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Home My WebLink About2003/11/18 - Agenda Packet• DESIGN REVIEW COMMITTEE MEETING TUESDAY NOVEMBER 18, 2003 7:00 P.M. RANCHO CUCAMONGA CIVIC CENTER RAINS ROOM 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA Committee Members: Cristine McPhail Pam Stewart Alternates: Rich Macias Richard Fletcher CONSENT CALENDAR Nancy Fong Larry McNiel The following items are expected to be routine and non-controversial. Typically they are items such as plan revisions prepared in response to discussions at a previous meeting. NO ITEMS HAVE BEEN SUBMITTED CJ PROJECT REVIEW ITEMS This is the time and place for the Committee to discuss and provide direction to an applicant regarding their development application. The following items do not legally require any public testimony, although the Committee may open the meeting for public input. 7:00 p.m. (Nancy) FOOTHILL BOULEVARD/ROUTE 66 VISUAL IMPROVEMENT PLAN -CITY OF RANHCO CUCAMONGA - A request to review the design concept for the last Activity Center between Grove Avenue and San Bernardino Road. 7:20 p.m. (Donald/Willie) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2003- 00324 -DRS. GEORGE MAKKAR AND AMIRA BOUTROS - A request to construct a 13,855 square foot office and retail building on 1.70 acres of land in the Neighborhood Commercial District, located approximately 300 feet east of Archibald Avenue, on the north side of Base Line Road -APN: 1076-191-10. Related Files: Preliminary Review DRC2002-00337. 7:40 p.m. (Warren/gene) HILLSIDE DEVELOPMENT REVIEW DRC2003-00965 -MANNING HOMES - The design review of building elevations and detailed site plan for 23 single- ' family homes on 13.6 acres of land in the Very Low Residential District (.1-2 dwelling units per acre), located at the southwest corner of Hillside Road and Archibald Avenue -APN: 1061-571-04, 08, 09, 21 and 22. Related File: Tentative Tract SUBTT16430, Landmark Designation DRC2003-00574, Landmark Alteration DRC2003-00575, Mills Act DRC2003-00576, and Tree Removal Permit DRC2002-00917. • f. J DRC AGENDA November 18, 2003 Page 2 8:00 p.m. (Alan/Joe) CONDITIONAL USE PERMIT DRC2003-00504 - CHARLES JOSEPH ASSOCIATES - A request to develop a 90,000 square foot retail center including a 14,480 square foot drug store, 27,000 square foot market, 2 restaurants and 4 restauranUretail pad sites ranging in size from 7,000 square feet to 14,000 square feet on 9 acres of land within the Mixed Use District of the Victoria Arbors Master Plan, located at the southeast corner of Base Line Road and Day Creek Boulevard -APN: 0227-161-39. Through the preparation of an Initial Study, this action has been determined to be within the scope of the supplement to the Victoria Arbors Environmental Impact Report (EIR) (State Clearinghouse No. 98041137) that was certified by the City Council on July 7, 1999; and no additional environmental notice for the discretionary actions pertaining to the proposed projected is required pursuant to Public Resources Code Section 21166. 8:20 p.m (Kirt/Willie) ENVIRONMENTAL ASSESSMENT AND TENTATIVE PARCEL MAP SUBTPM16180 - L.D. KING - A request to subdivide 3.78 acres into 4 lots in the Very Low Residential District (1 to 2 dwelling units per acre), located at the southeast corner of Banyan Avenue and Greenwood Place -APN: 0225-171-26 and 23. Related File: Tree Removal Permit DRC2003-00308. 8:40 p.m (KirUCam) HILLSIDE DESIGN REVIEW DRC2003-00782 - HK CONSTRUCTION - A request to construct a 5,770 square foot single-family home on .55 acres of land in the Very Low Residential District (up to 2 dwelling units per acre) located on Lot 8 at westerly terminus of Deer Canyon Drive -APN: 1074-331-10. PUBLIC COMMENTS This is the time and place for the general public to address the Committee. State law prohibits the Committee from addressing any issue not previously included on the Agenda. The Committee may receive testimony and set the matter for a subsequent meeting. Comments are limited to five minutes per individual. ADJOURNMENT I, Mary Lou Gragg, Office Specialist 11 for the City of Rancho Cucamonga, hereby certify that a true, accurate copy of the foregoing agenda was posted on November 13, 2003 at least 72 hours prior to the meeting per Government Code Section 54954.2 at 10500 Civic Cent Drive, Rancho Cucamonga. DESIGN REVIEW COMMENTS • 7:00 p.m. Nancy Fong November 18, 2003 FOOTHILL BOULEVARD/ROUTE 66 VISUAL IMPROVEMENT PLAN -CITY OF RANHCO CUCAMONGA - A request to review the design concept for the last Activity Center between Grove Avenue and San Bernardino Road. Design Parameters: The City Council approved the Foothill Boulevard/Route 66 Visual Improvement Plan in January of 2001. The intent of Foothill Boulevard/Route 66 Visual Improvement Plan is to augment the design and development standards of the Foothill Districts in the Development Code. It is a design document that has enough specifications so that a designer can use it in preparing construction plans. However, this document did not include the specific design for the Activity Center between Grove Avenue and San Bernardino Road. The reason is that this segment of Foothill Boulevard is unique because of its historic significance such as Sycamore Inn and other eclectic buildings. The direction from the Council was that this activity centerwould be treated differently and specially and the specific design can be developed at the time of new or redevelopment of the area. The City has received new or re-development proposals for the site that used to contain the Red Chief Motel and new residential development east of Sycamore Inn. In addition, the City has designed the raised median-island and ultimate curb improvements for widening this segment of the Foothill Boulevard. As a result, staff has hired the same consultant that designed the Visual Improvement Plan to complete the design of this Activity Center paid for by the developer of the Red Chief Motel site. Staff Comments: Because this segment of Foothill Boulevard has various constraints such as • limited parkway width, limited landscape setback, or building encroaching into future public right-of- way, the design concept use the formal arrangement of tree wells and pattern hardscape within the parkway similar to all Activity Centers in the Visual Improvement Plan. To have a special theme, the concept proposes to use Crape Myrtle as the tree species within median-island, and the tree wells on both sides of the street that stretch from Grove Avenue to the Pacific Electric Trail. The concept also includes the many street elements and furniture already mentioned in the Visual Improvement Plan. PLANS WILL BE AVAILABLE AT THE MEETING FOR COMMITTEE'S REVIEW Staff Recommendation: Staff recommends that the Committee review the design concept of the Activity Center and forward a recommendation of approval to the Planning Commission. Design Review Committee Action: Members Present: Staff Planner: Nancy Fong u DESIGN REVIEW COMMENTS • 7:20 p.m. Donald Granger November 18, 2003 ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2003-00324 -DRS. GEORGE MAKKAR AND AMIRA BOUTROS - A request to construct a 13,855 square foot office and retail building on 1.70 acres of land in the Neighborhood Commercial District, located approximately 300 feet east of Archibald Avenue, on the north side of Base Line Road - APN: 1076-191-10. Related Files: Preliminary Review DRC2002-00337. Design Parameters: The project site is located on the north side of Base Line Road, east of Archibald Avenue, within an existing shopping center developed under Conditional Use Permit 84-13. The project site originally was master-planned for a retail building. Hollywood Video is located on the adjacent parcel to west, and amulti-family project is north of the project site. To the east is a mobile home park. A condition of approval for the shopping center (CUP 84-13) requires that future buildings be consistent with the Mission architectural style. The proposed office and retail building has been designed to incorporate elements of the Mission style and blend with adjacent building by matching the form, Spanish file roof, exposed rafter tails and columns of the adjacent Hollywood Video building. A colonnade exists on the south elevation, and partial colonnade is located on the east elevation and wraps around to a portion of the north elevation. The building includes recessed arches on.the north and west elevations, and a curvilinear parapet on the south and east elevations provide variation to the roofline. The proposed design also includes new elements such as stacked stone a tower with spandrel glass that will be backlit and acrescent-shaped outdoor plaza at the • southeast corner of the building provides an attractive focal point. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: The following broad design issues will be the focus of Committee discussion regarding this project: South and East Elevations -The slightly curving flat parapet elements, flanking the tower, appears too modern and out-of-synch with the overall character of the building. There is no functional reason for this element as evidenced by the fact that spandrel glass was chosen for the upper half to hide the utility space between the ceiling and the roof. Delete and replace with design consistent with majority of building by extending file roof colonnade. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: The pavement in the plaza area near the tower should be decorative, with scored lines and colored concrete, complementing the tower feature. Additional landscaping should be provided in the following areas: • Tree planting wells should be provided along the east elevation just north of the plaza • Along the north elevation, landscape planters should be added adjacent to the wall plane from the northwest corner of the building east to the two columns near the center of the • building. DRC COMMENTS DC2003-00324 -DRS. GEORGE MAKKAR & AMIRA BOUTROS November 18, 2003 • Page 2 3. The 2-foot high recessed band at top of the tower should be eliminated so that the exposed rafter tails are located at the roof/wall plane junction, matching the roofline of the rest of the building and the adjacent Hollywood Video building. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: All signs shall conform to the existing Uniform Sign Program. Staff Recommendation: Staff recommends that the Committee review the project and recommend review and approval by the Planning Commission subject to the above recommendations. Design Review Committee Action: Members Present: Staff Planner: Donald Granger • • DESIGN REVIEW COMMENTS • 7:40 p.m. Warren Morelion November 18, 2003 HILLSIDE DEVELOPMENT-REVIEW DRC2003-00965-MANNING HOMES-The design review of building elevations and detailed site plan for 23 single-family homes on 13.6 acres of land in the Very Low Residential District (.1-2 dwelling units per acre), located at the southwest corner of Hillside Road and Archibald Avenue - APN: 1061-571-04, 08, 09, 21 and 22. Related File: Tentative Tract SUBTT16430, Landmark Designation DRC2003-00574, Landmark Alteration DRC2003-00575, Mills Act DRC2003-00576, and Tree Removal Permit DRC2002-00917. Desion Parameters: The Planning Commission approved Tentative Tract Map 16430 on August 13, 2003. The project consists of the development of 22 new single-family homes and relocation of the historic Toews residence onto Lot 19. The new homes will all consist of two-story structures ranging in size from 4,668 to 5,477 square feet. A total of three floor plans will be available with building elevations comprised of a mixture of Bungalow, French Country, Traditional, and Old California styles. The two Plan 3 homes that side-on Archibald Avenue will have usable wrap around porches. The floor plans and architecture have been staggered so that identical plans are not located on adjacent lots. The homes have also been designed to comply with the 30-foot building envelope and other development standards required by the City's Hillside Ordinance and Development Code. None of the homes, including the Toews residence, are expected to block the views of the surrounding property owners to the north or west. All of the homes have been designed with front-on garages. The Plan 3 is the only plan that also includes a 2-car side-on garage. These garages include built in window features facing the • street. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: The following broad design issues will be the focus of Committee discussion regarding this project: None -The applicant has worked hard with staff to resolve all major issues. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: Although it is not shown, the applicant has indicated that all of the homes meet the Hillside Ordinance building envelope requirements. If the homes do not meetthe requirements, then they should be redesigned to comply with the height and bulk restrictions. The building envelopes should be included on the Elevation sheets as part of the final submittal package. 2. All retaining walls visible to the public shall be made of a decorative block material. 3. Replot home on Lot 2 to comply with 10- and 15-foot side yard setbacks. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. All river rock material used on the project shall be real (not manufactured). • DRC COMMENTS DRC2003-00965 -MANNING HOMES November 18, 2003 • Page 2 2. To enhance the natural appearance of the lots, the applicant should incorporate the large rock boulders that may be unearthed during grading into the front yard and sloped area designs. Staff Recommendation: Staff recommends the project be forwarded to the Planning Commission for review and approval subject to the above listed comments. Design Review Committee Action: Members Present: Staff Planner: Warren Morelion • • DESIGN REVIEW COMMENTS • 8:00 p.m. Alan Warren November 18, 2003 CONDITIONAL USE PERMIT DRC2003-00504 -CHARLES JOSEPH ASSOCIATES -A requestto develop a 90,000 square foot retail center including a 14,480 square foot drug store, 27,000 square foot market, 2 restaurants and 4 restauranUretail pad sites ranging in size from 7,000 square feet to 14,000 square feet on 9 acres of land within the Mixed Use District of the Victoria Arbors Master Plan, located at the southeast corner of Base Line Road and Day Creek Boulevard - APN: 0227-161-39. Through the preparation of an Initial Study, this action has been determined to be within the scope of the supplement to the Victoria Arbors Environmental Impact Report (EIR) (State Clearinghouse No. 98041137) that was certified by the City Council on July 7, 1999; and no additional environmental notice for the discretionary actions pertaining to the proposed projected is required pursuant to Public Resources Code Section 21166. Design Parameters: The site is located at the southeast corner of Base Line Road and Day Creek Boulevard. The site shares its east property line with the historic Regina Winery (Joseph Filippi Winery) complex. The winery has planted a new vineyard along the entire west side of the winery property abutting the proposed shopping center. The existing winery buildings are about 400 feet from the shopping center. Staff has encouraged the applicant to work with the tenant of the winery to work out some common issues (access, master planning, etc.). To this point, the tenant and the shopping center applicant have not resolved any of the potential shared issues. The tenant of the winery remains opposed to the project. The site, while bordering major roadways, is also adjacent to future single-family residential • development along its southern boundary. Southbound vehicles on Day Creek Boulevard will access the site from the Madrigal Street driveway. The applicant has been advised that no median island cut is authorized along the Base Line Road frontage. A neighborhood meeting was held and about an equal number of participants voiced approval and disapproval of the project. Since the meeting, staff has received correspondence from those voicing concern over the concept of a neighborhood shopping center next to the historic winery. The concerns raised are over the location of a drug store immediately adjacent to the winery property. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: The following broad design issues will be the focus of Committee discussion regarding this project: 1. Site Plan/Master Plan -City policy states, "Relate the location of site uses with adjoining properties to avoid possible conflicts and take advantage of mutual potentials." The relationship of the site to the historic winery is the most significant design issue of this proposal. The shopping centers design has been formulated to complement the period architecture of the winery as provided in the Victoria Arbors Master Plan. While the architecture, as proposed, exhibits significant winery features, the site does not provide a physical interconnection between the two projects that would increase their compatibility. The proposed shopping center has a continuous two-way drive aisle setback 5 feet from the east property line shared with the winery; therefore, access could occur at multiple locations. Ideally, access would align with either east-west drive aisle north and south of Walgreens. Staff recommends that a specially designed walkway be included to the east property line to . provide a point of connection between the center and any future winery expansion. Such an enhanced walkway could be along the north side of Building A or between Building B and Building A. A gated element within the perimeter wall should be provided for this potential feature. DRC COMMENTS DRC2003-00504 -CHARLES JOSEPH ASSOCIATES November 18, 2003 • Page 2 2. Walgreens - In conjunction with the above-mentioned connection, staff believes the north elevation of Building A can be improved with a continuous covered walkway to the east with an expanded tower element at the northeast building corner. The expanded tower should be incorporated into and be a part of the covered walkway. Similarly, the tower at the southwest corner should be expanded and the covered walkway extended to be incorporated in to the tower. The drive-thru canopy should be extended to cover both lanes by placing columns in the outer planter island and extending roof overhang. The rock veneer be natural fieldstone and that veneer be extended to the top of each tower. 