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Home My WebLink About2010/04/06 - Agenda Packet - (2) • DESIGN REVIEW COMMITTEE MEETING TUESDAY APRIL 6, 2010 7:00 P.M. RANCHO CUCAMONGA CIVIC CENTER RAINS ROOM 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA Committee Members: Lou Munoz Ray Wimberly James Troyer Donald Granger Alternates: Frances Howdyshell Richard Fletcher Francisco Oaxaca CONSENT CALENDAR NO ITEMS SUBMITED 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. (Jennifer/Tasha) CONDITIONAL USE PERMIT DRC2009-00681 - AT&T WIRELESS - A request to install a 45-foot high wireless communication facility onto a 50-foot high monopalm in the Regional Related Office Commercial District, in the Foothill Boulevard Districts, Subarea 4, located at 12879 Foothill Boulevard - APN: 0229-031-28. This project is categorically exempt from the requirement of the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines Section 15301 (Class 1 Exemption - Existing Facilities). 7:20 p.m. (Mike/Tasha) DEVELOPMENT DESIGN REVIEW DRC2009-00880 - LEWIS DEVELOPMENT CORPORATION - A proposal to remodel the exterior of Buildings A through K (Buildings L through N are not-a-part) and install new landscaping at an existing shopping center in the Neighborhood Commercial (NC) District, Terra Vista Community Plan (TVCP), located at the northeast corner of Haven Avenue and Base Line Road - APN: 1076-481-25 through -35. Staff has determined that the project is categorically exempt from CEQA review and qualifies as a Class 1 exemption under State CEQA Guidelines Section 15301 - Existing Facilities. 7:40 p.m. (Mike/Tasha) MINOR DEVELOPMENT REVIEW DRC2010-00100 - FIEDLER GROUP INC. (FOR 7-ELEVEN, INC.) - A proposal to demolish an existing trash enclosure and reconstruct a new enclosure at a new location closer to an existing 7-Eleven convenience market in an existing commercial center at the northwest corner of Milliken Avenue and 4th Street in the Mixed-Use Residential (MUR) District, Subarea 18, located at 9638 Milliken Avenue - APN: 0210-581-04. Staff has determined that the project is categorically exempt from CEQA review and qualifies as a Class 1 exemption under State CEQA Guidelines Section 15301. DRC AGENDA April 6, 2010 Page 2 8:00 p.m. (Mike/Willie) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2009-00493 - GB ARCHITECTS - A request to construct two office/professional buildings of 25,600 square feet on three vacant parcels with a combined area of 2.5 acres in the Office/Professional (OP) District, located at the northwest corner of Archibald Avenue and Arrow Route - APN: 0208-811-59, -58, and -60. Related file: Uniform Sign Program DRC2010-00092. UNIFORM SIGN PROGRAM DRC2010-00092 - GB ARCHITECTS - A Uniform Sign Program for Development Review DRC2009-00493, a proposal to construct two office/professional building of 25,600 square feet on three vacant parcels with a combined area of 2.5 acres in the Office/Professional (OP) District, located at the northwest corner of Archibald Avenue and Arrow Route - APN: 0208-811-59, -58, and -60. Related File: DRC2009-00493. 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, Gail Elwood, Office Specialist 11 for the City of Rancho Cucamonga, hereby certify that a true, accurate copy of the foregoing agenda was posted on March 24, 2010, at least 72 hours prior to the meeting per Government Code Section 54954.2 at 10500 Civic Center Drive, Rancho Cucamonga. /, DESIGN REVIEW COMMENTS 7:00 p.m. Jennifer Nakamura April 6, 2010 CONDITIONAL USE PERMIT DRC2009-00681 - AT&T WIRELESS - A request to install a 45-foot high wireless communication facility onto a 50-foot high monopalm in the Regional Related Office Commercial District, in the Foothill Boulevard Districts, Subarea 4, located at 12879 Foothill Boulevard - APN: 0229-031-28. This project is categorically exempt from the requirement of the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines Section 15301 (Class 1 Exemption - Existing Facilities). Design Parameters: The project site is located at the southwest corner of Foothill Boulevard and Etiwanda Avenue, in the Food 4 Less Center. The site is approximately 465 feet west of the curb face of Etiwanda Avenue and approximately 527 feet south of the curb face of Foothill Boulevard. The applicant is proposing to construct a new 45-foot wireless communications facility in the form of a faux palm tree for the purposes of enhancing wireless communications service for AT&T within the area. The proposed facility, consisting of a total of 9 antenna panels, will be mounted on the pole at approximately 43 feet above the grade. Artificial palm fronds will be installed to a maximum height of 50 feet, and the cylindrical pole will be embellished to imitate a tree trunk, thereby providing a "stealth" design. Groundmounted equipment, as well as the monopalm, will be housed in an enclosed shelter with a trellis designed to match the trash enclosures on the site. The location of the rear and south sides of the shopping center buildings provide an additional buffer and screening. The wireless communication facility is classified as a major wireless communication facility because it exceeds the height limit for the district in which it is proposed. The maximum height for this district is 35 feet. The proposed AT&T facility meets the screening and site selection guidelines for wireless communication facilities by providing a stealth-type design and evaluating three other locations that ultimately did not prove feasible. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Minor Issues: The applicant has requested that after the project is deemed complete, staff and the Design Review Committee consider the use of composite wood instead of the proposed redwood for the trellis. The applicant will provide a sample for review at the meeting. Staff Recommendation: Staff recommends that the Design Review Committee review and approve the project. Design Review Committee Action: Staff Planner: Jennifer Nakamura Members Present: DESIGN REVIEW COMMENTS 7:20 p.m. Mike Smith April 6, 2010 DEVELOPMENT DESIGN REVIEW DRC2009-00880 - LEWIS DEVELOPMENT CORPORATION - A proposal to remodel the exterior of Buildings A through K (Buildings L through N are not-a-part) and install new landscaping at an existing shopping center in the Neighborhood Commercial (NC) District, Terra Vista Community Plan (TVCP), located at the northeast corner of Haven Avenue and Base Line Road - APN: 1076-481-25 through -35. Staff has determined that the project is categorically exempt from CEQA review and qualifies as a Class 1 exemption under State CEQA Guidelines Section 15301 - Existing Facilities. Background: This application was previously reviewed by the Design Review Committee on February 2, 2010. The Committee reviewed the application and deemed it unacceptable to forward to the Planning Commission for review and action. The Committee concluded that the architectural