HomeMy WebLinkAbout1996/08/28 - Agenda PacketCITY OF RANCHO CUCAMONGA
PLANNING COMMISSION
AGENDA
WEDNESDAY AUGUST 28, 1996 7:00 PM
Rancho Cucamonga Civic Center
Council Chamber
10500 Civic Center Drive
Rancho Cucamonga, California
I. CALL TO ORDER
Pledge of Allegiance
Roll Call
Chairman Barker Vice Chairman McNiel
Commissioner Bethel Commissioner Macias Commissioner Tolstoy
II. ANNOUNCEMENTS
IlL APPROVAL OF MINUTES
August 14, 1996
IV. CONSENT CALENDAR
The following Consent Calendar items are expected to be routine and non-controversial.
They will be acted on by the Commission at one time without discussion. lf anyone has
concern over any item, it should be removed for discussion.
A. DEVELOPMENT REVIEW 95-17 - WINSTON RESIDENCE - The design
review of a 6,389 square foot single family dwelling and detailed site plan for
a hillside lot at 9006 Reales Street in the Very Low Residential District (less
than 2 dwelling units per acre) - APN: 1061-811
V. PUBLIC HEARINGS
The following items are public hearings in which concerned individuals may voice their
opinion of tI:e related project. Please wait to be recognized by the C~airman 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 speakinl~.
B. ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW
96-l 7 - MIMI'S/WOHL RANCHO PARTNERS - A request to construct a
6,45:i square foot restaurant on 2.41 acres of land located on the southeast
corner of Foothill Boulevard and Spruce Avenue in the Industrial Park
District (Subarea 7) of the Industrial Area Specific Plan - APN: 208-352-62.
Related File: Preliminary Application Review 96-03. Staff has prepared a
Negative Declaration of environmental impacts for consideration.
VI. DIRECTOR'S REPORTS
C. UPDATE ON GRAFFITI - Oral Report
D. COMMERCIAL LAND USE STUDY UPDATE
VII. PUBLIC COMMENTS
,,
This is the time andplace for the general public to address the Commission. Items to bei
discussed here are those which do not already appear on this agenda.
VIII. COMMISSION BUSINESS
IX. ADJOURNMENT
The Planning Commission has adopted Administrative Regulations that set an 11:00 P.M.
adjournment time. lf items go beyond that time, they shall be heard only with the consent
of the Commission.
1, Gall Sanchez, Planning Commission Secretary of the City of Rancho Cucamonga,
or my designee, hereby certi~ that a true, accurate copy of the foregoing agenda
was posted on August 22, 1996, at least 72 hours prior to the meeting per
Government Code Section 54964.2 at 10500 Civic Center Drive, Rancho
Cucamonga.
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Page 2
VICINITY MAP
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CITY OF
RANCHO CUCAMONGA
CITY OF RANCHO CUCAtMONGA ' ~
STAFF REPORT
DATE: August 28, 1996
TO: Chairman and Members of the Planning Commission
FROM: Brad Buller, City Planner
BY: Alan Warren, AICP, Associate Planner
SUBJECT: DEVELOPMENT REVIEW 95-17 - WINSTON RESIDENCE - The design review of
a 6,389 square foot single family dwelling and detailed site plan for a hillside lot at
9006 Reales Street in the Very Low Residential District (less than 2 dwelling units
per acre) - APN: 1061-811-23
SITE DESCRIPTION:
The property is on the northeast corner of Reales Street and Delphin Place within a custom lot
subdivision at the top of Beryl Street. The lot is vacant and slopes uniformly at an approximate
average slope of 8 percent to the southeast. The entire tract has been graded and many homes
have been constructed in the tract. Curbs, gutters, and Delphin Place sidewalk have been installed
adjacent to the lot. A single family house has been developed on the lot to the north and the lot
to the east is vacant (with partial foundation work).
ANALYSIS:
A. General: The intent of the Hillside Ordinance is to reduce the impacts of grading and
promote building designs that help preserve the character of natural slopes. For those
hillside projects that have greater than 5 feet cut or fill, the Hillside Ordinance requires
Planning Commission review and approval. The basement of the house is 10 feet below
the natural grade and therefore, must be reviewed by the Design Review Committee and
Planning Commission.
The house is designed with steps within the pad area, consistent with the requirements of
the Hillside Ordinance. This feature, however, has not resulted in a "visual" height
reduction in the front (south) elevation. This is because the Classical Revival style
requested by the owner which exhibits a continuous two-story front facade. The designer
has compensated for this feature by extending the front setback well beyond the minimum
42 feet to more than 65 feet.
In addition, the landscape architect has provided mid-level shrub planrings and "standard
trees" to gradually raise the foreground area up to the porch and thereby help reduce the
visual height. No distinct architectural style has been predominate in the tract. This
classical style should be an interesting addition to this unique neighborhood.
ITEM A
PLANNING COMMISSION STAFF REPORT
DR 95-17 - WINSTON RESIDENCE
August 2.8, 1996
Page 2
B. Desiqn Review Committee: On August 6, 1996, the Committee (Barker, McNiel, Fong)
reviewed the plans and recommended approval of the project with the condition that the
mar yard be graded with a natural undulating slope per the Hillside Ordinance.
C. Gradinq Committee: The Grading Committee reviewed the project on July 16, 1996, and
found the plans technically acceptable.
D. Environmental Assessment: The project is categorically exempt (Class 3) from CEQA
environmental review.
RECOMMENDATION: Staff recommends that the Planning Commission approve Development
Review 95-17 by the adoption of the attached Resolutinn.
City Planner
BB:AW:mlg
Attachments: Exhibit "A" - Vicinity Map
Exhibit "B" - Site Plan
Exhibit "C" Conceptual Grading Plan
Exhibit "D" Conceptual Landscape Plan
Exhibit "E" Site Isometric
Exhibit "F" Building Elevations
Exhibit "G" Floor Plans
Exhibit "H" Building Section
Resolution of Approval with Conditions
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'~ECOND FLOOR PLAN
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT
REVIEW NO. 95-17, FOR A HILLSIDE SINGLE FAMILY RESIDENCE
LOCATED AT 9006 REALES STREET IN THE VERY LOW RESIDENTIAL
DISTRICT (LESS THAN 2 DWELLING UNITS PER ACRE), AND MAKING
FINDINGS IN SUPPORT THEREOF - APN: 1061-811-23.
A. Recitals.
1. Ralph Roach has filed an application on behalf of Allen Winston for the approval of
Development Review No. 95-17, as described in the title of this Resolution. Hereina~er in this
Resolution, the subject Development Review request is referred to as "the application."
2. On the 28th day of August 1996, the Planning Commission of the City of Rancho
Cucamonga conducted a meeting on the application and concluded said meeting on that date.
3. All legal prerequisites prior to the adoption of this Resolution have occurred.
B. Resolution.
NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission
of the City of Rancho Cucamonga as follows:
1. This Commission hereby specifically finds that all of the facts set forth in the Recitals,
Part A, of this Resolution are true and correct.
2. Based upon substantial evidence presented to this Commission during the above-
referenced meeting on August 28, 1996, including wdtten and oral staff reports, this Commission
hereby specifically finds as follows:
a. The application applies to property located at 9006 Reales Street (Lot 28, Tract
11626) with a street frontage of 106 feet and lot depth of 210 feet and is presently unimproved, and
b. The properties to the north and west are zoned Very Low Residential and are each
improved with a single family residence, and the properties to the east and south are zoned Very
Low Residential and are vacant; and
c. The proposed use is compatible to the surrounding land uses; and
d. The proposed single family residence is a Class 3 Categorical Exemption as
provided in Section 15303(a) of the California Environmental Quality Act.
3. Based upon the substantial evidence presented to this Commission during the above-
referenced meeting and upon the specific findings of facts set forth in paragraphs I and 2 above,
this Commission hereby finds and concludes as follows:
a. That the proposed project is consistent with the objectives of the General Plan; and
b. That the proposed use is in accord with the objectives of the Development Code
and the purposes of the district in which the site is located; and
PLANNING COMMISSION RESOLUTION NO.
DR 95-17-WINSTON RESIDENCE
August28,1996
Page 2
c. That the proposed use is in compliance with each of the applicable provisions of
the Development Code; and
d. That the proposed use, together with the conditions applicable thereto, will not be
detrimental to the public health, safety, or welfare or materially injurious to properties or
improvements in the vicinity.
4. Based upon the findings and conclusions set fodh in paragraphs 1, 2, and 3 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.
Planninq Division
1) The slope along the rear property line shall be graded with an
undulating slope face to simulate natural contours, to the satisfaction
of the City Planner.
Enqineerinq Division
1) Install drive approaches and street trees per City standards, to the
satisfaction of the City Engineer.
a) Street trees, a minimum of 15-gallon size, shall be of a species
in accordance with the City's street tree program.
b) Remove and replace 4 dead trees on Delphin Place.
c) Revise existing street improvement plans as required by the City
Engineer.
d) Security shall be posted and an agreement executed to the
satisfaction of the City Engineer and City Attorney guaranteeing
completion of the public improvements, prior to the issuance of a
City building permit.
e) Prior to any work being performed in the public right-of-way, fees
shall be paid and a construction permit obtained from the City
Engineer's Office in addition to any other permits required.
5. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 28TH DAY OF AUGUST 1996.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
E. David Barker, Chairman
PLANNING COMMISSION RESOLUTION NO.
DR 95-17-WINSTON RESIDENCE
August28,1996
Page 3
ATTEST:
Brad Buffer, 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 28th day of August 1996, by the following vote-to-wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
COMMUNITY DEVELOPMENT
DEPARTMENT
STANDARD CONDITIONS
PROJECT#: DR 95-17
SUBJECT: Custom hillside residence
APPLICANT: Ralph Roach on behalf of Allen Winston
LOCATION: 9006 Reales (NEC Reales and Delphin)
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
APPLICANT SHALL CONTACT THE PLANNING DIVISION, (909) 477-2750, FOR COMPLIANCE WITH THE FOLLOWING
CONDITIONS:
A. Time Limits completion Date
1. Approval shall expire. unless extended by the Planning Commission. if building permits are not
issued or approved use has not commenced within 24 mo,nths from the date of approval.
2. Prior to recordation of the final map or prior to the issuance of building permits when no map is
involved, written certification 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 districl
within 90 days prior to final map approval in the case of subdivision or prior to the issuance of
permits in the case of all other residential projects.
B. Site Development
1. The site shall be developed and maintained in accordance with the approved plans which include
site plans. architectural elevations, exterior materials and colors. landscaping, sign program, and
grading on file in the Planning Division, the conditions contained herein, Development Code
regulations.
2.Prior to any use of the project site or business activity being commenced thereon, all Conditions
of Approval shall be completed to the satisfaction of the City Planner.
3. Occupancy of the facilities shall not commence until such time as all Uniform Building Code and
State Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be
submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Division
to show compliance. The buildings shall be inspected for compliance prior to occupancy.
Project No. DR95-17
Completion Date
4. All site, grading, landscape. irrigation, and street improvement plans shall be coordinated for
consistency prior to issuance of any permits (such as grading, tree removal, encroachment,
building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved
use has commenced, whichever comes first.
5. Approval of this request shall not waive compiiance with all sections of the Development Code,
all other applicable City Ordinances, and applicable Community or Specific Plans in effect at the
time of building permit issuance.
6. All building numbers and individual units shall be identified in a clear and concise manner,
including proper illumination.
C, Landscaping
1. A detailed landscape and irrigation plan, including slope planting and model home landscaping
in the case of residential development, shall be prepared by a licensed landscape architect and
submitted for City Planner review and approval prior to the issuance of building permits or prior
final map approval in the case of a custom lot subdivision.