3. Architecture -The applicant has stated that all the buildings are to be constructed in the first phase except for Building H that will not be built until a tenant for it has been secured. The small pad buildings to be located on the corners will form a significant presence at the intersections. Therefore, their architectural features should exhibit similar degree of accent as the major buildings. Towards this end, staff recommends that the tower elements be expanded in size and number on these buildings as follows: a. A tower at the southwest corner of Building G. b. A tower at the southwest corner of Building H. c. A tower over the drive-thru window of Building F d. Another tower along the street frontages of Building E. The rock veneer should extend to the top of the larger towers. Towers with decorative • spires would also add a distinctive accent to the site,. 4. Signs -Signing is conceptually shown on the building elevations. This signing, and the type shown on a Uniform Sign Program submitted for staff review, has a distinct commercial theme. Because of the character of the winery site, staff believes the signing for the center should have a decidedly historic theme/concept. Wood signing with exterior lighting maybe more appropriate than internally illuminated plastic channel letters. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: Tree well planters (3 feet by 3 feet) should be provided in front of the covered walkway columns along the north and west elevations of Building A, north elevation of Buildings B and E, and east elevation of Building G. The plantings in these wells will help soften the view of the elevations. City policy requires integration of roof-mounted equipment screening into the building design (i.e., extend parapet walls) rather than have a "tacked-on" appearance. Because the building pads are lower than Base Line Road, staff believes the parapet walls should be equal to the height of the anticipated equipment at the roofs' highest point in order to assure complete screening. As part of the project, a Minor Exception (DRC2003-00983) has been submitted for a screen/sound wall along the Madrigal Street frontage. The Development Code requires a 35-foot setback and the applicant is requesting a 32-foot setback. Staff does not believe that a 3-foot exception will cause any significant impact to the streetscape. • DRC COMMENTS DRC2003-00504 -CHARLES JOSEPH ASSOCIATES November 18, 2003 • Page 3 4. A trash compactor is proposed for the rear loading dock of Building C. While the sound study indicates that this equipment should not cause significant noise impacts, staff recommends that the compactor be located within the building or in a stand alone roofed structure. 5. The Lighting Plan incorporates two differing styles of light fixtures. Single and double lantern styles are combined with a very contemporary style. Staff is concerned that these two styles may not be compatible and the center's overall design may suffer. Staff recommends that the contemporary fixture be replaced with one that exhibits similar features of the lanterns. Policv Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. Clearly delineate on-site pedestrian walkways with special pavement, landscaping, and lighting. 2. Screen parking areas from public view with mounding, landscaping, low walls, grade differentials, and building orientation. 3. Screen trash enclosures, ground-mounted equipment and utilities from public view. 4. Provide architectural treatment to all elevations (i.e., 360-degree architecture). • 5. Provide focal points in the architectural theme to create strong entry statements and provide a sense of place. Towers, spirals, domes, massing, color, trellises, fountains, public art, and plazas are encouraged. 6. Paint roll-up doors and service doors to blend-in with main building colors. 7. Consider site amenities, such as walls, hardscape, street furniture, trash enclosures, lighting, and monument signs, as part of the total architectural package for the project. 8. For shopping centers, vending machines and newspaper racks are to be recessed into the building facade. 9. Locate plants in response to architectural design and site planning. Plants can be used to keynote entries, contrast with or reinforce building lines and volumes, and soften hard lines or blank wall expanses. 10. Thirty percent of all trees are to be box size for commercial and office projects. Provide one tree per every 3 parking stalls in parking lot. 11. Use plants to define outdoor spaces such as street edge, outdoor plazas, or movement paths between parking and building entrances. Maintain adequate sight lines for motorists at intersections and driveways. Staff Recommendation: Staff recommends that if the Design Review Committee concurs with staff on the major issues, that the shopping center proposal be revised and return to the Committee with • appropriate amendments. DRC COMMENTS DRC2003-00504 -CHARLES JOSEPH ASSOCIATES November 18, 2003 • Page 4 Design Review Committee Action: Members Present: Staff Planner: Alan Warren • • DESIGN REVIEW COMMENTS • 8:20 p.m. Kirt Coury November 18, 2003 ENVIRONMENTAL ASSESSMENT AND TENTATIVE PARCEL MAP SUBTPM16180 - L.D. KING - A request to subdivide 3.78 acres into 4 lots in the Very Low Residential District (1 to 2 dwelling units per acre), located at the southeast corner of Banyan Avenue and Greenwood Place - APN: 0225-171-26 and 23. Related File: Tree Removal Permit DRC2003-00308. Design Parameters: The subject property, located at the southeast corner of Banyan Avenue and Greenwood Place, and is within the Etiwanda Specific Plan and the Equestrian Overlay District. The project is surrounded by single-family residential development to the north, south, and west. Immediately to the east is a vacant undeveloped parcel. The site has a slight slope from north to south with one single-family dwelling located directly on the southeast corner of Banyan Avenue and Greenwood Place. Existing Eucalyptus windrows are proposed to be removed; hence, would require replacement planting in accordance with Etiwanda Specific Plan standards. The parcel map proposes subdivision into four lots (three parcels for single-family residential development, with one lot created for the identified existing single-family dwelling that is to remain. The three new lots would all access from Greenwood Place. The proposed project includes a local feeder trail to the rear of each residential lot. In addition, a Community Trail is proposed across the frontage of Lot 1 (the south side of Banyan Avenue). The average lot size is 36,724 square feet which exceeds the 25,000 square foot average required by the Etiwanda Specific Plan As requested by staff, the applicant has provided a master plan showing how the property to.the • east (the last remaining piece in the block) could be developed. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Secondan/ Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: Provide a decorative block wall around the project perimeter. Where there is an existing or proposed equestrian trail, the wall should be located on the inside edge (house side) of easement, with appropriate gates to access to the rear of each lot. Replace Blue Gum Eucalyptus windrows in accordance with Etiwanda Specific Plan standards: replace with Eucalyptus-Maculata (Spotted Gum) spaced 8 feet on center generally along 330-foot x 660-foot grid, at a rate of 50 linear feet per acre. Staff Recommendation: Staff recommends approval of the project subject to the comments noted above. Design Review Committee Action: Members Present: Staff Planner: Kirt Coury • DESIGN REVIEW COMMENTS 8:40 p.m. Kirt Coury November 18, 2003 • HILLSIDE DESIGN REVIEW DRC2003-00782 - HK CONSTRUCTION - A request to construct a 5,770 square foot single-family home on .55 acres of land in the Very Low Residential District (up to 2 dwelling units per acre) located on Lot 8 at westerly terminus of Deer Canyon Drive - APN: 1074- 331-10. ' Desion Parameters: The lot is located within Deer Creek Estates and is an uphill condition sloping north to south (front to back). The applicant is proposing to construct asingle-family home that will step southerly with the lots' natural grade. In an effort to avoid a significantly steep drive approach, the applicant is proposing a meandering driveway with aside-on three-car garage. Abasement is proposed immediately adjacent the garage. The basement provides atwo-story design, with only a one-story single-family home visible from the street. The proposed architecture is compatible with the neighborhood and complies with the City's design requirements. The construction of the project will require a vertical cut of more than 5 feet. Because the cut exceeds 5 feet in height, this project requires Design Review Committee review and recommendation and Planning Commission action, according to the Hillside Development Regulations. The purpose of this review is to ensure that the proposed project meets the intent of the Hillside Development Regulations. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: The following broad design issues will be the focus of Committee discussion • regarding this project: 1. Grading: The primary issue is whetherthe proposed project meets the intent of the Hillside Development Regulations. The purpose of the Hillside Development Standards is to minimize the grading and building mass. Althoughtwo-thirds of the house is a flat pad, the creative design solution includes a garage and utility room "basement" underneath the west wing. The cut of 9 feet in the middle of the home does exceed the maximum 5 feet of cut allowed by the Hillside Ordinance; however the 9-foot cut is for an interior basement that is not visible from public view, and therefore the visual impact is avoided. The proposed basement creates a stepped transition between the garage and home, and allows the proposed single-story structure to step up the natural slope and completely fit within the building envelope requirement. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: 1. All walls and fences shall be of decorative material. 2. Consider balusters to replace the wrought iron proposed on the east elevation (the balusters should match those identified on the south elevation). 3. Consider adding the ledge stone veneer to the column bases and chimney identified on the north elevation. Staff Recommendation: Staff recommends approval of the proposed project. ~ Design Review Committee Action: Members Present: Staff Planner: Kirt Coury • DESIGN REVIEW COMMITTEE MEETING TUESDAY NOVEMBER 18, 2003 7:00 P.M. RANCHO CUCAMONGA CIVIC CENTER RAINS ROOM 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA ACTION AGENDA Committee Members: Cristine McPhail Pam Stewart Alternates: Rich Macias Richard Fletcher CONSENT CALENDAR Nancy Fong Larry McNiel The following items are expected to be routine and non-controversial. Typically they are items such as plan revisions prepared in response to discussions at a previous meeting. NO ITEMS HAVE BEEN SUBMITTED PROJECT REVIEW ITEMS This is the time and place for the Committee to discuss and provide direction to an applicant • regarding their development application. The following items do not legally require any public testimony, although the Committee may open the meeting for public input. 7:00 p.m. (Nancy) FOOTHILL BOULEVARD/ROUTE 66 VISUAL IMPROVEMENT PLAN -CITY OF RANHCO CUCAMONGA - A request to review the design concept for the last Activity Center between Grove Avenue and San Bernardino Road. 7:20 p.m. (Donald/Willie) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2003- 00324 -DRS. GEORGE MAKKAR AND AMIRA BOUTROS - A request to construct a 13,855 square foot office and retail building on 1.70 acres of land in the Neighborhood Commercial District, located approximately 300 feet east of Archibald Avenue, on the north side of Base Line Road -APN: 1076-191-10. Related Files: Preliminary Review DRC2002-00337. 7:40 p.m. (Warren/gene) HILLSIDE DEVELOPMENT REVIEW DRC2003-00965 -MANNING HOMES - The design review of building elevations and detailed site plan for 23 single- family homes on 13.6 acres of land in the Very Low Residential District (.1-2 dwelling units per acre), located at the southwest corner of Hillside Road and Archibald Avenue -APN: 1061-571-04, 08, 09, 21 and 22. Related File: Tentative Tract SUBTT16430, Landmark Designation DRC2003-00574, Landmark Alteration DRC2003-00575, Mills Act DRC2003-00576, and Tree Removal Permit DRC2002-00917. • DRC AGENDA November 18, 2003 Page 2 8:00 p.m. (Alan/Joe) CONDITIONAL USE PERMIT DRC2003-00504 - CHARLES JOSEPH ASSOCIATES - A request to develop a 90,000 square foot retail center including a 14,480 square foot drug store, 27,000 square foot market, 2 restaurants and 4 restaurant/retail pad sites ranging in size from 7,000 square feet to 14,000 square feet on 9 acres of land within the Mixed Use District of the Victoria Arbors Master Plan, located at the southeast corner of Base Line Road and Day Creek Boulevard -APN: 0227-161-39. Through the preparation of an Initial Study, this action has been determined to be within the scope of the supplement to the Victoria Arbors Environmental Impact Report (EIR) (State Clearinghouse No. 98041137) that was certified by the City Council on July 7, 1999; and no additional environmental notice for the discretionary actions pertaining to the proposed projected is required pursuant to Public Resources Code Section 21166. 8:20 p.m. (Warren/Willie) ENVIRONMENTAL ASSESSMENT AND TENTATIVE PARCEL MAP SUBTPM16180 - L.D. KING - A request to subdivide 3.78 acres into 4 lots in the Very Low Residential District (1 to 2 dwelling units per acre), located at the southeast corner of Banyan Avenue and Greenwood Place -APN: 0225-171-26 and 23. Related File: Tree Removal Permit DRC2003-00308. • 8:40 p.m. (Warren/Cam) HILLSIDE DESIGN REVIEW DRC2003-00782 - HK CONSTRUCTION - A request to construct a 5,770 square foot single-family home on .55 acres of land in the Very Low Residential District (up to 2 dwelling units per acre) located on Lot 8 at westerly terminus of Deer Canyon Drive -APN: 1074-331-10. PUBLIC COMMENTS This is the time and place for the general public to address the Committee. State law prohibits the Committee from addressing any issue not previously included on the Agenda. The Committee may receive testimony and set the matter for a subsequent meeting. Comments are limited to five minutes per individual. ADJOURNMENT Meeting adjourned at 9:45 p.m. DESIGN REVIEW COMMENTS • 7:00 p.m. Nancy Fong November 18, 2003 FOOTHILL BOULEVARD/ROUTE 66 VISUAL IMPROVEMENT PLAN -CITY OF RANHCO CUCAMONGA-A request to review the design concept for the last Activity Center between Grove Avenue and San Bernardino Road. Design Parameters: The City Council approved the Foothill Boulevard/Route 66 Visual Improvement Plan in January of 2001. The intent of Foothill Boulevard/Route 66 Visual Improvement Plan is to augment the design and development standards of the Foothill Districts in the Development Code. It is a design document that has enough specifications so that a designer can use it in preparing construction plans. However, this document did not include the specific design for the Activity Center between Grove Avenue and San Bernardino Road. The reason is that this segment of Foothill Boulevard is unique because of its historic significance such as Sycamore Inn and other eclectic buildings. The direction from the Council was that this activity centerwould be treated differently and specially and the specific design can be developed at the time of new or redevelopment of the area. The City has received new or re-development proposals for the site that used to contain the Red Chief Motel and new residential development east of Sycamore Inn. In addition, the City has designed the raised median-island and ultimate curb improvements for widening this segment of the Foothill Boulevard. As a result, staff has hired the same consultant that designed the Visual Improvement Plan to complete the design of this Activity Center paid for by the developer of the Red Chief Motel site. Staff Comments: Because this segment of Foothill Boulevard has various constraints such as limited parkway width, limited landscape setback, or building encroaching into future public right-of- way, the design concept use the formal arrangement of tree wells and pattern hardscape within the parkway similar to all Activity Centers in the Visual Improvement Plan. To have a special theme, the concept proposes to use Crape Myrtle as the tree species within median-island, and the tree wells on both sides of the street that stretch from Grove Avenue to the Pacific Electric Trail. The concept also includes the many street elements and furniture already mentioned in the Visual.lmprovement Plan. PLANS WILL BE AVAILABLE AT THE MEETING FOR COMMITTEE'S REVIEW Staff Recommendation: Staff recommends that the Committee review the design concept of the Activity Center and forward a recommendation of approval to the Planning Commission. Design Review Committee Action: Members Present: Staff Planner: Nancy Fong Rescheduled item for December 2, 2003, meeting. C~ DESIGN REVIEW COMMENTS • 7:20 p.m. Donald Granger November 18, 2003 ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2003-00324 -DRS. GEORGE MAKKAR AND AMIRA BOUTROS - A request to construct a 13,855 square foot office and retail building on 1.70 acres of land in the Neighborhood Commercial District, located approximately 300 feet east of Archibald Avenue, on the north side of Base Line Road - APN: 1076-191-10. Related Files: Preliminary Review DRC2002-00337. Design Parameters: The project site is located on the north side of Base Line Road, east of Archibald Avenue, within an existing shopping center developed under Conditional Use Permit 84-13. The project site originally was master-planned for a retail building. Hollywood Video is located on the adjacent parcel to west, and amulti-family project is north of the project site. To the east is a mobile home park. A condition of approval for the shopping center (CUP 84-13) requires that future buildings be consistent with the Mission architectural style. The proposed office and retail building has been designed to incorporate elements of the Mission style and blend with adjacent building by matching the form, Spanish file roof, exposed rafter tails and columns of the adjacent Hollywood Video building. A colonnade exists on the south elevation, and partial colonnade is located on the east elevation and wraps around to a portion of the north elevation. The building includes recessed arches on the north and west elevations, and a curvilinear parapet on the south and east elevations provide variation to the roofline. The proposed design also includes new elements such as stacked stone a tower with spandrel glass that will be backlit and acrescent-shaped outdoor plaza at the • southeast corner of the building provides an attractive focal point. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: The following broad design issues will be the focus of Committee discussion regarding this project: South and East Elevations -The slightly curving flat parapet elements, flanking the tower, appears too modern and out-of-synch with the overall character of the building. There is no functional reason for this element as evidenced by the fact that spandrel glass was chosen for the upper half to hide the utility space between the ceiling and the roof. Delete and replace with design consistent with majority of building by extending file roof colonnade. Secondarv Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: The pavement in the plaza area near the tower should be decorative, with scored lines and colored concrete, complementing the tower feature. 2. Additional landscaping should be provided in the following areas: • Tree planting wells should be provided along the east elevation just north of the plaza • Along the north elevation, landscape planters should be added adjacent to the wall plane from the northwest corner of the building east to the two columns near the center of the • building. n U DRC COMMENTS DC2003-00324 -DRS. GEORGE MAKKAR & AMIRA BOUTROS November 18, 2003 Page 2 The 2-foot high recessed band at top of the tower should be eliminated so that the exposed rafter tails are located at the roof/wall plane junction, matching the roofline of the rest of the building and the adjacent Hollywood Video building. Policv Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: All signs shall conform to the existing Uniform Sign Program. C 1 Staff Recommendation: Staff recommends thatthe Committee review the project and recommend review and approval by the Planning Commission subject to the above recommendations. Design Review Committee Action: Members Present: Larry McNeil, Rich Fletcher and Brad Buller Staff Planner: Donald Granger The Committee reviewed the project and recommend approval with the following conditions: 1. The slightly curving flat parapet elements, flanking the tower, along the south and east elevations, shall be modified to be flat. The spandrel glass feature shall remain. The final design shall be subject to City Planner review. 2. The pavement in the plaza area near the tower shall be decorative, with scored lines and colored concrete. The final design shall be subject to staff review during plan check. 3. Large size potted plants shall be installed along the north elevation. 4. The tower element, with the 2-foot high recessed band at the top of the tower, shall remain as proposed. Spandrel glass shall extend from the top of the tower to the concrete walkway along the south and east elevations. C~ DESIGN REVIEW COMMENTS • 7:40 p.m. Warren Morelion November 18, 2003 HILLSIDE DEVELOPMENT REVIEW DRC2003-00965 -MANNING HOMES -The design review of building elevations and detailed site plan for 23 single-family homes on 13.6 acres of land in the Very Low Residential District (.1-2 dwelling units per acre), located at the southwest corner of Hillside Road and Archibald Avenue - APN: 1061-571-04, 08, 09, 21 and 22. Related File: Tentative Tract SUBTT16430, Landmark Designation DRC2003-00574, Landmark Alteration DRC2003-00575, Mills Act DRC2003-00576, and Tree Removal Permit DRC2002-00917. Desion Parameters: The Planning Commission approved Tentative Tract Map 16430 on August 13, 2003. The project consists of the development of 22 new single-family homes and relocation of the historic Toews residence onto Lot 19. ' The new homes will all consist of two-story structures ranging in size from 4,668 to 5,477 square feet. A total of three floor plans will be available with building elevations comprised of a mixture of Bungalow, French Country, Traditional, and Old California styles. The two Plan 3 homes that side-on Archibald Avenue will have usable wrap around porches. The floor plans and architecture have been staggered so that identical plans are not located on adjacent lots. The homes have also been designed to comply with the 30-foot building envelope and other development standards required by the Ciiy's Hillside Ordinance and Development Code. None of the homes, including the Toews residence, are expected to block the views of the surrounding property owners to the north or west. All of the homes have been designed with front-on garages. The Plan 3 is the only plan that also includes a 2-car side-on garage. These garages include built in window features facing the . street. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: The following broad design issues will be the focus of Committee discussion regarding this project: None -The applicant has worked hard with staff to resolve all major issues. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: Although it is not shown, the applicant has indicated that all of the homes meet the Hillside Ordinance building envelope requirements. If the homes do not meet the requirements, then they should be redesigned to comply with the height and bulk restrictions. The building envelopes should be included on the Elevation sheets as part of the final submittal package. 2. All retaining walls visible to the public shall be made of a decorative block material. 3. Replot home on Lot 2 to comply with 10-and 15-foot side yard setbacks. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. All river rock material used on the project shall be real (not manufactured). • DRC COMMENTS DRC2003-00965-MANNING HOMES November 18, 2003 • Page 2 2. To enhance the natural appearance of the lots, the applicant should incorporate the large rock boulders that may be unearthed during grading into the front yard and sloped area designs. Staff Recommendation: Staff recommends the project be forwarded to the Planning Commission for review and approval subject to the above listed comments. Design Review Committee Action: Members Present: Larry McNiel, Richard Fletcher, Brad Buller Staff Planner: Warren Morelion The Committee reviewed the project and recommended the project be forwarded to the Planning Commission for approval subject to the above-mentioned comments with the following additional condition: Dress-up the rear of each building elevation to include more architectural elements. The Committee asked the applicant to work with staff to resolve the issue. The applicant agreed. • C~ DESIGN REVIEW COMMENTS • 8:00 p.m. Alan Warren November 18, 2003 CONDITIONAL USE PERMIT DRC2003-00504 -CHARLES JOSEPH ASSOCIATES -A requestto develop a 90,000 square foot retail center including a 14,480 square foot drug store, 27,000 square foot market, 2 restaurants and 4 restauranUretail pad sites ranging in size from'7,000 square feet to 14,000 square feet on 9 acres of land within the Mixed Use District of the Victoria Arbors Master Plan, located at the southeast corner of Base Line Road and Day Creek Boulevard - APN: 0227-161-39. Through the preparation of an Initial Study, this action has been determined to be within the scope of the supplement to the Victoria Arbors Environmental Impact Report (EIR) (State Clearinghouse No. 98041 137) that was certified by the City Council on July 7, 1999; and no additional environmental notice for the discretionary actions pertaining to the proposed projected is required pursuant to Public Resources Code Section 21166. Design Parameters: The site is located at the southeast corner of Base Line Road and Day Creek Boulevard. The site shares its east property line with the historic Regina Winery (Joseph Filippi Winery) complex. The winery has planted a new vineyard along the entire west side of the winery property abutting the proposed shopping center. The existing winery buildings are about 400 feet from the shopping center. Staff has encouraged the applicant to work with the tenant of the winery to work out some common issues (access, master planning, etc.). To this point, the tenant and the shopping center applicant have not resolved any of the potential shared issues. The tenant of the winery remains opposed to the project. The site, while bordering major roadways, is also adjacent to future single-family residential • development along its southern boundary. Southbound vehicles on Day Creek Boulevard will access the site from the Madrigal Street driveway. The applicant has been advised that no median island cut is authorized along the Base Line Road frontage. A neighborhood meeting was held and about an equal number of participants voiced approval and disapproval of the project. Since the meeting, staff has received correspondence from those voicing concern over the concept of a neighborhood shopping center next to the historic winery. The concerns raised are over the location of a drug store immediately adjacent to the winery property. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: The following broad design issues will be the focus of Committee discussion regarding this project: 1. Site Plan/Master Plan -City policy states, "Relate the location of site uses with adjoining properties to avoid possible conflicts and take advantage of mutual potentials." The relationship of the site to the historic winery is the most significant design issue of this proposal. The shopping centers design has been formulated to complement the period architecture of the winery as provided in the Victoria Arbors Master Plan. While the architecture, as proposed, exhibits significant winery features, the site does not provide a physical interconnection between the two projects that would increase their compatibility. The proposed shopping center has acontinuoustwo-way drive aisle setback 5 feet from the east property line shared with the winery; therefore, access could occur at multiple locations. Ideally, access would align with either east-west drive aisle north and south of Walgreens. Staff recommends that a specially designed walkway be included to the east property line to • provide a point of connection between the center and any future winery expansion. Such an enhanced walkway could be along the north side of Building A or between Building B and Building A. A gated element within the perimeter wall should be provided for this potential feature. DRC COMMENTS DRC2003-00504 -CHARLES JOSEPH ASSOCIATES November 18, 2003 • Page 2 2. Walgreens - In conjunction with the above-mentioned connection, staff believes the north elevation of Building A can be improved with a continuous covered walkway to the east with an expanded tower element at the northeast building corner. The expanded tower should be incorporated into and be a part of the covered walkway. Similarly, the tower at the southwest corner should be expanded and the covered walkway extended to be incorporated in to the tower. The drive-thru canopy should be extended to cover both lanes by placing columns in the outer planter island and extending roof overhang. The rock veneer be natural fieldstone and that veneer be extended to the top of each tower. 3. Architecture -The applicant has stated that all the buildings are to be constructed in the first phase except for Building H that will not be built until a tenant for it has been secured. The small pad buildings to be located on the corners will form a significant presence at the intersections. Therefore, their architectural features should exhibit similar degree of accent as the major buildings. Towards this end, staff recommends that the tower elements be expanded in size and number on these buildings as follows: a. A tower at the southwest corner of Building G. b. A tower at the southwest corner of Building H. c. A tower over the drive-thru window of Building F d. Another tower along the street frontages of Building E. The rock veneer should extend to the top of the larger towers. Towers with decorative spires would also add a distinctive accent to the site. . 4. Signs -Signing is conceptually shown on the building elevations. This signing, and the type shown on a Uniform Sign Program submitted for staff review, has a distinct commercial theme. Because of the character of the winery site, staff believes the signing for the center should have a decidedly historic theme/concept. Wood signing with exterior lighting maybe more appropriate than internally illuminated plastic channel letters. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: Tree well planters (3 feet by 3 feet) should be provided in front of the covered walkway columns along the north and west elevations of Building A, north elevation of Buildings B and E, and east elevation of Building G. The plantings in these wells will help soften the view of the elevations. City policy requires integration of roof-mounted equipment screening into the building design (i.e., extend parapet walls) rather than have a "tacked-on" appearance. Because the building pads are lower than Base Line Road, staff believes the parapet walls should be equal to the height of the anticipated equipment atthe roofs' highest point in orderto assure complete screening. 3. As part of the project, a Minor Exception (DRC2003-00983) has been submitted for a screen/sound wall along the Madrigal Street frontage. The Development Code requires a 35-foot setback and the applicant is requesting a 32-foot setback. Staff does not believe that a 3-foot exception will cause any significant impact to the streetscape. DRC COMMENTS DRC2003-00504 -CHARLES JOSEPH ASSOCIATES November 18, 2003 • Page 3 4. A trash compactor is proposed for the rear loading dock of Building C. While the sound study indicates that this equipment should not cause significant noise impacts, staff recommends that the compactor be located within the building or in a stand alone roofed structure. The Lighting Plan incorporates two differing styles of light fixtures. Single and double lantern styles are combined with a very contemporary style. Staff is concerned that these two styles may not be compatible and the center's overall design may suffer. Staff recommends that the contemporary fixture be replaced with one that exhibits similar features of the lanterns. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: Clearly delineate on-site pedestrian walkways with special pavement, landscaping, and lighting. Screen parking areas from public view with mounding, landscaping, low walls, grade differentials, and building orientation. 3. Screen trash enclosures, ground-mounted equipment and utilities from public view. 4. Provide architectural treatment to all elevations (i.e., 360-degree architecture). • 5. Provide focal points in the architectural theme to create strong entry statements and provide a sense of place. Towers, spirals, domes, massing, color, trellises, fountains, public art, and plazas are encouraged. 6. Paint roll-up doors and service doors to blend-in with main building colors. 7. Consider site amenities, such as walls, hardscape, street furniture, trash enclosures, lighting, and monument signs, as part of the total architectural package for the project. S. For shopping centers, vending machines and newspaper racks are to be recessed into the building facade. 9. Locate plants in response to architectural design and site planning. Plants can be used to keynote entries, contrast with or reinforce building lines and volumes, and soften hard lines or blank wall expanses. 