revisions to the shopping center were not consistent with the quality of the original design. The proposed revisions, including the elimination of the curvilinear parapets; the removal of key architectural details/elements such as the quatrefoils and decorative tile work; and the replacement of the existing, mature landscaping diminished and downgraded the character of the shopping center. The revisions and addition of the new details/elements proposed by the applicant were supposed to represent a new theme for the center, but the Committee did not believe the changes were sufficient in scope to express the new theme at the same level of architectural caliber as the original design. The Committee directed the applicant to add more details/elements (or enhance those already presented), increase the application of materials, and consider other means to further express and execute the new theme, while providing the same quality of architecture as the original (Attachment A). As noted in the previous Design Review Committee Action agenda dated February 2, 2010, the basic physical characteristics of each building will remain unchanged; there will be no increase in the height or floor area of the buildings, or the addition or removal of colonnades, tower elements, and other significant features. Buildings L and M are under separate ownership, and the renovations to those buildings will be limited to the new color scheme only to match Building N (Blockbuster is the primary tenant). Buildings L and M will be demolished to allow for the construction of a new gas station canopy during the second phase of the revisions. This second phase will be submitted under a separate application and forwarded to the Planning Commission for review and action at a later date. Revisions to the Proposal: In response to the Committee's comments, the applicant has revised their proposal as follows: 1. The existing curvilinear parapets on all of the subject buildings will be replaced with a parapet that will have similar curvilinear features, or they will be reconstructed with new moldings and repainted. Previously, the applicant proposed replacing these parapets with straight horizontal parapets. 2. The application of stackstone veneer will be increased. For example: a. More stackstone veneer will be applied on the tower elements of anchor buildings (formerly known as Longs Drugs and the existing Ralphs). Previously, this veneer extended only from the base of each tower to a line approximately 8 feet above the grade; this veneer is now proposed to extend from the base of each tower to a line approximately 18 feet above the grade; and DRC AGENDA DRC2009-00880 — LEWIS DEVELOPMENT CORPORATION April 5, 2010 Page 2 b. A wainscot with stackstone veneer and trimcap will be provided at various locations; previously, there were none. 3. The existing decorative tile/fountains (a total of two) located to the left of the primary entrances into the anchor buildings noted above will be replaced with decorative panels. Each of these panels will be rectangular features comprised of stackstone veneer bordered by foam trim and incorporating a decorative wall-mounted light. In addition to the two replacements, there will be another matching feature on the other side to the right of the primary entrances (for a total of four). In addition, directly above this feature, will be a foam molding with a metal grill. Previously, the applicant proposed removing the decorative tile/fountains and refinishing this general area with stucco only. 4. Decorative moldings with metal grills and quatrefoils are proposed at various locations to replace those that will be removed or at locations where none existed before, such as on the rear elevations of each building. 5. The inset areas on the fascias near the top of the towers now include a metal `balustrade' and a thicker cornice that enhances the illusion of a second story within the towers. Previously, the embellishments of these insets were simpler and less decorative. 6. A horizontal foam molding/cornice (or "beltline") about 8 to 9 feet above the finished surface is proposed at the rear and side elevations to reduce the perceived height and mass of the buildings. Previously, this element was not provided. 7. The colors of the buildings are a different shade above and below the "beltline" to further reduce the perceived height and mass of the buildings. Previously, no variation in color shade for such purpose was proposed. 8. The fabric awnings are triangular in section. Previously, the awnings were quarter circles in section. 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. Provide stackstone finished wainscoting along the south and west elevations of Shops 1, the south elevation of the former Longs Drugs building, the south elevation of the former Petco building, and the west and south elevations of Shops 4. 2. Provide stackstone veneer on the full fascia of the'west elevation of the tower at the southwest corner of Shops 1 and the full fascia of the south elevation of the tower at the southwest corner of Shops 4. 3. The species of the palm trees along the primary east to west drive aisle shall be Canary Island Date Palm (Phoenix canariensis), not Mexican Fan Palm (Washingtonia robusta). DRC AGENDA DRC2009-00880— LEWIS DEVELOPMENT CORPORATION April 5, 2010 Page 3 4. The renovation of the center includes the demolition of the existing low-profile planter walls and adjoining seating. The applicant proposes to replace these features with new outdoor furniture. Staff believes the placement and design are appropriate. If the outdoor seating areas are to be used in conjunction with the restaurants, then a parking calculation shall be provided to ensure that there are sufficient parking spaces for the additional seating areas. At this point, there are no restaurant uses in the proximity of the outdoor seating areas. However, staff believes that the applicant should provide the parking information with this Development Review application to address the issue. 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 doors (roll-up, dock doors, emergency access) shall be painted to match the color of the adjacent wall. This was a previous comment, and the applicant has already agreed to comply. 2. The design of the trash enclosures shall be reconstructed to comply with the current City standard that includes roll-up doors, overhead trellis, and separate entrance for people. This was a previous comment, and the applicant has already agreed to comply. 3. The proposed removal of any trees shall require the submittal of a Tree Removal Permit application and fee prior to removal of the trees. If the option exists to preserve/protect in-place the existing trees, that alternative shall be pursued first. This was a previous comment, and the applicant has already agreed to comply. 4. All accessory structures such as the trash enclosures and bus shelter shall, at a minimum, be painted to match the new color scheme of the shopping center. 