2. All private slopes in 5 feet or less in vertical height and of 5:1 or greater slope, but less than 2:1
slope, shall be, at minimum. irrigated and landscaped with appropriate ground cover for erosion
control. Slope planting required by this section shall include a permanent irrigation system to be
installed by the developer prior to occupancy.
3. All pdvate slopes in excess of 5 feet. but less than 8 feet in vertical height and of 2:1 or greater
slope shah be landscaped and irrigated for erosion control and to soften their appearance as
follows: one 15--gallon or larger size tree per each 150 sq. ft. of slope area. 1--gallon or larger size
shrub per each 100 sq. ft. of slope area, and appropriate ground cover. In addition. slope banks
in excess of 8 feet in vertical height and 2:1 or greater slope shall also include one 5-gallon or
larger size tree per each 250 sq. ft. of slope area. Trees and shrubs shall be planted in staggered
clusters to soften and vary slope plane. Slope planting required by this section shall include a
permanent irrigation system to be installed by the developer prior to occupancy.
4. For single family residential development, all slope planting and irrigations shall be continuously
maintained in a healthy and thriving condition by the developer until each individual unit is sold
and occupied by the buyer. Prior to releasing occupancy for those units, an inspection shall be
conducted by the Planning Division to determine that they are in satisfactory condition.
5. Front yard and corner side yard landscaping and irrigation shah be required per the Development
Code. This requirement shall be in addition to the required street trees and slope planting.
6. The final design of the perimeter parkways, walls, landscaping, and sidewalks shah 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.
7.Landscaping and irrigation systems required to be installed within the public right-of-way on the
perimeter of this project area shall be continuously maintained by the developer.
8. All walls shall be provided with decorative treatment. If located in public maintenance areas. the
design shall be coordinated with the Engineering Division,
Project No, DR 95-17
Completion Date
D. Other Agencies
1. The applicant shall contact the U.S. Postal Service to determine the appropriate type and location __ __/
of mail boxes. Multi-family residential developments shaJI provide a solid overhead structure for
mail boxes with adequate lighting. The final location of the mail boxes and the design of the
overhead structure shall be subject to City Planner review and approval prior to the issuance of
building permits.
2. For projects using septic tank facilities, written certification c,f acceptability, including all supportive__ __/
information, shall be obtained from the San Bernardino County Department of Environmental
Health and submitted to the Building Official prior to the issuance of Septic Tank Permits, and
prior to issuance of building permits.
APPLICANTS SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 477-2710, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
E. Site Development
1. The applicant shall comply with the latest adopted Uniform Building Code, Uniform Mechanical /
Code, Uniform Plumbing Code, National Electric Code, and all other applicable codes,
ordinances, and regulations in effect at the time of issuance of relative permits. Please contact
the Building and Safety Division for copies of the Code Adoption Ordinance and applicable
handouts.
2. Prior to issuance of building permits for a new 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 Beauti~cation Fee, Park Fee, Drainage Fee, Transportation
Development Fee, Permit and Plan Checking Fees, and School Fees.
3. Street addresses shall be provided by the Building Official, after tract/parcel map recordation and
prior to issuance of building permits.
F. Grading
1. Grading of the subject property shall be in accordance with the Uniform Building Code. City
Grading Standards, and accepted grading practices. The final grading plan shall be in substantial
conformance with the approved grading plan.
2. A soils report shall be prepared by a qualified engineer licensed by the State of California to
perform such work.
3. The final grading plans shall be completed and approved prior to issuance of building permits.
4. As a custom-lot subdivision, the following requirements shall be met:
a. Surety shall be posted and an agreement executed guaranteeing completion of all on-site /
drainage facilities necessary for dewatering all parcels to the satisfaction of the Building
and Safety Division prior to 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.
Project No. DR95-17
Completion Date
c. On-site drainage improvements, necessary for dewatering and protecting the subdivided
properties, are to be installed prior to issuance 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
incremental or composite basis).
e. All slope banks in excess of 5 feet in vertical height shall be seeded with native grasses 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 irrigation system shall be provided. This requirement
does not release the applicant/developer from compliance with the slope planting
requirements of Section 17.08.040 I of the Development Code.
INVESTMENTS
ARCHIT[CT~S
PACIFICA
SITE P~N
FOR MIMI'S
RESTAURANT
," CITY OF RANCHO CUCA~MONGA ' ~
STAFF REPORT
DATE: August 28, 1996
TO: Chairman and Members of the Planning Commission
FROM: Brad Buller, City Planner
BY: Miki Bratt, AICP, Associate Planner
SUBJECT: ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 96-17 -
MIMVSNVOHL RANCHO PARTNERS - A request to construct a 6,455 square foot
restaurant on 2.41 acres of land located on the southeast corner of Foothill
Boulevard and Spruce Avenue in the Industrial Park District (Subarea 7) of the
Industrial Area Specific Plan - APN: 208-352-62. Related File: Prefim!nary
Application Review 96-03.
PROJECT AND SITE DESCRIPTION:
A. Surroundinq Land Use and Zoninq:
North Developed, Retail Center - Community Commercial, Terra Vista Specific Plan
South - Hotel and Vacant - Industrial Park (Subarea 7), Industrial Area Specific Plan
East - Vacant - Community Commercial (Subarea 7), Industrial Area Specific Plan
West Developed Vacant - Industrial Park (Subarea 7), Industrial Area Specific Plan
B. General Plan Desiqnations:
Project Site - Community Commercial
North Community Commercial
South - Industrial Park
East Community Gommercial
West Industrial Park
C. Site Characteristics: The site is a 2.41 acre parcel sloping gently to the south. Soil conditions
are stable. The site is partially covered with old growth vineyards which do not appear to be
under cultivation. There are five trees on-site which were planted at the intersection of
Foothill Boulevard and Spruce Avenue as part of the landscaping requirements for the
Rancho Cucamonga Business Park site development. These trees are in poor condition.
D. Parkinq Calculations:
Number of Number of
Type Square Parking Spaces Spaces
of Use Footage Ratio Required Provided
Restaurant 6,000 1/100 60
455 1/55 9 125
ITEM B
PLANNING COMMISSION STAFF REPORT
DR 96-17- MIMI'SANOHLRANCHO PARTNERS
August28,1996
Page 2
BACKGROUND: On May 1, 1996, a General Plan Amendment was approved by the City Council
changing the land use designation on this site from Industrial Park to Community Commercial. On
June 5, 1996, the City Council approved the addition of Community Commercial retail uses to
Industrial Park uses subject to a Master Plan for the 14.45 acre vacant portion of the block subject
to a Conditional Use Permit.
A Pre-Application review was requested for a Master Plan for a retail center on the site with Mimi's
restaurant as Phase 1 of development. On May 22, 1996, the Planning Commission reviewed a
conceptual Master Plan, supported Mimi's as the first phase of development, restated the need for
compatibility with the adjoining hotel, and recommended strong internal pedestrian circulation
pathways with particular attention to the flow between the Mimi's restaurant and the hotel (see
Exhibit "H").
The subject application was submitted jointly by Mimi's Restaurant and Wohl/Rancho Partnership
on June 4, 1996. The latter is responsible for overall site, development, including excess parking,
driveway access, and public right-of-way improvements. The applicant said that the Master Plan
was not yet ready and requested that the restaurant be considered separately. Since the
restaurant was a permitted use under the Industrial Park designation, staff concurred that the
application could be considered ahead of the Master Plan so long as the project would actually be
developed as the first phase of the proposed retail center.
ANALYSIS:
A. General: The application is for a 6,455 square foot sit down restaurant with screened patio
dining facing Foothill Boulevard. Site improvements are required for the entire 2.41 acre
parcel. The restaurant use is being processed independently of retail development of the
entire 14.25 acre parcel owned by Wohl/Rancho partners, but will be integrated into the
Master Plan for the entire site. The restaurant and its parking area will be compatible with
the adjoining hotel, including shared driveway access and reciprocal parking agreements.
B. Desiqn Review Committee: On August 6, 1996, the Design Review Committee (Barker,
McNiel, Fong) reviewedthe subject application (see Exhibit "G"). The Committee supported
the overall design of the restaurant, including strong design elements for the south elevation
facing the hotel and a trellis structure to screen the outdoor service area. The Committee
restated support for the policy that when river rock is used as a veneer, native river rock shall
be used and manufactured rock is not permitted. In general, the Committee supported the
site development, including construction of a bus shelter which is architecturally compatible
with the restaurant.
One issue remains. The Committee asked that the pedestrian flow between the restaurant
and the hotel be strengthened and brought back to the Committee on August 20, 1996.
Further, they asked the applicant to contact the hotel and request their cooperation for work
on the pedestrian pathway on the hotel site. Limited work on the hotel site is expected.
On August 20, 1996. the Design Review Committee (McNiel, Macias, Fong) recommended
substantial revision of the Site Plan in order to facilitate pedestrian flow between the
restaurant and the hotel and directed staff to work with the applicant on the revision (see
Exhibit "B-2 "). The applicant was unable to attend the Design Review Committee meeting.
Staff is still in the process of corresponding with the applicant on the direction forwarded by
J
PLANNING COMMISSION STAFF REPORT
DR 96-17 - MIMt'SNVOHL RANCHO PARTNERS
August 28, 1996
Page 3
the Committee. This concept may result in a slight but not significant reduction in parking.
The Commission will be updated as part of the oral staff presentation.
C. Technical Review Committee: On August 7, 1996, the Technical Review Committee
reviewed the subject application and recommended approval subject to conditions including
completion of street improvements, construction of a bus turnout, and construction of a bus
shelter.
D. Siqns: The signs shown on the plans are for information only and require a separate
application. A Master Sign Program will be required in conjunction with consideration of a
Master Plan for the retail center. At that time, Mimi's signs will be incorporated into the
Master Sign Program.
E. Environmental Assessment: An Initial Study has been completed. There are five trees on
site which are either dead or in poor condition. These will be removed and replaced as
mitigation. A Tree Removal Permit is required. Staff has determined that the project will not
have a significant adverse effect on the environment.
FACTS FOR FINDING: Staff finds the subject application to be consistent with the General Plan
and the requirements of Subarea 7 of the Industrial Area Specific Plan. Further, the proposed use
is compatible with surrounding land uses.
CORRESPONDENCE: This item was advertised as a public hearing in the Inland Valley Daily
Bulletin newspaper. the property was posted. and notices were mailed to all property owners within
a 300 foot radius of the project site.
RECOMMENDATION: Staff recommends approval through adoption of the attached Resolution
of Approval with Conditions and issuance of a mitigated Negative Declaration.
City Planner
BB:MB:mlg
Attachments: Exhibit "A" - Location Map
Exhibit "B-I" - Site Plan August 7, 1996 revision
Exhibit "B-2" - Design Review Committee Concept Site Plan
Exhibit "C" * Grading Plan
Exhibit "D" - Landscape Plans
Exhibit "E" - Elevations
Exhibit "F" - Floor Plan
Exhibit "G" - Design Review Committee Minutes dated August 6, 1996
Exhibit "H" - Pre-Application Review 96-03 Minutes
Exhibit "1" - Environmental Assessment Part I and II
Resolution of Approval with Conditions
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5:30 p.m. Miki Bran August 6, 1996
ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 96-17 - iviIMIS'/XVOI-fI',
R:'~NCHO PARTNERS - A request to construct a 6,450 square foot restam:ant on 2.41 acres of land located
on the southeast comei"Sf Foothill Boulevard and Spruce Avenue in the Industrial Park District (Subarea
7) of the Industrial Area Specific Plan: AJ'N 208-352-62. Related File: Preliminary Application Review
96-03.