10. Thirty percent of all trees are to be box size for commercial and office projects. Provide one tree per every 3 parking stalls in parking lot. 11. Use plants to define outdoor spaces such as street edge, outdoor plazas, or movement paths between parking and building entrances. Maintain adequate sight lines for motorists at intersections and driveways. Staff Recommendation: Staff recommends that if the Design Review Committee concurs with staff on the major issues, that the shopping center proposal be revised and return to the Committee with • appropriate amendments. , DRC COMMENTS -, DRC2003-00504 -CHARLES JOSEPH ASSOCIATES November 18, 2003 • Page 4 Design Review Committee Action: Members Present: Larry McNiel, Richard Fletcher, Brad Buller Staff Planner: Alan Warren The Committee was ready to recommend denial of the project but the applicant requested a 2-week continuance to discuss the matter with their team. C~ • DESIGN REVIEW COMMENTS • 8:20 p.m. Warren Morelion November 18, 2003 ENVIRONMENTAL ASSESSMENT AND TENTATIVE PARCEL MAP SUBTPM16180 - L.D. KING - A request to subdivide 3.78 acres into 4 lots in the Very Low Residential District (1 to 2 dwelling units per acre), located at the southeast corner of Banyan Avenue and Greenwood Place - APN: 0225-171-26 and 23. Related File: Tree Removal Permit DRC2003-00308. Desiqn Parameters: The subject property, located at the southeast corner of Banyan Avenue and Greenwood Place, and is within the Etiwanda Specific Plan and the Equestrian Overlay District. The project is surrounded by single-family residential development to the north, south, and west. Immediately to the east is a vacant undeveloped parcel. The site has a slight slope from north to south with one single-family dwelling located directlyon the southeastcornerof Banyan Avenue and Greenwood Place. Existing Eucalyptus windrows are proposed to be removed; hence, would require replacement planting in accordance with Etiwanda Specific Plan standards. The parcel map proposes subdivision into four lots (three parcels for single-family residential development, with one lot created for the identified existing single-family dwelling that is to remain. The three new lots would all access from Greenwood Place. The proposed project includes a local feeder trail to the rear of each residential lot. In addition, a Community Trail is proposed across the frontage of Lot 1 (the south side of Banyan Avenue). The average lot size is 36,724 square feet which exceeds the 25,000 square foot average required by the Etiwanda Specific Plan As requested by staff, the applicant has provided a master plan showing how the property to the east (the last remaining piece in the block) could be developed. • Staff Comments:. The following comments are intended to provide an outline for Committee discussion. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: 1. Provide a decorative block wall around the project perimeter. Where there is an existing or proposed equestrian trail, the wall should be located on the inside edge (house side) of easement, with appropriate gates to access to the rear of each lot. 2. Replace Blue Gum Eucalyptus windrows in accordance with Etiwanda Specific Plan standards: replace with Eucalyptus Maculata (Spotted Gum) spaced 8 feet on center generally along 330-foot x 660-foot grid, at a rate of 50 linear feet per acre. Staff Recommendation: Staff recommends approval of the project subject to the comments noted above. Desiqn Review Committee Action: Members Present: Larry McNiel, Richard Fletcher, Brad Buller Staff Planner: Warren Morelion The Committee reviewed the project and recommended the project be forwarded to the Planning Commission for approval subject to the above-mentioned comments with the following additional conditions: • 1. Improve the Community Trail along the north side of the project frontage. 2. Eliminate the existing drive access on Banyan Street. DESIGN REVIEW COMMENTS 8:40 p.m. Warren Morelion November 18, 2003 HILLSIDE DESIGN REVIEW DRC2003-00782 - HK CONSTRUCTION - A request to construct a 5,770 square foot single-family home on'.55 acres of land in the Very Low Residential District (up to 2 dwelling units per acre) located on Lot 8 at westerly terminus of Deer Canyon Drive - APN: 1074- 331-10. Design Parameters: The lot is located within Deer Creek Estates and is an uphill condition sloping north to south (front to back). The applicant is proposing to construct asingle-family home that will step southerly with the lots' natural grade. In an effort to avoid a significantly steep drive approach, the applicant is proposing a meandering driveway with aside-on three-car garage. Abasement is proposed immediately adjacent the garage. The basement provides atwo-story design, with only a one-story single-family home visible from the street. The proposed architecture is compatible with the neighborhood and complies with the City's design requirements. The construction of the project will require a vertical cut of more than 5 feet. Because the cut exceeds 5 feet in height, this project requires Design Review Committee review and recommendation and Planning Commission action, according to the Hillside Development Regulations. The purpose of this review is to ensure that the proposed project meets the intent of the Hillside Development Regulations. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: The following broad design issues will be the focus of Committee discussion regarding this project: • 1. Grading: The primary issue is whether the proposed project meets the intent of the Hillside Development Regulations. The purpose of the Hillside Development Standards is to minimize the grading and building mass. Although two-thirds of the house is a flat pad, the creative design solution includes a garage and utility room "basement" underneath the west wing. The cut of 9 feet in the middle of the home does exceed the maximum 5 feet of cut allowed by the Hillside Ordinance; however the 9-foot cut is for an interior basement that is not visible from public view, and therefore the visual impact is avoided. The proposed basement creates a stepped transition between the garage and home, and allows the proposed single-story structure to step up the natural slope and completely fit within the building envelope requirement. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: 1. All walls and fences shall be of decorative material. 2. Consider balusters to replace the wrought iron proposed on the east elevation (the balusters should match those identified on the south elevation). 3. Consider adding the ledge stone veneer to the column bases and chimney identified on the north elevation. Staff Recommendation: Staff recommends approval of the proposed project. Design Review Committee Action: • Members Present: Larry McNiel, Richard Fletcher, Brad Buller Staff Planner: Warren Morelion The Committee reviewed the project and recommended the project be forwarded to the Planning Commission for approval subject to the above-mentioned comments. DESIGN REVIEW COMMENTS ~' November 18, 2003 PUBLIC COMMENTS There were no public comments at this time. ADJOURNMENT The meeting adjourned at 9:45 p.m. Respectfully submitted, Brad Buller Secretary • • DESIGN REVIEW COMMITTEE MEETING ACTION AGENDA AND MINUTES TUESDAY NOVEMBER 4, 2003 7:00 P.M. RANCHO CUCAMONGA CIVIC CENTER RAINS ROOM 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA Committee Members: Cristine McPhail Pam Stewart Alternates: Rich Macias Richard Fletcher CONSENT CALENDAR Nancy Fong Larry McNiel The following items are expected to be routine and non-controversial. Typically they are items such as plan revisions prepared in response to discussions at a previous meeting. 7:00 p.m. ((Lisa/Nancy) DEVELOPMENT REVIEW DRC2001-00523 - NABIH - A design review for a 3,276 square foot single family residence on .28 acres of land in the Low Residential District (2-4 dwelling units per acre) and Hillside Overlay District on Predera Court (Lot 28, Tract 10035) -APN: 207-631-18. 7:05 p.m. • (Doug/Joe) DEVELOPMENT REVIEW DRC2003-00605-STANDARD PACIFIC-A design review of detailed site plan and building elevations for 90 single-family lots of a previously approved Tentative Tract 16372 within the Victoria Arbors Master Plan in the Victoria Community Plan located southeast of Victoria Park Lane - APN: 0227-161-141-147 and 0227-171-126-128, 130-133, 135 and 137-139. 7:10 p.m. (Emily/Mark) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2002-00116 -EAGLE FAMILY LIMITED PARTNERSHIP - A request to develop a 25,622 square foot warehouse in Industrial District, Subarea 13 on a 1.25 acre site, located at 9275 Charles Smith Avenue -APN: 229-283-02. PROJECT REVIEW ITEMS This is the time and place for the Committee to discuss and provide direction to an applicant regarding their development application. The following items do not legally require any public testimony, although the Committee may open the meeting for public input. 7:15 p.m. (Donald/Shelley) ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT16554 - PINEWAVE DESIGN AND ENGINEERING - A residential subdivision of 6single-family lots on 1.68 acres of land in the Low Residential District (2-4 dwelling units per acre), located at the southwest corner of Base Line Road and Hermosa Avenue -APN: 1077-041-57. Related Files: DRC2003-00358. • ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW • DRC2003-00358 - PINEWAVE DESIGN AND ENGINEERING -The design review of building elevations and detailed site plan for 6single-family lots on 1.68 acres of land in the Low Residential District (2-4 dwelling units per acre), located at the southwest corner of Hermosa Avenue and Base Line Road - APN: 1077-041-57. Related Files: Tentative Tract Map SUBTT16554. 7:35 p.m. (Alan/Vicki) HILLSIDE DESIGN REVIEW DRC2003-00768-CARYSCHNEIDER-A request to develop a single-family residence in the Low Residential District at 7997 Camino Predera Street, Lot 17 of Tract 10035 -APN: 0207-631-07. • 8:00 p.m. (Alan/Vicki) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT DRC2003-00869 - HIMES PETERS JEPSON ARCHITECTS - A request for the development of a vocational, technical education facility of 189,362 square feet on 17.87 acres in the Haven Overlay District at the southwest corner of Haven and Sixth Street -APN: 0210-072-42. 8:30 p.m (Alan/Mark) CONDITIONAL USE PERMIT DRC2003-00650 - JIM KYPREOS - A development review of site and architectural plans fora 3,036 square foot drive- thru restaurant within the Community Commercial designation of the Foothill Boulevard Districts located at the southwest corner of Foothill Boulevard and Malachite Avenue -APN: 0208-261-19. 9:00 p.m. (Emily/gene) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2003- 00602 - J.T. STORM - A request to develop 11 single family homes located in the Very Low Residential District (1-2 dwelling units per acre) on the east side of East Avenue, south of Highland Avenue -APN: 0227-071-24. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT16542 - J.T. STORM - A request to subdivide 4.92 acres into 11 lots in the Low Residential District (2-4 dwelling units per acre) of the Etiwanda Specific Plan located on the east side of East Avenue, south of Highland Avenue - APN: 227-071-24. PUBLIC COMMENTS This is the time and place for the general public to address the Committee. State law prohibits the Committee from addressing any issue not previously included on the Agenda. The Committee may receive testimony and set the matter for a subsequent meeting. Comments are limited to five minutes per individual. ADJOURNMENT CONSENT CALENDAR COMMENTS 7:00 p.m. Lisa Kuschel November 4, 2003 Development Review DRC2001-00523 - Nabih - A design review fora 3,276 square foot single family residence on .28 acres of land in the Low Residential District (2-4 dwelling units per acre) and Hillside Overlay District on Predera Court (Lot 28, Tract 10035) - APN: 207-631-18. Design Parameters: The project was reviewed at the Design Review Committee meeting on June 3, 2003. At that time, the Committee directed the applicant to work with staff and the City Planner to address all design issues. The applicant has worked diligently with staff to revise the design in which many of the issues from that meeting have been addressed. Attached is a copy of the June 3, 2003, Design Review Committee Action Comments for Committee to review. The revised design consisted of a Spanish-like appearance for architectural style with the use of red S-tile roof material, textured stucco, and arched openings. The front elevation features a sweeping entry stairway, columns and decorative pre-cast balustrades. Additionally, the building integrates cornices, a trellis, and window surrounds. The applicant has generally responded to recommendations regarding building mass, roof pitch consistency, and introduction of a secondary material. No Landscape Plan has been proposed at this time. Staff will review the Landscape Plan during plan check prior to issuances of any building permits. Staff Comments: The following comments are intended to provide an outline for Committee discussion. • 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 proposed use of stone veneer should be specified as ledger stone. 2. Apply the same ledger stone veneer to the north and east elevations. For example, stone veneer may be applied to a portion of the chimney to extend as high as the top of the balustrade at the third-story balcony. Staff Recommendation: Staff recommends approval of the proposed project subject to the Secondary Issues listed above and being placed as conditions of approval. Design Review Committee Action: Members Present: Cristine McPhail, Pam Stewart, Nancy Fong Staff Planner: Lisa Kuschel The Committee recommended approval of the project with the following conditions: The top of the chimney shall be treated with stacked stone material. 2. The applicant shall work with staff to use the best practice, which may include undergrounding piping, river rock treatment to a swale, etc., for the drainage system along the south property boundary. The design is subjected to City Planner review and approval, • prior to issuance of grading permits. CONSENT CALENDER COMMENTS • 7:05 p.m. Doug Fenn November 4, 2003 DEVELOPMENT REVIEW DRC2003-00605- STANDARD PACIFIC-A design review of detailed site plan and building elevations for 90 single-family lots of a previously approved Tentative Tract 16372 within the Victoria Arbors Master Plan in the Victoria Community Plan located southeast of Victoria Park Lane - APN: 0227-161-141-147 and 0227-171-126-128, 130-133, 135 and 137-139. Staff Recommendation: Staff recommends that the Committee approve the request. Design Review Committee Action: Members Present: Cristine McPhail, Pam Stewart and Nancy Fong Staff Planner Doug Fenn The Committee stated that the same house projects have been approved previously, therefore recommended approval of the project. • • CONSENT CALENDER COMMENTS • • 7:10 p.m. ENVIRONMENTAL ASSESSMENT FAMILY LIMITED PARTNERSHIP Industrial District, Subarea 13 on APN: 229-283-02. Emily Wimer November 4, 2003 AND DEVELOPMENT REVIEW DRC2002-00116 -EAGLE - A request to develop a 25,622 square foot warehouse in a 1.25 acre site, located at 9275 Charles Smith Avenue - Design Parameters: The project is located on the east side of Charles Smith Road on approximately 1.25 acres of vacant land. The project is bordered to the east by the I-15 freeway, to the south by Cardlock filling station, and to the north by an industrial warehouse building. The building is a 25,622 square foot speculative warehouse and includes a 5,104 square foot mezzanine. The applicant has asked to modify the approved exterior building materials. The original material, travertine stone, was approved by the Design Review Committee and Planning Commission in October of 2002. Since the approval, the applicant has submitted plans, which would change the exterior materials of the building. Staff informed the applicant that the change would require Design Review Committee approval. The applicant is proposing the second primary exterior material, travertine Stone, be replaced with heavy sandblasted concrete. The sandblasted concrete would be used mainly along the west elevation facing Charles Smith Avenue, and wrap around the ends 28 feet. The majority of the building is painted tilt-up concrete and features horizontal bands of solar gray glass. The proposal will change the exterior look of the building on all four elevations. The proposed change would also affect the horizontal bands on the exterior of the building, which wrap around the entirety of the building. The original color proposed matched the tan travertine stone. The proposed split-face block would change the horizontal reveals to a gray hue similar to the painted concrete of original design. Sandblasted concrete is a commonly used primary building material on other buildings in the neighborhood. Renderings and sample of sandblasted concrete will be available at the meeting. Staff Recommendation: Staff recommends that the Committee approve the request. Design Review Committee Action: Members Present: Cristine McPhail, Pam Stewart and Nancy Fong Staff Planner Emily Wimer The Committee did not approve the proposed material of heavy sandblasted concrete. The Committee stated they are open to review other material similar to travertine stone. • DESIGN REVIEW COMMENTS • 7:15 p.m. Donald Granger November 4, 2003 ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT16554 -PINEWAVE DESIGN AND ENGINEERING - A residential subdivision of 6single-family lots on 1.68 acres of land in the Low Residential District (2-4 dwelling units per acre), located at the southwest corner of Base Line Road and Hermosa Avenue -APN: 1077-041-57. Related Files: DRC2003-00358. ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2003-00358 -PINEWAVE DESIGN AND ENGINEERING -The design review~of building elevations and detailed site plan for 6 single-family lots on 1.68 acres of land in the Low Residential District (2-4 dwelling units per acre), located at the southwest corner of Hermosa Avenue and Base Line Road -APN: 1077-041-57. Related Files: Tentative Tract Map SUBTT16554. Backoround: The Minor House, a designated historic landmark, is presently located at the northeast corner of the project site. Concurrent with the Development Review and Tentative Tract Map applications on the subject site, Landmark Alteration Permit DRC2003-00711 has been filed to relocate the Minor House to Lot 6 of the proposed subdivision. Design Parameters: The 1.68 acre site slopes gently to the south, with two mature trees on each side of the Minor House. Both trees will be preserved and incorporated into the rear yard of Lot 1. The existing cobble wall will be demolished on the Base Line Road frontage. Portions of the cobble wall along the Hermosa Avenue frontage will be removed to allow the proposed cul-de-sac to take • access off Hermosa Avenue. The applicant is proposing a 6-lot infill subdivision, with house development. Lot sizes for the proposed subdivision range from 9,400 square feet to 12,200 square feet, which are substantially larger than the subdivision directly to the west. The house product consists of two floor plans, ranging in square footage from 3,409 for Plan 1 to 3,600 for Plan 2. Both plans have roof plans that have strong variation in the roof plane, utilizing hip and gable elements. A ledge stone base with a decorative foam molding cap on both plans provides a materials contrast from the tan stucco exterior. Both floor plans have foam window surrounds and decorative cornices on all elevations. Portions of the elevations on both plans have been designed with wood siding and decorative wood bracing, thereby incorporating a design element of the historic Minor House. Staff believes that the design philosophy should not mimic the Craftsman style, because to do so would detract from the impact of this historic landmark. Our design approach is to celebrate what is unique about the Minor House by letting the landmark stand out from the neighborhood as it does today. Each floor plan has been designed with ledge stone on the entire wall plane over the entryway, providing a rich focal point. A detached, two-car garage matching the materials and Craftsmen architectural style of the Minor House will be constructed adjacent to the relocated Minor House on Lot 6. All lots will have decorative driveways and garage doors that complement the Craftsman architectural style of the detached garage for the Minor House. The project includes an application for a Minor Exception (DRC2003-00726) to allow a perimeter wall height of 8 feet along the northern boundary of the project and along the eastern boundary of Lot 1 for sound attenuation purposes. The proposed perimeter wall along the Base Line Road and Hermosa Avenue frontage will be decorative, consisting of two contrasting types ofsplit-face block, with ledge stone pilasters at 10 feet on center. DRC COMMENTER SUBTT16554 & DRC2003-00358 - PINEWAVE DESIGN & ENGINEERING • November4, 2003 Page 2 Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: None -The applicant has worked diligently with staff to resolve all major issues. 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 houses should be plotted with substantial front setback variation, in order to provide variation and visual interest in the streetscape. All of the dwelling units are plotted at the same front yard setback. Front yard setbacks should have substantial variation of +/- 5 feet, at a minimum as required by Development Code. 2. Since the subdivision is only six lots, the colors of the stucco and ledge stone base should vary on each lot in order to provide visual interest. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion. 1. No wood fencing is allowed. Construct block walls between homes (i.e. along interior side and rear property line) for permanence, durability, and design consistency. • 2. Access gates to rear yards should be constructed of a material more durable than wood. Acceptable materials include, but are not limited to, wrought iron and PVC. 3. All interior private yard slopes are required to be landscaped with ground cover, shrubs, and one tree per 150 square feet of area. 4. River rock shall be real, or native fieldstone maybe used. Stone veneers are not permitted Staff Recommendation: Staff recommends that with Secondary Issue addressed, the.Committee recommend approval to the Planning Commission. Design Review Committee Action: Members Present: Cristine McPhail, Pam Stewart and Nancy Fong Staff Planner: Donald Granger The Committee reviewed the project and recommend approval with the following conditions: 1. The houses shall be plotted with substantial front setback variation, with a variation of +/- 5 feet, at a minimum. Final design shall be subject to City Planner review and approval during the precise grade plan submitted for plan check. DRC COMMENTER SUBTT16554 & DRC2003-00358 - PINEWAVE DESIGN & ENGINEERING • November4, 2003 Page 3 The colors of the stucco and ledge stone base shall vary on each lot in order to provide visual interest. Plans submitted for plan check shall indicate the required variations in the stucco color and ledge stone base. 3. A Model 2 plan shall be plotted on Lot 1. 4. All Model 1's shall have an additional architectural feature or site design, such as a front porch or a decorative driveway with unique scored lines, to provide variation in the streetscape. Plans submitted for plan check shall indicate the additional architectural feature. • DESIGN REVIEW COMMENTS • 7:35 p.m. Alan Warren November 4, 2003 HILLSIDE DESIGN REVIEW DRC2003-00768 - CARY SCHNEIDER - A request to develop a single-family residence in the Low Residential District at 7997 Camino Predera Street, Lot 17 of Tract 10035 - APN: 0207-631-07. ' Design Parameters: The site is asingle-family residential lot that had previously been approved for a new tract development along the south side of Camino Predera Street. The previous design review application proposed a private street along the lower portions of the lots that fronted on Camino Predera Street. Vehicle access to many of the lots was to be from the south (downhill side of lots) off the private street. The subject lot was to be part of the access to the private street, which was to be attained with a lot line adjustment and deletion of one of the 21 lots. The recent development approval for the area included a private drive access along the south portions of each lot. In order to keep this option open for future development consideration, staff recommends that an access easement be provided for the benefit of the lotto the east. Further, staff recommends that a similar easement be provided on the remaining lots that were to gain vehicle access along the south portion of the lots. The project proponent has decided to develop only a few of the lots and to sell most of the original lots to individual developers. The previous project had a controversial process with residents on the north side of Camino Predera Street in opposition to the potential blocking of views south across the site. The grades are around 14 percent over most of the lot with significant steeper grades (38 percent) • adjacent to the street. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: Hillside -The overall guiding issue in this application is how well the overall design works with the natural slope within the context of the City's Hillside Development standards. The house, as designed and located on the lot, satisfies the minimum technical requirements of the hillside standards. The house does fit with the Hillside Development Ordinance 30-foot building envelope and complies with the minimum setback requirements of the Development Code. The floor plan does, however, exhibit significant two-story elements facing the street as well as on the sides and rear. The high gable over the garage and the front porch roof are the only significant single-story features. The floor plan provides five stepped floor elevations of between 1307 feet to 1302.5 feet (4.5-foot total difference). The "Elevation at Curb Height" shows the house to be 19 feet, at the middle of the lot, above the street curb level. The Committee should determine if the house satisfies the intent of the hillside standards by providing significant examples of architecture that works well with the natural grades of the site. City design policy states, "Design house size and mass in proportion to the lot size and lot dimensions. Houses which project atwo-story volume straight up at the minimum setbacks on small lots are inappropriate." While the house does satisfy minimum hillside guidelines, it still is essentially a iwo-story house sited on a hillside pad. Split level and single floor features are minimal. Being that the site is a downhill lot, the features of the • building envelope are not as limiting as an uphill lot. Therefore, staff believes the house has been appropriately designed for the site. DRC COMMENTS DRC2003-00768 - CARY SCHNEIDER • November 4, 2003 Page 2 2. Driveway W idth -The applicant originally proposed a 3-car side-entry garage with 15-and 19-foot setbacks from the east property line. Staff expressed concern that this did not provide sufficient maneuvering space for cars to get in/out of the garage. In response, the applicant eliminated the third car garage door. The City standard to a two-way drive aisle with 90-degree parking is 24 feet, which cannot be achieved without modifying the floor plan to reduce house width. Alternatives would include: a) detached garage taking access from a private drive, and b)front-loaded garage 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 driveway behind the garage entry extends to the east side property line where a retaining wall of up to 3 feet is proposed to take up the grade difference. Staff is concerned of having a grade drop right behind the backup area for vehicles exiting the garage. Staff recommends that a significant physical barrier (high curb, tubular steel fence, etc.) to stop any vehicle from backing off the edge. 2. There is an existing line of mature trees (Silk Oaks) along the south portion of the site. The grading for the rear yard does not appear to affect the trees' retention. Staff, therefore, recommends that the trees be protected in an appropriate manner during construction. • 3. City residential standards require a 15-foot level backyard area immediately behind the rear wall of houses. The level area behind the rear wall is less than this amount, however, a level area of nearly 30 feet is to be provided about 20 feet from the rear wall area. Staff believes this feature satisfies the intent of the rear backyard requirement. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. Grade land and landscape in workable increments to avoid exposing vast expanses of bared earth at any given time to minimize soil erosion. 2. In hillside areas, development is to be designed to preserve open spaces, protect natural features, and offer views to residents. 3. Round off and contour all graded slopes to blend with the existing terrain, and present a more natural appearance. 4. Establish proper soil management techniques to reduce the adverse effects (i.e., erosion) of grading. 5. Minimize disruption of existing natural features, such as trees and other significant vegetation, natural ground forms, rock outcroppings, water, and views. 6. Coordinate exterior building design on all elevations from building to building to achieve the same level of design quality. • 7. Use native rock for fieldstone. Other forms of stone may be manufactured products. 8. Select plant materials for their suitability to the environment and compatibilitywith Xeriscape principles (i.e., water conservation). Include existing mature trees worthy of preservation in the landscape concept. DRC COMMENTS • DRC2003-00768 - CARY SCHNEIDER November 4, 2003 Page 3 9. Select fast growing vegetative ground covers for fill/cut slope areas to retard soil erosion. 10. Significant landscaping is required for down slope elevations. Slopes that required landscaping shall be planted with informal clusters of trees and shrubs to soften and vary the slope plane. Jute netting is required. Staff Recommendation: Staff recommends approval subject to the above comments. Revised plans incorporating all the above comments shall be submitted for staff review prior to forwarding for City Planner review and approval. Design Review Committee Action: Members Present: Cristine McPhail, Pam Stewart and Nancy Fong Staff Planner: Alan Warren The Committee determined that the house as proposed was too wide for the lot. The limited back-up space for the garage (19 feet) was insufficient when compared to the normal24 feet required in parking lots. A Floor Plan that exhibits a narrow side to the front of the lot may resolve the issue. 2. The house needs to reflect the down slope of the lot at the rear of the house by stepping the rear of the hose. 3. A much improved Landscape Plan is required that shows a conceptual landscape I conformance with City standards. The applicant was advised to work with staff on several potential solutions, and that the item can be brought back the Design Review Committee as a Consent item if the concerns can be worked out to staff's satisfaction. DESIGN REVIEW COMMENTS 8:00 p.m. Alan Warren November 4, 2003 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT DRC2003-00869 - HIMES PETERS JEPSON ARCHITECTS - A request for the development of a vocational, technical education facility of 189,362 square feet on 17.87 acres in the Haven Overlay District at the southwest corner of Haven and Sixth Street - APN: 0210-072-42. Design Parameters: The site is a prominent corner location on the west side of Haven Avenue at 6th Street. The site is undeveloped and is being used for agricultural crop production of cactus and strawberries. A portion is also occupied by a declining vineyard. Mature California Peppertrees are located along the Haven Avenue frontage and because they are very close to the existing roadway, the need for their removal is anticipated. The Haven Overlay District is essentially an office district with an emphasis on corporate style developments. W ithin the overlay district, schools can be approved with a Conditional Use Permit. The proposal exhibits a concrete and glazed curtain wall facade along most of the Haven Avenue frontage. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Major Issues: The following broad design issues will be the focus of Committee discussion regarding this project: 1. The building exhibits a long front facade due to its length of 945 feet. The differing sections of the building help provide interesting articulation, but there are not many vertical changes. Staff recommends that very tall tree species be used along the front facade to help breakup the expanse and "scale down" its height. The Date Palm trees, ultimately very tall, at the building corners help but they are slow growing. Eucalyptus citridora, fast growers, are recommended elsewhere to form skyline canopy effect above the building. 2. Provide an art piece to enhance the image of the Haven Avenue Corridor. Since the inception of the Haven Overlay District, office developments along Haven Avenue has incorporated an art piece even if the project has met the required 25 percent landscaping. Examples are: northeast corner of 6th Street and Haven Avenue, and the southeast corner of Civic Center Drive and Haven Avenue. Recently, the Planning Commission has approved two office projects that included the display of an art piece for each development. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: The building materials listed on the building elevations appear to be appropriate for the type of building and style of architecture. Samples of the materials/colors were not available at the time of the report writing. Staff will review and provide comments at the meeting when the materials board is available. 2. City policy states, "Integrate screening for roof mounted equipment into the building design (i.e., extend parapet walls) rather than have a "tacked-on" appearance. Staff recommends that the parapet wall be equal in height to that of the anticipated equipment at the highest point on the roof to ensure total screening from public view. DRC COMMENTS . DRC2003-00869 - HIMES PETERS, JEPSON ARCHITECTS November 4, 2003 Page 2 3. A 4-5-foot retaining wall is proposed along the south property line. If the applicant is interested in adding a security wall around the parking lot, the combined wall heightcould reach 10 feet. Staff recommends that any security fencing be non-view obscuring wrought iron/tubular steel. The retaining wall should be constructed of decorative materials. Policv Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: Screen parking areas from public view with mounding, landscaping, low walls, grade differentials, and building orientation. 2. Paint roll-up doors and service doors are to blend-in with the main building colors. 3. Twenty percent of all trees are to be box size for industrial projects. 4. Provide dense landscaping to screen unattractive views and features, such as parking lots, loading and storage areas, trash enclosures, utility equipment (i.e., transformers, meters, backflow valves), and air conditioning units. 5. Use plants to define outdoor spaces such as street edge, outdoor plazas, or movement paths between parking and building entrances. Staff Recommendation: Staff recommends that the project be forwarded to the Planning Commission with a favorable recommendation. Design Review Committee Action: Members Present Cristine McPhail, Pam Stewart and Nancy Fong Staff Planner: Alan Warren The Committee recommended approval of the project subject to the comments contained above and the following conditions: 1. The staggered front building line was approved with the acknowledgement that the stagger would measure about 2.5 feet. 2. Add a reveal line to the top of the lower wall section (white paint finish sections) on all elevations. 3. Add a taller tree species along the west building elevation to provide a vertical accent to break up the long building elevation. As the applicant works with staff on the adjustments to the planting plan, the landscape concept may be modified to produce the desired affects on the overall project design. Also, selection of plant material around the Prospois trees should reflect the limited irrigation needs of that species. 