HomeMy WebLinkAbout2016-07-13 - Agenda Workshop HPC-PCTHE CITY OF RANCHO CUCAMONGA
WORKSHOP OF
RANCHO
�MONGWA THE PLANNING COMMISSION
JULY 13, 2016 - 7:00 PM*
Rancho Cucamonga Civic Center
***RAINS ROOM***
10500 Civic Center Drive
Rancho Cucamonga, California
11 I. CALL To ORDER 11
Roll Call
Chairman Wimberly _ Vice Chairman Oaxaca _
Munoz _ Macias _ Fletcher
11 II. PUBLIC COMMUNICATIONS
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which might be disruptive to the decorum of the meeting.
III. ITEMS FOR DISCUSSION
A. PRE -APPLICATION REVIEW DRC2016-00428—CHARLESJOSEPHASSOCIATES —
A request for a Planning Commission Workshop to review a proposed mixed use
development of 207 residential units, including 18 live/work units,17,800 square feet of
commercial space (5,300 retail and 12,500 live/work), and 11,800 square feet of office
space, on 5.7 acres of land in the Industrial Park (IP) District and Haven Avenue Overlay
District (HAOD), located at the southwest comer of Haven Avenue and 26th Street —
APN: 0209-131-01.
PLANNING COMMISSION WORKSHOP
JULY 13, 2016
Page 2
11 IV. ADJOURNMENT 11
1, Lois J. Schrader, Planning Commission Secretary of the City of Rancho Cucamonga, or my designee, hereby
certify that a true, accurate copy of the foregoing agenda was posted on July 7, 2016, 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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TO ADDRESS THE PLANNING COMMISSION
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PLANNING COMMISSION WORKSHOP
JULY 139 2016
MCHO Page 3-------..-..... - — -
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►rVL1 I ifi1-3 IN 1 0 4 2 :t 4 161:t f
Copies of the staff reports or other documentation to each agenda item are on file in the offices of the Planning
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Vicinity Map
Manning Commission Workshop
JULY 13, 2016
r.
10600Civic Center Drive
ri A: PRE -APPLICATION REVIEW DRC2016-00428-CHARLES JOSEPH ASSOCIATES
STAFF REPORT
PUNNING DEPARTMENT
DATE: July 13, 2016
TO: Chairman and Members of the Planning Commission
FROM: Candyce Burnett, Planning Director
BY: Dominick Perez, Associate Planner
RANCHO
cUCAMONGA
SUBJECT: PRE -APPLICATION REVIEW DRC2016-00428 — CHARLES JOSEPH ASSOCIATES —
A request for a Planning Commission Workshop to review a proposed mixed -use
development of 207 residential units, including 18 live/work units, 17,800 square feet of
commercial (5,300 retail and 12,500 live/work), and 11,800 square feet of office, on 5.7
acres of land in the Industrial Park (IP) District and Haven Avenue Overlay District
(HAOD), located at the southwest corner of Haven Avenue and 26th Street — APN:
0209-131-01.
PROCESS: The Pre -Application Review process provides a project proponent with the opportunity
to present conceptual designs to the Planning Commission prior to formal application submittal in
order to receive broad, general comments and direction. The focus of the meeting is a discussion
by the Planning Commissioners regarding the technical and design issues related to the project.
The meeting is not a forum for debate and no formal decision or vote is made. After the meeting,
staff prepares written comments summarizing the direction of the Commission and staff, which are
sent to the applicant.
BACKGROUND: The property is located at the southwest corner of Haven Avenue and 261h Street
and is currently partially improved with a 20,800 square foot metal warehouse building. The
property is zoned Industrial Park (IP) and is within the Haven Avenue Overlay District (HAOD). The
purpose of the district is to establish a high -end office corridor with special commercial and service
related retail to serve office users. Additionally, per the Development Code, the "Haven Avenue
Overlay Zoning District is intended to result in a progressive, sophisticated, and urban style of
development."
The site is located within walking distance (approximately 114 mile) from multiple active Omnitrans
bus stops, which serves Route 81 (north and southbound) along Haven Avenue, and Route 85
(east and westbound) along Arrow Route (Exhibit Q. The site is also along the future Omnitrans
West Valley Connector Bus Rapid Transit (BRT) Route, which is anticipated to provide services
operating as early as mid-2019 (Exhibit F). The site is about 1.5 miles driving/walking distance to
the west of the Rancho Cucamonga Metrolink Station at Milliken Avenue. Additionally, the site is
within approximately .6 miles of the Civic Center/City Hall (approximately 14 min. walk) and
approximately 1 mile from major shopping and restaurants (approximately 22 min. walk).
The proposed project is requesting an amendment to the allowed uses within the Haven Avenue
Overlay District (HAOD) to allow for a mixed -use development to include residential uses when
associated with other permitted uses in the overlay district.
SITE CHARACTERISTICS:
Surrounding Conditions: To the north, across 261 Street, there are two three-story multi -tenant
office buildings. To the east, across Haven Avenue, is an existing gas station and multi -tenant office
_ building. To the south is vacant undeveloped property. To the west, across Marine Avenue, is an
existing single-family residential neighborhood. To the northwest is a gated single-family
neighborhood. The zoning of the subject property and the properties to the north, south and east
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PLANNING COMMISSION WORKSHOP STAFF REPORT
PRE -APPLICATION REVIEW DRC2016-00428 — CHARLES JOSEPH ASSOCIATES
July 13, 2016
Page 3
support of the necessary General Plan, Zoning Map, and Development Code Amendments that are
required to re -designate the subject property from Industrial Park (IP) to Mixed Use (MU) and allow
the proposed multi -family residential component within the Haven Avenue Overlay District (HAOD).
