HomeMy WebLinkAbout1995/02/08 - Agenda Packet CITY OF RANCHO CUCAMONGA
PLANNING COMMISSION
AGENDA
WEDNESDAY FEBRUARY 8, 1995 7:00 P.M.
RANCHO CUCAMONGA CIVIC CENTER
COUNCIL CHAMBER
10500 CIVIC CENTER DRIVE
RANCHO CUCAMONGA, CALIFORNIA
I. Pledge of Allegiance
II. Roll Call
Chairman Barker Commissioner Melcher
Vice Chairman McNiel ~ Commissioner Tolstoy ~
Commissioner Lumpp
III. Announcements
IV. Public Hearings
The following items are public hearings in which concerned individuals may voice
their opinion of the relatedproject. Please wait to be recognized by the Chairman and
address the Commission by stating your name and address. All such opinions shah be
limited to 5 minutes per individual for each project. Please sign in after speaking.
A. ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT
4-30 - CD ALDS - A request to demolish an existing bank building and
construct a 2,210 square foot drive-thru restaurant with enclosed playland on
I. 1 acres of land in the Office Professional District, located on the southeast
comer of Base Line Road and Carnelian Street - APN: 207-031-27. Staff
recommends issuance of a Negative Declaration.
B. ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT
94-40 - TACO BELL CORPORATION - A request to construct a 1,989 square
foot fast-food restaurant with drive-thru on a 0.73 acre parcel within an
integrated 82 acre shopping center in the Community Commercial District of
the Foothill Boulevard Specific Plan, located at the southwest comer of
Foothill Boulevard and Etiwanda Avenue - APN: 229-031-30. Staff
recommends issuance of a Negative Declaration. (TO BE CONTINUED TO
MARCH 8, 1995)
V. Public Comments ~,
This is the time andplace for the general public to address the Commission. Items to
be discussed here are those which do not already appear on this agenda.
VI. Commission Business
C. SIGNS - (Oral report)
D. WORKSHOP DISCUSSION ITEMS - (Oral report)
E. TRASH ENCLOSURE DESIGN - (Oral report)
VII. Adjournment
The Planning Commission has adopted Administrative Regulations that set an 11:00
P.M adjournment time. If items go beyond that time, they shall be heard only with the
consent of the Commission.
I, Gall Sanchez, Planning Commission Secretary of the City of Rancho Cucamonga,
hereby certijS? that a true, accurate copy of the foregoing agenda was posted on
February 2, 1995, at least 72 hours prior to the meeting per Government Code Section
54954.2 at 10500 Civic Center Drive, Rancho Cucamonga.
/
VICINITY MAP
CITY HALL
CITY OF
RANCHO CUCAMONGA
CUSTOMEB 'S
F~EOEIVED ~~
February 6, 1995
City Of ~ancho Gueamonga
~. Brad B~ler, Ci~ Pl~er PlanninO Division
CiW of ~o Cu~
10500 Cite C~ ~ve
~&o Cu$~, CA 91730
Re: ]~snn;n~ Commi~slon Staff Report CUP 94-30 Proposed McDonald's Restaurant
located at SEC Baseline & Carnelian- Condifiom of Approval
Dear Sir,
We have received and reviewed the referenced Staff Report dated 2/8/95. We commend your staff
for their responsiveness, and professionalism in the processing of this project.
The SiReport and conditions as written are highly acceptable. However, there are several
conditions which are under consideration by McDonald's for discussion at the Planrang
Commission meeung scheduled for 2/8/95.
The specific conditions under consideration by McDonald's are as follows:
DeDt/Condltlon # Comment
Planning #6 Incongruous with balance of development.
Planning #9 Not required by OMNI Transportation. No specific
municipal developmeat criteria/gmdelmes. Not
required by code.
Planning #27 A new monummt sign may replace the existing sign?
Engineering #2 & #3 Adequate access provided by existing four (4) drive
way access points. Compliance will require
relocatiun of 66KV power lines, and fire hych'ant.
Engineering #5 There are no existing lines to be undergrounded on
the west side of Camelian. When or how would
McDonald's receive reimbursehint? 66KV lines on
east side of Camelian will not be undergrounded.
McDonald's requests clarification on benefit of lea.
As you know, McDonald's will be mhancing the adjacent "Exchange" project The economic
scope of this enhancemen~ is expected to exceed $100,000.00. The conditions we have cited should
be reviewed in consideration with the scope of all improvemetes McDonald's will be providing for
this project.
McDonald's Corporation 4370 La Jolla Village Drive, Suite 800 San Diego, California 92122 619/535-8900
Thank you for your c~msideration of this information.
Sincerely,
R'/odney P. Lucio,
Real Estate Representative
,- ~ DEC-I?-Illl 03:32 FROM TO 9480?65 P.02
McDonald's Corporation
4370 L8 Jofi8 Village Drive
Mr. Michael G, Rademaker, President
MGR Services, Inc.
1425 W, Foothill Blvd., Suite 200
Upland, CA 91786
Re: SEQ Baseline & Carnfllan. Conrurmallon of Agr~ment for Mutual
Aes~etic Enhanceinent
Dear
Plca~ ~c~pt thi~ letter *~ c~nf~rma~ion ofM~Donald'~ Corporn~on commitment ~o ~h~ Mutu~
~Ae~theri~ Enhancement of ~e r~ferenced property.
3peci~u/ly, th~ mutual ~nhancement program wilJ involve the prol~rti~ known as "The
; F.~che,~nge," of~e corr~|ex~ an~ the proposed ~v~Donald'~ restaurant, which i.~ to he construct~t
on th~ f~rmer Union Feaer~l Bank location. (Lmmediate SEC Baseline & Came/inn.)
~t is McDona]d's understanding that th~ items to be covm-~d by
Euhan~rn~nt on Mr. Cmwe|l's building and property ~hal] be as follows:
L Repair. and ~urfadng of the a~pl~
2. A new sign program for th~ property.
3- Completepa~ntln~oft~¢x~s~ingoff~uj|din~;.
4. /.tTi~afion upg~ading and uniformity to prevent probl~ms during McDonatd's hours of
The imp_rovement~ for tJ~ mutu~ cnhancement program a~/isted sha~] be Rt M~Donald's
Corpora~on sole ~ost and exren~e. Tn consideration for
ow~ of "Th~o".offi~o co!~/e~.agn~ to cooperate ~yith M~Donald'.~ C0~poration
~he ~mposifion and e~ec~ion of a reciproca~ easement
Raneh~ C.camon~a. ~d r~wn~t ~rn~nt shaJI includ~ pa~ldng, utilities, drainage,
in~'es~/e~es~, and other r~$hts as the owners c~m ~it.
McDonald's Cor~x-ation
TOTAL P. 02 ~
CITY OF RANCHO CUCAIvIONGA --
STAFF REPORT
DATE: February 8, 1995
TO: Chairman and Members of the Planning Commission
FROM: Brad Buller, City Planner
BY: Steve Hayes, AICP, Associate Planner
SUBJECT: ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 94-30
~ - A request to demolish a bank building and construct a 2,210
square foot drive-thru restaurant with enclosed playland on 1.1 acres of land in the
Office Professional District, located on the southeast comer of Base Line Road and
Carnelian Street-APN: 207-031-27.
PROJECT AND SITE DESCRIPTION:
A. Surrounding Land use and Zoning:
North - Existing retail shopping center; Neighborhood Commercial
South - Single Family Residential homes; Low Residential (2-4 dwelling units per acre)
East - Existing office development; Office Professional
West - Retail shopping center; Neighborhood Commercial
B. General Plan Desic,nations:
Project Site - Office
North - Neighborhood Commercial
South - Low Residential
East - Office
West - Neighborhood Commercial
C. Site Characteristics: The site is currently developed with an abandoned drive-thru bank which
will be demolished prior to construction of the proposed facility. Curb, gutter, and sidewalk
exist along both street frontages. Vehicular access to the site exists on both streets. Both street
frontages are currently bermed to screen the drive-thru area from street view. The site slopes
from north to south unevenly, but averaging roughly 6 percent.
PLANNING COMMISSION STAFF REPORT
CUP 94-30 - MCDONALDS
February 8, 1995
Page 2
D. Parking Calculations:
Number of Number of
Type Square Parking Spaces Spaces
of Use Footage Ratio Reauired Provided
Restaurant (Fast Food) 2,210 1/75 29
Seating area within playland 750 1/75 10
Outdoor seating area 450 1/75 6 _
TOTAL 3,410 45 31 *
· 31 spaces are provided on site. In addition, an abundance of available parking exists in
close proximity to the site to the east and south. These spaces are part of The Exchange
office complex, which was developed with parking beyond the minimum requirement. The
adjacent property owner of The Exchange has agreed to allow McDonalds to share and use
the necessary parking spaces to meet the minimum City Code parking requirements for a
fast food restaurant.
ANALYSIS:
A. General: The applicant is proposing to develop a 2,210 square foot fast food drive-thru
restaurant with an enclosed playland and an outdoor eating area on the south side of the
building. Access to the site will be available from the two existing driveway approaches, one
on each street frontage. These driveways will be widened to meet the current minimum City
standard of 35 feet in the public fight-of-way. As noted earlier, the adjacent property owner
has agreed to allow the applicant to share parking spaces south and east of the new McDonalds
in order for McDonalds to meet the minimum parking requirements and a reciprocal parking
agreement has been made a condition of approval. Additional berming and landscape
screening are proposed in the streetscape area between the back of the sidewalks along the
streets and the drive-thru lane to better conceal vehicles waiting in the drive-thru lane, per the
interim design policies for drive-thru facilities.
