planner review and approval prior to the /
issuance of building permits. The final report shall discuss the level of interior noise
attenuationtobelow45CNEL, thebuilding matedals and constructiontechniquesprovided,
and ff appropriate, verity the adequacy of the mitigation measures. The building plans will be
checked for conformance with the mitigation measures contained in the final report.
H. Other Agencies
1. Emergency secondary access shall be provided in accordance with Ranoho Cucamenga Fire ---/ /
Protection District Standards.
2. Emergency access shall be provided, maintenance free and clear, a minimemof26feetwide ----/ /
at all times during construction in accordance with Rancho Cucamonga Fire Protection
District requirements.
L/// 3, Prior to issuance of building permits for combustible construction, evidenCe shall be / /
submitted to the Rancho Cucamonga Fire Protection District that temporary water supply Ior
fire protection is available, pending completion of required tire protection system.
4. The applicant shall contact the U.S. Postal Service to determine the appropriate type and J /
location of mail boxes. Multi-family residential developments shall provide a solid overhead
structure for mail boxes with adequate lighting. The final location of the mail boxes and !he
design of the overhead structure shall be subject to City Planner review and approval prior
to the issuance of building permits.
5. For projects using septic tank facilities, wdtten certitication of acceptability, including all ---/------/
supportive information, shall ha obtained from the San Bernardino County Department of
Environmental Health and submitted to the Building Official pdor to the issuance of Septic
Tank Permits, and prior to issuance of building permits.
APPLICANTS SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 989-1863, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
Site Dev opment
~1 Theapplicantshallcomplywththe atestadoptedUniformBuildingCode. UniforrnMechani' -"J""'/
cal Code, Uniform Plumbing Code, National E ectric Code, and all other applicab e codes,
ordinances, and regulations in effect at the time of issuance ot 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 residential dwelling unit(s) or major addition
to existing unit(s), the applicant shall pay development fees at the established rate. Such fees
may include, but are not limited to: City Beautitication Fee, Park Fee, Drainage Fee, Systems
Development Fee, Permit and Plan Checking Fees, and School Fees.
3.Prior to issuance of building permits for a new commemial or industrial development or
addition to an existing development, the applicant shall pay development tees at the
established rate. Such tees may include, but are not limited to: Systems Development Fee,
Drainage Fee, School Fees, Permit and Plan Checking Fees.
V/// 4. Street addresses shall be provided by the BuildingOfficial, aftertract/parcel map recordation and prior to issuance of building permits.
J. Existing Structures
1. Provide compliance with the Uniform Building Code for the properhi line clearances
considering use, area, and fire-resistiveness of existing buildings.
2. Existing buildings shall be made to comply with correct building and zoning regulations for
the intended use or the building shall be demolished.
3. Existing sewage disposal facilities shall be removed, filled and/or capped to comply with the ----/ /
Uniform Plumbing Code and Uniform Building Code.
4. Underground on-site utilities are to be located and shown on building plans submitted for
building permit application.
K. Grading
1. Grading of the subject property shall be in accordance with the Uniform Building Code, City .--/ /
Grading Standards, and accepted grading practices. The final grading plan shall be in
substantial contonnance with the appmvod grading plan.
V/// 2. AsoilsreportshallbepreparedbyaqualiliedengneerlloensedbYtheState°fCalit°miat°
pedorm such work.
v'//3. Th~ development is located within the soil erosion control beundades; a Soil Disturbance ---/ /
Permit is required. Please contact San Bemardino County Department of Agriculture at (714)
387-2111 for permit application. Documentation of such permit shall be submitted to the City
prior to the issuance ol rough grading permit.
4. A geological report shall be prepared by a qualified engineer or geologist and submitted at
the time of applicalion for grading plan check.
v///5. The final grading plans shall be completed and approved priorto issuance of building permits. ---/ /
8. AS a custom-lot subdivision. the lollowing requiremenls shall be met:
a. Surely shall be posted and en agreement execuled guaranteeing eornplelion of all on-sile ---/ /
drainage facilities necessary for alewatering all parcels to the satisfaction of the Building
and Salely Division priorto final map approval and prior to the issuance of grading permits.
b. Appropriate easements for safe disposal of drainage water that are conducted onto ---/._._/
or over adjacent parcels, are to be delineated and recorded to the satisfaction of the
Building and Safety Division prior to issuance of grading and building permits.