Design Parameters:
The entire block has be~n approved for Community Commercial development which serves as an
extension of the HavenT'Foothill activity, center. The proposed project is pertained in Subarea 7 under the
Industrial Park definition and will precede completion of the Master Plan. The Master Plan is a pre-
requisite for development of the remaining block under the Community Commercial designation. A
Master Plan is under development (Preliminary, Application Review 96-03) and the proposed project is
planned to be compatible with future development and with the adjoining hotel.
Staff Comments:
The follo'M. ng comments are intended to provide an outline for Committee discussion.
,.'vlaior Issues: The following broad design issues vdll be the focus of Committee discussion regarding this
project:
1. CiW policy requires strong pedestrian pathways ~dtl'Lin Community Commercial development. To
meet this requirement, a walkway has been added on the no,~h side of the drive aisle from Spruce
Avenue to the entry into Mimis par.'-dng lot. The applica~nt states that the east-west walkway will
continue eastward ',,,'hen the primary center develops.
However, the pedes'u-ian plan from the hotel entrance to Mimis remains weak and confusing. The
applicant will present several alternatives to the Cornmince, including a justification for the
alternative on the Site Plan.
Staff also recommends that a secondeD' east-west pedestrian path be developed from Mimis
through the parking area.
Secondary Issues: Once all of the major issues have been addressed, and time pertaining the Committee
will discuss the following secondary design issues:
1. Staff recommends that the decorative light standards and parking lot light standards match existing
standards on the hotel site.
2. The height of the proposed free-standing decorative li!,.ht fixture for the project exceeds the 15-foot
maximum height, which is measured from the finish~ surface/base to ~he top of the light fixture.
The applicant requests an interpretation that the top of the light housing and not the hoop be counted
as meeting the 15-foot requirement.
3. Three different styles of wood shuners for the windows are proposed. Staff recormmends one
consistent design, either stained rough-cut v.'ood or painted shuners.
DRC AGENDA
DR 96-17 - MIMIS
August 6, 1996
Pac~e ?
Policy IsSues: The following items are a ma~er of Plarming Commission policy and should be
incorporated into the project design without discussion:
1. A loading space is required Mth dimensions that are larger than a 'O'picaI parking space, consistent
with Planning Commission policy. The loading space may not block the drive aisle.
2. Stone veneer shall be native river rock, manufactured rock is not permirted.
3. Service yard walI on west and south elevations shall be textured plaster to match main building.
" Materials and finish of the Bus Shelter shall match Mimis.
Staff Recommendation:
Staff recommends that the project be revised to the satisfaction of the City Planner and scheduIed for
Plarming Commission.
Design Review Committee Action:
Members Present: Dave Barker, Larry McNiel, Nancy Fong
StaffPlarmer: ivliki Brart
The Site Plan shall be revised as follows:
1. The pedestrian connection between Mimis Restaurant and the Best Western Hotel be strengthened
and returned for Commit'tee review.
2. A truck loading space shall be provided as indicated in the applicant's alternmive proposal.
The applicant's design is supported as follows:
1. Proposed lighting fixtures are okay, including the goose neck decorative fixtures, so long as the top
of the lam~'does not e c d 15-foot maximum heic, ht limit.
x ee the
2. The shutters designs are adequate as proposed.
The Commit'tee emphasized the following policies:
1. Stone veneer shall be native river rock, manufactured rock is not permitted.
2. The electrical transformer box shall be fully screened within the service yard.
3. For screening purposes, a heavy wood trellis shall be placed over the service yard.
CITY OF RANCHO CUCAMONGA
PLANNING COMMISSION MINUTES
Adjourned Meeting
May 22, 1998
Chairman Barker called the Adjourned Meeting of lhe City of Rancho Cucamonga Planning
Commission to order at 8:45 p.m. The meeting was held in the Rains Room at the Poncho
Cucamonga Civic Center, 10500 Civic Center Drive. Poncho Cucamonga, California.
ROLL CALL
COMMISSIONERS PRESENT: David Barker, Heinz Lumpp, Larry McNiel, John Melcher,
Peter Tolstoy.
COMMISSIONERS ABSENT: None
........ STAFF-PRESEN'F: ................. Brad Bullet. City Planner;, Miki .Bratt; Associate Planner; Larry ......
Henderson, Principal Planner
NEW BUSINESS
A: "'PRE--XP'FIEiEAETI'0~R'~/i~{,~'~:~3 -~,V(E:)F:i'E I'N~jE~:FM~T~o~PAt~yiMiMF~ L'X'r~;~'~';t .........
for direction for development of a Master Plan for a Community Commercial retail Center,
including the first phase Mimi's Restaurant, on a 14.45 acre site generally located on the south
side of Foothill Boulevard between Spruce and Elm Avenue - APN: 208-386-62 through 69.
Brad Bullet, City Planner, recommended that there not be a time limit for this review because of the
size and importance of this project.
The Commission concurred so long as the order of presentation was maintained.
--Peter~)esf~rges'~/~h~-~nvestment~:/Mimi~s~-stated1hat-the-Mimi~s`represen~ative planned to
attend the meeting but had not yet arrived. He introduc~;d Tom Bond, project designer, who gave
a brief presentation of the project.
Mr, Bullet presented staffs issues and concerns under the umbrella question of whether
development should be consistent with the facing Terra Vista Community Commercial setbacks,
amenities, and architectural design. Mr. Buller presented the following topics:
1. Auto Circulation
a. West and east entries
b. Two access drives off Eucalyptus Street
c. Shared access with the hotel
d. Closed aisle adjacent to hotel to protect hotel parking
e. Ultimate access alignment with Phase 1 (Mimi's)
2. Pedestrian Circulation
a. Access from street
b. Internal circulation plan
3. Setbacks
a, From curb (town center square: building; landscaping; & parking - 45 to 50 ,'eel;
b. Interior
(i) Front promenade
(ii) Building to parking
(iii) Building to service area
4.Parking (5:1,000 required for center)
a. Allocation
b. Delivery spaces
c. Service access
5, Plaza Location and Size
6. Art Location and Size
7. ,Drive-thru Policy
8. Architecture
a. Consistgncy with hotel
b. Consistency with town center square/town center
....... c .... Use of. signature architecture for Mimi's ......................
d. Articulation sides and rear of buildings
e. Landscape treatment sides and rear/conflict with delivery access
f. Entries
g. Mimi's
'c~Fnmi~sior~'~r'M~i~'er sai~ '{~'~entral buildings should be rethought in light of the vacancies at
similarly situated stores within Terra Vista Town Center. He noted that stores which face Foothill
Boulevard appear to do better and have fewer vacancies. He thought the food court idea was
invalid. He supported a pedestrian promenade at least 10 feet wider in front of the stores and
suggested that 40 of the excess 80 parking spaces could be traded for the amenity. He supported
signature architecture for Mimi's, but liked the Upland product better than the proposed product. He
preferred a distinclive architecture on the south side of Foothill Boulevard rather than a reflection of
the Tetra Vista architecture. He did not object to the driveway openings proposed for Eucalyptus
Street. He added that the site exits should be designed with as much attention as entrances. He
supported matching the drive entry throats for the east/west access points.
Commissioner Lump said that in general he concurred with the remarks of Commissioner Melcher.
He supported the added depth pf a pedestrian promenade. He thought the Tetra Vista architectural
design themes should be generally mirrored. but not duplicated. He also preferred the Upland
Mimi's. He thought the proposed signs ate not acceotable He felt the front perimeter setbacks
should be the same as for Town Square. He wanted increased landscape treatment on the east and
west sides. He stated that the asphalt in the southeast parking area is too massive and the area
should be redesigned. He supported a strong pedestrian circulation plan. He stressed the need for
architectural adiculation of the side and rear elevations, as well as attention to the rear setbacks.
He noted that the rear of the buildings at Tetra Vista generally have deep setbacks and face a wide
street divided by a median in contrast to Eucalyptus Street which is narrow with future development
froriling the street. He thought the plazas at Terra Vista have not worked as planned. He was not
troubled about the size of the proposed plaza and expressed a willingness to consider a plaza which
is designed for the unique characteristics of the site. He liked the east-west drive access.
Commissioner Tolstoy stated that the architecture should. mimic Town Center Square; the backs and
sides of the buildings should be articulated; the front promenade should be wider; the plaza design
shoutd be well thought out; internal pedestrian pathways should be func'[ional with particular attention
to the connedion to the hotel; the southeast parking area presents too much asphalt and should be
redesigned; and the west side auto drive access is well done.
P.C. Adiourned Minutes -]~\~ May 22, 1995
Commissioner McNie[ said he agreed about the scutheast padKing area· He thought the easternmost
building could be pulled back and made wider to redu'ce the aspha t area. He requested the level
of architectural detail provided at Terra "./ista Town Center rather than at Town Center Square which
has less detail. He said they should spare no pencils widen it comes to adiculating the side and rear
of the buildings. On the question of whether the main entry to the site should align with the Town
Center Square entry, he did not think it needs to because there will be no break in the Foothill
Boulevard median. He said the roof top equipment should be screened so that it will not be visible
from the upper floors of the hotel. He did not think a drive-thru would be appropriate a ong Foothill
Boulevard in the context of existing development.
Commissioner Barker stated that Eucalyptus Street is a narrow street and must not be treated as
an alley. He said the design of the south building elevations and the plan for deliveries must be
· sensitive to the future development which will face Eucalyptus Street. He was concemed that the
phasing of development occur in two phases, with Mirni's being the first phase and the remainder
in the second phase.' He supported sensitive design in relation to the hotel with a plan for pedestrian
flow which would draw the guests to the site and encourage them to walk in the area. He felt the
-- architecture should build on the theme;flow, and synergy of the Terra Vista Community Commercial
Development. He saiql.he wanted to avoid "cheap" and expressed opposition to a drive-thru because
he felt it would cheapen the site.
Commissioner Tolstoy said he did not want to see a drive-thru. He observed that the drive-thru
policy states that no cars should be visible in the stacking lane and he felt satisfying that condition
would be difficult. He added that the Mimi's signature architecture is okay, but said he would not
support roof or parapet signs. He stated that when a center is being developed, future signs should
be incorporated into the design.
Mr. Bullet suggested that before the next meeting on the project, the applicant, the hotel owner, and
the City consider the issue of the large truck/trailer and bus parking for the hotel.
Mr. Desforges thanked the Commissioners and staff for their comments.
PUBLIC COMMENTS
There were no public comments at this time.
COMMISSION BUSINESS
There was no additional Commission Business.
ADJOURNMENT
The meeting was adjourned a~ 10:15 p.m. to 6:30 p.m. on May 29, 1996, for a City Council/Planning
Commission workshop.
Respectfully submitted,
Brad Bullet
Secretary
ENVIRONMENTAL:
INFORMATION FORM
(Part I Initial Study)
The .purpose of this form is to inform the C ty.of the basic components of the proposed
project so that the C_ity may reView the project pursuant to City policies, ordinances, and
guidelines; the California Environm.ental Quality Act; and the City's Rules and Procedures
to Implement CEQA. It iS .!mpbrtant that the information requested in this application be
provided in full. ' ' .
INCOMPLETE APPLICATIONS WTLL NOT BE PROCESSED. Please note that it is the msponsibi~ty of the applicant to ensure
that the application is complete at t~e time of submittal; City staff will not be ava~able to peffon'n WOFK required to provide missing
in foR, nation.