B. Desien Review Committee: On October 4, 1994, the Committee (Barker, Lumpp, Coleman)
reviewed the project and recommended significant revisions to the architecture and site plan,
as explained in the attached action agenda (Exhibit "I"). The Committee recommended that
a Planning Commission workshop be held to discuss their concerns. On December 14, 1994,
the Planning Commission held a workshop and provided direction to the applicant (see minutes
in Exhibit "J"). On January 17, 1995, the Committee (Lumpp, McNiel, Coleman) reviewed
the revised plans and recommended approval with conditions as contained in the attached
action agenda (Exhibit "K") and also incorporated into the Resolution of Approval for the
project.
C. Technical Review Committee: On October 5, 1994, the Committee reviewed the project and
determined that, with the recommended standard and special conditions of approval, the
project is consistent with all applicable standards and ordinances. The Grading Committee
conceptually approved the project at its meeting on October 4, 1994.
PLANNING COMMISSION STAFF REPORT
CUP 94-30 - MCDONALDS
February 8, 1995
Page 3
D. Environmental Assessment: Part I of the Initial Study has been completed by the applicant.
Staff has completed Part II, the Environmental Checklist, and has found that, with the
recommended conditions of approval, of which some serve as mitigation measures, the project
will not have a significant effect on the environment. If the Commission concurs with staffs
findings, the issuance of a mitigated Negative Declaration would be in order.
CORRESPONDENCE: This item has been advertised as a public hearing in the ~
~ newspaper, the property has been posted, and notices were sent to the adjacent
property owners within 300 feet of the site as well as an expanded notification area as specified by
staff.
]~!.C~~: Staff recommends that the Planning Commission approve Conditional Use
Permit 94-30 through adoption of the attached Resolution of Approval with Conditions and issue
a mitigated Negative Declaration.
City Planner
BB:SH:mlg
Attachments: Exhibit "A" - Vicinity Map
Exhibit "B" - Site Plan
Exhibit "C" - Landscape Plan
Exhibit "D" - Grading Plan
Exhibit "E" - Building Elevations (Without Playland)
Exhibit "F" - Building Elevations (With Playland)
Exhibit "G" - Floor Plan (Without Playland)
Exhibit "H" - Floor Plan (With Playland)
Exhibit 'T' October 4, 1994, Design Review Committee Action Comments
Exhibit "J" December 14, 1994, Draft Planning Commission Workshop Minutes
Exhibit "K" - January 17, 1995, Design Review Committee Action Comments
Resolution of Approval with Conditions
/~
Project:
CITY OF R AMONGA Title: WL,: .-k//~37
PLA N ~ Exhibit:
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BASELINE STREET
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West Elevation
East El~'vatlon
FLOOR PLAN
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DESIGN REVIEW CO~LMENTS
5:40 p.m. Steve Hayes October 4, 7994
ENVIRONMENTAL ASSESSMENT AND CONDITION~_L USE PERMIT 94-30 - MCDONALD'S - A request
to demolish an existing bank building and construct a 2,210 square foot drive-thru
restaurant and enclosed playland on 1.1 acres of land in the Office Professional
District located on the southeast corner of Base Line Road and Carnelian Street -
APN: 207-031-27.
Design Parameters:
The site is located within the existing Exchange Business Complex, which contains
a large two-story multiple tenant office/retail building and a bank building with
drive-thru facility. The applicant proposes to remove this unoccupied bank
building and build a McDonald's restaurant. Because Of new development,
additional right-of-way will be required to be dedicated along Base Line Road and
Carnelian Street. Curb, gutter, and sidewalk will be removed and relocated to the
ultimate design location for both streets. In addition, the two existing driveway
approaches serving the parcel will be widened to current City standards and a bus
bay and bus shelter will be required along Base Line Road.
The site currently is benned along the street frontages to screen the former
drive-thru bank activities from view of the streets. Within the property, the
site slopes from north to south unevenly, but averaging roughly 6 percent.
8~aff ~en~s: The following comments are intended to provide an outline for
Committee discussion.
Major Issues: The following broad design issues will be the focus of Coramittee
discussion regarding this project:
A. Site/Landscape/Grading Plan:
1. The drive-thru policies encourage the use of building orientation to screen
the drive-thru lane. The proposed site plan is a typical McDonald's corporate
design. To address the screening of the drive-thru lane, McDonald's proposes
to cut (approximately 4 feet) into the existing grade which is already 4 feet
below the perimeter streets. Also, a new 5-foot high retaining wall with
open view fencing is proposed along the outside edge of the new drive-thru
lane. In order to reduce grading yet adequately screen drive-thru
activities, staff would recommend that a retaining/block wall of lesser
height with pilasters be constructed and a dense evergreen landscape hedgerow
be planted at the outside of the drive-thru lane. Both the Mobil Service
station and Taco Bell Restaurant at the southeast corner of Milliken and
Highland Avenues have used this concept to screen the pump islands and the
drive-thru lanes from view. The Mobil Station received a City's design award
for its overall development.
2. An Outdoor plaza area should be provided on-site.
DESIGN REVIEW COMMENTS
CUP 94-30 - MCDONALD'S
October 4, 1994
Page 2
Architecture:
1. The overall architectural concept should be more consistent with the
architectural design of the main building within the Exchange Complex as
follows:
a. Tile roof elements should become a more integrated and significant part
of the overall architectural design.
b. The depth of the triangular paraphets should be increased or a modified
paraphet or roof design proposed.
c. The playland structure is proposed for the future. In the interim, the
west elevation of the building will be exposed to view. This elevation
is flat with no architectural variation. Therefore, this elevation
Should be significantly upgraded by using elements such as variation of
the building plane, roof tile elements (similar to what the Committee
may request as an upgrade for the entire building), etc.
d. The wood lattice elements should be upgraded in structural integrity,
including ground-mounted posts for structural support.
e. The number of exterior lights should be significantly reduced.
Secondary Issues: Once all of the major issues have been addressed, and time
permitting, the Committee will discuss the following secondary design issues:
1. The linear planter between the east leg of the drive-thru lane and the
adjacent parking spaces should be widened to a minimum inside dimension of 5
feet to accommodate trees for shading purposes. Consequently, the parking
spaces can be reduced in depth to 18 feet.
2- Special paving should be introduced at the new driveway entrances and at key
pedestrian crossings throughout the project.
3. Densely planted landscape shrub hedgerows, significant berming, low walls, or
any combination thereof should be provided to screen parking spaces from view
of perimeter public streets.
4. Stepping stones should be provided in the planter area between the
north/south oriented parking spaces for easier pedestrian access and to avoid
deterioration of landscaping in the planter.
5. A bus shelter should be provided at the Base Line Road bus stop-
Policy Issues: The following items are a matter of Planning Commission policy and
should be incorporated into the project design without discussion:
1. Landscaping should be provided to screen the existing utility vault from
public view.
DESIGN REVIEW COMMENTS
CUP 94-30 - MCDONALD'S
October 4, 1994
Page 3
2. The landscape palette should be consistent with that currently used within
the Exchange Complex.
3. Retaining and block walls should consist of a decorative material or exterior
finish.
4. Interim landscaping should be provided in the area proposed for the future
playland, to the satisfaction of the City Planner.
5. The trash enclosure and freezer storage area should be designed with
materials and architectural elements consistent with that used in the
Exchange Complex, including lattice trellis covers, chain link webbing to
prevent blowing of trash, a pedestrian door, and a roll-up door on the front
Of the enclosure.
6. Any new light standards should be consistent in design with existing lighting
in the Exchange Complex.
S~aff ~eccemendatiom:
Staff recommends that the Committee consider the proposal in conjunction with the
comments raised by staff in this report. Staff recommends that the applicant
revise the plans after receiving direction from the Committee and return beck for
further Committee consideration upon revising the plan package.
Design Review r~w~-~ttee A~ien:
Members Present: Dave Barker, Heinz Lumpp, Dan Coleman
Staff Planner: Steve Hayes
The Design Review Committee did not recommend approval of the project. They
recommended that the applicant submit a number of possible architectural concepts
for a pre-application review with the full Planning Commission. In addition, the
Committee forwarded additional con~nents, related to site planning, as follows:
1. The proposed retaining wall on the north side of the drive-thru lane should
be reduced in height and an alternate screening concept used, including
elements such as, but not limited to, lower terraced retaining walls with
pilasters, as landscaped planters, hedgerows, and undulating harming. In
addition, the lighting in the drive-thru lane area should be carefully
selected for security purposes.
2. An outdoor eating area should be provided within easy view of the main store,
but located as to not interfere with access to the building.
3. The design of parking spaces that hack onto the main drive aisle east of the
building should be modified if possible.
4. The words "priory" and "secondary" should be deleted from the loading zone
areas.
5. All applicable secondary and policy design issues should be addressed in the
revised plan or become conditions of approval for the project.