Although staff is generally in support of the proposed amendments to permit residential uses within
the Haven Avenue Overlay District (HAOD), specific development standards will need to be drafted
to be sensitive to the original intent of the Haven Avenue office corridor while allowing for strategic
Mixed Use when appropriately located near transit stops.
Conceptually, the layout of the site is well designed. The applicant has chosen to utilize the allowed
reduction in streetscape setbacks permitted under the Mixed Use Development Standards for the
building along Haven Avenue and 261' Street. By doing this, the building is placed furthest away
from the existing single-family residential neighborhood to the west. The building has also been
divided into two sections, with the five -story section along the easterly portion of the site and the
four-story section near the center of the site, which also helps reduce impacts to the adjacent
residential use. A majority of parking spaces were placed at the west end of the site, which acts as
a buffer between the single-family homes adjacent to the west end of the site. The project will
provide a visually appealing street scene that includes a variety of land uses that are compatible
with the surrounding area.
Staff has concerns with the requested reduction in the required number of parking spaces. The
proposed design is thirty-five percent (35%) deficient in parking, per the Development Code
standards. Bringing the project into compliance with the parking requirement will require a
reduction of the total number of units.
DISCUSSION OUTLINE: The following comments are meant to frame and facilitate input by the
Commission. Staff recommends that the Commission provide comment and input on the following
issues, and contribute additional comments as the Commission sees fit:
Land Use: Staff is generally in support of the necessary amendments to the General Plan,
Zoning Map and Development Code for this mixed use project. The project is designed in a
manner to be sensitive to the residential neighborhood to the west while providing a high density
residential concept in the center and easterly portions of the site, with commercial and office
uses at the corner of Haven Avenue and 26t` Street. It is important to note that the proposed
project will introduce multifamily residential units within the Haven Avenue Overlay District
(HAOD).
2. Layout: Staff is in support of the overall conceptual site plan, with the exception of parking,
which is discussed below. Since the site plan before the Commission does not include details
and dimensions, staff will be reviewing the future submittals for this project to be in compliance
with the development standards and design guidelines, including but not limited to setbacks,
building height, landscape and open space requirements.
3. Parking: Per the existing Development Code standards, the project is required to provide 528
parking spaces, 289 of which must be provided in the form of a garage or carport. This includes
tenant and guest parking for the residential portion as well as parking for the retail and office
portion, and excludes parking for the co -working office square footage, as this area is dedicated
for the use of on -site residents. The project provides 345 parking spaces, 45 of which are
garage parking spaces, and has a 183 parking space (35%) deficiency, as shown in the table
below.
Item A —3
PLANNING COMMISSION WORKSHOP STAFF REPORT
PRE -APPLICATION REVIEW DRC2016-00428 — CHARLES JOSEPH ASSOCIATES
July 13, 2016
Page 4 O
Parking Analysis
Residential
Number
of Units
Square
Footage
Parking Ratio
Required
Parkin
Multifamily units, one bedroom:
125
NIA
1.5 per unit, 1 in garage or
carport
(*125)
187.5
Multifamily units, two bedrooms:
82
NIA
2 per unit, 2 in garage or
carport
(*164)
164
Visitor parking (multi -family):
207
NIA
1 1 per 3 units
69
Commercial
Retail:
NIA
17,800
1 per 250 square feet
71.2
Office:
excludes coworking office area
NIA
9,000
1 per 250 square feet
36
Restaurants:
NIA
0
1 per 100 square feet
0
Total Required:
528
Total Provided:
345
Percent Deficient:
35%
= minimum required garage or carport parking spaces
Because there is a potential for the neighborhood to the west to be impacted by on -street
parking from the proposed development, staff is suggesting potential solutions that may reduce
the project's parking impacts that include: Considering on -street parking on 2611 Street and
Marine Avenue, and pursuing a shared parking agreement with the office complex to the north
and other parking management strategies, verifying adequate parking through a parking study
and potentially reducing the number of overall dwelling units. By using one or more of these
solutions, this could yield a significant amount of parking stalls. For example, by allowing
parking on 26'" Street and Marine Avenue, this will gain approximately 40 on -street parking
spaces and will minimize the utilization of the neighborhood for parking purposes. It is not
anticipated that on -street parking for the project will impact the residential neighborhood to the
northwest of the site, as this is within the gated community and is not accessible by neighboring
residents. It should also be noted that staff is currently working on parking standards for mixed
use and transit oriented development, which most likely will reduce the number of on -site
parking spaces that are required for these types of projects.
A request for approval of a project that includes a parking deficiency that is no greater than 25%
may be reviewed through the submittal of a minor exception with a parking study. Whereas,
projects with deficiencies to parking that are greater than 25% may be reviewed through a
variance with a parking study. Parking studies for mixed -use projects are subject to review by
an independent peer review consultant.
ME
4. Architecture: Architectural renderings were not provided with the application. The applicant has
chosen to present architectural concepts at the time of the meeting.
5. Open Space and Amenities: The open space and amenities have not been calculated as this is O
a Pre -Application Review. That being said, the Development Code requirements are as follows:
Item A —4
PLANNING COMMISSION WORKSHOP STAFF REPORT
PRE -APPLICATION REVIEW DRC2016-00428 — CHARLES JOSEPH ASSOCIATES
July 13, 2016
Page 5
a, A minimum of 150 square feet of open space area, per unit, shall be provided. Based on the
unit count (207 units), a minimum of 31,050 square feet of open space shall be provided, of
which, no more than thirty percent (30%) can be used towards the private open space area.
The details of these standards are specified in Section 17.36.020(D).
b. A total of six recreational amenities are required for a 207-unit residential project. This can
include amenities such as pools, spas, fitness rooms, club rooms, rooftop decks, barbeque
facility with seating area, and other amenity types specified in Section 17.36.010 (E).