5. An application to amend the existing Uniform Sign Program (USP #64) and fee shall be submitted prior to the issuance of permits for the exterior reconstruction/renovation of the buildings. Prior to approval of this amendment, review and approval by the Design Review Committee will be required. Staff Recommendation: Staff recommends that the project be approved with the above-noted revisions and forwarded to the Planning Commission for review and action. Design Review Committee Action: Staff Planner: Mike Smith Members Present: DESIGN REVIEW COMMENTS 7:00 p.m. Mike Smith February 2, 2010 DEVELOPMENT DESIGN REVIEW DRC2009-00880 - LEWIS DEVELOPMENT CORPORATION — A proposal to remodel the exterior of Buildings A through K (Buildings L and M are not-a-part) and install new landscaping at an existing shopping center in the Neighborhood Commercial (NC) District, Terra Vista Community Plan (TVCP), located at the northeast corner of Haven Avenue and Base Line Road - APN: 1076-481-25 through 35. Staff has determined that the project is categorically exempt from CEQA review and qualifies as a Class 1 exemption under State CEQA Guidelines Section 15301 - Existing Facilities. Design Parameters: The project site is a parcel of approximately 556,159 square feet (12.77 acres) that is approximately 884 feet (east to west) by approximately 884 feet (north to south). The site is developed with a shopping center comprised of 13 buildings with a combined floor area of about 132,000 square feet (Exhibit A). Of the 13 buildings, 7 of them (Buildings A through G) are contiguous to each other and form a continuous block that is generally located at the northeast corner of the site. The other 5 buildings are single-tenant pad buildings (J, L, and M) or multi-tenant buildings (H, K, and N), which are located along either the Base Line Road or Haven Avenue street frontage along the south and west sides of the site. All buildings are owned by the applicant except Buildings L and M, which are owned by the operators of Coco's Restaurant and Burger King, respectively. The property is surrounded on all sides by single-family residential development. The zoning of the property is Neighborhood Commercial (NC) District, Terra Vista Community Plan. The zoning of the properties to the south is Medium and Low-Medium (LM) Residential District, Terra Vista Community Plan. The zoning of the properties to the west is Low (L) Residential District. The applicant proposes to significantly renovate the exterior elevations of Buildings A through K. The renovations consist of a new color scheme, adding a new decorative stone veneer at various locations, such as the tower elements and the columns at major entrances, which are currently finished with stucco (Exhibit B); redesigning the parapets and associated cornices so that they are straight instead of curvilinear (Exhibit C); removing the exposed rafter tails (Exhibit D); and adding new trim and fabric awnings. The basic physical characteristics of each building will remain unchanged; there will be no increase in the height or floor area of the buildings or the addition or removal of colonnades, tower elements, and other significant features. As Buildings L (Coco's Restaurant) and M (Burger King) are under separate ownership, the renovations to those buildings will be limited to the new color scheme only to match the other buildings. Also included in the proposal, is the planting of new water efficient landscaping throughout the site and the installation of new hardscape and plaza areas. Building N (Blockbuster and others) will be demolished to allow for the construction of a new gas station canopy during a second phase of the revisions that the applicant plans for the center. This second phase will be submitted under a separate application and forwarded to the Planning Commission for review and action at a later date. 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 applicant is removing from the south elevation of Building B (formerly Long's Drug) and the west elevation of Building F (Ralph's Market) a Mission-inspired, decorative tile/planter features (see Exhibit E) and replacing them with bare stucco. In addition, reconstruction of the existing Attachment A DRC ACTION AGENDA February 2, 2010 Page 2 "Spanish" parapet design elements to a new horizontal configuration is proposed. In staffs opinion, it does not appear to be necessary or an architectural enhancement to remove such features. Staff suggests keeping these features in-place, or if they cannot remain, installing similar decorative features as replacements that will further complement the proposed exterior changes. 2. The applicant is removing decorative quatrefoils that are located at the tower elements and some of the primary entrances to each building (Exhibit F). In place of the quatrefoils, the applicant proposes signs. Staff recognizes the need for signs to identify tenants. However, staff suggests incorporating smaller quatrefoils, and/or installing them elsewhere or proposing a new, compatible decorative element instead of removing them altogether. 3. The Landscape Plan proposes the removal of existing mature trees, planter areas, shrubs, turf and seat walls. For example, the applicant is proposing to remove all existing Sycamore Trees along the primary east to west drive aisle off Haven Avenue and the north to south drive aisle off Base Line Road that leads to Ralph's Market and replace with Mexican Fan Palms. Also, the planter area in front of Ralph's Market will be demolished and replaced with pots with shrubs at the columns, and tables with umbrellas will be installed at select locations. The Committee should review the proposed hardscape improvements, tree and plant removals and the proposed plant palette changes and provide comment as needed. 4. The design of the trash enclosures is not consistent with the current City standard which includes roll-up doors, overhead trellis, and separate entrance for people. The Committee may wish to consider upgrading the enclosures most visible to the public, i.e. those in the parking lot area (Exhibit G). 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 doors (roll-up, dock doors, emergency access) shall be painted to match the color of the adjacent wall. 2. All accessory structures, such as the trash enclosures shall, at a minimum, be painted to match the new color scheme of the shopping center. 3. An application to amend the existing Uniform Sign Program (USP #64) and fee shall be submitted prior to the issuance of permits for the exterior reconstruction/renovation of the buildings. 