App~cation Number for the project to which this form pertains:
Project Title: ~[i/TLi' S Cafe Restal~rant
& Address ofpre/ect owner(s): S~-,~{ Corporation (Restaurant O~-ner)
7985 Santa Monica Blvd.
Los AnReles, CA 90046
Name a Address of developer or project SponsOR Wohl Rancho Par tne r s
-- 2402 Michelson Drive, Suite 170
~ Irvine, CA 92715
Contact Pez~on & Address.' P,a~ Pereda, Jr. - ' SCZ-QEER, T:~:YAKA DB~'EHY ARCHITECTS
18201 Mc,Durmott West, Suite A
Irvine, CA 92714
Telephone Number 714/863-1960
Name & Addrosa of person preparing this form (if different from above):
Page 1 of 10
Information indicated by asterisk (') is not required o/non-construction CUP's unless athenvise requested by stall
'1) Pr~v~de a fu~~ ~ca~e (8-1/-2 x11) copy ~f the USGS ~uadrant Sheet(s) which inc~udes the project site~ and ind~cate the
site boundaries.
2) Provide a set of color photographs which show representative views into the site from the north, south, east and west;
views into and frore the site from the pdmary access points which serve the site; and representative views of significant
features from the site. Ir2clude a map showing location of each photograph.
3) Project Location (describe): Southeast corner of Foothill Blvd, and Spruce Avenue.
4) Assessors Parcel Numben~ (attach additional sheet if necessary).'
'5} GressSiteArea'(ac/sq. ft.): 105.ct68 SF / ?.'~! Acre
'6) Net Site Area (total site size minus area of public streets & pcoposed dedications):
59,968 SF / 1.38 Act_=
~ Descdbeanyprepose~generalplan amendmentorzone change which would affectthe projectsite (a~ach addidonalsheet
ifnecessary.'
Nnne
Include a descdpt~n of a~ permits which w~ be necessary from the! Ci~ of Rancho Cucamonga and other governmental
agenc~s ~ o~erto fully implementthepreject:
~uL~d~n~ PeL, m~t and aZZ assocLated c~ea~ances to obtaLn, Lnc~usLve o£ ~ea~th Department
and Rancho Cucamon~a ~[e~ DLst~Lct.
eel - 4/95 Pa"e 2 of 10 J
Describe the physical setting of the slt~ as it exists before the project including inforrnation on topography, soil stability, plants
and animals. mature trees, trails and roads, drainage courses. and scenic aspects. Describe any existing structures on site
(including age and condition) and the use of the structures. Attach photographs of significant features described. In addition.
site all sources of information (i. e., geological and/or hydrelogic studies, biotic and areheological surveys, traffic studies).'
F~xisting abandoned vineyard with existing topography s~oping southerly, a~.zay
from Foothill Blvd.
10) Describe the known cultural and/or historical aspects of the site. Site all sources of information (books, published reports and
oral history):
No kno~n historical asoects to the site.
11) Describe any noise sources and their levels that new affect the site (aircraR, roadway noise. etc.) and how they wifl effect
proposed uses.'
F~xistin~ ambient traffic noise from Foothill Blvd.
eif- 4/96 PaGe 3 of 10
12) Describe the praposed pro/ect in detail. This should provide ~n adequate description of the site in terms of ultimate use which~
will result from the prosed project. indicate if there arc proposed phases for development. the extent of development to occur
with each phase, and the anticipa led completion of each incrcment. Attach additional sheet(s) if necessary.'
Construction of new 6,450 SF freestanding siP$~le story-, Family oriented Restaurant
and exterior Dining Patio including related[ Service Yard and Landscaping within the
projected limits of constzn~ction. Parking and related site work shall be provided by
the Shopping Center Developer in conjunction with ~,[imi's Cafe. The Projects anticipat~
schedule includes start. ing construction ap.~roximately October 1996 and opening early
february l~/.
13) Descn'be the sumounding propath'as, including informabbn on plants and animals and any cultural. historical, or scenic aspects.
Indicate the type of land use (rcsidential, commercial, etc.), intensity of land use (one-family. apartment houses, shops,
department storcs. etc.) and scale of development (heigh!. frontage, setback. rcar yah:l, etc.):
D:isting abandoned restaurant to the West, existing surroundin~ area, South of Foothill
Blvd., currently an abondoned Vineyard., Existing "To~.nn Center Plaza at Tetra Vista"
Retail Center North of Foothill Blvd.
14) Will the proposed project change the pattern, scale or character of the surnaunding general arca of the pcoject?
~o. Restaurant and proposed Shopping Center Development shal]be compatible with
existing adjacent retail and Hotel
:
15) Inclcate the type of lhod-ten'n and long-term noise to be generated, ~cluding soume and%mount. How will these no~e levels
affect a~acent pmpe~ies and on-site uses: What methods of aound pmo~ng am proposed?
~Enimal a~ditional noise anticipated from traffic to and from Restaurant
and overall development.
.'15) ln~catepmposedmmova~ an~ormplacemenlsofmatum o~acenictroes: Existing Alders to be maintained.
Project shall include l~cing existing mature trees to remain,for security and visibility.
Landscaping along major.arteries (Foothill ~lvd.) Shall maintain the~ne throughout Project.
17) Indicate any bodies of water (including domestic water supplies) into which the site drains.' N/A
18) Indicate expected amount of water usage. (See A~achment A for usage estimates). For further clad~cation, p/ease contact
the Cucamonga County Water District at 987-2591.
a. Residenb~l (gai/day) Peak use (gaZ/Day)
b. Commemial/Tnd. (gal/day/ac) 9800 gal/day 'Peakuse (gal/mirv'ac) 616 gal/hr
19) Indicate proposed method of sewage disposal. __ Septic Tank X Sewer. If septic tanks am proposed, a~tach
peruelation tests· ' If discharge to a sanitary sewage system is proposed indicate expected daily sewage generation: (See
A~achment A for Usage estimates). For further cladfica~/on, please contact the Cucamot~ga County Water District at 987-2591.
a. Residential (gaYday) :
b. Commerciallind. (gaZlday/ac) 8 gal per meal x 90 (avg) meals p?r hour x 16 hours net d~v=8600 ga:
per day
RESIDENTIAL PROJECTS:
20) Number of rosidential units:
.Detached (indicate range of pamel sizes, minimum lot size and maximum lot size: ~/A
eif- 4/95
Pa~-e ~
A#ached (indicate whether units ar~ rental or for sale units).' ~'/A
21) Anticipated range of aale pdces and/or rents:
Sale Pdce(s) $ to
Rent (per month) $ to ~ :
22) Specir)' number of bedrooms by Unit type: ~/A
23) Indicate antidpated hOusehold size by unit O/pe:
24) Indicate the expected number of school children who will be residing within the project.' Contact the appropriate School
Districts a.~ shown in Attachment B:
a. Elementary:
b. Junior High:
c. Senloc High
COMMERCIAL,:INDUSTRIAL AND INSTITUTIONAL PROJECT,~
25) Describe type of use(s) and majo~ function(s) of commercial, industn'al Or institutional uses:
Sit do~ Faz.~iy Restaurant.
2~ Total floorama efcomroe~ ~dustda4or~sfitutionalusesby~fpe:
- 6,450 SF Single Story Restaurant
292 SF l~terior Di~ing Patio, anj
732 SF Service Yard Trash Enclosure
eif- ~/~
: :
27) Indicate hours of operation: 7.A~ - llPM Sunday through Saturday
28) Number of emplpyees: Total:
Maximum Shift: 25
Time o.~ Ma;imum Shift.'
29) Provide breakdown of anticipated job classifications, including wage and salary ranges. as well as an indication of the rate
of hire for each classification (attach additional sheet if necessary):
Store ~na~ers, .Assistants, Hostesses, Servers, Cooks and Kitchen Personnel
30) Estimation of the number of workers to be hired that currently reside in the City: 70%
'3 I) For commeroial and industrial uses only, indicate the source, type and amount of air pollution emissions. (Data should be
verified through the South Coast Air Quality Management District, at (818) 572-6283):
N/.~
ALL PROJECTS.
32) Have the water, sewer, fire. and flood control agencies sEnzing the project been contacted to determine their ability to provide .
adequate ~ervice to the proposed project? If so. plea.so indicate their response.
Water, Se~zer and Fire Agencies contacted. Processing through City - shall include
listed agencies.
elf * 4195 Page 7 of 10
:
33) In the known history of this property. has them been any use, storage, or dis;charge of hazardous and/or toxic materials?
Examples of hazardous and/or toxic materials include, but am not limited to PCB'S; radioactive substances; pesticides
herblcides; fuels, oils, solvents, and other flammable liquids and gases. Also note underground storag~ of any of the above·
Please list the materials and describe their use. storage, and/or discharge on the property. as well as the dates of use, if
known·
~Nbne
34) !MII the proposed prayact involve the temporary or long-term use. storage or discharge of hazardous and/or toxic
materials. including but not limited to those examples listed above? If yes. provide an inventory of aft Such materials to be
used and proposed method of disposal The location of such uses. along with the storage and shipment areas, shaft be
shown and labeled on the application plans·
,Yj, n~al storage of cleaning agents and solvents for RestaLL~ant sanit:ation puz'poses only.
I heraby certify that the statements furnished above and in the attached exhibits present the data and information required for
adequate evaluation of this project to the best of my ability. that the facts. statements, and information presented are tcue and
correct tot he best of my knowledge and be~ef. I further understa ' ~ ional information may be raquirad to be submitted
before an adequate evaluation can be made by the City of Ran ga.
.
D 6"4~96 ' '~"
ate:
· . Project Hanager
Page 8 of 10
ATTACHMENT A
Water Usaqe
Average use per day
Residential
Si~gle Family 600 gallday
Apt/Condo 400 gallday
Commercial/Industrial '
General and Regional Commercial 3000 gal/day/ac
t~eighborhooa"Commercial 1500 gal/day/ac
General Industrial 1500 gallday/ac
Industrial Park 3000 gal/day/ac
Peak Usage
For all uses'
Average use x 2.0
Sewer Flows
Residential
Single Family 270 gal/day
Apt/Condos 200 gaMday
Commercial/Industrial
General Commercial 2000 ga~/day/ac
Neighborhood Commercial 100-1500 gal/day/ac
General Industrial 2000 gal/day/ac
Heavy Industrial 3000 gal/day/ac
Source: Cucamonga County Water District Master Plan, 9~86
elf - 4/96 Page 9 of 10
ATTACHMENT B
Contact the school district for your area for amount and payment of school fees:
Elementary SchoOl Districts
Alta Loma
9350 Base Line Road. SUite ~
Rancho Cucamonga, CA 91730
(909) 987-0766
Central
9457 Foothill Boulevard
Rancho Cucamonga. CA 91730
(909) 989-8541
Cucamonga
8776 Archibald Avenue
Rancho Cucamonga. CA 91730
(909) 987-8942
Etiwanda
5959 East Avenue
P.O. Box 248
Rancho Cucamonga. CA 91739
(909) 899-2451
High School
Chaffey High School
211 West 5th Street
Ontado. CA 91762 ,.
(909) 988-8511
4/95 Page 10 o; 10
CHECKLIST FORM
INITIAL STUDY PART II
BACKGROUND
1) Project File #/Name: Development Review 96-17
2) Related Files: Preliminary Review 96-03
3) Applicant: Mimi'sNVohl Rancho Partners
Address: 17852 East 17th Street, Tustin, Ca 92680
Tele phone #: (714) 455-9280
4) Project Description: 6,450 square foot restaurant; 292 square foot exterior dininq patio; 732 square foot
service enclosure; and 126 parking stalls on 2.41 qross acres, located on the
southeast corner of Foothill Boulevard and Spruce Avenue - APN: 208-352-62.
5) Project Accepted as Complete (date): July 22, 1996
NVIRONMENTAL IMPACTS
Pursuant to Section 15063 of the California Environmental Quality Act Guidelines, an explanation is required for
all "Yes" and "Maybe" answers on attached sheets, including a discussion of ways to mitigate the significant effects
identified.
