HomeMy WebLinkAbout2017/03/14 - Agenda Packet1VIAM%orl 1 at, 6V 1 r - L . VW r.1V1.
DESIGN REVIEW COMMITTEE AGENDA
RAINS ROOM
CITY HALL
10500 CIVIC CENTER DRIVE
A. CALL TO ORDER
Roll Call: Ray Wimberly
Rich Macias
Candyce Burnett
Donald Granger
Alternates: Lou Munoz
Rich Fletcher
Francisco Oaxaca
B. PUBLIC COMMUNICATIONS
This is the time and place for the general public to address the Committee on any item listed
on the agenda. 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 to be limited to five minutes per individual or less, as deemed necessary by
the Staff Coordinator, depending upon the number of individuals embers of the audience. This
is a professional businessmeeting and courtesy and decorum are expected. Please refrain
from any debate between audience and speaker, making loud noises or engaging in any
activity which might be disruptive to the decorum of the meeting.
C. PROJECT REVIEW ITEMS
The following items will be presented by the applicant and/or their representatives. Each
presentation and resulting period of Committee comment is limited to 20 minutes. Following
each presentation, the Committee will address major issues and make recommendations with
respect to the project proposal. The Design Review Committee acts as an advisory Committee
to the Planning Commission. Their recommendations will be forwarded to the Planning
Commission as applicable. The following items do not legally require any public testimony,
although the Committee may open the meeting for public input.
C1. SIGN PERMIT DRC2017-00106 - KIMLEY-HORN AND ASSOCIATES, INC. - A request to
remove an existing illuminated wall sign and replace with two (2) new illuminated wall signs on
an existing retail store (Target) located within the Community of the Terra Vista Community
Plan at 10576 Foothill Boulevard - APN: 1077-423-15.
Page 1 of 3
IVIA t-on I &*, Lv I r - r SLOW r.ivi.
DESIGN REVIEW COMMITTEE AGENDA
RAINS ROOM
CITY HALL
10500 CIVIC CENTER DRIVE
C2. DESIGN REVIEW MODIFICATION DRC2017-00071 - NASSEF ESKANDER FOR ALTA
LOMA ANIMAL HOSPITAL - A request to modify Design Review DRC2008-00909 by deleting
a Condition of Approval, in Planning Commission Resolution No. 14-05, that required an access
easement on the subject property as part of the approval for the construction and operation of
an animal hospital in the General Commercial (GC) located at 7289 Amethyst Avenue - APNs:
0202-161-10, -11, and -20. Related file: Design Review DRC2008-00909.
C3. ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2016-00814 - NATIONAL
COMMUNITY RENAISSANCE OF CALIFORNIA - A request for site plan and architectural
review of a 140-unit affordable senior housing development on 4 acres of land within the Low -
Medium (LM) District (4 — 8 dwelling units per acre) of the Victoria Planned Community, located
at the terminus of Firehouse Court and west of Day Creek Boulevard - APN: 1089-031-36.
Related records: General Plan Amendment DRC2016-00964, Development Agreement
DRC2017-00156, Certificate of Appropriateness DRC2016-00966, Variance DRC2017-00032
and Tree Removal Permit DRC2016-00965. Staff has prepared a Mitigated Negative
Declaration of environmental impacts for consideration.
C4. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT20042 - NH
WEAVER LANE, LLC - A request to subdivide 18.2 acres of land into 26 lots for the purposes
of developing 26 single-family residences for a site located on the east side of Carnelian Street
and north of Hillside Road in the Very Low (VL) District (.1 -- 2 Dwelling Units per Acre) and
within the Hillside Overlay District - APN:1061-261-01. Related records: Hillside Design Review
DRC2016-00377, Variance DRC2016-00748, Variance DRC2017-00014 and Tree Removal
Permit DRC2016-00376. Staff has prepared a Mitigated Negative Declaration of environmental
impacts for consideration.
ENVIRONMENTAL ASSESSMENT AND HILLSIDE DESIGN REVIEW DRC2016-00377 — NH
WEAVER LANE, LLC - A request for site plan and architectural review of 26 single-family
residences on 18.2 acres of land related to Tentative Tract Map SUBTT20042, located on the
east side of Carnelian Street and north of Hillside Road in the Very Low (VL) District (.1 — 2
Dwelling Units per Acre) and within the Hillside Overlay District - APN: 1061-261-01. Related
records: Tentative Tract Map SUBTT20042, Variance DRC2016-00748, Variance DRC2017-
00014 and Tree Removal Permit DRC2016-00376. Staff has prepared a Mitigated Negative
Declaration of environmental impacts for consideration.
C5. ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2016-00713 - LVD TERRA
VISTA, LLC - A request for site plan and architectural review of a 214-unit multi -family
development on 12.1 acres of land within the Medium High (MH) District (14-24 dwelling units
per acre) of the Terra Vista Community Plan, located at the southwest corner of Church Street
and Terra Vista Parkway - APN: 1077-422-97. Related records: Terra Vista Community Plan
Page 2 of 3
IYIAMI.Fri 1 t, LV 1 I - t .VV r.ivl.