4. The proposed removal of any trees shall require the submittal of a Tree Removal Permit application and fee prior to removal of the trees. If the option exists to preserve/protect in-place existing trees, that alternative shall be pursued first. Staff Recommendation: The proposed architectural, landscape, and hardscape demolition and landscape plant palette changes will substantially alter the existing built environment and cumulatively create a dramatically different look and visual impact for the established, Mission-inspired neighborhood center. Staff recommends that the Committee review the proposed exterior changes in light of the Major Issues outlined and provide input and direction. With the Major Issues addressed to the satisfaction of the Committee, staff recommends that the project be approved and forwarded to the Planning Commission for review and action. Design Review Committee Action: The Committee reviewed the application and deemed it unacceptable for forwarding to the Planning Commission for review and action. The Committee concluded that the architectural revisions to the shopping center were not consistent with the quality of the original design. The proposed revisions, DRC ACTION AGENDA February 2, 2010 Page 3 including the elimination of the curvilinear parapets; the removal of key architectural details/elements such as the quatrefoils and decorative tile work; and replacement of existing, mature landscaping, diminished and downgraded .the character of the shopping center. The revisions and addition of new details/elements proposed by the applicant were supposed to represent a new theme for the center but the Committee did not believe the changes were sufficient in scope to express the new theme at the same level of architectural caliber as the original design. The Committee directed the applicant to add more details/elements (or enhance those already presented), increase the application of materials, and consider other means to further express and execute the new theme while providing the same quality of architecture as the original. The revised plans are to be submitted for review by the Committee prior to review and action by the Planning Commission. Staff indicated that the Planning Commission public hearing scheduled for this item on February 24, 2010, would be continued to a future date. Staff Planner: Mike Smith Members Present: Munoz, Wimberly, Granger • DESIGN REVIEW COMMENTS 7:40 p.m. Mike Smith April 6, 2010 MINOR DEVELOPMENT REVIEW DRC2010-00100 - FIEDLER GROUP INC. (FOR 7-ELEVEN, INC.) - A proposal to demolish an existing trash enclosure and reconstruct a new enclosure at a new location closer to an existing 7-Eleven convenience market in an existing commercial center at the northwest corner of Milliken Avenue and 4th Street in, the Mixed-Use Residential (MUR) District, Subarea 18, located at 9638 Milliken Avenue - APN: 0210-581-04. Staff has determined that the project is categorically exempt from CEQA review and qualifies as a Class 1 exemption under State CEQA Guidelines Section 15301. Design Parameters: The subject property is a 4.2-acre commercial center comprised of four (4) buildings, with a combined area of about 23,500 square feet located at the northwest corner of 4th Street and Milliken Avenue. The overall dimensions of the center are approximately 500 feet (north to south) by about 500 feet (east to west). The site is part of a larger mixed-use development that includes a multi-family complex comprised of 467 apartments located to the west and north. The specific project area is located at the northeast corner of this commercial center in the general area of an existing 7-Eleven convenience market. Both the commercial center and the apartments were reviewed and approved by the Planning Department on November 6, 2003 (Related file: Development Review DRC2003-00505). To the south of the site is a commercial center in the City of Ontario, while to the east is another similar commercial center. The zoning of the property and the properties to the west and north is a Mixed-Use (MU) District (Subarea 18, Planning Area VII); the properties to the east are zoned Industrial Park (IP) District (Subarea 12). The applicant, on behalf of 7-Eleven, proposes to demolish an existing trash enclosure and construct a new trash enclosure elsewhere on the site. The existing trash enclosure is located between the parking lot that is located to the south of the 7-Eleven building and an east to west drive aisle that connects to Milliken Avenue. The new trash enclosure will be near the northwest corner of the 7-Eleven building at the north end of the parking lot, located to the west of the building. The new trash enclosure, in addition to being designed per City standard, will match the design of the existing trash enclosure including the use of stackstone veneer. The former location of the trash enclosure will be reconstructed into a new parking stall, and the adjacent landscaped areas will be expanded. At the new location of the trash enclosure, existing improvements such as a parking lot light standard will be relocated accordingly. New landscaping will be provided near the trash enclosure to match the other trash enclosures on-site. Recognizing the potential noise and odor impacts on the adjacent properties, specifically the apartments to the west and north, staff visited the site and reviewed an aerial photo and noted that the new trash enclosure will be about 80 feet from the nearest dwelling unit. Also, in the intermediate distance between the apartments and the new enclosure, there are carports and a drive aisle that serve the apartment complex. Furthermore, there is an existing trash enclosure to the west of the 7-Eleven (used by others in the commercial center) that is almost the same distance from the apartments; staff is unaware of any impacts caused by that enclosure. DRC AGENDA DRC2010-00100 — FEDLER GROUP INC. April 6, 2010 Page 2 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. None. 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 trim at the top edge of the stackstone wainscot shall be constructed of concrete with a stucco finish for durability. Also, this trim shall be painted to contrast with the adjacent stucco wall plane of the enclosure. 