DRAFT
CITY OF RANCHO CUCAMONGA
PLANNING COMMISSION MINUTES
Adjourned Meeting
December 14, 1994
Chairman Barker called the Adjourned Meeting of the City of Rancho cucamonga
Planning Commission to order at 8:35 p.m. The meeting was held in the Rains Room
at Rancho Cucamonga Civic Center, 10500 Civic Center Drive, Rancho Cucamonga,
California.
COMMISSIONERS: PRESENT: David Barker, Heinz Lumpp, Larry McNiel
ABSENT: John Melcher, Peter Tolstoy
STAFF PRESENT: Brad Buller, City Planner; Laura Bonaccoursi, Landscape
Designer; Dan Coleman, Principal Planner; Nancy Fong, Senior
Planner; Steve Hayes, Associate Planner; Dan James, Senior
civil Engineer
A. CONDITIONAL USE PERMIT 94-30 - MCDONALD'S - A request to demolish an existing
bank building and construct a 2,210 square foot drive-thru restaurant and
enclosed playland on 1.'1 acres of land in the Office Professional District
located at the southeast corner of Base Line Road and Carnelian Street -
APN: 207-031-27.
Brad Buller, City Planner, introduced the iten and briefly summarized the purpose
of the workshop.
ROd Lucio, McDonalds COrporation, unveiled the photographic images prepared for
the meeting. Mr. Lucio highlighted the positive and negative aspects of each of
the possible site plan layouts and how the proposed site plan best meets their
needs as well as being the preferred site plan of the adjacent property owner.
Robert Tittle, Robert Tittle Associates, described the ideas behind the two
different architectural schemes prepared for the workshop. He mentioned how the
playland may be incorporated into the ultimate design and how the roof equipment
would be placed On this small building.
chairman Barker noted his concerns regarding the portion of overhanging mansard
roof on the east elevations and the security of vehicle passengers created by the
orientation of the drive-thru lane, the grade difference between Base Line Road
and the site, and the .narrow width of the drive-thru lane. He felt the occupants
of cars in the drive-thru lane would be "trapped" in an unsafe or emergency
situation.
Mr. Lucio explained how a wider drive-thru lane with "escape" width had been
utilized by McDonalds in some situations. He felt a wider lane could be used on
this site.
DRAFT
Mr. Tittle added that additional vision glass windows are proposed so that
enployees of the facility will be able to see a majority of the drive-thru area
from inside the building.
Chairman Barker reiterated that his concern is one of security, not aesthetics.
Commissioner McNiel commented that aesthetics are important on such a critical
corner in the City.
Commissioner Lumpp expressed his preference for the architectural concept that
utilizes the portico elements, with refinements. He thought the columns and roof
overhangs should be more substantial in their appearance. Me felt the other
concept was not acceptable, especially the north elevation. He noted that he
felt the drive-thru situation was acceptable as proposed.
Commissioner McNiel agreed with Commissioner Lumpp as to the preferred
architectural option. He thought the facades should be increased in depth to
avoid looking artificial. He generally felt that the site plan was acceptable
as proposed. Me expressed his concern with how the playland would be integrated
into the building design.
Chairman Barker asked when and if a playland will be constructed.
Mr. Lucio stated that the indoor playland would be built with the initial phase
of development.
Mr. Buller pointed out the importance of the east elevation and suggested that
the back of the facade elements should be treated the same as the front sides.
Me noted that in previous meetings with the applicant, the representatives Of the
Exchange Complex, and staff, the applicant agreed to the possibility of
repainting the existing buildings in the Exchange to match McDonalds.
Mr. ~Tittle asked the Commissioners if they preferred tile or slate as the
wainscot material.
Chairman Barker and Commissioner McNiel preferred the slate material.
Mr. Buller suggested a pedestrian walkway from the Base Line Road sidewalk to the
main entrance so pedestrians would not walk in the drive aisle or on the
landscaping.
The Commissioners felt the pedestrian walkway would be a good idea.
PC Adjourned Minutes 2 December 14, 1994
A[ :, 'L7'-;2,-"
DESIGN REVIEW COMMENTS
5:00 p.m. Steve Hayes January 17, 1995
ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 94-30 - MCDONALDS -
A request to demolish an existing bank building and construct a 2,210 square foot drive-thru restaurant
with enclosed playland on 1.1 acres offand in the Office Professional District, located on the southeast
comer of Base Line Road and Carnelian Street - APN: 207-031-27.
Back~ound:
On October 4, 1994, the Committee (Barker, Lumpp, Coleman) reviewed the plans and recommended
modifications as referenced in the attached Design Review Committee action comments. The Planning
Commission conducted a workshop on December 14, 1994 and directed the applicant to pursue one of
the two possible architectural concepts and revise the site plan for further Design Review Committee
review.
The following comments are intended to provide an outline for Committee discussion.
Ma_i. or Issues: The following broad design issues will be the focus of Committee discussion regarding this
project:
A. Site/Landscape Plan:
1. A tuff-block area has been added to increase the width of the drive-thru lane to address security
concerns raised by members of the Commission at the December 14, 1994 workshop. Staff feels
that this is an acceptable solution for the safety of vehicle occupants waiting in the drive-thru lane.
2. No information was provided about the proposed outdoor seating area. The seating area should
be separated from the main entrance to provide a more pleasing eating atmosphere, as previously
recommended by the Committee. (This can be conditioned for City Planner review.)
3. A pedestrian connection from the Base Line Road sidewalk to the main entrance, separate from
the vehicular drive aisle, has been incorporated into the site plan, per the request of the Planning
Commission. As proposed, the incorporation of the walkway reduces the depth of three parking
spaces to 15 feet. Staff recommends that the parking spaces be 17 feet and labeled as "compact"
by shit~ing walkway 2' west to abut the drive-thru lane for a short distance. (This can be
conditioned for City Planner review.)
B. Architecture:
The applicant has upgraded the architectural concept recommended to be pursued by the Planning
Commission at the December 14th workshop. In addition, the applicant has submitted building elevations
for the interim situation (without playland) and the ultimate situation (with playland) as recommended by
the Commission. However, staff recommends the following revisions to further upgrade the elevations:
1. The tower should be increased in height as the most dominant element on the building and to
provide better proportions. This could be accomplished by raising the cave line 12-24 inches as
shown in the attached examples.
DRC COMMENTS
CUP 94-30 - MCDONALDS
January 17,, 1995
Page 2
~.~:EIa!ZI~: Once all the major issues have been addressed, and time permitting, the Committee will
discuss the following secondary design issues:
1. Support columns, similar in design to those proposed for the overhead trellis structures, should be
used on the tile roof overhang element on the east elevation. This would necessitate extending the
roof element out further by 3-4 feet for the posts to clear the cars.
2. The layered fascia on the parapet should be used consistently throughout, such as on the tower and
the tile roof elements.
3. All other secondary issues from the October 4, 1994 Design Review Committee comments
(attached) should be incorporated into the plans.
4. The wall signs should be reduced about 80 percent to fit into the spaces intended. The capitals are
proposed at 4" in height and lowercase letters are up to 2'3" in height. Traditionally, the
Commission has recommended a maximum 24 inch letter height for pad buildings fronting a major
street.
P_o. li~sl~: The following items are a matter of Planning Commission policy and should be
incorporated into the project design without discussion:
1. All items from the October 4, 1994 Design Review Committee comments should be addressed.
Staff Reeommendation:
Staff recommends that the Design Revigw Committee recommend approval of the project to the Planning
Commission with conditions of approval as deemed appropriate by the Committee.
I)esi~n Review Committee Action:
Members Present: Larry McNiel, Heinz Lumpp, Dan Coleman
Staff Planner: Steve Hayes
The Committee recommended approval of the project subject to the following conditions:
1. The tower on the northwest comer of the building, over the enclosed playland, should be raised
12 inches to be in better proportion with other architectural elements on the building.
2. Decorative tiles, similar to those used on the base of the building, should be provided in the areas
previously specified as having painted recesses.
3. The outdoor seating area should be dispersed more randomly and alternate types and shapes of
tables used, to the satisfaction of the City Planner.
4. The outdoor seating area should include a focal point, such as a sculpture, to provide additional
interest in this area.
5. All other unaddressed secondary and policy design issues will be incorporated into a Resolution
of Approval for the project, subject to review and approval of the Planning Commission.
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO
CUCAMONGA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO.
94-30, A REQUEST TO DEMOLISH AN EXISTING BANK BUILDING AND
CONSTRUCT A 2,210 SQUARE FOOT DRIVE-THRU RESTAURANT WITH
ENCLOSED PLAYLAND ON 1.1 ACRES OF LAND IN THE OFFICE
PROFESSIONAL DISTRICT, LOCATED AT THE SOUTHEAST CORNER OF BASE
LINE ROAD AND CARNELIAN STREET, AND MAKING FINDINGS IN SUPPORT
THEREOF - APN: 207-031-27.
1. McDonalds Corporation has filed an application for the issuance of
Conditional Use Permit No.94-30, as described in the title of this Resolution.
Hereinafter in this Resolution, the subject Conditional Use Permit request is
referred to as "the application."