REQUIRED ENTITLEMENTS: The development of a mixed -use building on the project site will
require the following entitlements:
1, General Plan Amendment — $12,752
2. Zoning Map Amendment $9,509
3. Development Code Amendment— $6,712
4. Design Review - $11,187
5. Initial Environmental Study - $2,853
6. Conditional Use Permit - $3,188
7. Uniform Sign Program - $2,186
8. Minor Exception/Variance (Parking) - $536?$2,479
NOTE: Fees are subject to change by Council Resolution.
SPECIAL STUDIES: The following special studies will be required at the time of formal submittal:
1. Air Quality and Greenhouse Gas Study.
2. Biological Resources (birds, mammals, reptiles, plants, flora and fauna habitat).
3. Traffic Impact Analysis.
4. Cultural Resources Report (with Tribal Consultation per SB18 and A1352).
5. Noise impact Analysis.
6. Photometric Analysis.
7. Parking Study (with third party review).
8. Water Quality Management Plan.
NOTE: Additional special studies may be required following the formal submittal of the required applications.
Respectfully submitted,
Candy Burnett
Planning Director
CB:DPIjp
Attachments: Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
Exhibit F
- Applicant Letter
- 11" x 17" Site Plan
- Preliminary Conditions of Approval/Comments
- Aerial Photo
- Omnitrans Bus Route Map
- Omnitrans West Valley Connector Route Map
Item A —5
C
Haven at 26th Justification Statement
The proposed Haven at 26th Project is located at the Southwest corner of Haven and 261h Street.
Considering the existing lack of diverse uses within the Haven Corridor and its prime location
within the City proper, we believe the time is right for an innovative and contemporary mixed
use project at this location. Haven Avenue is significantly underutilized due to it primarily being
a commuter transportation route during peak traffic demand during morning and evening
periods and is utilized during normal business hours for local and regional circulation to some
degree of benefit to existing Haven Corridor office and business uses. Due to the current mix of
developed Haven Corridor uses, Haven Avenue synergy and current Corridor energy and activity
is dramatically subdued during evenings, hours of darkness and weekends.
Haven Avenue was originally contemplated by early City Visionaries to be developed similar to
MacArthur Blvd in irvine as to building design, massing, profile and mix of uses as our City
continued to mature and develop. The City established the Haven Avenue Overlay specifically
for the purpose of defining the unique design and uses envisioned and sought by the City for
this major corridor that is located in the very heart of Rancho Cucamonga.
A project having this level of sophistication and diversity in mixed use, contemporary design and
profile as contemplated by our team will serve to establish a cornerstone that will become the
example to refer to with future Haven Corridor project design and profile and will be unmatched
in the region, let alone Rancho Cucamonga. Haven at 26th will add a vitality and energy that is
currently lacking on Haven Avenue and an after business hours vibe that will be essential in
order to ultimately provide for a strong retail/commercial environment and increase desirability
and market demand for office and commercial properties within the Haven Overlay.
With known pending redevelopment concepts under consideration by other Haven Avenue
properties in proximity of our site, we will help create an anchor Transit Oriented Development
hybrid concept and layout that will create a "walkable" interface for Haven at 26th residents and
businesses, as well as for existing and future Haven Corridor properties and specialty regional
and local transportation and transit system passengers and visitors to and from our project.
Haven at 26th will be a lifestyle center that will be very desirable to a diverse demographic, that
would include young professionals seeking a more urban residential setting, empty nesters and
active seniors looking to downsize and eliminate labor and overhead associated with home
ownership. This would appeal to those wanting to live in a more modern community offering a
varied range of business, commercial and retail uses within walking distance; immediately
within the community, nearby or by simply riding on a shuttle or trolley to the Foothill Blvd
shopping districts, Victoria Gardens and even destinations outside Rancho Cucamonga.
A 5-story mass fronts Haven Avenue and wraps around on to 26`h Street. The architecture will
be contemporary, defined by clean geometric lines, careful composition of solids and
articulation, varying yet restrained roof and wall planes and use of accent colors and material
changes executed in an interesting yet elegant manner. A vertical layer cake use programming
approach is contemplated along the Haven frontage while also providing unique use adjacency
opportunities and interface for the varied uses incorporated throughout this trendsetting design
concept.
EXHIBIT A
Item A —6
A series of 10 ground floor work /five units interface with both Haven Avenue and 26th Street.
Offices and co working offices (approx.11,800 SF) for resident use is placed on the third floor
and two levels of multi -family residential units sit on the 41h and 5`s floors. The total square
footage of retail spaces proposed within the Retail mixed use component is approximately
17,800 SF, and this is in addition to the almost 12,000 SF in the Office mixed uses component.
This true Mixed Use project also includes 207 units (36.3 du/a) within its Residential mixed use
component. Additionally, proposed amenities include a two story fitness area, resort type pool
and spa, open flex space, bike maintenance shop, pet spa salon and a roof deck.
The two story entry Porte cochere opening located at the signalized intersection of Haven
Avenue at Jersey Blvd gives the project a defining entry gateway and also offers a sneak peek to
the interior of the development. As one passes through the Porte cochere from Jersey Blvd,
the second layer of building mass presents itself as a 4 and 5 story structure. A second entry on
26`h is also defined by a two story entry Porte cochere having 3 floors of residential units
spanning above to make this one contiguous building having various integrated uses.
The development team for this sophisticated project concept and design is comprised of a
developer, consultants and designers having extensive experience with development of all the
range of uses contemplated for this project and having worked together on a number of
successful Mixed Use projects over the past 20+years. Working together, we have an
opportunity to raise the collective quality of life bar for Rancho Cucamonga businesses and
residents with our proposed lifestyle and business center. Thank you for your consideration.