c. On-site drainage improvements, necessan/for alewatering and protecting the subdivided ----/-..--/
properties, are to be installed prior to ~ssuance of building permits for construction upon
any parcel that may be subject to drainage flows entering, leaving, or within a parcel
relative to which a building permit is requested.
d. Final grading plans for each parcel are to be submitted to the Building and Safety ---/ /
.Division for approval prior to issuance of building and grading permits. (This may be on an
~ncramental or composite basis.)
e. All slope banks in excess of 5 feet in vertical height shall be seeded with native grasses _.J /
or planted with ground cover for erosion control upon completion of grading or some other
alternative method of erosion control shall be completed to the satisfaction of the Building
Official. In addition a permanent irrigalion system shall be provided. This requirement
does not release the applicantsdeveloper from compliance with the slope planting
requirements of Section 17.08.040 I of the Development Code.
APPLICANT SHALL CONTACT THE ENGINEERING DIVISION, (909) 989-1862, FOR COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
L. Dedication and Vehicular Access
1. Rights.of-way and easements shall be dedicated to the City for all interior public streets __/ /
community trails, public paseos, public landscape areas. street trees, and public drainage
facilities as shown on the plans and/or tentative map. Private easements for non-public
facilities (cross-lot drainage, local feeder trails, etc.) shall be reserved as shown on the plans
and/or tentative map.
· 2. Dedication shall be made of the following rights-of-way on the perimeter streets --J /
(measured from street centerline):
total feet on
total feet on
total feet on
total feet on
3. An irrevocable offer of dedication for -foot wide roadway easement shall be made .----/ /
for all private streets or ddves.
4. Non-vehicular access shall be dedicated to the City for the following streets: __/ /
Vf/5. Reciprocal access easements shall be provided ensuring access To all parcels by CC&Rs / /
or by deeds and shall be recorded concurrently with the map or pnor to the issuance of
building perrods, where no map is ~nvolved.
J/_6. Private drainage easements for crosS-lot drainage shall be provided ,~ ComDi=uon D;~I¢:
7. The final map shall clearly delineate a 10-foot minimum building restriction area on the
neighSring lot adjoining the zero lot line wall and contain the lollowing language:
"l/We hereby dedicate to the City of Rancho Cucamonga t~e right to pro~iDit the
constation of (residential) buildings (or other st~ctures) within those areas designated
on the map as Duitding restriction areas."
A maintenance agreement shall also be granted from each ~t to the adjacent lot through the
CC&R's.
8. Allexistingeasementslyingwffhinfuturerights-of-wayshallbequffclaim~or delineated on ~--- --
the final map.
9. Easements for ~blic sidewalks an~or street trees plaid outs~e the ~bl~ r~ffi~l-way
shall be dedicate~ to the CiW wherever they encroach onto private prope~.
10. Add~ional street right-of-way shall be dedicated along right turn lanes, to prov~e a minimum
of 7 feet measured from the face of cures. If cure adjacent sidewalk is used a~ the rigM
turn lane. a parallel street tree maintena~e easement shall ~ pmv~ed.
11. The developer shall make a g~ fa~h e~o~ to acquire the requir~ off-s~e pmpe~y imerests
necessa~ to const~ the rffiuir~ public i~mve~nts, and ff he/she s~uld lail to ~ so
the develo~r shall, at least 120 days prior to submittal of the final m~ for a~roval, emer
imo an agreemere to complete the improvements pursuant to Governram C~e S~n
6~62 at such time as the Ci~ ainuires the pro~ i~erests rffiuir~ for the improvements.
Such agreement shall provide for payment Dy the developer of all ~sts i~rred by the City
to a~uire the off-site prope~ intere~s required in conne~ion with the su~ivision. S~ud~
for a ~nion of these costs shall be in the form of a cash de~s~ in the a~unt given in an
appraisal rein oDtained by the develo~r. at ~evelopers cost. The ~praiser shall have
~en approved by the C~y pr~r to ~mme~ement ol the appraisal.