2. On the 8th day of February 1995, the Planning Comm~ission 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. ~.
NOW, THEREFORE, it is hereby found, determined, and resolved by the
Planning Commission of the City of Rancho Cucamonga as follows:
1. This Con~nission hereby specifically finds that all of the facts set
forth in the Recitals, Part A, of this Resolution are true and correct.
2. Based upon substantial evidence presented to this Commission during
the above-referenced public hearing on February 8, 1995, including written and
oral staff reports, together with public testimony, this commission hereby
specifically finds as follows:
a. The application applies to property located at the southeast
corner of Base Line Road and Carnelian Street with a combined street frontage
of approximately 474 feet and lot depth of approximately 240 feet and is
presently improved with curb, gutter, sidewalk and driveway approaches along
both street frontages~ and
b. The property to the north of the subject site is a retail
shopping center with a drive-thru fast food restaurant, the property to the
south consists of an office/professional center, the property to the east is
a vacant portion of the office/professional center, and the property to the
west is a commercial/retail center with a drive-thru fast food restaurant$ and
c. The application contemplates the demolition of an existing
building which was most recently used as a bank with drive-thru~ and
PLANNING COMMISSION RESOLUTION NO.
94-30 - MCDONALDS CORPORATION
February 8, 1995
Page 2'
d. The application contemplates the construction of the restaurant
and enclosed playland in the initial phase of development~ and
e. The site is a freestanding, individually owned parcel within The
Exchange office/professional complex.
f. The proposed use is similar in operation to the former bank with
peak traffic hours at lunch and late afternoon/dusk.
g. The proposed restaurant use will suppert the primary office use of
The Exchange complex and reduce vehicle trips accordingly.
3. Based upon the substantial evidence presented to this Commission during
the above-referenced public hearing and upon the specific findings of facts set
forth in paragraphs i and 2 above, this co~nission hereby finds and concludes as
follows=
a. That the proposed use is in accord with the General Plan, the
objectives of the Develo~ent Code, and the purposes of the district in which the
site is located.
b. That the proposed use, together with the conditions applicable
thereto, will not be detrimental to the public health, safety, or welfare or
materially injurious to properties or improvements in the vicinity.
c. That the proposed use complies with each of the applicable
provisions of the Development Code.
4. Based upon the facts and information contained in the proposed Negative
Declaration, together with all written and oral reports included for the
environmental assessment for the application, the Planning Commission finds that
there is no substantial evidence that the project will have a significant effect
upon the environment and adopts a Negative Declaration based upon the findings
as follows:
a. That the Negative Declaration has been prepared in compliance with
the California Environmental Quality Act of 1970, as amended, and the State CEQA
guidelines promulgated thereunder~ that said Negative Declaration and the Initial
Study prepared therefore reflect the independent judgment of the Planning
Commission~ and, further, this Commission has reviewed and considered the
information contained in said Negative Declaration with regard to the
application.
b. That, based upon the changes and alterations which have been
incorporated into the proposed project, no significant adverse environmental
effects will occur.
c. Pursuant to the provisions of Section 753.5(c) of Title 14 of the
California Code of Regulations, the Planning Commission finds as follows= In
considering the record as a whole, the Initial Study and Negative Declaration for
the project, there is no evidence that the proposed project will have potential
for an adverse impact upon wildlife resources or the habitat upon which wildlife
depends. Further, based upon substantial evidence contained in the Negative
PLANNING COMMISSION RESOLUTION NO.
94-30 - MCDONALDS CORPORATION
February 8, 1995
Page 3~
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. Eased upon the findings and conclusions set forth in paragraphs 1, 2,
3, and 4 above, this Commission hereby approves the application subject to each
and every condition set forth below and in the Standard Conditions, attached
hereto and incorporated herein by this reference.
1) The tower on northwest corner of the building, over the
enclosed playland, shall be raised 12 inches at the eave
line to be in better proportion with other architectural
elements on the building.
2) Decorative tiles, similar to those used on the base of
the building, shall be provided in the areas previously
specified as having painted recesses.
3 ) The outdoor seating area shall be dispersed more
randomly, possibly with alternating types and shapes of
tables used, to the satisfaction of the City Planner.
4) The outdoor seating area shall include a focal point,
such as a sculpture, to provide additional interest in
this area.
5) The linear planter between the east leg of the drive-thru
lane and the adjacent parking spaces shall be widened to
a minimum inside dimension of 5 feet to accommodate
mature trees for shading purposes. Consequently, the
parking spaces can be reduced in depth to 18 feet.
6) Special paving shall be introduced at 'the driveway
entrances on-site and at key pedestrian crossings
throughout the project, to the satisfaction of the City
Planner.
7) Densely planted landscape shrub hedgerows, significant
berming, low walls, or any combination thereof shall be
provided to screen parking spaces from view of perimeter
public streets, to the satisfaction of the City Planner.
8) Stepping stones shall be provided in the planter between
the north/south oriented parking spaces for easier
pedestrian access and to avoid deterioration of
landscaping in the planter.
9) A bus shelter shall be constructed at the Ease Line Road
bus stop, outside the public right-of-way, to the
satisfaction of the City Planner and City Engineer.
PLANNING COMMISSION RESOLUTION NO.
94-30 - MCDONALDS CORPORATION
February 8, 1995
Page 4
10) Landscaping shall be provided to screen the existing
utility vault from public view, to the satisfaction of
the City Planner.
11) The landscape palette shall be consistent with that
currently used within The Exchange office/professional
complex, to the satisfaction of the City Planner.
12) Retaining and block walls exposed to public view shall
consist of a decorative material or exterior finish, as
determined by the City Planner.
13) If the proposed playland is not constructed with the
initial phase of development, then interim landscaping
shall be provided in this area, to the satisfaction of
the City Planner.
14) Support columns of a similar design to those used on the
overhead trellis structures or another design solution
acceptable to the city Planner shall be used on the east
elevation to offset the massing of the tile roof overhang
on this elevation.
15) The sizes of letters on the building wall signs are shown
in concept only and shall be reduced to comply with the
design policies of the Planning Co~nission, as determined
by the City Planner.
16) Any new light standards shall be consistent in design
with those already used within The Exchange.
17) A Minor Exception shall be required for the setback of
the drive-thru lane as shown on the conceptual site plan.
This application shall be reviewed and approved by the
city Planner prior to the issuance of building permits.
18) A demolition permit shall be obtained for the existing
bank building prior to issuance of any permits for the
new facility.
19 ) There shall be provision for the following design
features in the trash enclosure to the satisfaction of
the City Planner~
a) Architecturally integrated into the design of this
project.
b} Separate pedestrian access that does not require
opening the main doors.
c) Large enough to accommodate two trash bins.
PLANNING COMMISSION RESOLUTION NO.
CUP 94-30 - MCDONALDS CORPORATION
February 8, 1995
Page 5
d) - View-obscuring doors.
e} Trash bins with counterweighted lids.
f) Architecturally treated overhead shade trellis.
g) Chain link screen on top to prevent trash from
blowing out of the enclosure. The screen shall be
designed to be hidden from view.
19) Trash collection shall occur between the hours of 9:00
a.m. to 10:00 p.m. only.
20) Graffiti shall be removed within 72 hours.
21} 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.
22) The business shall be conducted to comply with the
following standards:
a) Noise Levels. All commercial activities shall not
create any noise that would exceed an exterior noise
level of 60dBA during the hours of 10:00 p.m. to
7:00 a.m. and 65dBA during the hours of 7:00 a.m. to
10:00 p.m.
b) Loading and Unloading. No person shall cause the
loading, unloading, opening, closing, or other
handling of boxes, crates containers, building
materials, garbage cans, or similar objects between
the hours of 10:00 p.m. to 7:00 a.m. in a manner
which would cause a noise disturbance to a
residential area.
23) The truck unloading zone shall be painted and marked as
such.
24) Only flags of the United States or other official flags
may be flown on the proposed flagpole; corporate flags
will not be allowed.
25} Pursuant to provisions of the California Public Resources
Code section 21089 (b), this application shall not be
operative, vested or final, nor will building permits be
issued or a map recorded , until (1) the Notice of
Determination (NOD) regarding the associated
environmental action is filed and posted with the Clerk
of the Board of Supervisors of the County of San
Bernardino; and (2) any and all required filing fees
assessed pursuant to California Fish and Game Code
Section 711.4, together with any required handling
PLANNING COMMISSION RESOLUTION NO.
CUP 94-30 - MCDONALDS CORPORATION
February 8, 1995
Page 6
charges, are paid to the County Clerk of the County of
San Bernardino. The applicant shall provide the Planning
Department with a stamped and confirmed copy of the
Notice of Determination together with a receipt showing
that all fees have been paid.
In the event this application is determined exempt from
such filing fees pursuant to the provisions of the
california Fish and Game Code, or the guidelines
promulgated thereunder, except for payment of any
required handling charge for filing a Certificate of Fee
Exemption, this condition shall be deemed null and void.
26) The existing time/temperature sign shall be repaired and
repainted or replaced to the satisfaction of the City
Planner.
27} The applicant shall provide a reciprocal parking and
access agreement between adjacent parcel owners and this
property. This shall be accomplished prior to issuance
of building permits.
En~ineerino Division:
1) A corner property line cut-off shall be dedicated for the
southeast corner of Base Line Road and Carnelian Street
per the City Standards.