I
Item A —7
CONCEPTUAL SITE SECTION
HAVEN & JERSEYAPARTMENTS
URBAN OFFERINGS, INC.
NGELES, CA MN 31"27-7432
EXHIBIT
rRolEcrSUMMARY
!07 UNITS
L7ACRES
16 3 DU/AC
.OMMERCIAL 17,600 SF (5,300 CORNER RETAIL + 12,500 WORK LIVE)
)FFICE 11,900 SF (2,800 SF COWORKING OFFICE FOR RESIDENT USE ONLY)
RESIDENTIAL
I STORY MIXED USED BUILDINGS WITH TUCK UNDER GARAGES AND 5 STORY
LOXED USE BUILDING
woo
JVE WORK 18 UNITS 8%
f BDR 107 UNITS 52%
1 BDR 82 UNITS 40%
PARKING
REOUIREO (TARGET)
207 UNITS X 1.671DU
345
TOTAL
345 (1.67/00)
(GUEST PARKING CALCULATED ATA RATIO OF 0 3/DU)
PROVIDED
ONE CAR GARAGES
45
OPEN STALLS
247
TANDEM
53
TOTAL
345 (1.67/DU)
COMMERCIAL
COMMERCIAL 17,BGG SF ;GROUND LEVEL)
PARKING
REQUIRED
17,800 SF DIVIDED BY 411000 SF
72
OFFICE 9,000 GSF (2,800 SF COWORKING OFFICE EXCLUDED)
REQUIRED
s, ow SF DIVIDED BY 411000 SF
36
SHARED PARKING PROGRAM
108 STALLS THATARE DESIGNATED FOR RETAIL! OFFICE USE SHALL BE
SHARED WITH RESIDENTIAL GUEST PARKING
RESIDENTIAL PARKING PROGRAM
237 STALLS ARE DEDICATED RESIDENTIAL PARKING SPACES V.1,5/DU)
NOTES
1, THEABOVE PARKING ASSUMES ALL STANDARD PARKING.
2. STALLS AT 9' X 19'
3 AISLE WIDTHS ARE 25 FIRE MAY REQUIRE 28' FIRE LANES
4. DEVELOPMENT CRITERIA SUCH AS OPEN SPACE HAVE NOT BEEN CALCULATED
5. CARPORTS NOT SHOWN ON SITE PLAN
o• .• r;e• 126'
SCALE: V =30 =0" NORTH
RANCHO CUCAMONGA, CA CONCEPTUAL SITE PLAN - ground floor
ARCHITECTS ORANGE
r44FORNORANGEST ORAVGE CALIFORNIA 92668 +7141639-96Ss
16-mg APRIL ME 2016
00
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5 LEVEL [
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RESIDENTIAL I
ABOVE
t 1
PROJECt SUMMARY
207 UNITS
5.7ACRES
36.3 DU/AC
COMMERCIAL 17, 600 SF (5,300 CORNER RETAIL + 1$500 WORK LIVE)
OFFICE 11,800 SF (2,600 SF COWORKING OFFICE FOR RESIDENT USE ONLY)
RESIDENTIAL
4 STORY MIXED USED BUILDINGS WITH TUCK UNDER GARAGES AND 5 STORY
MIXED USE BUILDING
MIX
LIVE WORK 18 UNITS 8%
i BDR 107 UNITS 52%
2 NOR 62 UNITS 40%
PARKING
REQUIRED (TARGET)
207 UNITS X 1,67/DU 345
TOTAL 345 (1.87/DU)
(GUEST PARKING CALCULATED ATA RATIO OF 0,3/DU)
PROVIDED
ONE CAR GARAGES 45
OPEN STALLS 247
TANDEM 53
TOTAL 345 (1.67/DU)
COMMERCIAL
COMMERCIAL 17,800 SF (GROUND LEVEL)
PARKING
REQUIRED
17,800 SF DIVIDED BY 411000 SF 72
OFFICE 9,000 GSF (2,800 SF COWORKING OFFICE EXCLUDED)
REQUIRED
9,000 SF DIVIDED BY411000 SF 36
SHARED PARKING PROGRAM
108 STALLS THAT ARE DESIGNATED FOR RETAIL / OFFICE USE SHALL BE
SHARED WITH RESIDENTIAL GUEST PARKING
RESIDENTIAL PARKING PROGRAM
237 STALLS ARE DEDICATED RESIDENTIAL PARKING SPACES (1. 151DU)
NOTES:
1, THEABOVE PARKING ASSUMES ALL STANDARD PARKING.