Yes Maybe N_.Q_o
I. EARTH - Will the proposal result in:
a) Unstable earth condition, s or changes in the geologic structure? ( ) (X)
b) Disruptions, displacement. compaction, or over covering of the soil? (X) ( )
c) Change in the topography or ground surface relief features? ( ) (X)
d) The destruction, covering, or modification of any unique geologic or physical
features? ( ) (X)
e) Any increase in wind or water erosion of soils, either on or off the site? ( (X) ( )
f ) Changes in deposition or erosion of beach sand, or changes in siltation.
deposition, or erosion which may modify the channel of a river or stream or
the bed of the ocean or any bay, inlet, or lake? ( ( ) (X)
g) Exposure of people or proper~y to geologic hazards, such as earthquakes,
landslides, mudslides, ground failure, or similar hazards? ( [ ) (X)
1
SUBSTANTIATION The Master Environmental Assessment for the 1989 update of the General Plan
addresses issues raised under this heading.
b) Development is expected to result in some over covering of the soil. No unanticipated impacts
identified as a result of over covering of the soil for this development. Standard conditions of
development require that a soils report shall be prepared by a qualified engineer or geologist and
submitted prior to grading plan check.
e) The soil type map for the site indicates the presencs of Tujunga-Dehli association typified by slopes
under 2 percent. Typically sandy soil is subject to wind erosion. Standard Conditions and the
Building and Safety Code requires dust suppression techniques during grading including, but not
limited to, water application to suppress dust during grading and cessation of grading activity when
winds cause dust to blow beyond the construction site.
f) This site is not within any geologic hazard area.
I1o AIR - Will the proposal result in:
a) Substantial air emissions or deterioration of ambient air quality? ( ) ( ) (X)
b) The creation of objectionable odors? ( ) ( ) (X)
c) Alteration of air movement moisture, or temperature, or any change in
climate, either locally or regionally? ( ) ( ) (X)
SUBSTANTIATION: The Master Environmental Assessment for the 1989 update of the General Plan
addresses issues raised under this heading. Air quality impacts for this project are below the thresholds
of significance identified by the South Coast Air Quality Management District.
III. WATER- Will the proposal result in:
a) Changes in currents, or the course of direction of water movements, in
either marine or fresh waters? ( ) ( )
b) Changes in the absorption rate, drainage patterns, or the rate and amount
of surface runoff? ( ) (X) ( )
c) Alterations to the course or flow of flood waters? ( ) ( ) (X)
d) Changes in the amount of surface water in any body? ( ) ( (X)
e) Discharge into surface waters, or in alteration of surface water quality,
including, but not limited, to, temperature, dissolved oxygen, or turbidity? ( ) ( (X)
0 Alteration of the direction or rate of flow of ground waters? ( ) ( (X)
g) Change in the quantity of ground waters, either through direct additions or
withdrawals, or through interception of an aquifer by cuts or excavations? ( ) ( ) (X)
h) Substantial reduction in the amount of water otherwise available for public
water supplies? ( ) ( ) (X)
i) Exposure of people or property to water related hazards such as flooding
or tidal waves? ( ) ( ) (X)
SUBSTANTIATION: The Master Environmental Assessment for the 1989 update of the General Plan
addresses issues raised under this heading.
b) Conversion of open field to commercial development will concentrate runoff; however no
unanticipated drainage issues are raised by the subject project and a drainage study is not required.
The subject project sha!l comply with drainage provisions in the Development Code and the Building
and Safety code.
IV. PLANT LIFE - Will the proposal result in:
a) Change in the diversity of species, or number of any species of plants
(including trees, shrubs, grass, crops, and aquatic plants)? ( ) ( ) (X)
b) Reduction in the number of any unique, rare, or endangered species of ( ) ( ) (X)
plants?
c) Introduction of new species of plants into an area or in a barrier to the
normal replenishment of existing species? ( ) ( ) (X)
d) Reduction in acreage of any agricultural crop? ( ) ( ) (X)
SUBSTANTIATION: The Master Environmental Assessment for the 1989 update of the General Plan
addresses issues raised under this heading.
a) The site is vacant and covered with abandoned vineyard and weeds. There are five non-native trees
on the site which are either dead or in poor condition which are proposed to be removed and
replaced consistent-with the City Tree Removal Ordinance. The site is periodically disced for weed
control; therefore, no plant life issues will occur as a result of development.
V. ANIMAL LIFE - Will the proposal result in:
a) Change in the diversity of species, or number of any species of animals
(birds, land animals, including reptiles. fish. and shellfish benthic organisms
or insects)? ( ) ( ) (X)
b) Reduction of the number of any unique, rare, or endangered species of
animals? ( ( ) (X)
c) Introduction of any new species of animals into the area or result in a barrier
to the migration or movement of animals? ( ( ) (X)
d) Deterioration to existing fish or wildlife habitat? ( ( ) (X)
SUBSTANTIATION: The Master Environmental Assessment for the 1989 update of the General Plan
addresses issues raised under this heading. No animals are known to reside on this site.
VI. NOISE - Will the proposal result in:
a) increase in existing noise levels? ( ) ( ) (X)
b) Exposure of people to s'~vere noise levels? ( ) ( ) (X)
SUBSTANTIATION: The Master Environmental Assessment for the 1989 update of the General Plan
addresses issues raised under this heading.
(b) Temporary high noise levels are anticipated during the construction phase of the subject proposal,
but not greater than anticipated and addressed in the Development Code and have been
incorporated into the Standards Conditions of Development. The Standard Conditions of
Development will be incorporated into the project approval.
VII. LIGHT AND GLARE ~ Will the proposal
a) Produce new light and glare? ( ) ( ) (X)
SUBSTANTIATION: The Master Environmental Assessment for the 1989 update of the General Plan
addresses issues raised under this heading. The subject project shall comply with adopted City standards
for street lighting and commercial lighting.
3
VIII. LAND USE - Will the proposal result in:
a) Substantial alteration of the present or planned land use of an area? ( ) ( ) (X)
SUBSTANTIATION: The Master Environmental Assessment for the 1989 update of the General Plan
addresses issues raised under this heading. The proposed project is consistent with the Land Use Map
of the General Plan and with the zoning for Subarea 7 of the Industrial Area Specific Plan.
IX. NATURAL RESOURCES - Will the proposal result in:
a) Increase in the rate of use of any natural resources? ( ) ( ) (X)
SUBSTANTIATION: The Master Environmental Assessment for the 1989 update of the General Plan
addresses issues raised under this heading. Development will result in a non-measurable increase in the
use of natural resources and is not significant.
RISK OF UPSET - Will the proposal involve:
a) A risk of explosion or the release of hazardous substances (including, but
not limited to, oil, pesticides, chemicals or radiation) in the event of an
accident or upset conditions? ( ) ( ) (X)
b) Possible interference with an emergency response plan or an emergency
evacuation plan? ( ) ( ) (X)
SUBSTANTIATION: This residential project could not result in risk of upset.
XI. POPULATION - Will the proposah
a) Alter the location, distribution, density, or growth rate of the human
population of an area? ( ) ( ) (X)
SUBSTANTIATION: The Master Environmental Assessment for the 1989 update of the General Plan
addresses issues raised under this heading. The proposed project is consistent with the adopted General
Plan as to location and land use and will not change the planned growth rate of the population.
XII. HOUSING - Will the proposal.'
a) Affect existing housing or create a demand for additional hSusing? ( ) ( ) (X)
SUBSTANTIATION: The Ma'ster Environmental Assessment for the 1989 update of the General Plan
addresses issues raised under this heading. Jobs created by this commercial restaurant use are expected
to be filled by persons already residing in the area.
XIII. TRANSPORTATION/CIRCULATION - Will the proposal result in:
a) Generation of substantial additional vehicular movement? ) ( (X)
b) Effects on existing parking facilities or demand for new parking? ) ( (X)
c) Substantial impact upon existing transportation systerns? ) ( (X)
d) Alterations to the present patterns of circulation or movement of people
and/or goods? ) ( (X)
e) Alterations to waterborne, rail, or air traffic? ) ( (X)
f) Increase in traffic hazards to motor vehicles, bicyclists, or pedestrians? ) ( (X)
4
SUBSTANTIATION: The Master Environmental Assessment for the 1989 update of the General Plan
addresses issues raised under this heading. The projedt is consistent with the traffic and circulation
requirements in place in the Development Code and subject to parking requirements of the Industrial Area
Specific Plan.
XIV. PUBLIC SERVICES- Will the proposal have an effect upon, or result in a need
for, new or altered government services in any of the following areas:
a) Fire protection? ( ) ( ) (X)
b) Police protection? ( ) ( ) (X)
c) Schools? ( ) ( ) (X)
d) Parks and other recreational facilities? ( ) ( ) (X)
e) Maintenance of public facilities, including roads? ( ) ( ) (X)
f) Other governmentai services? ( ) ( ) (X)
SUBSTANTIATION: The Master Environmental Assessment for the 1989 update of the General Plan
addresses issues raised under this heading.
a.b) The proposed project will be reviewed by the Fire District and the Police Department. No impacts
are anticipated, but if any issues are identified which have not been adequately addressed by the
MEA, they will be addressed as part of the development review process.
c) The project is subject to school fees set by State Law. The applicant shall notify the school district
of the subject project and certify that the required fees have been paid prior to the issuance of
building permits.
d,e) Park development fees and Transportation fees must be paid at the time of building permit issuance
consistent with fee schedules adopted to mitigate park and recreation im aacts identified in the MEA.
XV. ENERGY - Will the proposal result in:
a) Use of substantial amounts of fuel or energy? ( ) ( ) (X)
b) Substantial increase in demand upon existing sources of energy or require
the development of new sources of energy? ( ) ( ) (X)
SUBSTANTIATION: The Master Environmental Assessment for the 1989 update of the General Plan
addresses issues raised under this heading.
a) Commercial development will result in a measurable increase in usage of fuel or energy, but is
consistent with usage planned for commercial development.
XVI. UTILITIES and SERVICE SYSTEMS - Will the proposal result in a need for new
systems or substantial alterations to the following utilities:
a) Power or natural gas? ( ) ( ) (X)
b) Communications systems? ( ) ( ) (X)
c) Water? ( ) ( ) (X)
d) Sewer or septic tanks? ( ) ( ) (X)
e) Storm water drainage? ( ) ( ) (X)
0 Solid waste disposal? ( ) ( ) (X)
5
SUBSTANTIATION: The Master Environmental Assessment for the 1989 update of the General Plan
addresses issues raised under this heading. Infrastructure is in place to serve the subject project.
a) Southern California Edison provides electricity. The Gas Company provides natural gas.
b) GTE provides telephone service and Marks Cablevision provides cable service.
c,d) Cucamonga County Water District provides domestio water and sewer service. Water usage will be
consistent with usage planned for commercial/induslrial development and subject to the Xeriscape
Ordinance.
e) Storm water drainage will be consistent with the adopted City drainage plan.
0 Solid waste disposal is available under private contract.
XVII. HUMAN HEALTH - Will the proposal result in:
a) Creation of any health hazard or potential health hazard (excluding mental
health)? ( ) ( ) (X)
b) Exposure of people..to potential health hazards? ( ) ( ) (X)
SUBSTANTIATION: Commercial development consistent with the General Plan and zoning could not
result in any impacts to human health.
XVIII. AESTHETICS - Will the proposal result in:
a) The obstruction of any scenic vista or view open to the public? ( ) ( ) (X)
b) Creation of an aesthetically offensive site open to pubtic view? ( ) ( ) (X)
SUBSTANTIATION: The project will be reviewed for consistency with Commercial/Industrial Design
Guidelines. including compatibility of design with surrounding development.