M. Strffi Improvements
1. All publ~ i~roveme~s (interior ~reets, drainage lacil~ies, ~mmunity trails, pas~s, .J~
landsca~ areas, etc.) shown on the plans an~or temative map shall ~ constm~ to
C~y Standards. Inter~r ~reet impmvemems shall i~lude, ~ut are ~t limit~ to, ~ a~
gu~er, AC pavement. ddve ~proaches. s~ewalks, street I~s, a~ street trees.
2. Aminimumo126-tootwidepave~m,w~hina40-f~twided~at~ht'of'waYshall~
~nst~ for all haN-s~n streets.
~ 3. Constm~ the lollwing ~dmeter street impmveme~s includi~, ~t ~t lim~ to: ~ /
STRED NIE cu~ l ~c. SDE- D~I~ ~ET SmEET C~M ~D~
Notes: (a) Median island includes landscaping and irrigation on meter. (13) Pavement
reconstruction and overlays will be determined during plan check. (c) if so marked, side*
walk shall be curvilinear per STD. 304. (d) If so marked, an in-lieu of construction fee shall
be provided for this item./'~.~
V/ 4. Improvement plans and construction:
a. Street improvement plans including street trees and street lights, prepared by a regis- ---/ /
tered Civil Engineer, shall be submitted to and approved by the City Engineer. Security
shall be posted and an agreement executed to the satisfaction of the City Engineer and
the C~ A~tomey guaranteeing completion ol the public and/or pdvate street improve-
ments, prior to final map approval or the issuance of building permits, whichever occurs
firsl.
b. Prior to any work being performed in public fight-of-way, tees shall be paid and a .--/-----/
construction permit shall be obtained from the City Engineers Office in addition to any
other permits required.
c. Pavement striping, marking, traffic, street name signing, and interconnect conduit .._/ /
shall be installed to the satisfaction of the City Engineer.
d. Signalconduitwithpullbexesshallbeinstalledonanynewconstructionorreconstruction .__/ I
of major, secondary or collector streets which intersect with other major, secondary or
collector streets for future traffic signals. Pull boxes shall be placed on beth sides ot the
street at 3 feet outside of BC R, EC R or any other locations approved by the City Engineer.
Notes: / /.__
(1) All pull boxes shall be No. 6 unless otheRvise specified by the City Engineer.
(2) Conduit shall be 3-inch galvanized steel with pullrope.
e. Wheel chair ramps shall be installed on all tour comers of intersections per City '--/ /
Standards or as directed by the City Engineer.
f. Existing City roads requidng construction shall remain open to traffic at all times with .--/ /
adequate detours during constnJction. A street closure permit may be required. A cash
deposit shall be provided to cover the cost of grading and paving, which shall be
refunded upon completion of the construction to the satisfaction of the City Engineer.
g. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be /.__J
installed to City Standards, except for single family lots.
h. Handicap access ramp design shall be as specified by the City Engineer. .__/ /
i. Street names shall be approved by the City Planner prior to submittal for first plan check. ~ /
5. Street improvement plans per City Standards for all private streets Shall be provided for .--/ /
review and approval by the City Engineer. Prior to any work being performed on the pri-
vate streets, fees shall be paid and construction permits shall be obtained from the City
Engineers Office in addition to any other permits required.
.___~_6. Slreet trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in .__/ /
accordance with the City's street tree program.
V//7. Intersection line of site designs Shall be reviewed by the City Engineer for contormance with I _.--/-~--/
adopted policy.
a. On collector or larger streets. lines of sight shall be plotted for aft proiect intersections, ""/"
including driveways. Walls, signs, and slopes shall be located outside the lines of sight.
Landscaping and other obstructions within the lines of sight shall be approved by the City
Engineer.
b. Local residential street intersections shaft have their noticeability improved, usuaily by
moving the 2 +/- close st street trees on each side away from the street and placed in a street
tree easement.
,/.. ro;OAL . ANS ,orany workw,hin ,he ,o,lowing rignt-o,-way=
9. All public improvements on the following streets shall be operatlonafiy complete pdor to the
issuance of building permits:
N. Public Maintenance Areas
1. A separate set of landscape and irrigation plans per Engineering Public Works Standards
shall be submitted to the City Engineer for review and approval pdor to final map approval
or issuance of building permits, whichever occurs first. The following landscape parkways.
medians. paseos, easements, trails, or other areas are required to be annexed into the
Landscape Maintenance District:
2. A signed consent and waiver form to join and/of form the appropriate Landscape and Lighting
Districts shall be filed with the City Engineer prior to final map approval or issuance of buiiding
permits whichever occurs first. Formation costs shall be berne by the developer.