4. Provide a public art feature near the intersection of Haven Avenue and 6th Street. DESIGN REVIEW COMMENTS 8:30 p.m. Alan Warren November 4, 2003 CONDITIONAL USE PERMIT DRC2003-00650 -JIM KYPREOS -A development review of site and architectural plans fora 3,036 square foot drive-thru restaurant within the Community Commercial designation of the Foothill Boulevard Districts located at the southwest corner of Foothill Boulevard and Malachite Avenue - APN: 0208-261-19. Design Parameters: The site is a vacant pad within the shopping center along the south side of Foothill Boulevard between Helms and Malachite Avenues. This center is one of the oldest in the City and was initially developed prior to the City's incorporation. The center received a majorfapade remodel in the 1990s. Located at the corner of Malachite Avenue and Foothill Boulevard, the site will provide a highly visible feature to the Foothill Boulevard streetscape. Recognizing this factor, the applicant has proposed a small corner plaza access point to the restaurant. The parking area, and drive-thru lane will be about 4 feet below the Foothill Boulevard sidewalk level. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: The following broad design issues will be the focus of Committee discussion regarding this project: • 1. Architecture -The west elevation, which will be the most visually prominent along Foothill Boulevard, is too plain. The large blank stucco wall is flushed with the edge of the drive-thru lane for approximately half of its length, which prevents using landscaping as a solution. 2. Architectural Details -The proposed details are different from the existing shopping center (see attached photos). W hile certain elements are attractive, the Committee should discuss how closely the proposed building should match the existing center. Following is a summary of differences: Grand Bur ers Existin Sho in Center Towers Towers • 3-foot overhang • No overhang . • Knee brackets • No Knee brackets • No cornice •Triple-layered cornice • No windows • Windows Para et - Yz round cornice Para et - Tri le-la ered cornice Arches -Drive-thru cover: no double Arches -double step recess ste recess 3. Site Plan -The drive-thru exit is heading in the wrong (south) direction for the flow of traffic. This drive aisle is one-way going in the opposite (north) direction. There is insufficient turning radius for vehicles to exit in the proper direction with the flow of traffic. This problem can be seen on the Grading Plan, which shows the adjoining existing parking lot. DRC AGENDA . DRC2003-00650 -JIM KYPREOS November 4, 2003 Page 2 4. Site Plan -The Planning Commission's drive-thru policy (Resolution No. 88-96) requires that drive-thru facilities shall be a minimum of 200 feet from any residential use or district boundary. When measured from the property lines of the parcel, the 200-foot distance "clips" the front corner of one residential lot on the east side of Malachite Avenue and about half of a lot on the west side of Malachite Avenue. Between the lot on the west side is the line of shops that form a solid barrier between the residence and the future restaurant. Staff believes that the drive-thru facility meets the policy intent and will not significantly impact either residential lot and should be favorably considered. 5. Because of the grade difference between the building and Foothill Boulevard, special care should be given to ensuring that roof equipment is hidden from public view. In this regard, staff recommends that the parapet wall be equal in height to the height of the anticipated roof equipment at the highest point of the roof. Secondary Issues: Once all of the, major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: The planting design does not exhibit a discernible concept and the plan does not show proposed plant quantities. The final plan should incorporate the following planting design policies: • a. Significantly increase the quantity of plant material. b. Plant canopy trees along the south elevation to shade the parking lot. Locate plants in response to architectural design and site planning. Plants can be used to keynote entries, contrast with or reinforce building lines and volumes, and soften hard lines or blank wall expanses. d. Provide canopy shade trees in parking areas. e. Twenty percent of all trees are to be box size for industrial projects. For commercial and office projects, 30 percent of all trees are to be box size. Provide special landscaping treatment, such as intensifying the density (size and/or number) of trees, accent trees, and special paving, at all project entries and building entrances. g. Provide one tree per every three parking stalls in the parking lot. h. Avoid plants that have messy fruiUseed/flower drop or brittle branches near paving, as they are a potential safety hazard and long-term maintenance liability. i. Use plants to define outdoor spaces such as street edge, outdoor plazas, or movement paths between parking and building entrances. • j. Maintain adequate sight lines for motorists at intersections and driveways. The Tobira pittsporum next to the drive-thru lane exit should be replaced with a less dense shrub to avoid motorist line-of-sight hindrance. DRC AGENDA • DRC2003-00650-JIMKYPREOS November 4, 2003 ' Page 3 k. Provide dense landscaping to screen unattractive views and features, such as parking lots, loading and storage areas, trash enclosures, freeway structures, utility equipment (i.e., transformers, meters, backflow valves), and air conditioning units. I. Minimum planter island width is 6 feet (outside dimension including curbs). The planter at the southeast corner of the building scales at less than 4 feet. 2. Signs-The proposed 8-9 inch high letters are too small to be effective. This is exacerbated by the choice of a script letter style. By comparison, most pad buildings in Rancho Cucamonga have 18-24 inch high letters. To some degree, this is offset by the 3-foot high hamburger logo. According to studies prepared by the National Electrical Sign Association, an 8-inch letter is legible from up to 350 feet (assuming a less ornate letter style); whereas, an 18-inch letter is legible from up to 750 feet. These distances are important considering the 45-50 miles-per-hour traffic speeds on Foothill Boulevard. 3. The colors and materials appear to be complementary to the shopping center remodel. A condition should be added that ensures that the materials exactly match those of the center. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: • 1. Screen trash enclosures, ground-mounted equipment and utilities from public view 2. Provide architectural treatment to all elevations (i.e., 360-degree architecture). 3. Avoid expanses of blank wall, devoid of any articulation or embellishment. 4. Paint roll-up doors and service doors to blend-in with main building colors. 5. Screen drive-thru lanes from public view by orienting the building and a combination of landscaping, berming, and low screen walls. Staff Recommendation: Staff recommends that the restaurant proposal be revised and return to the Design Review Committee. Design Review Committee Action: Members Present: Cristine McPhail, Pam Stewart and Nancy Fong Staff Planner: Alan Warren The Committee recommended approval of the project subject to the comments contained above and the following conditions: 1. The architecture is approved as proposed with the following amendments: a. The public entries on the north and east elevation shall be modified with a double door configuration. DRC AGENDA • DRC2003-00650 -JIM KYPREOS November 4, 2003 Page 4 b. The applicant shall work with staff to provide additional architectural accent detail such as the decorative plaster detail exhibited on the north elevation. c. Change the supports on the drive-thru lane canopy to match the columns exhibited elsewhere on the building and shopping center. 2. The Conceptual Landscape Plan shall be improved to staff's satisfaction, priorto forwarding the project to the Planning Commission. A licensed landscape architect should design the plan. U DESIGN REVIEW COMMENTS • 9:00 p.m. Emily W imer November 4, 2003 ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2003-00602 - J.T. STORM - A request to develop 11 single family homes located in the Very Low Residential District (1-2 dwelling units per acre) on the east side of East Avenue, south of Highland Avenue - APN: 0227-071-24. ' ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT16542 - J.T. STORM -A request to subdivide 4.92 acres into 11 lots in the Low Residential District (2-4 dwelling units per acre) of the Etiwanda Specific Plan located on the east side of East Avenue, south of Highland Avenue - APN: 227-071-24. Design Parameters: The project is located on the east side of East Avenue, approximately 150 feet south of Highland Avenue. The average lot size is 15,567 and a maximum lot size of 20,892. The site slopes north to south with a 2-4 percent slope with Eucalyptus windrows on or near the north, east, and southern property line. The property also includes asingle-family residence and a large detached garage that are both proposed for demolition. The project is surrounded by an existing housing development to the north, Etiwanda High School to the east, a residential lotto the south, and East Avenue to the west. The property is bordered by unique features including a partial Eucalyptus window on the north property line, a partial windrow on the southern property line, just south of the project, and a few • scattered trees to the east abutting the school district property. The developer is proposing to transplant two Palm trees on-site. The developer has worked diligently with staff to retain the Eucalyptus trees and the root structure to the fullest extent possible. According to the Certified Arborist, Jim Borer, in order to reduce systemic shock to the root system, the developer is proposing a shallow (12-inch) continuous footing to be installed every three feet along the existing soil surface. The continuous footing should be hand dug, and a temporary fence will be installed at the nearest encroachment to the trees to prevent any trauma to the trees during grading and construction. The developer is also proposing a 3-foot retaining wall system across the south and east property lines. W rought iron fencing will be used on the majority of the property lines. The trees will also be trimmed to reduce the possibility of shedding branches, and the entire root zone will be treated prior to grading to assist with tree stability during construction operations. The developer is proposing two separate floor plans with three elevations styles for each plan. This will incorporate six elevations for ten lots. The elevation styles consist of Spanish Colonial, Tuscan, and European Cottage. The square footage ranges from 3,760 to 4,159 square feet. The front elevations of all homes include great articulation with the use of pot shelves with corbels, wrought iron accents, exposed rafter tails, and additional rustic features. A total of six floor plan options and six elevation options are being proposed. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: The following broad design issues will be the focus of Committee discussion regarding this project: • 1. Plan 1 -The side and rear elevations shall emulate the style and characteristics of the front elevations. Continue accent features on all architectural styles as follows: DRC COMMENTS • SUBTT16542 AND DRC2003-00602 - J.T.STORM November 4, 2003 Page 2 a. Continue the wrought iron grill work on the smaller square windows located on the right and left elevations of Plan 1 A. b. Provide a Spanish style type of relief (i.e. archway, wrought iron, terra cotta) on the rear elevation of Plan 1A. c. Change balcony from stucco to "rustic ledge" veneer on the rear elevation. This will incorporate the ledge stone on the left elevation as well and provide 360-degree architecture. d. Add wood corbels and decorative shutters to the sides and rear of Plan 1 C. e. Repeat the decorative wood vent with corbels on the gable roof for the rear elevation of Plan 1 C. 2. Plan 2. The side and rear elevations shall emulate the style and characteristics of the front elevations. Continue accent features on all architectural styles as follows: a. Add wood shutters to the left elevation on the first floor of Plan 2A. Also, provide a decorative feature on the rear elevation to enhance the exterior garage wall. • b. Continue ledge stone on the balcony of Plan 26. This will incorporate ledge stone on the left and rear elevations. c. Incorporate the European accents on the rear and left elevations, including arched stucco Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: Retaining walls proposed on the east and south elevation shall be decorative block with a decorative cap. 2. Corner side yards shall have a minimum of 5 feet between the sidewalk and property line wall. This area shall be fully landscaped and irrigated. Any 2: 1 slope shall require jute netting for erosion control. 3. The developer shall work with the adjoining property owners to ensure a smooth transition between slopes and planter areas between the adjoining rear yard property lines. Jute netting is also required. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. No wood fencing is allowed. Construct block walls between homes (i.e. along interior side and rear property lines) for permanence, durability, and design consistency. •, 2. Access gates to rear yards should be constructed of a material more durable than wood. Acceptable materials include, but are not limited to, wrought iron and PVC. 3. Fifty percent of the finished product shall provide garage doors with windows as a standard feature. Windows shall follow the design of the elevations. DRC COMMENTS • SUBTT16542 AND DRC2003-00602 - J.T.STORM November 4, 2003 Page 3 Staff Recommendation: Staff recommends approval with the condition that the applicant revise the elevations to address the above design issues Design Review Committee Action: Members Present: Cristine McPhail, Pam Stewart and Nancy Fong Staff Planner: Emily Wimer The applicant revised the elevations to include Spanish style relief on Plan 1. Ledge stone was added to the balcony on the rear elevation, additional shutters were added to the windows, and a faux window was added on the garage side elevation. Corbels were added on the gable side elevations. The applicant revised Plan 2 to include additional wood shutters on the left elevation. Ledge stone was added to the balcony as well. Foam trim arched over the accent windows was also included. The Committee recommended approval of the project subject to the approval of slopes and retaining walls at the rear of lots. The revised plans will be submitted for City Planner review, prior to Planning Commission hearing. • ~r~ DESIGN REVIEW COMMENTS n U NOVEMBER 4, 2003 PUBLIC COMMENTS There were no public comments at this time. ADJOURNMENT The meeting adjourned at 9:25 p.m. Respectfully submitted, Brad Buller Secretary ~~ DESIGN REVIEW COMMITTEE MEETING TUESDAY NOVEMBER 4, 2003 7:00 P.M. RANCHO CUCAMONGA CIVIC CENTER RAINS ROOM 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA Committee Members: Cristine McPhail Pam Stewart Alternates: Rich Macias Richard Fletcher CONSENT CALENDAR Nancy Fong Larry McNiel The following items are expected to be routine and non-controversial. Typically they are items such as plan revisions prepared in response to discussions at a previous meeting. 7:00 p.m. ((Lisa/Nancy) DEVELOPMENT REVIEW DRC2001-00523 - NABIH - A design review for a 3,276 square foot single family residence on .28 acres of land in the Low Residential District (2-4 dwelling units per acre) and Hillside Overlay District on Predera Court (Lot 28, Tract 10035) -APN: 207-631-18. • 7:05 p.m. (Doug/Joe) DEVELOPMENT REVIEW DRC2003-00605-STANDARD PACIFIC-A design review of detailed site plan and building elevations for 90 single-family lots of a previously approved Tentative Tract 16372 within the Victoria Arbors Master Plan in the Victoria Community Plan located southeast of Victoria Park Lane -APN: 0227-161-141-147 and 0227-171-126-128, 130-133, 135 and 137-139. 7:10 p.m. (Emily/Mark) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2002-00116 -EAGLE FAMILY LIMITED PARTNERSHIP - A request to develop a 25,622 square foot warehouse in Industrial District, Subarea 13 on a 1.25 acre site, located at 9275 Charles Smith Avenue -APN: 229-283-02. PROJECT REVIEW ITEMS This is the time and place for the Committee to discuss and provide direction to an applicant regarding their development application. The following items do not legally require any public testimony, although the Committee may open the meeting for public input. 7:15 p.m. (Donald/Shelley) ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT16554 - PINEWAVE DESIGN AND ENGINEERING - A residential subdivision of 6single-family lots on 1.68 acres of land in the Low Residential District (2-4 dwelling units per acre), located at the southwest corner of Base Line Road and Hermosa Avenue -APN: 1077-041-57. Related Files: DRC2003-00358. • • DRC AGENDA November 4, 2003 Page 2 7:35 p.m. (Alan/Vicki) 8:00 p.m. (Alan/Vicki) 8:30 p.m. (Alan/Mark) 9:00 p.m. (Emily/gene) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2003-00358 - PINEWAVE DESIGN AND ENGINEERING -The design review of building elevations and detailed site plan for 6single-family lots on 1.68 acres of land in the Low Residential District (2-4 dwelling units per acre), located at the southwest corner of Hermosa Avenue and Base Line Road - APN: 1077-041-57. Related Files: Tentative Tract Map SUBTT16554. HILLSIDE DESIGN REVIEW DRC2003-00768-CARYSCHNEIDER-Arequest to develop a single-family residence in the Low Residential District at 7997 Camino Predera Street, Lot 17 of Tract 10035 -APN: 0207-631-07. ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT DRC2003-00869 - HIMES PETERS JEPSON ARCHITECTS -A request forthe development of a vocational, technical education facility of 189,362 square feet on 17.87 acres in the Haven Overlay District at the southwest corner of Haven and Sixth Street -APN: 0210-072-42. CONDITIONAL USE PERMIT DRC2003-00650 - JIM KYPREOS - A development review of site and architectural plans fora 3,036 square foot drive- thru restaurant within the Community Commercial designation of the Foothill Boulevard Districts located at the southwest corner of Foothill Boulevard and Malachite Avenue -APN: 0208-261-19. ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2003- 00602 - J.T. STORM -Arequest to develop 11 single family homes located in the Very Low Residential District (1-2 dwelling units per acre) on the east side of East Avenue, south of Highland Avenue -APN: 0227-071-24. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT16542 - J.T. STORM -Arequest to subdivide 4.92 acres into 11 lots in the Low Residential District (2-4 dwelling units per acre) of the Etiwanda Specific Plan located on the east side of East Avenue, south of Highland Avenue - APN: 227-071-24. PUBLIC COMMENTS This is the time and place for the general public to address the Committee. State law prohibits the Committee from addressing any issue not previously included on the Agenda. The Committee may receive testimony and set the matter for a subsequent meeting. Comments are limited to five minutes per individual. ADJOURNMENT I, Melissa Andrewein, Office Specialist 11 for the City of Rancho Cucamonga, hereby certify that a true, accurate copy of the foregoing agenda was posted on October 30, 2003 at least 72 hours prior to the meeting per Government Code Section 54954.2 at 10500 Civic Center Drive, Rancho Cucamonga. CONSENT CALENDAR COMMENTS • 7:00 p.m. Lisa Kuschel November 4, 2003 Development Review DRC2001-00523 - Nabih - A design review fora 3,276 square foot single family residence on .28 acres of land in the Low Residential District (2-4 dwelling units per acre) and Hillside Overlay District on Predera Court (lot 28, Tract 10035) - APN: 207-631-18. Design Parameters: The project was reviewed at the Design Review Committee meeting on June 3, 2003. At that time, the Committee directed the applicant to work with staff and the City Planner to address ail design issues. The applicant has worked diligently with staff to revise the design in which many of the issues from that meeting have been addressed. Attached is a copy of the June 3, 2003, Design Review Committee Action Comments for Committee to review. The revised design consisted of a Spanish-like appearance for architectural style with the use of red S-tile roof material, textured stucco, and arched openings. The front elevation features a sweeping entry stairway, columns and decorative pre-cast balustrades. Additionally, the building integrates cornices, a trellis, and window surrounds. The applicant has generally responded to recommendations regarding building mass, roof pitch consistency, and introduction of a secondary material. No Landscape Plan has been proposed at this time. Staff will review the Landscape Plan during plan check prior to issuances of any building permits. Staff Comments: The following comments are intended to provide an outline for Committee discussion. • Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: The proposed use of stone veneer should be specified as ledger stone. 2. Apply the same ledger stone veneer to the north and east elevations. For example, stone veneer may be applied to a portion of the chimney to extend as high as the top of the balustrade at the third-story balcony. Staff Recommendation: Staff recommends approval of the proposed project subject to the Secondary Issues listed above and being placed as conditions of approval. Design Review Committee Action: Members Present: Staff Planner: Lisa Kuschel ATTACHMENT • CONSENT CALENDER COMMENTS • 7:05 p.m. Doug Fenn November 4, 2003 DEVELOPMENT REVIEW DRC2003-00605-STANDARD PACIFIC-A design review of detailed site plan and building elevations for 90 single-family lots of a previously approved Tentative Tract 16372 within the Victoria Arbors Master Plan in the Victoria Community Plan located southeast of Victoria Park Lane - APN: 0227-161-141-147 and 0227-171-126-128, 130-133, 135 and 137-139. Staff Recommendation: Staff recommends that the Committee approve the request. Design Review Committee Action: Members Present: Staff Planner Doug Fenn PLANS WILL BE AVAILABLE AT THE MEETING. CONSENT CALENDER COMMENTS • 7:10 p.m. Emily Wimer November 4, 2003 ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2002-00116 -EAGLE FAMILY LIMITED PARTNERSHIP - A request to develop a 25,622 square foot warehouse in Industrial District, Subarea 13 on a 1.25 acre site, located at 9275 Charles Smith Avenue - APN: 229-283-02. Design Parameters: The project is located on the east side of Charles Smith Road on approximately 1.25 acres of vacant land. The project is bordered to the east by the I-15 freeway, to the south by Cardlock filling station, and to the north by an industrial warehouse building. The building is a 25,622 square foot speculative warehouse and includes a 5,104 square foot mezzanine. The applicant has asked to modify the approved exterior building materials. The original material, travertine stone, was approved by the Design Review Committee and Planning Commission in October of 2002. Since the approval, the applicant has submitted plans, which would change the exterior materials of the building. Staff informed the applicant that the change would require Design Review Committee approval. The applicant is proposing the second primary exterior material, travertine Stone, be replaced with heavy sandblasted concrete. The sandblasted concrete would be used mainly along the west elevation facing Charles Smith Avenue, and wrap around the ends 28 feet. The majority of the • building is painted tilt-up concrete and features horizontal bands of solar gray glass. The proposal will change the exterior look of the building on all four elevations. The proposed change would also affect the horizontal bands on the exterior of the building, which wrap around the entirety of the building. The original color proposed matched the tan travertine stone. The proposed split-face block would change the horizontal reveals to a gray hue similar to the painted concrete of original design. Sandblasted concrete is a commonly used primary building material on other buildings in the neighborhood. Renderings and sample of sandblasted concrete will be available at the meeting. Staff Recommendation: Staff recommends that the Committee approve the request Design Review Committee Action: Members Present: Staff Planner Emily Wimer PLANS WILL BE AVAILABLE AT THE MEETING. DESIGN REVIEW COMMENTS • 7:15 p.m. Donald Granger November 4, 2003 ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT16554 -PINEWAVE DESIGN AND ENGINEERING - A residential subdivision of 6single-family lots on 1.68 acres of land in the Low Residential District (2-4 dwelling units per acre), located at the southwest corner of Base Line Road and Hermosa Avenue -APN: 1077-041-57. Related Files: DRC2003-00358. ENVIRONMENTALASSESSMENTRND DEVELOPMENT REVIEW DRC2003-00358- PINEWAVE DESIGN AND ENGINEERING -The design review of building elevations and detailed site plan for 6 single-family lots on 1.68 acres of land in the Low Residential District (2-4 dwelling units per acre), located at the southwest corner of Hermosa Avenue and Base Line Road -APN: 1077-041-57. Related Files: Tentative Tract Map SUBTT16554. Background: The Minor House, a designated historic landmark, is presently located at the northeast corner of the project site. Concurrent with the Development Review and Tentative Tract Map applications on the subject site, Landmark Alteration Permit DRC2003-00711 has been filed to relocate the Minor House to Lot 6 of the proposed subdivision. Design Parameters: The 1.68 acre site slopes gently to the south, with two mature trees on each side of the Minor House. Both trees will be preserved and incorporated into the rear yard of Lot 1. The existing cobble wall will be demolished on the Base Line Road frontage. Portions of the cobble wall along the Hermosa Avenue frontage will be removed to allow the proposed cul-de-sac to take • access off Hermosa Avenue. The applicant is proposing a 6-lot infill subdivision, with house development. Lot sizes for the proposed subdivision range from 9,400 square feet to 12,200 square feet, which are substantially larger than the subdivision directly to the west. The house product consists of two floor plans, ranging in square footage from 3,409 for Plan 1 to 3,600 for Plan 2. Both plans have roof plans that have strong variation in the roof plane, utilizing hip and gable elements. A ledge stone base with a decorative foam molding cap on both plans provides a materials contrast from the tan stucco exterior. Both floor plans have foam window surrounds and decorative cornices on all elevations. Portions of the elevations on both plans have been designed with wood siding and decorative wood bracing, thereby incorporating a design element of the historic Minor House. Staff believes that the design philosophy should not mimic the Craftsman style, because to do so would detract from the impact of this historic landmark. Our design approach is to celebrate what is unique about the Minor House by letting the landmark stand out from the neighborhood as it does today. Each floor plan has been designed with ledge stone on the entire wall plane over the entryway, providing a rich focal point. A detached, two-car garage matching the materials and Craftsmen architectural style of the Minor House will be constructed adjacent to the relocated Minor House on Lot 6. All lots will have decorative driveways and garage doors that complement the Craftsman architectural style of the detached garage for the Minor House. The project includes an application for a Minor Exception (DRC2003-00726) to allow a perimeter wall height of 8 feet along the northern boundary of the project and along the eastern boundary of Lot 1 for sound attenuation purposes. The proposed perimeter wall along the Base Line Road and Hermosa Avenue frontage will be decorative, consisting of two contrastingtypes ofsplit-face block, with ledge stone pilasters at ten feet on center. DRC COMMENTER • SUBTT16554 & DRC2003-00358 - PINEWAVE DESIGN & ENGINEERING November4, 2003 Page 2 Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: None -The applicant has worked diligently with staff to resolve all major issues. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues. The houses should be plotted with substantial front setback variation, in order to provide variation and visual interest in the streetscape. All of the dwelling units are plotted at the same front yard setback. Front yard setbacks should have substantial variation of +/- 5 feet, at a minimum as required by Development Code. Since the subdivision is only six lots, the colors of the stucco and ledge stone base should vary on each lot in order to provide visual interest. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion. 1. No wood fencing is allowed. Construct block walls between homes (i.e. along interior side and rear property line) for permanence, durability, and design consistency. • 2. Access gates to rear yards should be constructed of a material more durable than wood. Acceptable materials include, but are not limited to, wrought iron and PVC. 3. All interior private yard slopes are required to be landscaped with ground cover, shrubs, and one tree per 150 square feet of area. 4. River rock shall be real, or native fieldstone maybe used. Stone veneers are not permitted Staff Recommendation: Staff recommends that with Secondary Issue addressed, the Committee recommend approval to the Planning Commission. Design Review Committee Action: Members Present: Staff Planner: Donald Granger n L J DESIGN REVIEW COMMENTS • 7:35 p.m. Alan Warren November 4, 2003 HILLSIDE DESIGN REVIEW DRC2003-00768 - CARY SCHNEIDER - A request to develop a single-family residence in the Low Residential District at 7997 Camino Predera Street, Lot 17 of Tract 10035 - APN: 0207-631-07. Design Parameters: The site is asingle-family residential lot that had previously been approved for a new tract development along the south side of Camino Predera Street. The previous design review application proposed a private street along the lower portions of the lots that fronted on Camino Predera Street. Vehicle access to many of the lots was to be from the south (downhill side of lots) off the private street. The subject lot was to be part of the access to the private street, which was to be attained with a lot line adjustment and deletion of one of the 21 lots. The recent development approval for the area included a private drive access along the south portions of each lot. In order to keep this option open for future development consideration, staff recommends that an access easement be provided for the benefit of the lot to the east. Further, staff recommends that a similar easement be provided on the remaining lots that were to gain vehicle access along the south portion of the lots. The project proponent has decided to develop only a few of the lots and to sell most of the original lots to individual developers. The previous project had a controversial process with residents on the north side of Camino Predera Street in opposition to the potential blocking of views south across the site. The grades are around 14 percent over most of the lot with significant steeper grades (38 percent) adjacent to the street. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: Hillside -The overall guiding issue in this application is how well the overall design works with the natural slope within the context of the City's Hillside Development standards. The house, as designed and located on the lot, satisfies the minimum technical requirements of the hillside standards. The house does fit with the Hillside Development Ordinance 30-foot building envelope and complies with the minimum setback requirements of the Development Code. The floor plan does, however, exhibit significanttwo-story elements facing the street as well as on the sides and rear. The high gable over the garage and the front porch roof are the only significant single-story features. The floor plan provides five stepped floor elevations of between 1307 feet to 1302.5 feet (4.5-foot total difference). The "Elevation at Curb Height" shows the house to be 19 feet, at the middle of the lot, above the street curb level. The Committee should determine if the house satisfies the intent of the hillside standards by providing significant examples of architecture that works well with the natural grades of the site. City design policy states, "Design house size and mass in proportion to the lot size and lot dimensions. Houses which project atwo-story volume straight up at the minimum setbacks on small lots are inappropriate." While the house does satisfy minimum hillside guidelines, it still is essentially atwo-story house sited on a hillside pad. Split level and • single floor features are minimal. Being that the site is a downhill lot, the features of the building envelope are not as limiting as an uphill lot. Therefore, staff believes the house has been appropriately designed for the site. DRC COMMENTS • DRC2003-00768 - CARY SCHNEIDER November 4, 2003 Page 2 Driveway W idth -The applicant originally proposed a 3-car side-entry garage with 15-and 19-foot setbacks from the east property line. Staff expressed concern that this did not provide sufficient maneuvering space for cars to get in/out of the garage. In response, the applicant eliminated the third car garage door. The City standard to a two-way drive aisle with 90-degree parking is 24 feet, which cannot be achieved without modifying the floor plan to reduce house width. Alternatives would include: a) detached garage taking access from a private drive, and b) front-loaded garage Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: The driveway behind the garage entry extends to the east side property line where a retaining wall of up to 3 feet is proposed to take up the grade difference. Staff is concerned of having a grade drop right behind the backup area for vehicles exiting the garage. Staff recommends that a significant physical barrier (high curb, tubular steel fence, etc.) to stop any vehicle from backing off the edge. There is an existing line of mature trees (Silk Oaks) along the south portion of the site. The grading for the rear yard does not appear to affect the trees' retention. Staff, therefore, recommends that the trees be protected in an appropriate manner during construction. . 3. City residential standards require a 15-foot level backyard area immediately behind the rear wall of houses. The level area behind the rear wall is less than this amount, however, a level area of nearly 30 feet is to be provided about 20 feet from the rear wall area. Staff believes this feature satisfies the intent of the rear backyard requirement. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. Grade land and landscape in workable increments to avoid exposing vast expanses of bared earth at any given time to minimize soil erosion. 2. In hillside areas, development is to be designed to preserve open spaces, protect natural features, and offer views to residents. 3. Round off and contour all graded slopes to blend with the existing terrain, and present a more natural appearance. 4. Establish proper soil management techniques to reduce the adverse effects (i.e., erosion) of grading. 5. Minimize disruption of existing natural features, such as trees and other significant vegetation, natural ground forms, rock outcroppings, water, and views. 6. Coordinate exterior building design on all elevations from building to building to achieve the same level of design quality. 7. Use native rock for fieldstone. Other forms of stone may be manufactured products. 8. Select plant materials for their suitability to the environment and compatibilitywith Xeriscape principles (i.e., water conservation). Include existing mature trees worthy of preservation in the landscape concept. DRC COMMENTS • DRC2003-00768-CARYSCHNEIDER November 4, 2003 Page 3 9. Select fast growing vegetative ground covers for fill/cut slope areas to retard soil erosion. 