2) The right-of-way necessary to construct a right-turn lane
for the Carnelian Street driveway shall be acquired from
APN 207-031-28.
3) A right-turn lane shall be constructed for the Carnelian
Street driveway access and the driveway reconstructed to
current City Standards, a minimum of 35 feet wide.
4) The Base Line Road driveway access shall be reconstructed
to the standard 35-foot minimum.
5) A cash contribution towards the future undergrounding of
the existing overhead utilities (telecommunication and
electrical, except for the 66kV electrical) on the
project side Of Carnelian Street, in accordance with the
undergrounding policy resolution, shall be paid to.the
city prior to the issuance of building permits. The
amount will be calculated based on the length of property
frontage as measured from the south property line to the
center-line of Base Line Road.
6} A cash contribution towards the future undergrounding of
the existing overhead utilities (telecommunication and
electrical, except for the 66kv electrical) on the
opposite side of Base Line Road, in accordance with the
PLANNING COMMISSION RESOLUTION NO.
CUP 94-30 - MCDONALDS CORPORATION
February 8, 1995
Page 7
undergrounding policy resolution, shall be paid to the
City prior to the issuance of building permits. The
amount shall be one-half the City adopted unit amount
times the length of the project frontage as measured from
the east property line to the center-line of Carnelian
Street.
6. The Secretary to this Commission shall certify to the adoption of this
Resolution.
APPROVED AND ADOPTED THIS 8TH DAY OF FEBRUARY 1995.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
E. David Barker, Chairman
ATTEST:
Brad Buller, Secretary
I, Brad Bullet, Secretary of the Planning Commission of the City of Rancho
Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly
introduced, passed, and adopted by the Planning Commission of the City of Rancho
Cucamonga, at a regular meeting of the Planning Commission held on the 8th day of
February 1995, by the following vote-to-wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
DEPARTMENT OF
Ran~h~,~r'~onga
COMMUNITY DEVELOPMENT
STANDARD CONDITIONS
APPLICANT:
Those items chewed are Condffions of ~provaL
APPLICANT SHALL CONTACT THE PLANNING DIVISION, (909) 989-1861, FOR COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
A. Time Limits Como]~ti,~ Date
_ 1. Approval shall expire, unless extended by the Planning Commission, if building permits are -J /
not issued or approved use has not commenced within 24 months from the date of approval.
2. Development/Design Review shall be approved prior to / / __.j /
3. Approval of Tentative Tract No. is granted subject to the approval of ._J /
v'/ 4. The developer shaft commence, padicipate in, and consummate or cause to be commenced, .J /
participated in. or consummated, a Mello-Roos Community Facilities District (CFD) for the
Rancho Cucamonga Fire Protection District to finance construction and/or maintenance of
a fire station to serve the development. The station shall be located, designed, and built to
all specifications of the Rancho Cucamonga Fire Protection District, and shall become the
Distdct's properly upon completion. The equipment shall be selected by the District in
accordance with its needs. In any building of a station, the developer shall Comply with all
applicable laws and regulations. The CFD shall be formed by the District and the developer
by the time recordation of the final map occurs.
5. Prior to recordation of the final map or the issuance of building permits, whichever Comes .__/ /
first, the applicant shall Consent to, or participate in, the establishment of a Mello-Roos
Community Facilities District for the construction and maintenance of necessary school
facilities. However, if any school district has previously established such a Community
Facilities District, the applicant shall, in the alternative, Consent to the annexation of the
project site into the territory of such existing District prior to the recordation of the final map
or the issuance of building permits. whichever comes first. Furlher, if the affected school
district has not formed a Mello-Roos Community Facilities District within twelve months from
the date of approval of the project and prior to the recordation of the final map or issuance
of building permits for said project. this condition shall be deemed null and void.
5C - 12/93 I or 12 A~'~
.-'z
Completion Date:
This condition shall be waived if lhe City receives notice that the applicant and all altected
school districts have entered into an agreement to privately accommodate any and all school
impacts as a result of this project.
V'~ 6. Prior to recordalien of the final map or prior to 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
districtwithing0dayspriortotinal mapapprovalinthecaseofsubdivisionorpriortoissuance
of permits in the case of all other residential projects.
B. Site Development
V/' 1. The site shall be developed and maintained in accordance with the approved plans which ~ /
include site plans, architectural elevations, extedor materials and colors, landscaping, sign
program, and grading on file in the Planning Division. the conditions contained herein,
Development Code regulations, and
.Specific Plan and
Planned Community.
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. OccupancyofthefacilityshallnotcommenceuntilsuchtimeasallUniformBuiidingCodeand _._/ /
State Fire Marshairs regulations have been complied with. Prior to occupancy, plans shall
be submitted to the Rancho Cucarr~nga Fire Protection District and the Building and Safety
Division to show compliance. The building shall be inspected for compliance prior to
occupancy.
4. Revised site plans and building elevations incorporating all Conditions of Approval shall be ~ /
submitted for City Planner review and approval prior to issuance of building permits.
'v/' 5. Allsite, grading, landscape, irrigation, andstreetimprovementplansshallbecoordinatedfor ~ /
consistency pdorto 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.
v//6. Approval of this request shall not waive compliance with all sections of the Development / /
Code, all other applicable City Ordinances, and applicable Community Plans or Specific
Plans in effect at the time of Building Permit issuance.
V/ 7. A detailed on-site lighting plan shall be reviewed and approved by the City Planner and / /
Sheritf's Department (989-6611) pdor to the issuance of building permits. Such plan shall
indicate style, illumination, location, height, and method of shielding so as not to adversely
affect adjacent properties.
8. If no centralized trash receptacles are provided, all trash pick-up shall be for individual units / /
with all receptacles shielded from public view.
v//9. Trash receptacle(s) are required and shall meet City standards. The final design, locations .--/ /
and the number of trash receptacles shall be subject to Cily Planner review and approval
prior to issuance of building permits.
L//10. 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, perming, and/or landscaping to the satisfaction of the City
Planner.
Proi.~, ,.,-o.,d u'f?.t-?O
Completion Dale:
t 1. Sireel names shall be submitled for Oily Planner review and approval in accordance with 5 /
lhe adopled Street Naming Poli¢y prior to approval of lhe final map.
1 a. All building number~ and individual units shall be idenl~ied in a clear and cone se manner, / /
including proper illumination.
13. A delailed plan indiacling Ira, widths, maximum slopes, physical ~nditions, fencing, and J /
weed control, in accordance with City Master Trail drawings, shall be submi~ed for City
Planner review and approval prio rio approval and recordalion of the Final Tract Map and prior
to approval of street improvement and grading plans. Developer shall upgrade and constm~
all trails, including fencing and drainage devices, in conjunction with street improvemenls.
14. The Covenants. Conditions and Rest~ions (CC&Rs) shall not prohibit the keeping of equine J /
animals where zoning requirements for the keeping ol said animals have been met. Individual
lot owners in subdivisions shall have the option ol keeping said animals without the necessity
of appealing to ~ards of direrors or homeowners' associations for amendments to the
CC&Rs.
15. The Covenants, Conditions, and Restrictions (CC&Rs) and A~icles of In~ralion of the ~ /
Homeowners' Associalion are subje~ to the approval of the Planning and Engineering
Divisions and the C~y A~orney. They shall be re~ed con~ently w~h the Final Map or
prior to the issuance of building permits, whichever o~rs lirsl. A recorded copy shall be
provided to the City Engineer.
'~ 16. AII pa~ways, open areas, and landscaping shall be pe~anently maintained bythe prope~ ~ /
owner, homeowners' association, or other means a~eptable to the C~y. Proof of this
landscape maintenance shall be submi~ed for C~y Planner and C~y Engineer review and
approval prior to issuance of building permits.
17. Solar access easements shall be dedicated ~or lhe pu~se of assuming that each lot or ~ /
~elling unit shall have the right to receive sunlight across adjacent lots or units for use of
a ~lar energy system. The easemenls may be contained in a Declaration of Restri~ions tor
the su~ivision which shall be re~ed concurrently with lhe recordalion of the final map or
issuance of petrels, whichever comes first. The easements shall prohibit the casting of
shadows by vegetation, structures, fixtures or any other object, except for utili~ wires and
similar obje~s, pursuant to Development Code Seaion 17.08.060-G-2.
18. The project contains a designated Historical Landma~. The site shall be developed and J /
maintained in accordance wilh the Hi~oric Landma~ A~eration Permit No.
. Any further ~dffications to the s~e including, bul not limped to, extedor a~erations an~or
interior alterations which affe~ the exterior of the buildings or ~m~ures, re~val of la~ma~
trees, de~l~ion. relocatbn, reinstraction of buildings or stm~ures, or changes to the s~e,
shall require a ~dification to the Historic Land~ Alteration Permit subje~ to Historic
Prese~ation Commission review and approval.
C. Building Design
1. An aRernative energy system is required to provide domestic hot water for all ~elling un~s J /
and for heating any swimming pool or spa, unless other a~emative energy systems are
demonstrated to be of equivalem capac~y and efficiency. All swimmi~ ~ols installed at the
time of initial development shall be supplemented w~h ~lar heati~. Details shall ~
included in the building plans and shall be submitted for C~y Planner review and approval
prior to the issuance of building pe~s.