XIX. RECREATION - W~II the proposal result in:
a) Impact upon the quality of existing recreational opportunities? ( ) ( ) (X)
b) Restrict the religious or sacred uses within the potential impact area? ( ) ( ) (X)
SUBSTANTIATION: The Master Environmental Assessrnent for the 1989 update of the General Plan
addresses issues raised under this heading. There could be no impact on recreational opportunities or
religious or sacred uses resulting from this commercial project.
XX. CULTURAL RESOURCES - Will the proposah
a) Result in the alteration of or the destruction of a prehistoric or historic
archeological site? ( ) ( ) (X)
b) Result in adverse physical or aesthetic effects to a prehistoric or historic
building, structure, or object? ( ) ( ) (X)
c) Have the potential to cause a physical change which would affect unique
ethnic cultural values? ( ) ( ) (X)
SUBSTANTIATION: The Master Environmental Assessment for the 1989 update of the General Plan
addresses issues raised under this heading. There are no cultural resources associated with this site.
6
XXI. MANDATORY FINDINGS OF SIGNIFICANCE -
a) Potential to degrade: Does the project have the potential to degrade the
quality of the environment, substantiaily reduce the habitat of a fish or
wildlife species, cause a fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a plant or animal community, reduce
the number or restrict the range of a rare or endangered plant or animal, or
eliminate important examples of major periods of California history or ( ) [ (X)
prehistory?
b) Short term: Does the project have the potential to achieve short-term, to
the disadvantage of long-term, environmental goals? (A short-term impact
on the environment is one which occurs in a relatively brief, definitive period
of time. Long-term impacts will endure well into the future.) ( ) ( (X)
c) Cumulative: Does the project have impacts which are individually limited,
but cumulatively considerable? (A project may impact on two or more
separate resources where the impact on each resource is relatively small,
but where the effei~t on the total of those impacts on the environment is ( ) ( (X)
significant.)
d) Substantial adverse: Does the project have environmental effects which
will cause substantial adverse effects on human beings, either directly or
indirectly? ( ) ( ) (X)
SUBSTANTIATION: No impacts have been identified which are beyond those identified for
commercial/industrial development consistent with the Land Use Map of the General Plan and the
Industrial Area Specific Plan. Mitigation measure identified by the Master Environmental Assessment for
the General Plan have been incorporated into the Development Code and into the Standard Conditions
of Development. Approval of this project will be subject to the Development Code and the Standard
Conditions of Development.
XXII. DISCUSSION OF ENVIRONMENTAL EVALUATION - See discussion included above under the
"Substantiation" heading for each item,
XXIII. DISCUSSION OF LAND USE IMPACTS (Examine whether the project would be consistent with existing
zoning, plans, and other applicable land use controls) - The project is a permitted use consistent with the
Industrial Area Specific Plan.
XXIV. EARLIER ANALYSES - Earlier analyses may be used where, pursuant to the tiering, program EIR or other
CEQA process, one or more effects have been adequately analyzed in an earlier EIR or Negative
Declaration per Section 15063(c)(3)(D).
a) Earlier analyses used -The following earlier analyses were utilized in completing this Initial
Study and are available for review in the City of Rancho Cucamonga, Planning Division offices,
10500 Civic Center Drive:
· Master Environmental Assessment and Environmental Impact Report for Update of the
General Plan, City of Rancho Cucamonga (SCH 88020115) certified January 4, 1989
· Environmental Assessment for the Industrial Area Specific Plan, certified August 19, 1981
· Environmental Assessment for General Plan Amendment 96-01A and Industrial Area
Specific Plan Amendment 96-01, adopted May 1, 1996.
b) Impacts adequately addressed - Identify which effects from the above checklist were within
the scope of and adequately analyzed in earlier documents pursuant to applicable legal
standards, and state whether such effects were addressed by mitigation measures based on
the earlier analysis.
7
I-b) Over covering of the soil is an anticipated result of development. The subject project is
consistent with the land use map and no unanticipated impact will occur.
I-e) Erosion in the form of dust is an anticipated impact during construction and du
suppression activities are required by State Law, the Development Code, and the Buildir
and Safety Code and enforced by BuiHing and Safety inspections.
Ill-b) Conversion of abandoned vineyards to residential development will concentrate storm
runoff, but the impact has been anticipated and will be addressed through the
development review process and the standard conditions of development.
VI-b) Noise impacts during project construction are anticipated and have been addressed by
the Development Code and the standard conditions of development; outdoor restaurant
seating will be shielded by sound walls oonsistent with the noise policies of the Industrial
Area Specific Plan.
c) Mitigation measures - For effects that are "lE;ss than significant with mitigation incorporated,"
describe the mitigation measures which were incorporated or refined from the earlier document
and the extent to which they address site-specific conditions for the project. None.
XXV. DETE~RMINATION - On the basis of this initial evaluation:
a) I find that the proposed project could not have a significant effect on the environment.
A NEGATIVE DECLARATION will be prepared ...........................................................................(X)
b) I find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because mitigation measures described on the attached sheets
have been added to the project.
A NEGATIVE DECLARATION will be prepared ..........................................................................
c) I find that the proposed project may have a significant effect on the environment.
AN ENVIRONMENTAL IMPACT REPORT is required ...............................................................
Prep~Te~(s' Signature ~J'
Miki Bratt, Associate Planner ,
Print Name and Title
July 22. 1996
Date
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT
REVIEW NO. 96-17, FOR A RESTAURANT TO BE LOCATED ON THE
SOUTHEAST CORNER OF FOOTHILL BOULEVARD AND SPRUCE
AVENUE WITHIN THE COMMUNITY COMMERCIAL DESIGNATION OF
SUBAREA 7 OF THE INDUSTRIAL AREA SPECIFIC PLAN, AND MAKING
FINDINGS IN SUPPORT THEREOF - APN: 208-352-62.
A. Recitals.
1. Wohl/RancHb Partners and Mimi's Restaurant have filed an application for the approval
of Development Review No. 96-17, as described in the title of this Resolution. Hereinafter in this
Resolution, the subject Development Review request is referred to as "the application."
2. On the 28th day of August 1996. 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:
t. 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 headrig on August 28. 1996, 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 the southeast corner of Foothill
Boulevard and Spruce Avenue with a street frontage of approximately 396 feet and lot depth of
approximately 265 feet and is presently vacant; and
b. The properly to the nodh of the subject site is developed as a retail center and
designated Community Commercial under the Tetra Vista Community Plan; one parcel to the south
is improved with a hotel and designated Industrial Park (Subarea 7) Industrial Area Specific Plan and
other property to the south is vacant and designated Industrial Park (Subarea 7) Industrial Area
Specific Plan; the property to the east is vacant and designated Community Commercial (Subarea
7) Industrial Area Specific Plan; and the property to the west is developed as a restaurant and vacant
and designated Industrial Park (Subarea 7) Industrial Area Specific Plan; and
c. The application proposes construction and operation of a 6,455 square foot
restaurant and related parking facilities.
3. Based upon the substantial evidence presented to this Commission during the above-
referenced meeting and upon the specific findings of facts set forth in paragraphs 1 and 2 above,
this Commission hereby finds and concludes as follows:
PLANNING COMMISSION RESOLUTION NO.
DR 96-17 - WOHURANCHO PARTNERS
August 28, 1996
Page 2
a. That the proposed project is consistent with the objectives of the General Plan; and
b. That the proposed use is in accord with the objectives of the Development Code
and the purposes of the district in which the site is located; and
c. That the proposed use is in complianoe with each of the applicable provisions of
the Development Code; and
d. That the proposed use, together with the conditions applicable thereto, will not be
detrimental to the public health. safety, or welfare or materially injurious to properties or
improvements in the vi~zinity.
4. Based upon the facts and information contained in the proposed Negative Declaration,
together with all written and oral repods 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. furlher, 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 75325(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. Furlher, 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 for[h 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.
Planninq Division
1) A strong pedestrian connection with pedestrian amenities, such as but
not limited to, textured walkway, decorative light fixtures, attractive
landscaping, specimen size trees, and benches, shall connect the
restaurant with the hotel and shall be designed to the satisfaction of the
City Planner.
2) Plans for revision of hardscape and landscaping shall be approved in
writing by the hotel owner.
PLANNING COMMISSION RESOLUTION NO.
DR 96-17 - WOHL/RANCHO PARTNERS
August 28, 1996
Page 3
3) The applicant shall organize work on the Spruce Avenue joint driveway
to minimize obstruction of the access.
4) The applicant shall obtain a temporary construction easement from the
hotel owner for all work on the hotel site, including the work which
affects the hotel access.
5) Revision of hardscape and landscaping on the hotel site shall be paid
by the applicant.
6) River Rock veneer shall be native rock; manufactured rock shall not be
permitted.
7) The service area shall be screened with a trellis structure constructed
of substantial wood elements to the satisfaction of the City Planner.
8) Prior to occupancy, a bus shelter with benches shall be constructed
which is architecturally compatible with the Mimi's design and
integrated with the project site design. Location shall be approved by
City Planner and City Engineer.
9) Placement of public phones shall be inside the building. Placement of
newspaper racks, if any, shall be subject to City Planner review and
approved, prior to installation.
10) No bar or serving of hard liquor is allowed without approval of a
separate Conditional Use Permit.
11 ) No entertainment is permitted by this approval. No entertainment, as
defined by Rancho Cucamonga Municipal Code 5.12.020, shall be
allowed without first obtaining an Entertainment Permit from the
Planning Commission.
12) The trash ebclosure shall have chain link screen on top to prevent trash
from blowing out. The screen shall be designed to be hidden from
view.
13) The five existing Alder trees shall be removed and replaced in kind. A
Tree Removal Permit is required prior to issuance of any permits.
14) On-site sidewalks shall have special landscaping and lighting
treatment.
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) Project shall comply with the Foothill Boulevard Design Supplement
suburban parkway design guidelines to the satisfaction of the City
Planner.
PLANNING COMMISSION RESOLUTION NO.
DR 96-17 - WOHURANCHO PARTNERS
August 28, 1996
Page 4
6. The Secretary to this Commission shall cedify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 28TH DAY OF AUGUST 1996.
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 28th day of August 1996, by tile following vote-to-wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
COMMUNITY DEVELOPMENT
DEPARTMENT
STANDARD CONDITIONS
PROJECT#: DEVELOPMENT REVIEW 96-17
SUBJECT: MIMI'S RESTAURANT
APPLICANT: WOHURANCHO PARTNERS & MIMI'S
LOCATION: SOUTHEAST CORNER OF FOOTHILL BOULEVARD AND SPRUCE STREET
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
APPLICANT SHALL CONTACT THE PLANNING DIVISION, (909) 477-2750, FOR COMPLIANCE WITH THE FOLLOWING
CONDITIONS:
Time Limits completion Date
1. Approval shall expire, unless extended by the Planning Commission, if building permits are nol
issued or approved use has not commenced within 24 months from the date of approval.
B. Site Development
1. The site shall be developed and maintained in accordance with the approved plans which include
site plans, architectural elevations. exterior materials and colors, landscaping, sign program, and
grading on file in the Planning Division, the conditions contained herein, Development Code
regulations, and the Industrial Area Specific Plan.
2. Prior to any use of the project site or business activity being commenced thereon. all Conditions
of Approval shall be completed to the satisfaction of the City Planner.
3. Occupancy of the facilities shall not commence until such time as all Uniform Building Code and
State Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be
submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Division
to show compliance. The buildings shah be inspected for compliance prior to occupancy.
4. Revised site plans and building elevations incorporating all Conditions of Approval shall be
submitted for City Planner review and approval prior to the issuance of building permits.
5. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for
consistency prior to issuance of any permits (such as grading, tree removal, encroachment,
building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved
use has commenced, whichever comes first.
Project No. DR 96- ~ 7
Completion Date
6. Approval of this request shall not waive compliance with all sections of the Development Code,
all other applicable City Ordinances. and applicable Community or Specific Plans in effect at the
time of building permit issuance.
7. A detailed on-site lighting plan shall be reviewed and approved by the City Planner and Police
Department (477-2800) prior to the issuance of building permits. Such plan shall indicate style,
illumination, location. height, and method of shielding so as not to adversely affect adjacent
properties.
8. 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 the
issuance of building permits.
9. All ground-mounted utility appurtenances such as transformers. AC condensers, etc., shall be
located out of public view and adequately screened through the use of a combination of concrete
or masonry walls, berming, and/or landscaping to the satisfaction of the City Planner.
10. All building numbers and individual units shall be identified in a clear and concise manner,
including proper illumination.
C. Building Design
1. All roof appurtenances. including air conditionors and other roof mounted equipment and/or
projections, shall be shielded from view and the sound buffered from adjacent properties and
streets as required by the Planning Division. Such screening shall be architecturally integrated
with the building design and constructed to the satisfaction of the City Planner. Details shall be
included in building plans.
D. Parking and Vehicular Access (indicate details on building plans)
1. All parking lot landscape islands shall have a minimum outside dimension of 6 feet and shaft
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 development to connect dwelfings/units/buildings with open spaces/
plazas/recreational 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. Handicap accessible stalls shall be provided for commercial and office facilities with 25 or more
parking stalls. Designate two percent or one stall, whichever is greater, of the total number of
stalls for use by the handicapped.
5. Bicycle storage spaces shall be provided in all commercial, office, industrial, and multifamily
residential projects or more than 10 units. Minimum spaces equal to five percent of the required
automobile parking spaces or three bicycle storage spaces, whichever is greater. After the first
50 bicycle storage spaces are provided, additional storage spaces required are 2.5 percent of the
required automobile parking spaces. Warehouse distribution uses shall provide bicycle storage
spaces at a rate of 2.5 percent on the required automobile parking spaces with a minimum of a
3-bike rack. In no case shall the total number of bicycle parking spaces required exceed 100.
Where this results in a fraction of 0.5 or greater, the numbE;r shall be rounded off to the higher
whole number.
PrejectNo. DR96-17
Completion Date
~. Landscaping
1. A detailed landscape and irrigation plan, including slope planting and model home landscaping
in this case of residential development, shall be prepared by a licensed landscape architect and
submitted for City Planner review and approval prior to the issuance of building permits or prior
final map approval in the case of a custom lot subdivision.
2. A minimum of 30% of trees planted within the project shall be specimen size trees - 24-inch box
or larger.
3. Within parking lots, trees shall be planted at a rate of one 15-gallon tree for every three parking
stalls, sufficient to shade 50% of the parking area at solar noon on August 21.
4. For multi-family residential and non-residential development, property owners are responsible for
the continual maintenah'ce of all landscaped areas on-site, as well as contiguous planted areas
within the public right-of-way. All landscaped areas shall be kept free from weeds and debris and
maintained in healthy and thriving condition, and shall receive regular pruning, fertilizing. mowing,
and trimming. Any damaged, dead, diseased. or decaying plant material shall be replaced within
30 days from the date of damage.
5. Special landscape features such as mounding, alluvial rock, specimen size trees, meandering
sidewalks (with horizontal change), and intensified landscaping, is required along Foothill
Boulevard.
6.Landscaping and irrigation systems required to be installed within the public right-of-way on the
perimeter of this project area shall be continuously maintained by the developer.
7. Landscaping and irrigation shall be designed to conserve water through the principles of
Xeriscape as defined in Chapter 19.16 of the Rancho Cucamonga Municipal Code.
F. Signs
1. The signs indicated on the submitted plans are conceptual only and not a part of this approval.
Any signs proposed for this development shall comply with the Sign Ordinance and shall require
separate application and approval by the Planning Division prior to installation of any signs.
APPLICANTS SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 477-2710, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
G, Site Development
1. The applicant shall comply with the latest adopted Uniform Building Code, Uniform Mechanical
Code, Uniform Plumbing Code, National Electric Code, and all other applicable codes,
ordinances, and regulations in effect at the time of issuance of relative permits. Please contact
the Building and Safety Division for copies of the Code Adoption Ordinance and applicable
handouts.
2. Prior to issuance of building permits for a new commercial or industrial development or addition
to an existing development, the applicant shall pay development fees at the established rate.
Such fees may include, but are not limited to: Transportation Development Fee, Drainage Fee,
School Fees, Permit and Plan Checking Fees.
Project No. DR 96-17
Completion Date
3. Street addresses shall be provided by the Building Official, after tract/parcel map recordation and
prior to issuance of building permits.
H, Existing Structures
1. Underground on-site utilities are to be located and shown on building plans submitted for building
permit application.
I. Grading
1. Grading of the subject propeK'y shall be in accordance with the Uniform Building Code, City
Grading Standards, and accepted grading practices. The final grading plan shall be in substantial
conformance with the approved grading plan.
2. A soils report shall be'prepared by a qualified engineer licensed by the State of California to
perform such work.
3. The final grading plans shall be completed and approved prior to issuance of building permits.
APPLICANT SHALL CONTACT THE ENGINEERING DIVISION, (909) 477-2740, FOR COMPLIANCE WITH
THE FOLLOWING CONDITIONS:
J. Dedication and Vehicular Access
1. Corner property line cutoffs shall be dedicated per City Standards.
2. Additional street right-of-way shall be dedicated along bus bays, to provide a minimum of 7 feet
measured from the face of curbs. If curb adjacent sidewalk is used along the right turn lane, a
parallel street tree maintenance easement shall be provided.
K. Street Improvements
1. Construct the following perimeter street improvements including, but not limited to:
Cuffo & A,C. Side- Ddve Street Stteel Comm Median Bike Other
Foothill Boulevard C X X (el
Spruce Street C X ×
Notes: (a) Median island includes landscaping and irrigation on meter. (b) Pavement
reconstruction and overlays will be determined during plan check. (c) If so marked, sidewalk shall
be curvilinear per STD. 114. (d) If so marked, an in-lieu of construction fee shall be provided for
this item. (el Bus Bay per City Standard 119.
2. Improvement Plans and Construction:
a. Street improvement plans. including street trees. street lights. and intersection safety lights
on future signal poles, and traffic signal plans shall be prepared by a registered Civil
Project No+ DR96-17
Completion Date
Engineer and shall be submitted to and approved by the City Engineer. Security shall be
posted and an agreement executed to the satisfaction of the City Engineer and the City
Attorney guaranteeing completion of the public and/or private street improvements, prior
to final map approval or the issuance of building permits, whichever occurs first.
b. Prior to any work being performed in public right-of-way, fees shall be paid and a
construction permit shall be obtained from the City Engineers Office in addition to any
other permits required.
c. Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and
interconnect conduit shall be installed to the satisfaction of the City Engineer.
d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction
project along major or secondary streets and at intersections for future traffic signals and
interconnect wiri(lg. Pull boxes shall be placed on both sides of the street at 3 feet outside
of BCR, ECR or any other locations approved by the City Engineer.
Notes:
(1)Pull boxes shall be No. 6 at intersections and No. 5 along streets, a maximum of 200
feet apart, unless otherwise specified by the City Engineer.
(2) Conduit shall be 3-inch (at intersections) or 2-inch (along streets) galvanized steel
with pull rope or as specified.
e. Handicapped access ramps shall be installed on all corners of intersections per City
Standards or as directed by the City Engineer.
Existing City roads requiring construction shall remain open to traffic at all times with
adequate detours during construction. Street or lane closure permits are required. A cash
deposit shall be provided to cover the cost of grading and paving, which shall be refunded
upon completion of the construction to the satisfaction of the City Engineer.
g. Concentrated drainage flows shall not cross sidewalks. 'Under sidewalk drains shall be
installed to City Standards, except for single family residential lots.
h. Street names shall be approved by the City Planner prior to submittal for first plan check.
3.Street trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in
accordance with the City's street tree program.
4. A permit shall be obtained from Cultruns for any work within the following right-of-way: Foothill
Boulevard.
L. Public Maintenance Areas
1. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting
Districts shall be filed with the City Engineer prior to final map approval or issuance of building
permits whichever occurs first. Formation costs shall be borne by the developer.
M, Utilities
1. The developer shall be responsible for the relocation of existing utilities as necessary.
Proiect NO. DR 96-17
Coml)tetion Date
2. Water and sewer plans shall be designed and construcled to meet the requirements of the
Cucamonga County Water District (CCWD), Rancho Cucamonga Fire Protection District, and the
Environmental Health Department of the County of San Bernardino. A letter of compliance from
the CCWD is required prior to final map approval or issuance of permits, whichever occurs first.
APPLICANT SHALL CONTACT THE FIRE PREVENTION/NEW CONSTRUCTION UNIT, {909) 477-2730,
FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
N. General Fire Protection Conditions
1. Fire flow requirement shall be 3,500 gallons per minute, p~;r 91 UFC Appendix IlI-A,5(b)(Table).
a. A fire flow shall be conducted by the builder/developer and witnessed by fire department
personnel prior tb water plan approval.
2. Existing fire hydrant locations shall be provided prior to water plan approval. Required hydrants,
if any, will be determined by the Fire District. Fire District standards require a 6" riser with a 4"
and a 2-1/2" outlet. Substandard hydrants shall be upgraded to meet this standard. Contact the
Fire Safety Division for specifications on approved brands and model numbers.
3. An automatic fire extinguishing system(s) will be required as noted below:
X Per Rancho Cucamonga Fire Protection District Ordinance 15.
X Other: California Code Requlations Title 24.
Note: Special sprinkler densities are required for such hazardous operations as
woodworking, plastics manufacturing, spray painting, fiammable liquids storage, high piled
stock, etc. Contact the Fire Safety Division to determine if sprinkler system is adequate
for proposed operations.
4. Roadways within project shall comply with the Fire District's fire lane standards, as noted:
X All roadways.
X Other: RCFD Ordinance No.
5. A Knox rapid entry key vault shall be installed prior to final inspection. Proof of purchase shall
be submitted prior to final building plan approval. Contact the Fire Safety Division for specific
details and ordering information.
6. Plan check fees in the amount of S__0 have been paid. An additional S 64500 shall be paid:
X Prior to final plan approval.
Note: Separate plan check fees for fire protection systems (sprinklers, hood systems,
alarms, etc.) and/or any consultant reviews wil] be assessed upon submittal of plans.
7. Plans shall be submitted and approved prior to construction in accordance with 1994 UBC, UFC,
UPC, UMC, NEC, and RCFD Standards 22 and 15.
ProiectNo. OR96-17
). Special Permits
1. Special permits may be required, depending on intended use, as noted below:
a. Places of assembly (except churches. schools. and other non-profit organizations).
APPLICANT SHALL CONTACT THE POLICE DEPARTMENT, (909) 477-2800, FOR COMPLIANCE WITH
THE FOLLOWING CONDITIONS:
P. Security Lighting
1. All parking, common, and storage areas shall have minimum maintained 1-foot candle power.
These areas should be lighted from sunset to sunrise and on photo sensored cell.
2. All buildings shall have minimal secudty lighting to eliminate'dark areas around the buildings, with
direct lighting to be provided by all entryways. Lighting shall be consistent around the entire
development.
3. Lighting in exterior areas shall be in vandal-resistant fixtures.
Q. Security Hardware
1.One-inch single cylinder dead bolts shall be installed on all entrance doors. If windows are within
40 inches of any locking device, tempered glass or a double cylinder dead bolt shall be used.