2 STALLS AT9'X19'
3. AISLE W)DTHS ARE 25' FIRE MAY REQUIRE 26' FIRE LANES
4, DEVELOPMENT CRITERIA SUCH AS OPEN SPACE HAVE NOT BEEN CALCULATED
S. CARPORTS NOT SHOWN ON SITE PLAN
1&089 APRIL 14, 2010
Ir 30, 60, 120'
(D
SCALE:1"=3Q'-0" NORTH —
)HAVEN & JERSEYAPARTMENTS RANCHO CUCAMONGA, CA CONCEPTUAL SITE PLAN a ground floor
URBAN OFFERINGS, INC. ARCHITECTS ORANGE 612fn6A,d�aemCrsye
11400W. OLYMPICBLVD, SUITE850. LOSANGELES, CA 9004 310-427.7432 W NORTH DRANGE ST ORANGE CAU-DRWA 9280 f714) 639 9660 ''•_ 4 ^ ".;�; `'' _
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PROJECTSUMMARY
207 UNITS
57ACRES
36 3 DUTAC
COMMERCIAL 17.800 SF (5.300 CORNER RETAIL + 12,500 WORK LIVE)
OFFICE 11,800 SF (2.800 SF COWORKING OFFICE FOR RESIDENT USE ONLY)
RESIDENTIAL
4 STORY MIXED USED BUILDINGS WITH TUCK UNDER GARAGES AND 5 STORY
MIXED USE BUfI1)ING
MIX
LIVE WORK 18 UNITS 85L
1 BDR 107 UNITS 52%
2 BOR 82 UNITS 40%
¢ PARKING
REQUIRED (TARGET)
207 UNITS X 1.671DU 345
TOTAL 345 (1.67=9
(GUEST PARKING GALL ULATED AT A RATi O OF 0 3/0U)
PROVIDED
ONE CAR GARAGE' 45
OPEN STALLS 247
TANDEM 53
TOTAL 345 (1.671DU)
COMMERCIAL
COMMERCIAL 17,80 SF (GROUND LEVEL)
PARKING
REQUIRED
17. 600 SF DIVIDED BY 411GOD SF 72
OFFICE 9,000 GSF (2,800 SF COWORKING OFFICE EXCLUDED)
REQUIRED
9.000 SF DIVIDED BY 411900 SF 36
SHARED PARKING PROGRAM
106 STALLS THAT ARE DESIGNATED FOR RETAIL ! OFFICE USE SHALL BE
SHARED WITH RESIDENTIAL GUEST PARKING
RESIDENTIAL PARKING PROGRAM
237 STALLS ARE DEDICATED RESIDENTIAL PARKING SPACES (I.151DU)
NOTES:
1. THE ABOVE PARKING ASSUMES ALL STANDARD PARKING.
2 S7ALLSAT9'X19'
3. AISLE WIDTHS ARE 25' FIRE MAY REQUIRE 26' FIRE LANES
4 DEVELOPMENT CRITERIA SUCH ASOPEN SPACE HAVE NOT BEEN CALCULATED
S. CARPORTS NOT SHOWN ON SITE PLAN
i ' '°• ;� ' ': s4 '
104M APR6. 14, 2016
0' l0' 6G 120'
SCALE:1'=30'-0" NORTH
HAVEN & JERSEYAPARTMENTS RANCHO CUCAMONGA, CA CONCEPTUAL SITE PLAN - second floor _
URBAN OFFERINGS, INC. ARCHITECTS ORANGE
144 NORTH ORANGE ST ORANGE CALIFORNIA 92866 17N) 639.9860 ''; "` ; N;•„'�
11400 W. OLYMPIC BLVD, SUITE850, LOSANGELES, CA 90064 3M-427.7432 `
sa .y—.J3 yea ��:s+ i��T.,...1+Y•�
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PROJECTSUMMARY
207 UNITS
5.7 ACRES
38.3 DUTAC
COMMERCIAL 17,800 SF (5,300 CORNER RETAIL + 12, 500 WORK LIVE)
OFFICE 11, B00 SF (2,800 SF COWORKING OFFICE FOR RESIDENT USE ONLY)
RESIDENTIAL
4 STORY MIXED USED BUILDINGS WITH TUCK UNDER GARAGES AND 5 STORY
MIXED USE BUILDING
MIX
LIVE WORK 18 UNITS 8%
i BDR 107 UNITS 52%
2 BDR 62 UNITS 40%
PARKING
REQUIRED (TARGET)
207 UNITS X 1.671DU 345
TOTAL 345 (1.67/DU)
(GUEST PARKING CALCULATED AT A RATIO OF 0.3ML9
PROVIDED
ONE CAR GARAGES 45
OPEN STALLS 247
TANDEM 53
TOTAL 345 (1.67/DU)
COMMERCIAL
COMMERCIAL 17,800 SF (GROUND LEVEL)
PARKING
REQUIRED
17.600 SF DIVIDED BY 411000 SF 72
OFFICE 9,000 GSF (I,800 SF COWORKING OFFICE EXCLUDED)
REQUIRED
9,000 SF DIVIDED BY 411000 SF 36
SHARED PARKING PROGRAM
108 STALLS THAT ARE DESIGNATED FOR RETAIL / OFFICE USE SMALL BE
SHARED WITH RESIDENTIAL GUEST PARKING
RESIDENTIAL PARKING PROGRAM
237 STALLS ARE DEDICATED RESIDENTIAL PARKING SPACES (1 I&DU)
NOTES.
1. THEABOVE PARKING ASSUMES ALL STANDARD PARKING
I _ 2. STALLS AT9'X 19'
` 3 AISLE WIDTHS ARE 25' FIRE MAY REQUIRE 16' FIRE LANES
4. DEVELOPMENT CRITERIA SUCH AS OPEN SPACE HAVE NOT BEEN CALCULATED
5. CARPORTS NOT SHOWN ON SITE PLAN
�- •a '�i.=r- �aa--�w--�.n +.F F..a � Y. s �: � i=1F. -
( } 16-m APRIL 14, 2016
SCALE. 1' =30 =0" NORTH
HAVEN & JERSEYAPARTMENTS RANCHO CUCAMONGA, CA CONCEPTUAL SITE PLAN - third floor _
URBAN OFFERINGS, INC. ARCHITECTS ORANGE Q'i2016AmW=Orargv
11409 W OLYMPIC BLVD, SUITE 850 LOS ANGELES, CA, 90064 30427.7432 144 NORTH ORANGE Sr ORA.Y65 CADFORN'A 92666 (?N1 639 936.1 ;'..'»'