2. All ~ellings shall have the front, side and rear elevations u~raded with architectural J /
treatment, detailing and increased delineation of sudace treatment subje~ to C~ Planner
review and approval pdor to issuance of building permits.
~ - 12/93 3 of 12 ~ ~
CornpleUon Date:
3. Standard patio cover plans lot use by the Homeowners' Associalion shall be submitted for _..U /
City Planner and Building Official review and approval prior to issuance of buildin0 permits.
' ~ 4. All roof appurtenances, including air conditioners and other roof mounfed 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)
t// 1. All parking lot landscape islands shall have a minimum outside dimension of 6 feet and shall / /
contain a 12-inch walk adjacent to the parking stall (including curb).
c/r 2. Textured pedestrian pathways and textured pavement across circulation aisles shall be / /
provided throughout the.development to connect dwellings/units/buildings with open spaces/
plazas/recreational uses.
i/' 3. All parking spaces shall be double striped per City standards and all driveway aisles, ._J /
entrances, and exits shall be striped per City standards.
4. All units shall be provided with garage door openers if driveways are less than18 feet in ----/ /
depth from back of sidewalk.
5. The Covenants, Conditions and Restrictions shall restrict the storage of recreational vehicles J /
on this site unless they are the principal source of transportation for the owner and prohibit
parking on interior circulation aisles other than in designated visitor parking areas.
6. Plans for any security gates shall be submitted for the City Planner, City Engineer. and ---/ /
Rancho Cucamonga Fire Protection District review and approval prior to issuance of building
permits.
E. Landscaping (for publicly maintained landscape areas, refer to Section N.)
1. A detailed landscape and irrigation plan, including slope planting and model home landscap- ---/ /
ing in the case of residential development, shall be prepared by a licensed landscape
architect and submitted for City Planner review and approval priorto the issuance of building
permits or prior final map approval in the case of a custom lot subdivision.
2. Existing trees required to be preserved in place shall be protected with a construction barrier / /
in accordance with the M u nicipal Code Sect ion 19.08.110, and so noted o n the grading plans.
The location of those trees to be preserved in place and new locations for transplanted trees
shall be shown on the detailed landscape plans. The applicant shall follow all of the arborist's
recommendations regarding preservation. transplanting and tdmming methods.
3. A minimum of trees pergross acre, comprised of thefollowing sizes, shall be provided / /
within the project: % - 48- inch box or larger, % - 36- inch box or larger,
__ % - 24- inch box or larger,_ % - 15-gallon, and __% - 5 gallon..
U//4. A minimum of '~O % of trees planted within the project shall be specimen size trees - __/ /
24oinch box or larger.
i//5. Within parking lots, trees shall be planted at a rate of one 15-gallon tree for every three _..J /
parking stalls. sufficient to shade 50% of the parking area at solar noon on August 21.
G. TreesshallDePlan~edinareasofpubliaviewadjaaentloandalongslruaturesalaraleotona
tree per 30 linear feet of building·
7. AIIPrivateslopebanksSfeetorlessinve~icalheightandof5 1 orgreaterslope.butlesslhan
2:1 slope, shall be, at minimum, irrigated and landscaped with approp~ate ground cover for
erosion control· Slope planting required by this section shall include a permanent irrigation
system to be installed by the developer prior to occupancy.
8. AIIPrivateslopesinexcessofSfeet,butlessthan8feet invefficalheightandof2:lorgreater
slope shall be landscaped and irrigated for erosion control and to so~en their appearance as
follows: one 15-gallon or la~er size tree per each 150 sq. ~. of slope area, 1 -gallon or larger
size shrub per each 100 sq. ~ of slope area, and appropriate ground cover. In addSion, sloN
banks in excess of 8 feet in veRical height and of 2:1 or greater slope shall also include one
5-gallon or larger size tree per each 250
planted in staggered clusters to so~en and va~ slope plane. Slope planting required by this
seaion shall include a permanent irrigation system to be installed by the developer prior to
occupancy·
For single family residential development, all slope planting and irrigation shall be continu-
?usly maintained in a heaRhy and thriving condition by the deve Ioper until each nd vidual un~
~s ~ld and occupied by the buyer. Prior to re leasing o~upancy for those un~s, an inspe~ion
shall be conducted by lhe Planning Division to determine that they are in sati~a~o~
condition.
0. For mull-family residential and non-residential development, property ownera are res~n-
sible for the continual maintenance of all landscaped areas on-site, as well as contiguous
planted areas w~hin the public righill-way. All landscaped areas shall be kept free from
weeds and debris and maintained in a hea~hy and thriving condition, and shall receive
regular pruning, fertilizing, ~wing, and trimming. Any damaged, dead, diseased, or
decaying plant material shall be replaced within 30 days from the date ot damage.
1. Front yard landscaping shall be required per the Development Code and/or
This requirement shall be in addition to the required
street trees and slope planting.
12. The linal design of the perimeter pa~ways, walls, landsc~ing, and sidewalks shall be
included in the required landscape plans a~ shall ~ subje~ to C~y Planner review a~
approval and c~inated for ~nsistency w~h any pa~ay landscaping plan which may be
required by the Engineering Divisbn.
3. Special landscape features such as mounding, alluvial rock, specimen size trees, meander-
ing sidewalks (with hor~ontal change), a~ intensified lan~s~ping, is required along
l~.~a"~a~i~ga~i~i~atio, syste~sreq~ire~tobei,stalle~w,N, the~u~fic ri~,t-of-wayo, t~e ~e~meter of this ~je~ area s~all ~e co~ti~ously maintai,e~ ~y the ~evelo~en
~ll walls s~a, ~ ~vj~e~ w~h de~ratj~e treat~e.t. If Jocate~ i. public ~ai~te~a~e areas,
the ~esi~ shall be coor~i.ate~ with the ~.~i.eeri.g
Tree ~ai~te~a~ce criteria shall be ~evelo~e~ a.~ S~e~ for ~,y ~la~.er review a~d
a~rovai prior t~ issua~ce of buil~i.~ per~s. T,ese cr,e~a s~ail e~ura~e the ~atural
;m~h c~am~erjstjcs of t~e sele~e~ tree s~ecies.
Completion Date:
F. Signs
1. The~ignsindicatedonthesubmittedplansareconceptualonlyandnotapartofthisapproval. / /
Any signs proposed for this development shall comply with the Sign Ordinance and shall
require separate application and approval by the Planning Division prior to installation of any
signs.
2. A Uniform Sign Program for this development shall be submitted for City Planner review and / /
approval pdor to issuance of building permits.
3. Directory monument sign(s) shall be provided for apartment, condominium, or townhomes J /
prior to occupancy and shall require separate application and approval by the Planning
Division pdor to issuance of building permits.
G. Environmental
1. ThedevelopershallprovideeachprospectivebuyerwrittennoticeoftheFourthStreetRock __./ /
Crusher project in a standard format as determined by the City Planner, prior to accepting a
cash deposit on any property.
2. The developer shall provide each prospective buyer written notice of the City Adopted .---/ /
Special Studies Zone for the Red Hill Fault. in a standard format as determined by the City
Planner, prior to accepting a cash deposit on any property.
3. The developer shall provide each prospective buyer written notice of the Foothill Freeway J /
project in a standard format as determined by the City Planner, prior to accepting a cash
deposit on any property.
4. A final acoustical report shall be submitted for City Planner review and approval prior to the J /
issuance of building permits, The final report shall discuss the level of interior noise
attenuationtobelow45CNEL, thebuilding materialsand constructiontechniquesprovided,
and if appropriate, verity the adequacy of the mitigation measures. The building plans will be
checked for conformance with the mitigation measures contained in the final report.
H. Other Agencies
V/' 1. EmergencysecondaryaccessshallbeprovidedinaccordancewithRanchoCucamongaFire / /
Protection District Standards.
V/2. Emergencyaccessshallbeprovided, maintenance free andcioar, a minimumof26feetwide / /
at all times during construction in accordance with Rancho Cucamonga Fire Protection
District requirements.
V/ 3. Prior to issuance of building permits for combustible construction, evidence shall be / /
submitted to the Rancho Cucamonga Fire Protection District that temporary water supply for
fire protection is available, pending completion of required fire protection system.
I//4, The applicant shall contact the U.S. Postal Service to determine the appropriate type and __/ /
location of mail boxes. Multi-family residential developments shall provide a solid overhead
structure Ior 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.
5. For projects using septic tank facilities, written certification of 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) 989-1863, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
~Be Development
~ 1. Theapplicantshal]~mplywrhthelatestadoptedUniformBuildinqCode, UniformMechani-
cal Code, Uniform Plumbing Code, National Electric Code, and all other applicable ~des,
ordinances, and regulations in effect at the lime of issuance of relative pe~its. Please
contact the Building and Safety Division for copies of the Code Adoption O~inance and
applicable handouts.
2. Prior to issuance of buildin9 permits for a new residentill ~elling unit(s) or major addSion
to existinGun ~(s), the applicant shall pay development fees at the established rote. Such fees
may include, but are not limped to: City Beautification Fee, Pare Fee, Drainage Fee, Systems
Development Fee, Permit and Plan Checkin9 Fees, and School Fees.