2. Five-gallon shrubs spaced a maximum of 18-inches on center and rosemary ground cover spaced a maximum 24-inches on center shall be planted in the landscaped area along the south side of the new trash enclosure. Irrigation for this landscaping shall be provided. This information shall be shown on the plans submitted for plan check. Staff Recommendation: Staff recommends that the project be approved and forwarded to the Planning Director for review and action. Design Review Committee Action: Staff Planner: Mike Smith Members Present: DESIGN REVIEW COMMENTS 8:00 p.m. Mike Smith April 6, 2010 ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2009-00493 — GB ARCHITECTS - A request to construct two office/professional buildings of 25,600 square feet on three vacant parcels with a combined area of 2.5 acres in the Office/Professional (OP) District, located at the northwest corner of Archibald Avenue and Arrow Route - APN: 0208-811-59, -58, and -60. Related file: Uniform Sign Program DRC2010-00092. Design Parameters: The subject property is a site comprised of three (3) parcels located at the northwest corner of Archibald Avenue and Arrow Route, with a combined area of about 108,900 square feet (2.5 acres). The overall dimensions of the site are about 611 feet (north to south) by about 180 feet (east to west). The site is undeveloped and until recently was used for agricultural purposes as a strawberry field. To the west of the site, are single-family residences and to the north, it is vacant. To the south, across Arrow Route, is an office complex of four (4) buildings. To the east, across Archibald Avenue, are administrative offices for the San Bernardino County Board of Education and an inactive gas station. The zoning of the property and the property to the north is Office Professional (OP) District; the properties to the east and west are zoned Low-Medium (LM) and Low (L) Residential District, respectively. The zoning of the properties to the south is General Industrial (GI) District (Subarea 3). The applicant proposes to construct two, two-story office/professional buildings, with a combined floor area of 25,600 square feet. The two identical buildings will be of wood frame construction. The tenants ' are unspecified, but the mix is anticipated to consist mostly of administrative/professional offices. The buildings will have fourteen (14) tenant spaces each with eight (8) on the first floor and six (6) on the second floor. The subdivision of the property for condominium purposes is not proposed at this time. The site layout is arranged with the buildings situated on the west side of the site, while the parking area will be along the street frontage of Archibald Avenue. Additional parking will be located along the street frontage at Arrow Route and between the two buildings. This layout is contrary to the general design goal of the City to have buildings located close to the street with the parking area(s) screened behind the buildings. However, during a Pre-Application Workshop held on February 27, 2008 (Related File: DRC2008-00045) that was submitted by a different applicant, the Planning Commission reviewed a proposal for the site that had a similar layout and deemed it acceptable, as the narrow depth of the project site (measured east to west) limits other building plotting options, and the proposed building locations will mitigate potential noise and glare disturbances that might be generated in the parking lot and might affect the residences to the west. The general arrangement of both buildings will have a prominent entrance at the center of each east elevation of the building that leads to a lobby. The first floor tenants at the east side (or front) of each building will have their respective primary entrances opening to the exterior of the building on the east elevation facing Archibald Avenue. The entrances to the tenant spaces located at the west side (or rear) and on the second floor of each building will be through the lobby. The contemporary architectural theme of each building will be distinctive and unique as it employs bold horizontal and vertical elements with a mix of tile, stone, and glass. The buildings are generally well-proportioned, and the application of materials, finish, and trim are equal on all elevations. The primary entrance will be defined by a tower element finished with stone veneer and incorporating a glass storefront that extends up to the full height of the lobby. Storefront glass is generously provided on all DRC AGENDA DRC2009-00493—GB ARCHITECTS April 6, 2010 Page 2 elevations. The design of the parapets at the second floor at the east and west elevations incorporates an unconventional combination of an angled and horizontal top edge. They are finished with a combination of two different tile veneers. As each building is only one-story at their respective north and south ends, the parapet steps down so that the general form of each vertical form of the building is well-articulated. Other features of the buildings include vertical columns finished with stone veneer. The outside edge of these columns, repeating the theme set by the angled parapets, project diagonally so that the face of each at the top is projected further from the wall plane of the building than at the bottom. The bus shelter will have support columns that are similar. Access to the site will be via two driveways to be located at the southwest and northeast corners of the site at Arrow Route and Archibald Avenue, respectively. The building is required to have 141 parking stalls; 141 parking stalls will be provided. Although there is no minimum requirement for landscape coverage in this development district, 35 percent of the project site will be landscaped. The applicant has provided a conceptual master plan showing the potential location of a driveway that will connect the project site and the adjoining property to the north, thus minimizing the number of driveways on Archibald Avenue. An easement in favor of the owner of the property to the north to allow access at the proposed driveway on Archibald Avenue will be a condition of approval. 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 angled parapets and vertical columns are not typical but do distinguish the buildings from other office buildings that have been approved and constructed in the City. The Committee may want to discuss these features with the applicant. Staff believes that these angled features are generally inconsistent with the other parts of the building. The quality of the architecture will not be diminished by using conventional straight horizontal parapets and vertical columns. Furthermore, at the lowest point of the angled parapet, the height of it will only be 2 feet 10 inches, which is insufficient to screen all roof-mounted equipment. 2. The use of glass on the west elevation, particularly on the second floor,. shall be minimized to ensure that during the late afternoon hours glare from the setting sun does not reflect back towards the residences located immediately west of the project site. The glass on the first floors can remain as any light that would be reflected off of the glass on the first floors would be blocked by an existing perimeter wall. Furthermore, the site is slightly lower than the properties to the west, which will reduce the potential for adverse glare. 3. The height of the parapet walls at the northernmost and southernmost portions of the second floor is only 1 foot 6 inches high. Similarly, the height of the parapet walls at the northernmost and southernmost portions of the first floor is only 2 feet high. In both cases, this will be insufficient to screen roof-mounted equipment. Therefore, any HVAC or similar equipment for the second floor tenant spaces at these locations shall be in an enclosed space'within the building (with applicable venting as needed). The Committee should verify with the applicant that the enclosed HVAC equipment is a viable option, or require that the parapet on both floors be raised to an adequate height to permit screening. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues. • DRC AGENDA DRC2009-00493 — GB ARCHITECTS April 6, 2010 Page 3 1. Landscaping shall be intensified along the street frontages to minimize visibility of the parking lot. Options for discussion include low planter walls with shrubs; undulating berms along the street frontages within the landscape setback and landscape areas that are at least 3 feet in height (at the maximum height); dense plantings; or a combination of these. 2. The new block wall at the common property line between the project site and 9649 Calle Vejar and 8378/8398 Archibald Avenue shall be constructed of concrete masonry units with a decorative finish such as stucco. The east face of the existing walls along the common property lines between the project site and 9648 Calle Vejar and 9648/9649 Friant Street shall be refinished to match the new walls. 3. The new trash enclosures shall be constructed per City standard. The design of the trash enclosures shall incorporate the materials, finish, color, and trim used on the buildings. 4. The Southern California Edison transformer box shall be located at the northeast corner of the site. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion. 1. All ground-mounted equipment and utility boxes including transformers, back-flow devices, etc. shall be screened by a minimum of two rows of shrubs spaced a minimum of 18 inches on center. This equipment shall be painted forest green. 2. All Double Detector Checks (DDC) and Fire Department Connections (FDC) shall be placed 5 feet from the right-of-way and shall be screened on three sides behind a 4-foot high wall designed to match the building. 3. All wrought iron fences and sliding gates shall be painted black or a similarly dark color. 4. Decorative paving shall be provided at all vehicular access points onto the site. 5. All doors (roll-up, dock doors, emergency access) shall be painted to match the color of the adjacent wall or glass panel. 6. All downspouts on all elevations shall be routed through the interior of the building. Staff Recommendation: Staff recommends that the Committee review the architecture and provide additional input and direction as appropriate. Staff also recommends that the project be approved, subject to the revisions discussed above and any additional comments from the Committee, which can be verified by staff, and forwarded to the Planning Commission for review and action. Design Review Committee Action: Staff Planner: Mike Smith Members Present: DESIGN REVIEW COMMENTS 8:00 p.m. Mike Smith April 6, 2010 UNIFORM SIGN PROGRAM DRC2010-00092 - GB ARCHITECTS - A Uniform Sign Program for Development Review DRC2009-00493, a proposal to construct two office/professional buildings of 25,600 square feet on three vacant parcels with a combined area of 2.5 acres in the Office/Professional (OP) District, located at the northwest corner of Archibald Avenue and Arrow Route - APN: 0208-811-59, -58, and -60. Related file: DRC2009-00493. Background: The proposed sign program is for a project that will consist of two identical two-story office/professional buildings, with a combined floor area of 25,600 square feet. The tenants are unspecified, but the mix is anticipated to consist mostly of administrative/professional offices. The buildings will have eight (8) tenant spaces each. The site layout is arranged with the buildings situated on the west side of the site, while the parking area will be along the street frontage of Archibald Avenue. Additional parking will be located along the street frontage at Arrow Route and between the two buildings. The general arrangement of both buildings will have a prominent entrance at the center of each east elevation of the building that leads to a lobby. The first floor tenants at the east side (or front) of each building will have their respective primary entrances opening to the exterior of the building on the east elevation facing Archibald Avenue. The entrances to the tenant spaces located at the west side (or rear) and on the second floor of each building will be through the lobby. Design Parameters: The program proposes two categories of wall signs — Sign Type A and Sign Type B. The categories are not specific to a tenant with a specific floor area as is typical. Instead, the categories are applicable to the location of the tenant space relative to the available sign areas at each tenant space. Hence, Sign Type A has a larger maximum horizontal dimension (13 feet) compared to Sign Type B (8 feet). The maximum vertical dimensions for both are the same at 2 feet (24 inches). The logo of each tenant's wall sign is included in the maximum horizontal and vertical dimensions, i.e. the logo must fit within the sign area as noted. Each category is limited to illuminated channel letters. In general, the proposed sign program complies with the standards and guidelines set forth in the Sign Ordinance, including the maximum number of signs per tenant, wall sign construction/materials, and the basic dimensions of each wall sign, including sign area and text height. Each proposed sign location and area meets the intent of the Sign Ordinance. There are some technical issues to be resolved as the applicant has excluded information regarding window signs. The applicant has proposed three (3) fonts that could be used (Times Roman, Avant Garde, and Helvetica), with the option to allow for a corporate trademarked font. Staff has no concerns with this font as it is legible and similar to other fonts used on other office and commercial buildings. Likewise, the option to have corporate trademarked font is acceptable as it is a department policy to allow them. The signs will not negatively impact any significant architectural features, elements, or details. The signs will be on the elevations facing Arrow Route, Archibald Avenue, and on the north and south elevations of each building. A monument sign and signs on the west elevation facing the residences to the west are • not proposed. The applicant has elected to restrict the number of signs on each building to a total of ten (10). However, there are fourteen (14) potential tenants. Furthermore, there will be no signs on the second floor. Clarification of which tenant has the "right" to a sign space on each building is required and the appropriate text and graphic information incorporated into the sign program. DRC AGENDA DRC2010-00092 —GB ARCHITECTS April 6, 2010 Page 2 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. Clarify which tenant has the "right" to a sign space on each building, and incorporate into the sign program the appropriate text stating, and graphics indicating, this information. If all tenants are permitted to have signs, then the locations for each sign shall be shown with the corresponding text/graphic information. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues. 1. None. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion. 1. The applicant is advised that the addition of any tenants, which will warrant additional sign locations, any modifications to the location, and physical dimensions of signs, or the addition of monument signs will require an amendment to this Uniform Sign Program for review and approval by the Planning Director and/or the Design Review Committee. 2. Provide detailed construction information and installation instructions for the typical sign.. Staff Recommendation: With the Major Issue identified above satisfied, staff recommends that the Uniform Sign Program be approved with the corrections to the text and graphics to be verified by staff. The revised/corrected sign program shall be provided prior to forwarding the document to the Planning Commission for review and action. Design Review Committee Action: Staff Planner: Mike Smith Members Present: • \1 \ B I I 1\ T( ( T) PROJECT: NORTH EWESTTFCORNER BUILDING OF ARCHITECTURE • PLANNING • ENGINEERING ADRESS: ARCHIBALD AVE. & ARROW RTE. RANCHO CIICAMONfA CA \ j400 N. MOUNTAIN AV. # 208 OWNER: JAMIL SAMOUTH UPLAND, CA, 91786 (909) 949-6999 FAX (909) 949-2928 DATE: 12-09-09 www.gbarchitects.org SHEET 1 OF 12 SHEETS UNIFORM SIGN PROGRAM OFFICE/PROFFESIONAL BUILDING NORTH WEST CORNER OF ARCHIBALD AVE ARROW RTE, RANCHO CUCAMONGA, CA 91730 RELATED FILE: DRC 2009-00493 OWNER: JAMIL SAMOUTH 4901 SKYLINE ROAD. RANCHO CUCAMONGA, CA 9 1 701 909-2 I 0-3002 CITY OF RANCHO CUCAMONGA MAR 0 4 2010 RECEIVED-PLAN goo, L.AN * C-22661 wcwo. �oqa iptittc • 0at� � OF CAy OFFICE/PROFF. BUILDING PROJECT: \ NORTH WEST CORNER OF ( ' ARCHITECTURE •. PLANNING •. ENGINEERING ADRESS: ARCHIBALD AVE. & ARROW RTE. RANCHO CUCAMONGA CA \..'_i " / 400 N. MOUNTAIN AV. # 208 OWNER: JAMIL SAMOUTH / UPLAND, CA, 91786 (909) 949-6999 FAX (909) 949-2928 DATE: 12-09-09 www.gbarchitects.org SHEET 2 OF 12 SHEETS TABLE OF CONTENTS TITLE PAGE COVER TABLE OF CONTENTS 2 PURPOSE OF PROGRAM 3 GENERAL REQUIREMENTS 3-4 ALL COMPANIES BIDDING TO MANUFACTURE 4 CONSTRUCTION REQUIREMENTS 5 SIGN SPECIFICATIONS AND RESTRICTIONS 6 TENANT SIGNAGE CRITERIA 7 SIGN DIMENSIONS 8 EAST AND WEST ELEVATIONS 9 NORTH AND SOUTH ELEVATIONS 1 0 SITE PLAN 1 1 EXAMPLES OF PERMITTED FONTS 1 2 CB ) TH T PROJECT: OFFICE/PROFF. BUILDING ARCHITECTRE • PLANNING . ENGINEERING ADRESS: ARCHIBALD AVE. & ARROW RTE. \ • RANCHO CUCAMONGA CA 400 N. MOUNTAIN AV. # 208 OWNER: JAMIL SAMOUTH UPLAND, CA, 91786 (909) 949-6999 FAX (909) 949-2928 DATE: 12-09-09 www.gbarchitects.org SHEET 3 OF 12 SHEETS PURPOSE OF PROGRAM: The Uniform Sign Program has been established for objective of assuring a cohesive and attractive buildings with effective sign uniformity, yet at the same time giving each tenant adequate identification. In order to maintaon the integrity of the criteria and balance among all tenants, deviations from the criteria will not be approved. GENERAL REQUIREMENTS: - All signs shall conform to the general requirements of the City of Rancho Cucamonga's Sign Ordinance and this Uniform Sign Program. 2- Prior to sign fabrication, The tenant shall secure Landlord's approval with submittal three (3) copies of the detailed sign design to the Owner/Landlord or property Manager. Drawings shall depict the location , size, layout, design and color of the proposed sign(s) including all letterings and method of construction and installation. Submittal to the Owner/landlord or property Manager shall be done prior to submitting to the city of Rancho Cucamonga for review and approval. 3- Tenant shall submit three (3) copies of Property Owner approved drawings of the proposed signs to the City of Rancho Cucamonga, California for review and approval. 4- Permits: The tenant or tenant's sign contaractor shall secure a sign permit from the City of Rancho Cucamonga, CA by submitting three (3) copies of fully dimensioned scaled drawings as follows: a. A site plan showing the location of the tenant space width, color(s), materials, dimensions and copy. b. A detailed elevation of the tenant lease space drawn to scale and showing sign or sign placement and tenant space width, color(s), materials, dimensions and copy. c.Pabrication and installation details, including structural and engineering data, U.L electrical specifications. d.Any other drawings , detailsand information as required by the City of Rancho Cucamonga, CA. 5- Costs of permits: All permits for signs and the installation thereof shall be obtained by the tenant's sign contractor and paid for by the tenant. G- Only after proper review and approval by the city of Rancho Cucamonga, shall signs be installed by a properly insured licensed sign professional. 7- Compliance Codes: All signs and the installation thereof shall comply with all current local Zoning, building and elecctrical codes. • /\/ 1 PROJECT: OFFICE/PROFF. BUILDING I \ P� RC T� \ ADRESS: NORTH WEST CORNER OF 1 1 I ARCHITECTURE • PLANNING • ENGINEERING ARCHIBALD AVE. & ARROW RTE. RANCHO CUCAMONGA CA ��- 400 N. MOUNTAIN AV. # 208 OWNER: JAMIL SAMOUTH 7 UPLAND, CA. 91786 (909) 949-6999 FAX (909) 949-2928 DATE: 12-09-09 www.gbarchitects.org SHEET 4 OF 12 SHEETS ALL COMPANIES BIDDING TO MANUFACTURE: - All companies bidding to manufacture and install an tenant's sign are advised that no substitutes will be accepted by the landlord whatsoever, unless so indicated in to specifications which are approved in writing by the landlord. Signs that deviate from these critiria without such approval must be removed at the tenant's expense. 2- Sign company shall have C-45 license and be insured by an admitted carrier for the total aggregate of One Million (I ,000,000) dollars. The Owner/Landlord and/or Property manager shall be named as an additional insured and a record of such shall be produced to all parties prior to the commencement of installation. 3- The tenant's sign company shall completely erect and connect (including all wiring) the subject sign in accordance with these criteria and all local zoning, building electrical codes. I/ ^ \V RC TE C T5 PROJECT:NORTH EWEST CORNER BUILDING ARCHITECTURE • PLANNING . ENGINEERING ADRESS: ARCHIBALD AVE. & ARROW RTE. RAN(7H0 CIIC:AMnNQA. CA ( Fj 400 N. MOUNTAIN AV. # 208 OWNER: JAMIL SAMOUTH UPLAND, CA, 91786 (909) 949-6999 FAX (909) 949-2928 DATE: 12-09-09 www.gbarchitects.org SHEET 5 OF 12 SHEETS CONSTRUCTION REQUIREMENTS: Fasteners: All exterior signs, bolts, fastenings and clips shall be cadmium plated steel, aluminium, brass or bronze. No black iron or other rust prone materials of any type are permitted. 2- Conduit Opening: All penetrations of the building structure required for sign installation and which have been approved in writing by the property owner of the tenant's premises, shall be neatly sealed in water tight condition. 3- Labels: A.U.L. 