3. All required public landscaping and irrigation systems shall be continuously maintained bythe
developer until accepted by the City.
4. Parkway landscaping on the following street(s) shall conform to the reSultS of the respective ---./ /
Beautitication Master Plan:
j
O. Drainage and Flood Control
1. The project (or portions thereof) is located within a Flood Hazard Zone; therefore, flood ---J /
protection measures shall be provided as Ceditied by a registered Civil Engineer and
approved by the City Engineer.
2. It shaft be the developer's responsibility to have the Current FIRM Zone ---/ J
designation removed from the project area. The developer's engineer shall prepare all"
necessary reports, plans, and hydrologicJhydraulic Calculations. A Conditional Letter
of Map Revision (CLOMR) shall be obtained from FEMA prior tO final map approval or
issuance of puilding permits, whichever occurs first. A Letter of Map Revision (LOMR) shall
be issued by FEMA prior to occupancy Or irnl)rovemant acceptance, whichever occurs first.
3. A final drainage study shaft be submitled to and approved by the City Engineer prior to final
map approval or the issuance of building permits, whichever occurs first. All drainage
facilities shall be installed as required by the City Engineer.
4. A pen'nit from the County Flood Control District is required for work within its right-of-way. c.,~,,~e~o, Date:
~ /
5. Trees are prohibited within 5 feet of the oulside diameter of any public .storm drain pipe
measured from the outer edge of a mature tree trunk. __/ /
6. Public storm drain easements shall be graded to convey ovedlows in the event of a --J /
blockage in a sump catch basin on the public street,
P. Utilities
V/""I, 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 respunsibie for the relocation of existing utilities as necessary. ._J !
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 Bemardino. A letter of
compliance from the CCWD is required pdor to final map approval or issuance of permits,
whichever occurs first.
Q. General Requirements and Approvals
1, The separate parcels contained within the project houndaries shall be legally combined into -'J /
one parcel prior to issuance of puiiding permits.
V/ 2. An easement for a joint use ddveway shall be provided prior to final map approval or ~ /
issuance of building permits, whichever occurs first, for:
~ /
3. Prior to approval of the final map a deposit shall be posted with the City covedng the
estimated cost of apportioning the assessments under Assessment District
among the newly created parcels.
4. Etiwanda/San Sevaine Area Regional Mainline, Secondary Regional. and Master Plan ~ /
Drainage Fees shall be paid prior to final map approval or prior to building permit issuance if
no map is involved.
.5. Permits shall be obtained from the following agencies for work within their right-of-way: __/ /
6. A signed consent and waiver form to join and/or form the Law Enforcement Comrnunify .__/ /
Facilities District shall be filed with the City Engineer prior to final map approval or the
issuance of building permits, whichever occurs first. Formation costs shall be berne by the
Developer.
7. Prior to finalizallon of any development phase, suffident improvement plans shall be com- ._J /
pieted beyond the phase boundaries to assure secondary access and drainage protection to
the satisfaction of Ihe City Engineer. Phase boundaries shall con'espond to lot lines shown
on the approved lentatlve map.
APPLICANT SHALL CONTACT THE FIRE SAFETY DIVISION, (909) 987-6405, FOR COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
1. Mello Roos Community Facilities District requirements shall apply to Ihis project. __/ /
sc- 10/94 12 ~L_~
V'/ 2. Fire flow requirement shall be ~G"O0 gallons per minute. ---/ /
· A. A previous fire flow, conducted revealed
gpm available at.20 psi.
V/' B. A fire flow shall be conducted by the builder/developer and witnessed by tire
department personnel prior to water plan approval.
V/C. 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 the fire
department personnel after construction and prior to occupancy.
V//'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 mate dais o n site (i .e., lumber, roofing
materials, etc.). Hydrants flushing shall be witnessed by fire department personnel.
~ 4.ExistingfirehydrantloCatlonssha~~bepr~vldedpri~rt~waterp~anappr~vst.Requiredhydrants~ '--J /
ff any, will be determined by this department. Fire District standards require a 6" dser with a
4" and a 2-1/2" outlet. Substandard hydrants shall be upgreded to meet this standard. Contact
the Fire Safety Division for specifications on approved brands and model numbers.