DESIGN REVIEW COMMITTEE AGENDA
RAINS ROOM
CITY HALL
10500 CIVIC CENTER DRIVE
Amendment DRC2016-00715, Tentative Tract Map SUBTT20054, Minor Exception DRC2016-
00716, Minor Exception DRC2017-00159 and Pre -Application DRC2016-00361. Staff has
prepared a Mitigated Negative Declaration of environmental impacts for consideration,
D. ADJOURNMENT
The Design Review Committee has adopted Administrative Regulations that set an 11:00 p.m.
adjournment time. If items go beyond that time, they shall be heard only with the consent of the Committee.
1, Jennifer Palacios, Office Specialist II with the City of Rancho Cucamonga, or my designee,
hereby certify that a true, accurate copy of the foregoing agenda was posted on day,
Thursday, March 2, 2017, seventy two (72) hours prior to the meeting per Government Code
54954.2 at 10500 Civic Center Drive, Rancho Cucamonga, CA.
Jennifer Palacios
Office Specialist II
City of Rancho Cucamonga
If you need special assistance or accommodations to participate in this meeting„
please contact the Planning Department at (909) 477-2750. Notification of 48 hours
prior to the meeting will enable the City to make reasonable arrangements to ensure
accessibility. Listening devices are available for the hearing impaired.
Page 3 of 3
DESIGN REVIEW COMMENTS
7:00 p.m. Dominick Perez March 14, 2017
SIGN PERMIT DRC2017-00106 — KIMLEY-HORN AND ASSOCIATES, INC. - A request to remove
an existing illuminated wall sign and replace with two (2) new illuminated wall signs on an existing
retail store (Target) located within the Community of the Terra Vista Community Plan at 10576
Foothill Boulevard — APN: 1077-423-15.
Background: The subject site is located within the Terra Vista shopping center, which is governed
by Uniform Sign Program #134 for signage requirements. Per USP #134 (See attached), various
types of signs require approval from the Design Review Committee, including signage for Major
Tenants. Major tenants are defined by USP #134 as a tenant that occupies 35,000 square feet or
larger of building space. Therefore, since the proposal involves the installation of new signage for
one of the center's major tenants, Target, which occupies a building greater than 35,000 square
feet, approval from the Design Review Committee is required.
Design Parameters: The applicant is proposing to install two (2) new illuminated wall mounted
signs, one (1) along the south building elevation and one (1) along the west building elevation of the
existing Target building located within the Terra Vista shopping center at the northeast corner of
Foothill Boulevard and Haven Avenue. The first proposed wall mounted sign along the south
elevation includes a 12-foot tall by 12-foot wide Target logo and is 144 square feet is size. The logo
will be centrally located between the two main storefront entrances and will be installed 13 feet
above the ground level. The second proposed wall mounted sign along the west elevation includes
a 6-foot tall by 6-foot wide Target logo and is 36 square feet in size. The proposal also involves the
installation of new "order pickup" window signage above the easterly entrance at the south building
elevation. The vinyl signage is 11 inches in letter height and 6 feet in width.
Staff Comments: The building currently contains one (1) 28-foot 9.5-inch wide by 5 foot tall Target
sign totaling 144 square feet and one (1) 17-foot 10-inch wide by 24-inch tall CVS Pharmacy sign
totaling 35.6 square feet along the south building elevation. The CVS Pharmacy sign is considered a
subtenant sign and is permitted to remain in place on the same building elevation as the primary
tenant's signage. However, since USP #134 only allows one (1) wall mounted sign for each street
frontage per primary tenant, the installation of a new illuminated Target logo wall sign on the south
building elevation will require the removal of the existing Target sign on the south elevation. The
applicant has taken this requirement into consideration and has indicated on the plans that the
existing sign is planned to be removed. In regards to the size and placement of the new signs, USP
#134 does give a maximum total sign area of 300 square feet, but does not specifically state the
maximum letter or logo height requirements. Staff has confirmed that the signs will meet the area
requirement and believes that although the height of both signs are rather large when compared to
other signs within the Center, the proposed signs are proportionate to the wall plane and area of the
building that they are located on. Lastly, the proposed window signage is permitted. According to
section 17.74.070(B)(6), window signs (permanent or temporary) shall not cover more than thirty
percent (30%) of the window area for each window of the establishment. The vinyl sign will meet this
requirement.
Major Issues: The following design issues will be the focus of Committee discussion regarding this
project:
None
Item C1-1
DRC AGENDA
SIGN PERMIT DRC2017-00106 — KIMLEY-HORN AND ASSOCIATES, INC.
March 14, 2017
Page 2
Secondary Issues: Once all of the major issues have been addressed, and time permitting, the
Committee will discuss the following secondary design issues:
The applicant should explain the note (Attachment B) on Sheet 10 for sign type "E" that states,
"Electrical circuit required stucco over fascia 5 feet parapet wall with membrane roof.