2. All roof openings giving access to the building shall be secured with either iron bars, metal gates,
or alarmed.
R. Alarm Systems
1. Install a burglar alarm system and a panic alarm if needed. Instructing management and
employees on the operation of the alarm system will reduce the amount of false alarms and in
turn save dollars and lives.
CITY OF RANCHO CUCAMONGA '
STAFF REPORT
DATE: August 28, 1996
TO: Chairman and Members of the Planning Commission
FROM: Brad Buller, City Planner
BY: Miki Bratt, AICP, Associate Planner
SUBJECT: COMMERCIAL LAND USE STUDY UPDATE
This item was scheduled for Planning Commission review on July 24, 1996. At that meeting the
Commission requested that the item be continued until a full Commission would be available.
The July 24 staff report is attached for your convenience.
Respectfully submitted,
BB:MB:gs
Attachment: Staff report dated July 24, 1996
ITEM D
CITY OF RANCHO CUCAMONGA -
STAFF ltF, PORT
DATE: July 24, 1996
TO: Chairman and Members of the Planning Commission
FROM: Brad Buller, City Planner
BY: Miki Bratt, AICP, Associate Planner
SUBJECT: COMMERCIAL LAND USE STUDY UPDATE
The purpose of this memorandum is to review the status of the Commercial Land Use study. A
Commercial Land Use Notebook has been prepared for the use of the Planning Commission and
will be forwarded under separate cover. The notebook contains the Market Study, all related staff
reports, minutes of meetings, and the series of zoning maps for the Foothill Boulevard Corridor
reduced to 8~ by Iloinch format.
BACKGROUND.: Planning and Economic Development have always gone hand-in-hand. Since
incorporation, Rancho Cucamonga has consistently approached this issue with proactive planning
documents and a positive processing philosophy. Revisiting and staying ahead of development
trends is vital. In 1995, an effort was initiated to again bring our planning efforts in this arena into
a position to best address future development. The significant milestones during the current
evaluation process are listed as follows:
November 8, 1995: Planning Commission received the Agajanian Commercial Land Use
Study.
November 29, 1995: Planning Commission discussed the Agajanian Study and received
public comment.
December 6, 1995: City Council discussed the Agajanian Study and received public
comment.
December 20. 1995: City Council and Planning Commission 'oint workshop on Agajanian
Study held.
January 24, 1996: Planning Commission fofiow-up discussion on Commercial Land Use
scheduled and continued.
January 31, 1996: Planning Commission foPlow-up discussion held.
Direction to Staff: The following represents the direction given to staff at the aforementioned
meetings of the City Council and Planning Commission:
,. ./
PLANNtNG COMMISSION STAFF REPORT
COMMERCIAL LAND USE STUDY UPDATE
July 24. 1996
Page 2
· Provide General Plan and zoning flexibility to respond to opportunities to capture retail sales
in a rapidly changing retail market.
· Retain high standards for design, including compatibility with surrounding land uses.
· Foothill Boulevard is the City's primary retail corridor. Provide criteria for land use changes
to retail use, including consideration of vacancy rates along Foothill Boulevard which remain
a Concern.
· Fourth Street between I-15 Freeway and Haven Avenue should be considered the City's
second retail Corridor.
· Commercial Development in conjunction with 1-15 and Route 30 Freeways Interchanges
should be encouraged.
· Development at other potential activity generating locations should be encouraged as
opportunities arise.
· Neighborhood commercial development should continue to be supported to serve
neighborhood needs as residential areas develop.
Activities: The following activities represent the actions that have resulted based upon Council,
Commission, and land owners' requests:
· For the Foothill Corridor starting in 1994, amendments to the General Plan, the Tetra Vista
Community Plan and the Industrial Area Specific Plan have added retail uses to Foothill
Boulevard east of Haven Avenue:
On March 16, 1994. 27 acres on the southwest corner of Foothill Boulevard and
Rochester Avenue;
On June 6, 1994, 25 acres located on the north side of Foothill Boulevard between
Spruce and Elm Avenues;
On October4, 1995. 45 acres located on the northwest corner of Foothill Boulevard
and Rochester Avenue; and
On May 1, 1996, 14.45 acres located on the south side of Foothill Boulevard
between Spruce and Elm Avenues.
· For Fourth Street east of Haven Avenue, the General Dynamics Specific Plan establishes
Subarea 18 allowing a championship golf course and the potential for substantial retail
development. Based upon Commission direction, an Industrial Area Specific Plan
Amendment is in process for parcels on Fourth Street between Milliken Avenue and the 1-15
Freeway, which will allow substantial retail development. A draft Environmental Impact
Report has been prepared and is circulating for public comment until August 25, 1996.
PLANNING COMMISSION STAFF REPORT
COMMERCIAL LAND USE STUDY UPDATE
July 24, 1996
Page 3
A new application for Community Commercial designation for vacant land on the south side of
Foothill Boulevard between Spruce and Aspen Avenues was received on July 15, 1996. Additional
applications to expand retail uses from Deer Creek eastward are anticipated.
ANALYSIS: The Foothill Retail Corridor continues to be the Commission's primary focus. On
January 31, 1996, staff prepared and presented the first of a series of zoning maps and a brief
status report on development activity for the entire Corridor.
Staff recommends that as the Commission reviews Foothill Boulevard, the Foothill Corridor be
reviewed as two segments: 1) east of Deer Creek Channel and 2) west of Deer Creek Channel.
Each segment has unique development potential and may likely serve different retail businesses
which in turn serve differing market areas.
West of Deer Creek Channel, retail development must deal with multiple owners, small in-fill
parcels, and aging buildings. The area is identified with historic Route 66 commercial development
and appears to serve a more specialized and localized market. The Foothill Boulevard Specific
Plan addresses these issues. No applications for zone change in this area are pending or being
discussed.
East of Deer Creek Channel, there are large single-owner parcels which are vacant and
undeveloped and have high infrastructure and capital needs. Retail development has been
successful in capturing retail leakage and attracting a sub-regional market share. Development
pressure is likely to remain high east of the Deer Creek Channel.
Activity centers is a concept developed in the Foothill Bc, ulevard Specific Plan. The Commission
has determined that retail development should logically expand activity centers. Thus far, the
emphasis has been on the Foothill Boulevard and Haven Avenue activity center and on the Foothill
Boulevard and 1-15 Freeway activity center. A new activity center is emerging at Foothill Boulevard
and Rochester Avenue. Retail interest has been highest for build-to-suit big box type retail stores
and chain restaurants. Smaller in-line shops are doing less well with high vacancy rates. Many
developed vacant pads are available for retail development.
A vacancy rate study prepared by staff for the Foothill Corridor between Haven and Rochester
Avenues indicates that approximately half of the built and/or approved retail space is vacant and
available (see attached). To adequately analyze future applications for zone changes to add retail
uses for this section of Foothill Boulevard, staff recommends that criteria for consideration of zone
changes be established as soon as possible.
Issues of concern include the following:
· Is the zone change a logical extension of an existing retail activity center?
· Would the proposed use be compatible with surrounding land uses?
· Would the zone change preclude a needed future development in order to support a current
development which would provide a short term benefit?
PLANNING COMMISSION STAFF REPORT
COMMERCIAL LAND USE STUDY UPDATE
July 24, 1996
Page 4
· Are there constraints evident which would hinder the economic viability of retail businesses
such as site visibility, development standards, traffic issues, and sign restrictions.
During consideration of community commercial zoning on the south side of Foothill Boulevard
between Spruce and Elm Avenues, two developers with approvals for retail development along
Foothill Boulevard raised the issue of absorption and argued that further zone changes in the near
future would reduce opportunities to attract needed investment and/or lending capital and would
also dilute leasing opportunities. These absorption issues are primarily related to the Foothill
Corridor east of Deer Creek Channel.
Also, the Commission has expressed concern about the relation of new commercial development
to vacancies in older centers. This appears to be a different issue because retailers interested in
the Corridor east of Deer Creek Channel do not appear to be interested in older centers. Further,
the Council and Commission have determined that retail development along Fourth Street is
intended to take advantage of'the retail opportunities provided by the Mills regional center.
Staff requests direction on the importance of absorption rates in consideration of applications for
zone change to permit additional retail development along the Foothill Corridor. If absorption is
thought to be an important consideration. should a zone change applicant be required to pay for
an absorption analysis by a City-hired consultant? If so, a scope of work must be determined.
Staff recommends that the scope be focused on such issues as reasonable vacancy thresholds,
time frame for absorption, and impact area. At this time staff believes the impact area should be
limited to the Foothill Corridor east of Deer Creek Channel and a three, five, and ten year time
horizon explored.
RECOMMENDATION: Staff recommends the following policy: When a zone change application
is received for retail land use along the Foothill Corridor east of Deer Creek Channel, staff shall
determine whether the change would be a logical extension of an existing retail activity center;
whether it would be compatible with surrounding land use; whether there are site constraints which
would hinder the success of the proposed retail use; and whether the proposed use would preclude
needed future development. Also, a focused retail absorption analysis shall be required for each
application.
City Planner
BB:MB:mlg
Attachment: Foothill Boulevard Industrial Area Specific Plan Subarea 7 and Tetra Vista Vacant
Land Analysis
I FOOTHILL BOULEVARD ISP SUB AREA 7 AND TERRA VISTA VACANT LAND ANALYSIS I
Parcel Sq. Ft. Acres leasable ar ;a total retail
2t% sq.ft. (~21%
TERRA VISTt PARCELS I tONTING ON :OOTHILL
_A (w/o ~ ~r~) 952,484.33 21.86 200.02__22
B (e/o Milli]. ;n) 1,232,189 28.28 258,760
Subtotal 50.14 458.781 458.781_
IsP SUBARE, ~ 7 PARCELS FRONTING O ',1 FOOTHILL
1 (w/o Hav:C ~A__mbrogio~) 788,982.02 18.11 165,686
e/o Have ~) 345,556.46 7.93 72,567
3_(e/o AsF2e 454,042.10 10.42 95,349
4~(e_/o__S_p_ru~ e:Wohhsee de__velo.p_e~d))_ 0 '
_5(e/o ~pr_u~ e_)_ 366,716.60 8.41 77,010
at Millike~ ~:Cattulus)_ 3,037,876 69.74 637,954
7 (Masi: see developed)
_"('eTo~o~ ster) 1,213,791 27.86 254,896
to~i 6,206,964 742.47 1,303,462 1,303,46~
ITOTAL IJ63,0991 i193 1,762,24% 1,762,244
IFOOTHILL BOULEVARD RETAIL DEVELOPMENT ANALYSIS I
Project Sq. Ft Acres leasable* leased** available
area/sq.ft.
TownCente~ 2,696,364 62 563.184 506,906 56,278
Town Cente Square* 1,089,000 25 225,316 190,316 3~5,00~0'
Promenade 2,047,320 __4~ 445,171 138,871 306,300
(w/o Rochester:Mast '1~'1~3,09~' 2~' 260,255 260,255
7(w/o Elm: _Vohl) 631,620 15 133,515 133,515
TOTAL 7,647,394 176 1,627,~4~ 836,093 79t,348
*Lease information from Lewis Homes, 3/13/96
**Developed: Percent leasable area; space leased; space vacan~ = ' 21% J 51% 49%
*Tenants in bankruptcy occupy 68,421 s~: ft. ercent = ~JYo 2-.-2,-,6~0-8,-'~8~ 16t%
POTENTIAL RETAIL SQ.FT. TO ABSORBJ~" 68,421 791.348 1',~'~;~%4"~' totaj
Revised 718/96