ra
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Ep
PROJECTSUMMARY
•m qr 4 r 207 UNITS
5.7ACRES
- 38.3 DU/AC
COMMERCIAL 17.800 SF (5.300 CORNER RETAIL + IZ500 WORK LIVE)
OFFICE 11,600 SF (2.800 SF CO WORKING OFFICE FOR RESIDENT USE ONLY)
+ F+ RESIDENTIAL
4 STORY MIXED USED BUILDINGS WITH TUCK UNDER GARAGES AND 5 STORY
i MIXED USE BUILDING
MOC
LIVE WORK 18 UNITS 8%
1 BDR 107 UNITS S2%
2 BOR 62 UNITS 40%
PARKING
REQUIRED (TARGET)
207 UNITS X 1 671DU 345
TOTAL 345 (1.67/0U)
(GUEST PARKING CALCULATED AT A RATIO OF 0, 3/DU)
PROVIDED
ONE CAR GARAGES 45
OPEN STALLS 247
TANDEM 53
TOTAL 345 (1.67/DU)
• ,� S r''• • .arm' .� :.; .
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COMMERCIAL
COMMERCIAL. 17,800 SF (GROUND LEM)
PARKING
REQUIRED
17. Boo SF DIVIDED BY 411000 Sr- 72
OFFICE 9,000 GSF (2,800 SF COWORKII4G OFFICE EXCLUDED)
REQUIRED
9.000 SFDIVIDED BY 411000 SF 36
SNARED PARKING PROGRAM
IDS STALLS THAT ARE DESIGNATED FOR RETAIL. / OFFICE USE SHALL BE
SHARED WITH RESIDENTIAL GUEST PARKING
RESIDENTIAL PARKING PROGRAM
237 STALLS ARE DEDICATED RESIDENTIAL PARKING SPACES (1. ISIDU)
NOTES
1 THE ABOVE PARKING ASSUMES ALL STANDARD PARKING.
2 SIALLSAT 9' X 19'
3. AISLE MOTHS ARE 25' FIRE MAY REQUIRE 26' FIRE LANES
4 DEVELOPMENT CRITERIA SUCH AS OPEN SPACE HAVE NOTBEEN CALCULATED
5. CARPORTS NOT SHOWN ON SITE PLAN
�i..w � ....4 • �,S iL fit i7'N i � 5 '� �
1e-0a9 APRu u.sole
0• 30' 60, 120'
SCALE: 1`-30 =0" NORTH —��
HAVEN & JERSEYAPARTMENTS RANCHO CUCAMONGA, CA CONCEPTUAL SITE PLAN - fourth floor _
URBAN OFFERINGS, INC. ARCHITECTS ORANGE jzI11e -.01 D.
NORTH GRANGE ST GRANGE CALIFORNIA 928SS (7I4) $39.9860 "" ��, ,:;'•' -"�
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11400W OLYMPICBLVD, SUITE850, LOSANGELES. CA. 90064 310427--7432
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`�. PROJEcrsUMMARY
(
207 UNITS
L
&7ACRES
30.3 DI
COMMERCIAL 17.800 SF (5, 300 CORNER RETAIL + 12.5GQ WORK LIVE)
OFFICE 11,800 SF (2.800 SF CO WORKING OFFICE FOR RESIDENT USE ONLY)
RESIDENTIAL
•
Y Ar, " 4 STORY MIXED USED BUILDINGS WITH TUeK UNDER GARAGES AND 5 STORY
-
MIXED USE BUILDING
# MIX
LIVE WORK 18 UNITS 8%
1 BOR 107 UNITS 52%
M
2 8DR 92 UNITS 40%
_
y�
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.. r..r � . - t . -
PARKING
REQUIRED (TARGET)
207 UNITS X i-671DU 345
TOTAL 345 (1.671DU)
(GUEST PARKING CALCULATED AT A RATIO OF 0.31DU)
r
PROVIDED
17�5`SIDENTIAL 4 STORY
ONE CAR GARAGES 45
BUILDING BELOW
OPEN STALLS 247
*
TANDEM 53
�
a
TOTAL 345 (1.87/DUJ
•
5
��
V � COMMERCIAL
COMMERCIAL 17.800 SF (GROUND LEVEL)
PARKING
REQUIRED
�.
17,800 SF DIVIDED BY4110P0 SF 72
OFFICE 9,000 GSF (2,800 SF COWORKING OFFICE EXCLUDED)
REQUIRED
E
9,000 SF DIVIDED BY 41ING SF 36
SHARED PARKING PROGRAM
i
108 STALLS THATARE DESIGNATED FOR RETAIL f OFl USE SHALL Or
s
Y»
SHARED WITH RESIDENTIAL GUEST PARKING
RESIDENTIAL PARKING PROGRAM
_
237 STALLS ARE DEDICATED RESIDENTIAL PARKING SPACES 11.151DO)
Ila
sr _ _ � f 4 • " � r " fib: =i
4'
NOTES.
1. THE ABOVE PARKING ASSUMES ALL STANDARD PARKING.
2 STALLS AT9'X19'
3. AISLE WIDTHS ARE 25' FIRE MAY REQUIRE 26' FIRE LANES
4. DEVELOPMENT CRITERIA SUCH AS OPEN SPACE HAVE NOT BEEN CALCULATED
5 CARPORTS NOT SHOWN ON SITE PLAN
_ 16A69 APRIL 14.2016
C- 30' 60' 120' (1)
5catF: r=30"l NORTH ���
HAVEN & JERSEY APARTMENTS RANCHO CUCAMONGA, CA CONCEPTUAL SITE PLAN - fifth floor
URBAN OFFERINGS, INC. ARCHITECTS ORANGE �i20T6 A"CiNcb l)rMgC
11400 W. OLYMPIC BLVD, SUITE 850, LOSANGELEM CA. OW64 310427--7432 144 NORTH GRANGE SF, ORANGE CALIFORNIA 92865 (7I4) 639-9960
PRELIMINARY CONDITIONS OF APPROVALICOMMENTS
C_ Engineering:
1. Developer shall coordinate with the property owner's to the south of this project by preparing
a master plan indicating futurelultimate access to Public Street from the property to the south.