V'/"5. Prior to the issuance of building permits for combustible construction,evidence shall be --/ /
submitted to the Fire District that temporary water supply for fire protection is available, pending
completion of required fire protection system.
v/"" 6. Hydrant reflective markers (blue dots) shall be required for all hydrants and installed prior to ----/ /
final inspection.
automatio fire extinguishing system(s) will be required as noted below: ----/ /
V/Per Rancho Cucamonga Fire protection District Ordinance 15.
Note: Special sprinkler densities are required for such hazardous operations as woodworking,
plastics manufacu dng, spray painting, fiammable liquids storage, high piled stock, etc. Contact
Fire Safety Division to determine if sprinkler system is adequate Ior proposed operations.
V"'/8. Sprinkler system rnonitodng shag be installed and operational immediately upon completion J /
of sprinkler system.
__.J /
9. A fire alarm system(s) Shall be required as noted below:
Per Rancho Cucamonga Fire Protection District Ordinance 15.
California Code Regulations Tffie 24.
NFPA 101.
Other
~'/"10. Roadways within project shall comply with the Fire Districts fire lane standards, as noted: ~ /
V/11. Fire department access shall be amended to facilitate emergency apparatus. ---/ /
12. Emergency secondary access shall be provided in accordance with Fire District standards. -.--/ /
13. Emergency access shall be provided, maintenance free and clear, a minimum of 26 feet wide ._J /
at all times dudrig construction in accordance with Fire District requirements.
V//'I 4. All trees planted in any median shall be kept tdmmed a minimum of 14'6" from ground up so _._/ /
as not to impede fire apparatus.
.15. A building directory shell be required, as noted below: ----/ /
Lighted director within 20 feet of main entrance(s).
__ Standard Directory in main lobby.
Other
V'/' 16.AKnoxrapidentrykeyvauitsha~~beinstal~edprbrt~fina~inspection.Pr~~f~fpumhasesha~~ .__/ /
be submitted prior to final building plan approval. Contact the Fire Safety Division for specific
details and ordedng information.
17 Galed/restricted entry(s) require installation of a Knox rapid entry key system. Contact the Fire .__/ /
Safety Division for specific details and ordering information.
V/' 18. A tenant use letter shall be submitted prior to final building plan approval. .--/ /
V" 19. Plan check fees in the amount of $. O have been paid. ~ /
An additional $ ('f"Z-O shell be paid:
Prior to water plan approval.
V/Prior to final plan approval.
Note: Separate plan check fees for fire protection systems (sprinklere, hood systems, alarms,
etc.) and/or any consultant reviews will be messed upon submittal of plans.
~ 20. Spedal permits may be required, depending on intended use, as noted below: / /
A. General Use Permit shell be required for any activity or operation not specifically
described below, which in the judgemsht ol the Fire Chief is likely to produce conditions
hazardous to life or property.
B. Storage of readily combustible material.
Places of assembly (except churches, schools and other non-profit organizations)
D. Bowling alley and pin refinishing.
E. Cellulose Nitrate plastic (Pyrexylin).
F. Combustible fibers storage and hendling exceeding 100 cubic feet.
G. Garages
Motor vehicle repair (H-4)
H. Lurnl)er yards (over 100,000 board feet).
- ,o/. 14
I. '~re rebuilding plants.
J. Auto wrecking yards.
Junk of waste material handling plants.
K. Flammable finishes.
Spraying or dipping operations, spray booths, dip tanIs, electrostatic apparatus,
automobile undercoating, powder coating and organic peroxides and dual com-
penent coatings (per spray booth).
L. Magnesium (more tha 10 pounds per day).
M. Oil burning equipment operations.
N. Ovens (industrial baking and dP/ing).
~O. Mechanical refrigeration (over 20 peunts of refdgerant).
V/~. Compressed gases (store, handle or use exceeding 100 cubic feet).
Q. Cryogenic fluids (storage, handling or use).
R. Dust-producing processes and equipment.
V~S. Flammable and combustible liquids (storage, handling or use).