10. Significant landscaping is required for down slope elevations. Slopes that required landscaping shall be planted with informal clusters of trees and shrubs to soften and vary the slope plane. Jute netting is required. Staff Recommendation: Staff recommends approval subject to the above comments. Revised plans incorporating all the above comments shall be submitted for staff review prior to forwarding for City Planner review and approval. Design Review Committee Action: Members Present: Staff Planner: Alan Warren • C~ DESIGN REVIEW COMMENTS • 8:00 p.m. Alan Warren November 4, 2003 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT DRC2003-00869 - HIMES PETERS JEPSON ARCHITECTS - A request for the development of a vocational, technical education facility of 189,362 square feet on 17.87 acres in the Haven Overlay District at the southwest corner of Haven and Sixth Street - APN: 0210-072-42. Design Parameters: The site is a prominent corner location on the west side of Haven Avenue at 6th Street. The site is undeveloped and is being used for agricultural crop production of cactus and strawberries. A portion is also occupied by a declining vineyard. Mature California Pepper trees are located along the Haven Avenue frontage and because they are very close to the existing roadway, the need for their removal is anticipated. The Haven Overlay District is essentially an office district with an emphasis on corporate style developments. W ithin the overlay district, schools can be approved with a Conditional Use Permit. The proposal exhibits a concrete and glazed curtain wall facade along most of the Haven Avenue frontage. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: The following broad design issues will be the focus of Committee discussion • regarding this project: 1. The building exhibits a long front facade due to its length of 945 feet. The differing sections of the building help provide interesting articulation, but there are not many vertical changes. Staff recommends that very tall tree species be used along the front facade to help breakup the expanse and "scale down" its height. The Date Palm trees, ultimately very tall, at the building corners help but they are slow growing. Eucalyptus citridora, fast growers, are recommended elsewhere to form skyline canopy effect above the building. 2. Provide an art piece to enhance the image of the Haven Avenue Corridor. Since the inception of the Haven Overlay District, office developments along Haven Avenue has incorporated an art piece even if the project has met the required 25 percent landscaping. Examples are: northeast corner of 6th Street and Haven Avenue, and the southeast corner of Civic Center Drive and Haven Avenue. Recently, the Planning Commission has approved two office projects that included the display of an art piece for each development. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: The building materials listed on the building elevations appearto be appropriate forthe type of building and style of architecture. Samples of the materials/colors were not available at the time of the report writing. Staff will review and provide comments at the meeting when the materials board is available. 2. City policy states, "Integrate screening for roof mounted equipment into the building design . (i.e., extend parapet walls) rather than have a "tacked-on" appearance. Staff recommends that the parapet wall be equal in height to that of the anticipated equipment at the highest point on the roof to ensure total screening from public view. DRC COMMENTS • DRC2003-00869 - HIMES PETERS, JEPSON ARCHITECTS November 4, 2003 Page 2 3. A 4-5-foot retaining wall is proposed along the south property line. If the applicant is interested in adding a security wall around the parking lot, the combined wall height could reach 10 feet. Staff recommends that any security fencing be non-view obscuring wrought iron/tubular steel. The retaining wall should be constructed of decorative materials. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: Screen parking areas from public view with mounding, landscaping, low walls, grade differentials, and building orientation. 2. Paint roll-up doors and service doors are to blend-in with the main building colors. 3. Twenty percent of all trees are to be box size for industrial projects. 4. Provide dense landscaping to screen unattractive views and features, such as parking lots, loading and storage areas, trash enclosures, utility equipment (i.e., transformers, meters, backflow valves), and air conditioning units. 5. Use plants to define outdoor spaces such as street edge, outdoor plazas, or movement paths between parking and building entrances. • Staff Recommendation: Staff recommends that the project be forwarded to the Planning Commission with a favorable recommendation. Design Review Committee Action: Members Present: Staff Planner: Alan Warren • DESIGN REVIEW COMMENTS • 8:30 p.m. Alan Warren November 4, 2003 CONDITIONAL USE PERMIT DRC2003-00650 -JIM KYPREOS -A development review of site and architectural plans fora 3,036 square foot drive-thru restaurant within the Community Commercial designation of the Foothill Boulevard Districts located atthe southwest corner of Foothill Boulevard and Malachite Avenue - APN: 0208-261-19. Design Parameters: The site is a vacant pad within the shopping center along the south side of Foothill Boulevard between Helms and Malachite Avenues. This center is one of the oldest in the City and was initially developed prior to the City's incorporation. The center received a majorfagade remodel in the 1990s. Located at the corner of Malachite Avenue and Foothill Boulevard, the site will provide a highly visible feature to the Foothill Boulevard streetscape. Recognizing this factor, the applicant has proposed a small corner plaza access point to the restaurant. The parking area, and drive-thru lane will be about 4 feet below the Foothill Boulevard sidewalk level. Staff Comments: The following comments are intended to provide an outline for Committee discussion. .Major Issues: The following broad design issues will be the focus of Committee discussion regarding this project: 1. Architecture -The west elevation, which will be the most visually prominent along Foothill Boulevard, is too plain. The large blank stucco wall is flushed with the edge of the drive-thru lane for approximately half of its length, which prevents using landscaping as a solution. 2. Architectural Details -The proposed details are different from the existing shopping center (see attached photos). W hile certain elements are attractive, the Committee should discuss how closely the proposed building should match the existing center. Following is a summary of differences: Grand Bur ers Existin Sho in Center Towers Towers • 3-foot overhang • No overhang • Knee brackets • No Knee brackets • No cornice •Triple-layered cornice • No windows • Windows Para et - Yz round cornice Para et - Tri le-la ered cornice Arches -Drive-thru cover: no double Arches -double step recess ste recess 3. Site Plan -The drive-thru exit is heading in the wrong (south) direction for the flow of traffic. This drive aisle is one-way going in the opposite (north) direction. There is insufficient turning radius for vehicles to exit in the proper direction with the flow of traffic. This problem can be seen on the Grading Plan, which shows the adjoining existing parking lot. DRC AGENDA • DRC2003-00650-JIMKYPREOS November 4, 2003 Page 2 4. Site Plan -The Planning Commission's drive-thru policy (Resolution No. 88-96) requires that drive-thru facilities shall be a minimum of 200 feet from any residential use or district boundary. When measured from the property lines of the parcel, the 200-foot distance "clips" the front corner of one residential lot on the east side of Malachite Avenue and about half of a lot on the west side of Malachite Avenue. Between the lot on the west side is the line of shops that form a solid barrier between the residence and the future restaurant. Staff believes that the drive-thru facility meets the policy intent and will not significantly impact either residential lot and should be favorably considered. 5. Because of the grade difference between the building and Foothill Boulevard, special care should be given to ensuring that roof equipment is hidden from public view. In this regard, staff recommends that the parapet wall be equal in height to the height of the anticipated roof equipment at the highest point of the roof. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: The planting design does not exhibit a discernible concept and the plan does not show proposed plant quantities. The final plan should incorporate the following planting design policies: • a. Significantly increase the quantity of plant material. b. Plant canopy trees along the south elevation to shade the parking lot. c. Locate plants in response to architectural design and site planning. Plants can be used to keynote entries, contrast with or reinforce building lines and volumes, and soften hard lines or blank wall expanses. d. Provide canopy shade trees in parking areas. e. Twenty percent of all trees are to be box size for industrial projects. For commercial and office projects, 30 percent of all trees are to be box size. f. Provide special landscaping treatment, such as intensifying the density (size and/or number) of trees, accent trees, and special paving, at all project entries and building entrances. g. Provide one tree per every three parking stalls in the parking lot. Avoid plants that have messy fruiUseed/flower drop or brittle branches near paving, as they are a potential safety hazard and long-term maintenance liability. Use plants to define outdoor spaces such as street edge, outdoor plazas, or movement paths between parking and building entrances. . j. Maintain adequate sight lines for motorists at intersections and driveways. The Tobira pittsporum next to the drive-thru lane exit should be replaced with a less dense shrub to avoid motorist line-of-sight hindrance. DRC AGENDA DRC2003-00650 -JIM KYPREOS November 4, 2003 Page 3 k. Provide dense landscaping to screen unattractive views and features, such as parking lots, loading and storage areas, trash enclosures, freeway structures, utility equipment (i.e., transformers, meters, backflow valves), and air conditioning units. I. Minimum planter island width is 6 feet (outside dimension including curbs). The planter at the southeast corner of the building scales at less than 4 feet. 2. Signs -The proposed 8-9 inch high letters are too small to be effective. This is exacerbated by the choice of a script letter style. By comparison, most pad buildings in Rancho Cucamonga have 18-24 inch high letters. To some degree, this is offset by the 3-foot high hamburger logo. According to studies prepared by the National Electrical Sign Association, an 8-inch letter is legible from up to 350 feet (assuming a less ornate letter style); whereas, an 18-inch letter is legible from up to 750 feet. These distances are important considering the 45-50 miles-per-hour traffic speeds on Foothill Boulevard. 3. The colors and materials appear to be complementary to the shopping center remodel. A condition should be added that ensures that the materials exactly match those of the center. Policv Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. Screen trash enclosures, ground-mounted equipment and utilities from public view 2. Provide architectural treatment to all elevations (i.e., 360-degree architecture). 3. Avoid expanses of blank wall, devoid of any articulation or embellishment. 4. Paint roll-up doors and service doors to blend-in with main building colors. 5. Screen drive-thru lanes from public view by orienting the building and a combination of landscaping, berming, and low screen walls. Staff Recommendation: Staff recommends that the restaurant proposal be revised and return to the Design Review Committee. Attachments Design Review Committee Action: Members Present: Staff Planner: Alan Warren • DESIGN REVIEW COMMENTS • 9:00 p.m. Emily W imer November 4, 2003 ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2003-00602 - J.T. STORM - A request to develop 11 single family homes located in the Very Low Residential District (1-2 dwelling units per acre) on the east side of East Avenue, south of Highland Avenue - APN: 0227-071-24. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT16542 - J.T. STORM - A request to subdivide 4.92 acres into 11 lots in the Low Residential District (2-4 dwelling units per acre) of the Etiwanda Specific Plan located on the east side of East Avenue, south of Highland Avenue - APN: 227-071-24. Design Parameters: The project is located on the east side of East Avenue, approximately 150 feet south of Highland Avenue. The average lot size is 15,567 and a maximum lot size of 20,892. The site slopes north to south with a 2-4 percent slope with Eucalyptus windrows on or near the north, east, and southern property line. The property also includes asingle-family residence and a large detached garage that are both proposed for demolition. The project is surrounded by an existing housing development to the north, Etiwanda High School to the east, a residential lot to the south, and East Avenue to the west. The property is bordered by unique features including a partial Eucalyptus window on the north property line, a partial windrow on the southern property line, just south of the project, and a few • scattered trees to the east abutting the school district property. The developer is proposing to transplant two Palm trees on-site. The developer has worked diligently with staff to retain the Eucalyptus trees and the root structure to the fullest extent possible. According to the Certified Arborist, Jim Borer, in order to reduce systemic shock to the root system, the developer is proposing a shallow (12-inch) continuous footing to be installed every three feet along the existing soil surface. The continuous footing should be hand dug, and a temporary fence will be installed at the nearest encroachment to the trees to prevent any trauma to the trees during grading and construction. The developer is also proposing a 3-foot retaining wall system across the south and east property lines. W rought iron fencing will be used on the majority of the property lines. The trees will also be trimmed to reduce the possibility of shedding branches, and the entire root zone will be treated prior to grading to assist with tree stability during construction operations. The developer is proposing two separate floor plans with three elevations styles for each plan. This will incorporate six elevations for ten lots. The elevation styles consist of Spanish Colonial, Tuscan, and European Cottage. The square footage ranges from 3,760 to 4,159 square feet. The front elevations of all homes include great articulation with the use of pot shelves with corbels, wrought iron accents, exposed rafter tails, and additional rustic features. A total of six floor plan options and six elevation options are being proposed. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: The following broad design issues will be the focus of Committee discussion regarding this project: 1. Plan 1 -The side and rear elevations shall emulate the style and characteristics of the front elevations. Continue accent features on all architectural styles as follows: DRC COMMENTS SUBTT16542 AND DRC2003-00602 - J.T.STORM November 4, 2003 Page 2 a. Continue the wrought iron grill work on the smaller square windows located on the right ' and left elevations of Plan 1 A. b. Provide a Spanish style type of relief (i.e. archway, wrought iron, terra cotta) on the rear elevation of Plan 1 A. c. Change balcony from stucco to "rustic ledge" veneer on the rear elevation. This will incorporate the ledge stone on the left elevation as well and provide 360-degree architecture. d. Add wood corbels and decorative shutters to the sides and rear of Plan 1 C. e. Repeat the decorative wood vent with corbels on the gable roof for the rear elevation of Plan 1 C. 2. Plan 2. The side and rear elevations shall emulate the style and characteristics of the front elevations. Continue accent features on all architectural styles as follows: a. Add wood shutters to the left elevation on the first floor of Plan 2A. Also, provide a decorative feature on the rear elevation to enhance the exterior garage wall. • b. Continue ledge stone on the balcony of Plan 2B. This will incorporate ledge stone on the left and rear elevations. c. Incorporate the European accents on the rear and left elevations, including arched stucco Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: Retaining walls proposed on the east and south elevation shall be decorative block with a decorative cap. 2. Corner side yards shall have a minimum of 5 feet between the sidewalk and property line wall. This area shall be fully landscaped and irrigated. Any 2: 1 slope shall require jute netting for erosion control. 3. The developer shall work with the adjoining property owners to ensure a smooth transition between slopes and planter areas between the adjoining rear yard property lines. Jute netting is also required. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. No wood fencing is allowed. Construct block walls between homes (i.e. along interior side and rear property lines) for permanence, durability, and design consistency. 2. Access gates to rear yards should be constructed of a material more durable than wood. Acceptable materials include, but are not limited to, wrought iron and PVC. 3. Fifty percent of the finished product shall provide garage doors with windows as a standard feature. W indows shall follow the design of the elevations. DRC COMMENTS ~ SUBTT16542 AND DRC2003-00602 -J.T.STORM ~. November 4, 2003 Page 3 C~ Staff Recommendation: Staff recommends approval with the condition that the applicant revise the elevations to address the above design issues Design Review Committee Action: Members Present: Staff Planner: Emily Wimer