2. Plot all right of way and easement on the site plan,
3. Submit a traffic impact analysis.
4. Provide a title report to the subject property.
5. The street lights shall be owned by the City. Developer shall be responsible to coordinate and
pay all costs of street lights and to provide power to City owned street lights.
6. Haven Avenue frontage improvements to be in accordance with City "Major Divided Arterial"
standards as required and including:
a. Provide, protect, or repair existing curb and gutter, and sidewalk as required.
b. Protect existing traffic signing and striping along Haven Avenue, or repair as required.
c. Provide one 16,000 Lumen HPSV-equivalent LED Street Light.
d. Driveway to be in accordance with the City Driveway Policy.
e. Modify Traffic Signal at Haven Avenue and Jersey Avenue. Modify traffic striping and
replace existing traffic signing as applicable.
7. Marine Avenue street frontage improvements to be in accordance with City "Local" standards
as required and including:
a. Provide, protect, or repair curb, gutter and sidewalks, as required.
b. Provide two 5,800 Lumen HPSV-equivalent LED Street Lights, as required.
c. Provide traffic signing and striping, as required.
8. 26th Street frontage improvements to be in accordance with City "Local" standards as required
and including:
a. Provide, protect, or repair curb and gutter and sidewalk, as required.
b. Provide traffic signing and striping as required.
c, Driveway to be in accordance with the City Driveway Policy.
9. Amount of parking spaces to be in accordance with Development Code Section 17.64.
10. The proposed development is slated to be included in the City's Fiber Optic/ Broadband
Service Business Plan that would provide a City owned Fiber -to -the -Home (1'TTH)
infrastructure. Proposed fiber optics on -site (conduits and fiber) will be placed underground
within a duct and structure system to be installed by the Master Developer. The fiber and
conduits along the backbone streets shall be installed in a joint trench by the developer as the
last lane improvements are completed. In -tract fiber and conduit shall be installed by the
EXHIBIT C Item,-,.
developers in joint trench where possible. Maintenance of the installed system will be the
responsibility of the City. Development of the Project requires the installation by the
developers of all fiber optic infrastructure necessary to service the Project as a stand-alone
development.
11. Corner property line cutoffs shall be dedicated per City Standards.
12. Reciprocal access easements shall be provided ensuring access to all parcels by CC&Rs or
by deeds and shall be recorded concurrently with the map or prior to the issuance of Building
Permits, where no map is involved.
13. Right-of-ways and easements shall be dedicated to the City for all public streets, community
trails, public paseos, public landscape areas, street trees, traffic signal encroachment and
maintenance, and public drainage facilities as shown on the plans and /or tentative map.
Private easements for non-public facilities (cross -lot drainage, local feeder trails, etc.) shall be
reserved as shown on the plans and/or tentative map.
14. Prior to the issuance of building permits, a Diversion Deposit and related administrative fees
shall be paid for the Construction and Demolition Diversion Program. The deposit is fully
refundable if at least 50% of all wastes generated during construction and demolition are
diverted from landfills, and appropriate documentation is provided to the City. Permits
issued on or after June 2, 2014, must complete the reimbursement process through
the City's Accelerate online portal within 60 days following the completion of the construction
and/or demolition project or the deposit will be forfeited. Permits issued before June
2, 2014, require the following when applying for a deposit reimbursement: A completed CD-2
form, a copy of the Cashier's receipt showing the deposit amount, and all weight tickets.
Instructions and forms are available at the City's web site, www.CityofRC.us, under City Hall;
Engineering; Environmental Programs.
15. A non-refundable deposit shall be paid to the City, covering the estimated operating costs for
all new streetlights for the first six months of operation, prior to final map approval or prior to
Building Permit issuance if no map is involved.
16. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting
Districts shall be filed with the Engineering Services Department prior to final map approval
or issuance of Building Permits whichever occurs first. Formation costs shall be borne by the
developer.
17. Pursuant to Municipal Code Section 16.37.010, no person shall make connections from a
source of energy, fuel or power to any building or structure which is regulated by technical
codes and for which a permit is required unless, in addition to any and all other codes,
regulations and ordinances, all improvements required by these conditions of development
approval have been completed and accepted by the City Council, except: That in
developments containing more than one building, structure or unit, the development may
have energy connections made in equal proportion to the percentage of completion of all
improvements required by these conditions of development approval, as determined by the
City Engineer, provided that reasonable, safe and maintainable access to the property exists.
In no case shall more than 95% of the buildings, structures or units be connected to energy
sources prior to completion and acceptance of all improvements required by these conditions
of development approval.
Item A —15
18. Improvement Plans and Construction:
a. Street improvement plans, including street trees, street lights, and intersection safety lights
on future signal poles, and traffic signal plans shall be prepared by a registered Civil
Engineer and shall be submitted to and approved by the City Engineer. Security shall be
posted and an agreement executed to the satisfaction of the City Engineer and the City
Attorney guaranteeing completion of the public and/or private street improvements, prior
to final map approval or the issuance of Building Permits, whichever occurs first.
b. Prior to any work being performed in public right-of-way, fees shall be paid and a
construction permit shall be obtained from the Engineering Services Department in
addition to any other permits required.
c. Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and
interconnect conduit shall be installed to the satisfaction of the City Engineer.
d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction
project along major or secondary streets and at intersections for future traffic signals and
interconnect wiring. Pull boxes shall be placed on both sides of the street at 3 feet outside
of BCR, ECR, or any other locations approved by the City Engineer.