T. High piled combustible stock.
U. Liquified petroleum gas (store, handle, transport or use more than 120 gallons).
V. Matches (more than 60 Matc~hman's gross).
W. Welding and cutting operations: to conduct welding and/or cutting operations in
any occupancy.
APPLEBEE'S NEIGHBORItOOD GRHJ~ & BAR HISTORY
· Applebee's was founded 14 years ago in Atlanta, Georgia by Bill and T.J. Palmer.
The Palmers envisioned a restaurant which would provide full service, consistently
good food, reasonable prices and quality service in a neighborhood setting. Their
furst restaurant - T.J. Applebee's Edibles & Elixirs opened in November 1980.
· In 1982, the Palmers opened their second Applebee's in Atlanta and in 1983, to
fulfill a dream of nationwide expansion, the Palmers sold the Applebee's concept to
W.R. Grace and Company. As part of the transaction, Bill Palmer was named
president of the Applebee's Division of an indirect subsidiary of W.R. Grace. In
that position, Palmer guided the operation from its entrepreneurial beginnings to a
full-fledged franchise system. The Palmers became Applebee's franchisees in
1985, and today own 12 Applebee's in Atlanta and three in central Florida.
· In 1988, Applebee's International, Inc. became the restaurant chain's franchisor
when Kansas City franchisees, Abe Gustin and John Hamra, purchased the rights to
the Applebee's concept from W.R. Grace. The name was changed to "Applebee's
Neighborhood Grill & Bar," to reflect the Palmers' original concept of a place
"people could call their own.'
· When Applebee's International, Inc. acquired Applebee's in 1988, there were 54
restaurants. At the end of 1993, there were 361 restaurants in the Applebee's
system and at mid-1994, there are more than 400 restaurants in 41 states, with
more units under construction.
· Marketed as "America's Favorite Neighbor," each Applehee's reflects the
neighborhood in which it is located. The decor further conveys this theme with
photographs and memorabilia highlighting hometown heroes, local schools and area
~ history.
· Applebee's compact 5,000 to 6,000 square foot restaurants adapt to free-standing,
mall or end-cap locations. They provide seating for an average of approximately
175 guests, and each restaurant employs approximately 75-100 employees.
· The 60-item menu is revised twice a year. There are also four to five food-specific
promotions each year to ensure that the menu offers continuous variety.
Approximately 60 percent of the menu is standardized throughout the Applebee's
system. The remaining 40 percent is comprised of items selected from an approved
list of optional items. This mix allows individual restaurants to tailor menus to
accormnodate regional and local tastes. Restaurants also offer a children's menu.
· Applebee's International, Inc. completed an initial public offering of its common
stock in 1989. The stock is traded over-the-counter and is listed on The NASDAQ
stock market under the symbol, APPB.
· Applebee's International, Inc. posted net earnings of nearly $9.5 million or 44 cents
per share in 1993. The previous year, net earnings were $5.1 million or 27 cents
per share. In 1993, sales for the entire Applebee's system were $608.5 million
compared to $402.2 million in 1992.
· The furst months of 1994 continue to reflect Applebee's growth. Applebee's
International, Inc. posted a record profit of $2.6 million for its first quarter of
1994. These earnings were 49 percent higher than last year's first quarter profit of
$1.7 million.
Ga~'y L. Fischer
ApPLEBEES INTERNATIONAL. INC
455] W, 107th Street / Suite 100 / Overland Park. KS 66207
(913) 967-4005 / FAX (913) 341-1695
Your Neighborhood-
Westland h~g its comm~ sp~t on ~e wal~e ~o~
decor package was ~e subject of ~ ~cle in ~e lo~l n~spa-
per, complete ~ photos. Ann Arbor also received some
free pub~ciW in ~e newspaper for its ope~ng: "Even ~ough
~e ~ Nbor Apple~e's is ~e ~-bas~ ch~n's 292nd
r~ta~t, ~e eate~ at ~e comer of ~ Nbor-aHne Road
~d 1-94 is spdnMed ~ 'neighborhood' touch~.'