3. Prior to issuance of buildinG perm~s for a new commercial or industrial development or
addition to an existing developmere, the applictm shall pay developmere fees at the
established rate. Such fees may include, but are not limited to: Systems Development Fee,
Drainage Fee, ~hool Fees, Perm~ and Plan Checkin9 Fees.
4. Street addresses shall be provided by the BuildinG Official, a~ertra~pamel map recordation
and prior to issuance of buildinG perm~s.
J. Exlmlng Stru~ures
1. Provide compliance with the Uniform Building Code for the pmpe~y line clearances
Considering use, area, and fire*resimiveness of existing buildings.
2. Existin9 buildings shall be made to ~mply w~h correct buildinG and zoning regulations for
the intended use or the building shall be demolished.
3. Existing sewaOe djsposal facilities shall be re~ved, filled an~orcapped to~mplywiththe
Uniform Plumbin9 Code and Unffo~ Building Code.
4. Underground on-site utilities are to be located and shown on building plans subm~ed for
building perm~ application.
K. Grading
Z 1. Grading of the subje~ prope~y shall ~ in ac~rdance w~h the Uniform Building Code, C~
Grading Standards, and a~ept~ grading praYices. ~e final grading plan shall be in
substantial conforman~ with the approved grading plan.
2. A soils re~ shall ~ prepared by a qualified engineer licensed by the State of California to
pedorm such wo~.
3. The developmere is located w~hin the soil erosion control ~undaries; a ~il Distu~ance
Permit is required. Please conta~ San Bernardino County Department of Agriculture at (714)
387-2111 for permit appli~tion. Documentation of such permit shall be subm~ted to the C~y
prior to the issuance ol rough grading perm~.
__ 4. A geological rein shall be prepared by a qualified engineer or geologist and submitted at the time of application for grading plan check.
~ 5. Thefinalgradingplansshallbecompletedandapprovedpriortoissuanceolbuildingperm~s.
6. As a custom-lot subdivision, the following requirements small be met:
a. Surety shall be posted and an agreement executed guaranteeing completion of all on-site /---/
drainage facilities necessary for alewatering 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.
c. On-site drainage improvements, necessary for alewatering and protecting the subdivided ---J /
propeMies, are to be installed pdor 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 .--J /
Division for apprcva. I prior to issuance of building and grading permits. (This may be on an
incremental or composite basis.)
e. All siobe banks in excess of 5 feet in vedical height shall be seeded with native grasses --J /
or planted with ground cover for erosion control upon completion of grading or some other
alternative method of erosion control shall be completed to the satisfaction of the Building
Official. In addition a permanent irrigation system shall be provided. This requirement
does not release the applicantJdeveiopor from compliance with the slope planting
requirements of Section 17.08.040 1 of the Development Code.
APPLICANT SHALL CONTACT THE ENGINEERING DIVISION, (909) 989-1862, FOR COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
L Dedication and Vehicular Access
1. Rights-of-way and easements shall be dedicated to the City for all intedor public streets .--/ /
community trails, public paseos, public landscape areas, street trees, and public drainage
facilities as shown on the plans and/or tentative map. Private easements for non-public
facilities (cross-lot drainage, local feeder trails, etc.) shall be reserved as shown on the plans
and/or lentative map.
,,/ 2. Dedication shall be made of the following rights-of-way on the perimeter streets I /
(measured from Street centedine):
lotal leer on
total !eel on
total bet on
3. An irrevocable offer of dedication for -foot wide roadway easement styall be made ---/ /
for all private streets or drives.
4, Non-vehicular access Shall be ¢ledicated to lhe City for the lollowing Streets: .,--/ /
J 5, Reciprocal access easements shall be provided ensuring access to all parcels by CC&Rs
or by deeds and shall be recorded concurrently wilh the map or prior to the issuance of
building ben'nits, where no map is involved,
s~- 12/e3 8°f12A · 4
· 6. Privaladrainageeasemenlsforcros$-Iotdrainageshallbeprovided an~shallbe ~elineate~ o( .~le~ on Ihe final map.
7. ~e final m~ shall clea~ delineate a I O-foot minimum buildi~ re.dalton area on the
neighSring lot adjoining the zero lot line wail a~ contain the following language:
'~e hereby dedicate to the City of Rancho Cucamonga the right to prohibit the
constm~ion of (residential) ~ildi~s (or other stmctufes) w~hin t~se areas designat~
on the map as bui~ing restri~ion areas."
A maintenance agreement shall also be grant~ from each ~t to the adjacent lot through the
CC&R's.
8. All eximi~ easements lying w~hin future r~hts-of-way shall ~ qu~claim~ or delineated on
the final m~.
9. Easements for ~bl~ sidewalks a~or street trees placed outs~e the ~bl~ ~M~f-way
shall be dedicated to the Ci~ wherever they e~mach onto p~ate pmpe~.
10. A~ional street right-of-way shall ~ d~ated alo~ r~ht turn lanes. to pmv~e a minimum
of 7 feet measured from the fa~ of cures. If cuffi adjacem sid~alk is us~ a~ the
turn lane, a parallel street tree maintena~e easement shall ~ pmv~ed.
imo an agreemere to ~lete the improvemares ~muant to Governram ~e S~n
~62 atsuchtimastheCiWa~uiresthepro~imerests~uir~forthei~mvemems'
for a ~d~n of these costs shall ~ in the fo~ of a cash de~s~ in the amu~ g~en in an
a~raisai re~d obtain~ by the develo~r, at developets ~st. ~e ~praiser ~all ~ve
~en ~prov~ by the C~y p~r to ~mmememem of the ~raisal.
M. St~ Improvemares
~ 1. All ~bl~ i~mvemems (interior mreets, drainage facilRies, ~mmn~ trails, ~s~s,
lands~ areas, etc.) s~wn on the plato anQor temative m~ s~ll ~ ~nmm~N to
C~y Sta~a~s. Inter~r mret improverams s~ll i~lude, ~ are ~t li~t~ ~, m~ a~
gu~er, AC paverant, d~ ~m~hes, s~a~, tareat I~ffis, a~ mmet trees.
2. Aminimumof26-f~tw~epavemm, wffhina~-f~tw~ed~at~f.way~all~
~nmm~ for all haff-sffi~n tareats.
3. Constm~ the fol~i~ ~meter mree improvemares i~di~, ~t ~t lim~N to:
S~E~ ~E 'cua & At. i- on~ ~ET S~ C~M ~
~R PM w~ ~. L~ ~ES ~L ~ ~ ~R
~ LINE .'
Notes: (a) Mec~ian island inciucles {andscaping and irrigation on meter. (b) ~avemenl
teeonstm~ion an0 overlays wi{I ~e determine0 dudn~ ~lan check. (c) II so ma~e0, si~e-
walk shaft ~e cu~i{inear ~er STD. 304. (d) If so ma~e0. an in-lieu oi consim~ion lee s,all
~ provided for this ~e (~ ~UC ~t~
4. Improvemere plans an~
a. 5~ree~ improveme~ plans in~luffing s~ree~ ~ree~ an~ ~ree~ light, prepar~ by a r~i~- ~ /
ler~ ~ivil Engineer. shall be ~u~mii~ed ~o a~ ~p~ve~ by ~he G~y Engineer.
~hafi ~e ~s~ an~ an agreeme~ executed ~o lhe safi~a~n o~ ~e G~ ~ngineer
~e G~ A~omey guarameeing ~mple~ion ol ~e ~li~ an~or p~va~e ~ree~ imp~ve-
men~s, pr~r ~o final ~p approval or ~e i~ua~e ol ~i~i~ ~s, whichever
fir~L
b. P~r to any wo~ ~ing pedo~ in public dg~l-way, fees ~all ~ pa~ a~ a U /
constrenton perm~ shall ~ obtain~ from the C~ Engineers Off~e in addR~n to any
other perils rffiuir~.
c. Pavement striping, m~ing, traffic, street name sightS, a~ i~e~nn~ ~ndu~
shall ~ in~all~ to the satisfa~ion of the CiW Engineer.
d. S~nal~u~w~hpull~xesshallbeinstall~onanyn~nstm~ionorr~nstm~n ~ /
of major, se~a~ or ~ll~or ~reets wh~h inters~ wRh ot~r ~r, s~nda~ or
~lle~or streets for Mute traffic s~nals. Pull ~xes shall ~ plac~ on ~th s~es of the
street at 3 feet outs~e of B C R, EC R or any other ~at~ns ~pmv~ by the C iW E~ineer.
Notes: J /
(1) NI pull ~xes shall ~ No. 6 unless othe~ise s~c~i~ by the C~y E~ineer.