Notes:
1. Pull boxes shall be No. 6 at intersections and No. 5 along streets, a maximum of 200 feet
apart, unless otherwise specified by the City Engineer,
2. Conduit shall be 3-inch galvanized steel with pull rope or as specified.
e. Access ramps for the disabled shall be installed on all corners of intersections per
City Standards or as directed by the City Engineer.
f. Existing City roads requiring construction shall remain open to traffic at all times
with adequate detours during construction. Street or lane closure permits are required.
A cash deposit shall be provided to cover the cost of grading and paving, which
shall be refunded upon completion of the construction to the satisfaction of the City
Engineer.
g. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains
shall be installed to City Standards, except for single-family residential lots.
h. Street names shall be approved by the Planning Director prior to submittal for first plan
check.
19. Install street trees per City street tree design guidelines and standards as follows. The
completed legend (box below) and construction notes shall appear on the title page of the
street improvement plans. Street improvement plans shall include a line item within the
construction legend stating:
"Street trees shall be installed per the notes and legend on Sheet (typically Sheet 1)." Where
public landscape plans are required, tree installation in those areas shall be per the public
landscape improvement plans.
Street Name
- Botanical Name
Item A —16
Common Name
Min. Grow Space O
Spacing
Size Qty.
Construction Notes for Street Trees:
1. All street trees are to be planted in accordance with City standard plans.
2. Prior to the commencement of any planting, an agronomic soils report shall be furnished
to the City inspector. Any unusual toxicities or nutrient deficiencies may require backfill
soil amendments, as determined by the City inspector.
3. All street trees are subject to inspection and acceptance by the Engineering Services
Department.
4. Street trees are to be planted per public improvement plans only.
20. Intersection line of sight designs shall be reviewed by the City Engineer for conformance with
adopted policy. On collector or larger streets, lines of sight shall be plotted for all project
intersections, including driveways. Local residential street intersections and commercial or
industrial driveways may have lines of sight plotted as required.
21. 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.
22. The Rancho Cucamonga Municipal Utility (RCMU) shall be the electrical service provider for O
all project related development. Developer shall execute a Line Extension Agreement for
electric service and shall construct electrical distribution facilities in accordance with such
agreement and Rancho Cucamonga Municipal Utility requirements and dedicate such
facilities to the Rancho Cucamonga Municipal Utility (RCMU).
23. The developer shall be responsible for the relocation of existing utilities as necessary.
24. Approvals have not been secured from all utilities and other interested agencies involved.
Approval of the final parcel map will be subject to any requirements that may be received from
them.
25. Water and sewer plans shall be designed and constructed to meet the requirements of the
Cucamonga Valley Water District (CVWD), Rancho Cucamonga Fire Protection District
(RCFPD), and the Environmental Health Department of the County of San Bernardino. A letter
of compliance from the CVWD is required prior to final map approval or issuance of permits,
whichever occurs first. Such letter must have been issued by the water district within 90 days
prior to final map approval in the case of subdivision or prior to the issuance of permits in the
case of all other residential projects.
Building and Safety/Fire:
The plans submitted for design review will have to clearly indicate if the building
construction will be considered a high rise structure per the 2013 CBC Chapter 2. Illustrate
the elevation of the highest floor used for human occupancy, including roof decks that are
occupied. n
Item A —17
2. The building will be required to protect with a NFPA 13 system.
3. Emergency vehicle access (EVA) will be required on Marine Ave.
4. Both site access drive aisles appear to be under the building, clearly indicate that the
clearance below the building shall be 14'6".
5. Provide a site fire access plan in accordance with RCFPD Standard 5-1, reproduce the
standard on the plans also illustrating the location of the designated FD lanes on the drive
aisles next to all exterior walls of the building(s) to 26th Street, Haven Avenue and to the
Marine Avenue required EVA.
6. In the building with a courtyard indicate direct access from the FD lanes to the courtyard;
access to the courtyard shall be thru the pool area and from two sides of the building via
a corridor.
7. Provide a code analysis for the proposed construction based on the 2013 CBC: Clearly
indicate the type of construction, the number of stories, the square footage of each floor
and the total for the building, the occupancies of the building and provide the allowable
area calculation.
8. Aerial Fire Apparatus access roads in accordance with RCFPD Ordinance FD 54 section
503.7 is required for this project in addition to compliance with RCFPD Standard 5-1
requirements for fire lane, pleaser reference the standard and illustrate compliance
locations the proposed construction will also require roof access per RCFPD 5-6.
9. If you have any questions, please contact Moises Eskenazi, Senior Plans Examiner at
(909) 477-2710 Extension 4209 or at moises.eskenazi@cityofrc.us the fire standards are
available on the City's web site www.cityofrc.us follow the path from the home page to
city hall/fire district/prevention/fire code standards. Fire construction documents are also
available on-line, follow the path from the home page to city hall/building & safety/forms
applications & handouts. All CA Building and Fire codes are posted on the State of
California web site at www.bsc.ca.gov.
Building and Safety Department (Grading):
A site plan was submitted for a pre -application review. At this pre -application review
neither a conceptual grading and drainage plan, nor a preliminary water quality
management site and drainage plan were available for review. When these documents
are submitted, the Building and Safety Department, Grading Services, will provide
comments. Please note that all proposed areas of construction and impervious surfaces
outside of the property boundaries shall be shown on both the conceptual grading and
drainage plan and the preliminary water quality management site and drainage plan.
Item A —18
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Item A -21
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ir
er
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EXHIBIT F
Item A --22
6
0
c
c
4)
low
I
1
z
Item A -23