~e Lawrence Applebee's spa~ J-Hawk eve~ Monday night when ~e
coach's weeMy mdio show, "Hawk Ta~," com~ on lom~on for an ho~ of
~stener ~, coach's commen~, and high~ghts of the pr~o~ week's foot~
hen the floods game. ~e program ~ll con~nue this ~nter when the foc~ tums to the excitement
W~ame to Ken- of J-Hawk ~sket~lL GO HA~S!
sas C[ty the Bar~
Road Applebee's
with 200 saRdwiches ~i~ f~ds to help needy chfidmn ~ ~n~s ~d M$~ufi. 36 te~ played ~rough
Gator Aid for the aecut~e Director for ~e B~ F~d, ~ote to ~k A.I.I. for its cont~ued s~n~r-
The "sandwich made a difference. It Is such a pleasure to work wi~ prof~ion~s who pro~de
crew" got a standing
grateful workers.
~o~ds of ~sitors ~me to feast at ~e Burnsville joined Jer~'s team to fight Muscular Dystrophy by
'Taste of ~sas Ci~" e~nt which raising over $800 during the annual Labor Day Telethon.
feared area testaments selling food at Balloons were sold which guests popped to see il there was a
outdoor boo~s. ticket inside entitling them to win pdzes; winners.of a coin
Sho~ here ~e ~ulle Foster, Market- drop won free entrees if they hit the bull's-eye; and tickets
inn Consultant, ~d ~r~ ~om~, were sold for a drawing to win a $50 Applebee's gi~ ce~fi-
Clt~ Center Square GM, cooMn' up a cute. $e~ers Jennifer McCutchan and LIsa Janusch sold
t~te of Apple~e's. the most tickets and were featured in the ~ coverage of the
MD Telethon. Also, GM Cathy Liebmann presented a check
for $2600, the money raised by all the Minnesota Applebee's
, ~ from selling Shamrocks last March.
erapie adop~ a "Cha~ of the Month" and donat~ a
Tpercentage of the proceeds from the ~[a of the
Apple~e's Fudg~ Bro~ie Sundae to the wo~hy ~use. %e
first chari~ to benefit ~s "Connecting for Youth," which
wor~ to help ~ds stay In school through a mentor program
and suppo~ of parental involvement at i~ three ~mpuses in
the ar~.
Your Neighborhoodi
Dallas
~ ~n~,~
helped g~duat~ng ~n~ors
celeb~te ~fely by donating
p~ and f~ for Project Gradation
actMrS.. ~ey also hel~d sponsor a
~mi~ tot s~ci~ needs s~dents of the
De~S~le ~1 by prodding a Sno-Cone machine,
b~loons and ~ers for ~e event.
A~plebee's Int~ot~on~l Inc. revived the annul
"Outst~ding ~ce to Victi~ ol Crime" award in ~e D~as
recognition of the sup~d given to a foyer App]e~e's resta~ts spo~or a
employee who had been a crime ~ctim. V~a~onal S~lls Program ~a[ gives M&
wi~ sp~i~ needs ~e oppor~W to
Tess Dalessio, a seNer at the Abemath~ restaurant tells work ~ ~e restaur~ts to develop ~e~
a~ut a special exUderice she had when a ~sion-impaired s~Hs. Sho~ above: Robe~ Marshall
guest nard Chip was ~ated at one of her tables, When from Beltline ~d Dave Puffer from
T~ realized Chip's digbiliW, she gave him one of I~ing wi~ one of ~e s~dents at a
Applebee's Braille men~. "1 ~ought the menu wo~d ~ b~quet spomored by Applebee's.
helpf~, but it also made me feel re~ happy when I saw
how impr~ed Chip was ~th it. He told me how nice it
w~ for him to ~ able to read the menu at his o~ pace
~d ponder a~ut what he wo~d like to order. I have a
whole exUderice reminded me of how ~e smallest ~ing Ple~ identi~ ~1Apple~e's employe~
c~ help ma~ ~meone feel go~ about ~em~lves and in the pho[~ by [i~t and I~[ name and
o~e~."
Kan a
f~ by ~ Ci~
ran~ and catere~ ~ed at
decorted fo~ boo~ ~t
~dergro~d office and
sto~ge facili~.
RlSht; ~e ~nu~ Share o~
S~en~ - T~te of ~e Nation
~nt ~ feamr~ fo~ ~.
~e ~ go to ~e Hawester,
an agen~ which pro~d~ ~
far over 500 non-profit 8genci~
In ~as CIW ~d s~o~ng