(2) Condu~ shall be 3-inch gabanted ~eel with ~llrO~.
e. Wheel chair m~s shall ~ install~ on all tour cornera of i~em~ions per CiW J ' /
Standa~s or as dire~ed by the C~y E~ineer.
f. Existing C~ roads mquid~ ~nstm~ion shall retain open to traff~ at all times wRh / /
ad~uale detours ~ring ~tm~n. A street c~re ~ my ~ re~ir~. A ~h
de~sit shall ~ pmv~ed to ~ver the ~sl of gradi~ and pa~, wh~h shall
refu~ u~n ~let~n of t~ ~nstmct~n to the satisla~n of ~e C~y E~ineer.
g. Co~entrat~ drainage f~ shall not ~oss s~ewa~s. U~r s~at drains s~ll ~ J /
installed to C~y Sta~affis, except Ior sidle family bts.
h. Ha~ap a~e~ ramp desgn shall ~ as s~cified by the C~ E~ineer. J /
i. Street nams s~ll ~ ~ved by the CiW Planner p~r to ~bm~al for fi~t plan c~. J I
5. Street improvemere plans ~r C~y Standaffis for all p~ate ~rems shall ~ pm~ for / /
revi~ a~ approval by the C~ E~ineer. Pr~r to any wol bei~ pe~o~ on
vale streets, fees shall ~ paid a~ ~nStm~n pe~Rs shall ~ obtain~ from the C~y
Engineers Off~e in addil~n to any other perm~s require.
~ 6. Sireel trees, a mini~m of 15-galen s~e or larger, shall ~ in~all~ ~r C~ Sta~affis in ~ /
a~rdance w~h the C~y's street tree program.
· 7. Intersection line ol site de~ign~ 8hall be reviewed by the Oily Engineer lot ~nl~rman~e wilh adopled ~licy.
a. On coll~or or larger streets, lines of sight shall be ploHed for all pmje~ interseXtons,
including driveways. Wails, signs, and slopes shall be located outside the lines of s~M.
Landscapi~ and other obst~aions within the lines of sighl shall ~ ~proved ~y the City
Engineer.
b. Local residential street intem~ions shall have their noticeabil~y improved, u~al~ by
moving the 2 +1- closest street trees on each side away from the street a~ placed in a street
tree easement.
8. A permit shall be obtained from CALTRANS for any woffi w~hin the fol~wing rig~f-way:
9. All ~blic impmveme~s on the followi~ streets shall ~ o~rat~nally ~mplete pdor to the
issuance of building ~rmits:
N. Public Maintenance Areas
1. A separate set of landscape and irrigation plans per Engineering Public Works Standards .--J I
shall be submitted to the City Engineer for review and approval prior to final map approval
or mssuance of building permits, whichever occurs first. The following landscape parkways,
medians. paseos, easements, trails, or other areas are required tO be annexed into the
Landscape Maintenance District:
2. A signed consent and waiver form to join and/orform the appropriate Landscape and Lighting .__/ /
Districts s hall be filed with lhe City E nginee r pdor to final map approval o r issuance of building
permits whichever occurs first. Formation costs shall be berne by the developer.
3. AllraquiredPubficlandscal:)ingandirrigationsystems shallbeccntinuouslymaintainedbythe .,__/ /
developer until accepted by the City.
V// 4. Parkway landscaping on the following street(s) shall Conform to the results of the respective ._./ /
Beautiticaron Master Plan:
1. The project (or penions thereof) is located within a Flood Hazard Zone; therefore, flood .J /
protection measures shall be provided as certified by a registered Civil Engineer and
approved by the City Engineer.
2. It shall be the develobers responsibility to have the current FIRM Zone .._J i
designation removed from the project area, The developers engineer shall prepare all
necessary repens, plans, and hydrofogic/hydraulic calculations, A Conditional Letter'
of Map Revision (CLOMR) shall be ohlained from FEMA prior to final map approval or
issuance of building permits, whichever occurs first. A Letter of Map Revision (LOMR) shall
be issued by FEMA prior to occupancy or improvement acceptance, whichever occurs first.
3. A final drainage study shall be submitted to and approved by the City Engineer prior to final / /
map approval or the issuance of building permits, whichever occurs first. All drainage
facilities shall be installed as required by the City Engineer.
SC - 12/93 11 of 12
Comotcuo,
· 4. A permit from the County Flood Control District is required for work within its right-of-way.
5. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe
measured from the outer edge of a mature tree trunk. ; ~._._J
6. Public storm drain easements shall be graded to convey ovedlows in the event of a ---/.-----/
blockage in a sump Catch basin on the public street.
P. Utilities
1. Provide separate utility services to each parcel including sanitary sewerage system, water,
gas, electric power, telephone, and Cable TV (all underground) in accordance with the Utility
Standards. Easements shall be provided as required.
2.The developer shall be responsible for the relocation of existing utilities as necessary. .__/ /
3. Water and sewer plans shall be designed and constructed to meet the requirements of the ---/-----/
Cucamonga County Water District (CCWD), Rancho Cucamonga Fire Protection District,
and the Environmental Health Department of the County of San Bemardino, A letter of
compliance from the CCWD is required pdor to final map approval or issuance of permits,
whichever occurs first.
Q, General Requlraments ancl Approvals
1. The separate parcels contained within the project boundaries shall be legally combined into '--/ /
one parCel prior to issuance of building permits.
2. An easement for a joint use ddveway shall be provided prior to final map approval or -,-J I
issuance of building permits, whichever occurs first, Ior:
J /
3.Prior to approval of the final map a deposit shall be posted with the City covering the
estimated cost of appotlioning the assessments under Assessment District
among the newly created parcels.
4. Etiwanda/San Sevaine Area Regional Mainline, Secondary Regional, and Master Plan .__/ /
Drainage Fees shall be paid prior Io final map approval or prior to building parrnit issuance if
no map is involved.
5. Permits shall be obtained from the following agencies for work within their right-of-way: _.J /
6. A signed consent and wolver form tO join and/or form the Law Enforcement Community __/ /
Facilities Distrk~ shall pe filed with the City Engineer prior to final map approval or the
issuance of building permits, whichever occurs first. Formalion costs shell be borne by the
Developer.
7, Prior to finalization of any development phase, sufficient improvement plans shall be con,,- .__J /
pieted beyond the phase boundaries to assure secondary access and drainage protection to
the satisfaction of the City Engineer. Phase boundaries shall correspond to lot lines shown
on the appmved tentative map.
CITY OF RANCHO CUCAIVIONGA --
STAFF REPORT
DATE: February 8, 1995
TO: Chairman and Members of the Planning Commission
FROM: Brad Buller, City Planner
BY: Steve Hayes, AICP, Associate Planner
SUBJECT: ENVIRONMENTAL AS SESSMENT AND CONDITIONAL USE PERMIT 94-40 -
TACO BELL CORPORATION -A request to construct a 1,989 square foot fast food
restaurant with drive-thin on a 0.73 acre parcel within an integrated 82 acre shopping
center in the Community Commercial District of the Foothill Boulevard Specific
Plan, located at the southwest comer of Foothill Boulevard and Etiwanda Avenue -
APN: 229-031-30.
This item was reviewed by the Design Review Committee on January 17, 1995, at which time the
Committee (McNiel, Lumpp, Coleman) recommended significant revisions to the proposal,
especially the architecture. On Jantruly 31, 1995, the Committee is scheduled to review the revised
plans. Therefore, since this project has not yet been recommended for approval by the Committee,
staff would recommend that this item not be reviewed by the Planning Commission until a
recommendation for approval has been granted by the Design Review Committee.
RECOMMENDATION: Staff recommends that Environmental Assessment and Conditional Use
Permit 94-40 be continued to the March 8, 1995 Planning Commission meeting to allow sufficient
time for a recommendation of the Design Review Committee.
Respectfu submitted
City Planner
:
IT~I B
~! ,:
FANCHER DEVELOPMENT SERVICES. INC.
February 7, 1995
City of Rancho Cucamonga
10500 Civic Centes Drive
Rancho Cucamonga, Ca. 91729
Attn: Steve Hayes - Associate Planner
Re: Taco Bell Restaurant
3WC Foothill Blvd& Etiwanda Ave.
Conditional Use Permit 94-40
Dear Steve,
I, Nina Raey of Fanchef Development Services, Inc., the applicant to the above referenced
project, agrees to have the Planning Commission Hearing continued from February 8, 1995
to Match 8, 1995.
This time ~ame would allow m~ sufficient time to submit revised exhibits to the staff for
thei~ review and recommendation.
ff you have any questions, please feel free to contact me,
Thank you.
Senior Project M~nager
Bell Avenue, Suite 3-E, Tu~t~n, Ca~(turnia 92~80, (714) 258-1808. FAX (714) 258-2401
i~! a ---OV!~tI~iAD a u a a a a
PrsDb~j FRONT ELEVATION RI~-AR ELKVAT!0N
ACCIL~
Mt,~ ANACC!~S
~ t' ~ SIDE ELEVATION
'13 I ON
ItGLL-UP
~ ~f] 1. Trash enclosures shall be located in arcs accessible totrash vehicles. The
~g~ [TI numbas and loca~oa of tntsh enclosures shall be subject to C~ty Planner
M ~ review and approval, prior to issuance of boilcling
Z'7 2. The azhitectural style shown hae is coocclXual and should be used as a
.-- design guide.
~ 3. The trash enclosur~ for~ia,mn~iul and residential p~j~cl5, except single
family, shall hive overbe~d structures and incorporming the following
~ design features: ghitecmndly inu:griuid inu~ the design of the project:
~'~ separate pedestrian nceess; hu~ enough ~o zcommodate two trash bins:
t4 sectional roll-up door;, uash bins with countaweighied lids; and. overhead
shade trellis with chain link or wire mesh underneath the trellis.
~ ~
~ ~ ~ ENCLOSURE' PLAN ROOF PLAN
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~ WALL DETIAL