'able must be placed on every separate electrical sign element each channel letter and/or sign cabinet). All required labels must be placed in a conspicious location. No other labels are permitted. 4- Exposed raceways, lamps, or tubing is not permitted. 5- Concealement of Mechanical Equipment: Raceways, crossovers, conductors, transformers and other equipment shall be concealed behind the wall fascia or parapet of the building. 6- Electrical service to all signs shall be the tenant's meter and shall be part of the tenant's operational costs. 7- Tenant shall be responsible for the installation, removal and maintenance of his/her sign. Should tenant's sign requires maintenanceor repair, the Landlord or Property Manager shall give tenant thirty (30) days written notice to perform repairs and/or said maintenance. Should tenant fail to do so within thirty (30) days, the Property Manager on behalf of the Landlord may undertake repaires and invoice for charges incurred plus twenty(20) percent. Tenant shall reimburse within ten ( I 0) days from receipt off invoice. If reimbursement is not forthcoming other methods of collection shall be taken including legal avenues of which all costs associated with the reimbursement collection shall also be paid by tenant. 8- The Landlord has the right to change, amend, or waive portions of or all of these criteria at any time and without prior notice to the tenants. Such changes shall be subject to review and approvalby the city of Rancho Cucamonga Planning Departement and will require amendment of this sign program. PROJECT: OFFICE . BUILDING WEST CORNER WEST CORNER OF ARCHITECTURE • PLANNING • ENGINEERING ADRESS: ARCHIBALD AVE. & ARROW RTE. • RANCHO CUCAMONGA, CA / 400 N. MOUNTAIN AV. # 208 OWNER: JAMIL SAMOUTH UPLAND, CA, 91786 (909) 949-6999 FAX (909) 949-2928 DATE: 12-09-09 www.gbarchitects.org SHEET 6 OF 12 SHEETS SIGN SPECIFICATIONS AND RESTRICTIONS: I - All signs shall be attached to the building only at a location approved by the landlord and the City of Rancho Cucamonga, CA. 2- Hours of Business and Telephone numbers: Limited to no more than 18o sg.in. or I 0% of window area, whichever is less, for each business frontage with a costumer entrance. 3- Suite Number Sign: The suite number or address of the lease space shall be centered above the door 4" high with white venile film. 4- Flashing Signs: Animated, flashing or audible signs will NOT be permitted. 5- Signs shall be limted to the name of the business. Logos may be used in conjunction with the name of the business lettering. 6- No projections above, below or outside the sign area will be permitted. 7- Painted lettering will not be permitted. Channel letters only. 8- No box or cabinet type signs allowed except for logo type cabinets. 9- There are three font options for tenant use: a. Helvetica b. Avant Garde c. Times Roman 10- Trademarked signs, logos, colors and font styles shall be permitted; provided that the design, color and spacing of letters have been approved in writing by the landlord and by the City of Rancho Cucamonga, CA. I I - Two monument signs are permitted at the two primary access points at the North East corner and the South West corner of the project, having The main building ID sign and address on each.(see sheet I I for location) I T, \ T� PROJECT: WEST C OFFICE . BUILDING NORTH WEST CORNER OF ADRESS: ARCHIBALD AVE. & ARROW RTE. / ARCHITECTURE • PLANNING • ENGINEERING / • RANCHO fa if AMONGA CA 400 N. MOUNTAIN AV. # 208 OWNER: JAM IL SAMOUTH �_ UPLAND, CA, 91786 (909) 949-6999 FAX (909) 949-2928 DATE: 12-09-09 www.gbarchItects.org SHEET 7 OF 12 SHEETS TENANT SIGNAGE CRITERIA: I - One main sign as depicted in the east elevation facing the parking lot within this sign program. 2- Businesses occupying more than one unit are still limited to one main sign. 3- Total single row sign shall not exceed 24" in height. 4- Signs are allowed on North and South elevations of each building with same signage criteria. 5- Multiple row signs are NOT allowed. G- Materials and colors: a. Sign race: Acrylic sheet. Landlord must approve colors prior to sign permit submittal. b. Letter return material: Aluminium, painted in dark bronze colors. c. Letter return depth: 5" from the face of the building. d. Trim cap size:4" for I 8" to 36" letters and ! " for Logo elements. e. Trademarked colores are permitted.Logos are permitted to be any color. 7- Lighting: a. All signs shall be 30ma low output neon or LED illumination with no exposed tubing. b. All signs to be U.L. listed. PROJECT: OFFICE/PROFF. BUILDING QQ\) � GB RC TC C T5 NORTH WEST CORNER OF I ADRESS: ( GV / ARCHITECTURE • PLANNING • ENGINEERING ARCHIBALD AVE. & ARROW RTE. RANCHO CIICAMONRA. CA \ / 400 N. MOUNTAIN AV. 208 OWNER: JAMIL SAMOUTH ��" UPLAND, CA, 91786 (909) 949-6999 FAX (909) 949-2928 DATE: 12-09-09 www.gbarchaects.org SHEET 8 OF 12 SHEETS SIGN DIMENSIONS Two sign dimensions will be used: a k 13'-0" Max (Sign Type A) - o -N I a k 8 -0 (Sign Type B) o I a` N NOTE: - All (A) signs shall aligne verticaly with the extension line of the the glass windows, and horizontaly with sign B. -All (5) signs on east elevation shall be centered horizontally and vertically in the architectural element space reserved for the sign. - All signs (B) on the north and south elevations for both buildings shall aligne verticaly with the line extension of the the glass windows, and horizontaly with the signs at the east elevation. - Sign space in criteria listed above is applicable to all logos and letters. 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Oa 2, F w 1 Iii!!fU!!iii!�.'�'�'�!'-I [�� 1—; n •■ I I I I r7 `E ° , 0 va i ; - - ,, ;iii I k!, !;iJiu�Iii.., !;!,;!; 0 ;!IiR•h,I!li!I!.dd,Idll�11 taw \ � . 6J0's4094jgoJog6'MMM \ / S133HS Zl 30 11 133HS TD & 8161-646 (606) XVJ 6669-646 (606) 60-60—Z1 :31V0 •-„ .N, 98L16 'YO 'ONVldfl 801 # 'AV NIVINflOW 'N 004 Fan 0WVS IIWVf 213NM0 °\,,,..;‘,0 ONIi133NI0N3 • ONINNVId • 3iJf11O311HO21V VO 'VONOvuvono OHONV2J '3m M08 V N8 '3AV O1V81HOi1V :55380V d0 83N80O 1SJM HThON ONIO11118 'dd021d/3OIdd0:133fONd [1:1 ti „oyoe t Y (� c • o re ,ILL ! ; ARROW ROUTE i • J , ''1 g yl I , ii g ' 1 r ,� ;to i - l i � I - � . IIIIIP'1 - ' , N Q _ -IIL _ -_-� -I_I_I_I_I_I_I hr Ili - q o , � — g ,l1 z ( ��- �� i hult .- Li CI Q gi 9 Il 'IJJ J_ L' I n I)I Ng ii• J I , --- 1 8 A0 8 8 V --31 iN n ) i C PROJECT:NORTH WEST BUILDING ' WESTT CORNER OF ADRESS: ARCHIBALD AVE. & ARROW RTE. ARCHITECTURE • PLANNING • ENGINEERING RANCHO CUCAMONGA CA 400 N. MOUNTAIN AV. # 208 OWNER: JAMIL SAMOUTH UPLAND, CA, 91786 12-09-09 (909) 949-6999 FAX (909) 949-2928 DATE: www.gbarchitects.org SHEET 12 OF 12 SHEETS This page is okay PERMITTED FONT STYLES EXAMPLES ABCDEFGHIJKLMN ABCDEFGHIJKLMN OPQRSTUVWXYZA OPQRSTUVWXYZAA AEIOoabcdefghijklnT Elabcdefghijklmno nopgrstuvwxyzaaeiopu pgrstuvwxyzaaei& &1234567890($£.,!?) 123456789002.,!?) Times romans font style Avant Garde font style ABCDEFGHIJKLMN OPQRSTUVWXYZA AEIOabcdefghijklmn opgrstuvwxyzaadie& 1234567890($£.,!?) Helvetica font style