Code Compliance 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. None
Staff Recommendation: Staff supports the proposed Target signs and recommends approval of
the Sign Permit.
Design Review Committee Action:
Staff Planner: Dominick Perez
Members Present:
Attachment A - Uniform Sign Program #134 (Pages 2 & 3)
Attachment B - Proposed Target Sign Package
Item C1--2
(35,000 sq. ft. plus)
A. Tenant shall be allowed to install one (1) wall mounted identification sign for
each street frorttage as illustrated on page 13-16One (1) sign on the sign
fascia in front of Tenants space facing Foothill Boulevard (primary customer
entry). Tenaniq which have street frontage on more than one street shall be
allowed to have one (1) additional wall mounted identification sign for each
street frontage. The total number of wall mounted signs shall not exceed three
(3) and shall be, Subject to l3r-,sign Revie%v Committee and Landlord Review and
approval, Major Tenant& can be identified on up to three (3) Monument sign
faces at the discretion ofthe Landlor&
S. Major Tenant signs shall be ol'a size and color which is appropriate to the
vxtrrior eltvaiions of the propo,,",ed space. These signs, will be submitted to the
Ciry of Rancho Cucamonga for the approval of the J)esign Review Committee.
The maximum sign letter height shall be detcrmined by the proportions within
the building architecture. The maximum total sign area allowed shall be three
hundred square feet (300 sq, f1).
C. Signs shall be in accordance with criteria contained within this program, unless
in the opinion of the landlord and the City of Rancho Cucamonga, the design
contributes to [lie unique benefit of the complex.
D. Asign shall consist of internally illuminated individual letters.
I Internally illuminated individual letters shall consist of one,(I) channel
letters, two (2) neon illumination, three (3) plastic face, and four (4) trim
cap.
2. Channel letters shall be made of .063 aluminum returns with .090
aluminum backs,
3. Letters shall be internally illuminated via neon lighting. Transformers
shall be housed within the individual letters inside raceway located
behind the sign fascia. Exposed raceways are prohibited.
S �A'9' wnalllt %% �tHk �'� gw� 111illid111101,11111if iii �,d 0ii ii accurdancic %% i fl n roqu �rcinient,�'
Red �n thc I �C% e1lopl"w ( od'L
Please contact the Planning Division at
(9()9) 477-2760 for final Inspection ,
Om
Attachment A Item C1 —3
I
I metal surface
WIR411rolk,
C. Individual letter styles, are allowed, provided that design, color and
spacing of letters have been approved in writing by Landlord
and the City of Rancho Cucamonga,
6. A trademark/logo may be combined ,vith letters if trademark logo
is registered or regionally recognized with at least six (6) open stores
and is within allowable size requirements.
E. In addition to the signs described above, each Tenant shall be permitted to
place white vinyl lettering (Helvctica Medium letter style) to provide store
name and hours information as specified on attached detail sheet. The total
area for this sign shall not exceed 280 square inches.
F Promotional or special event sips, banners or flags, shall be in conformance
with the City of Rancho Cucamonga!s Sip Ordinance and must be approved
by Landlord prior to submission to the City.
111W90W.-I - if # g aft
A. Tenant shall be allowed one (1) sign per building elevation up to a maximum
of three (3) signs per business as illustrated on page 17-19. However, if the
building elevation that faces'Fo ' othill Blvd. has more than one entrN the Tenant
shall b a allowed one (1) sign per entry facing Foothill Blvd. In no event shall
the total number of signs allowed per building exceed three (3). The height of
each sign shall be measured from top to bottom. Sub Majors can be identified
on up to two (2) faces of Monument signs at the discretion of the Landlord.
Sub Major Users that desire larger sign area, height or length, must submit
sip specifications and drawings composed on the building elevation, to the
City of Rancho Cucamonga Design Review Committee for approval.
1. Two-line signs shall not exceed 36" in total height including the
space between the line and no individual line shall be more than 24" in
height. The space between lines shall not exceed one third of the
letter height of smallest letter.
Upper and lower case signs shall not exceed 36" in overall heigf.'
including downstrokes. I
Single line signs in all upper case shall not exceed 36" in height.
EM
Item C1 —4
EXIST160 (5'.0") BULLS EYE & 50' (4'-2")
TARGET LETTERS Q 345" (28'-9 1/2") LENGTH_
DUANTIrY ( 11 ONE
143.95 SO FT
24" (24") EXISTING LOGO CVS PHARMACY CHL. LTRS
OUANi ( I ) ONE NO CHANGE
lugs so. Ft
FASTING. TOTAL Of BUILDING SIGNAGE: 17161 SM FL TOTAL
PROPOSED NEW SIGN SCHEDULE
24-12'-D I EXISTING LOGO C S PHARMACY CHL LTRS,
DIANPITY ( I ) ONE NOCHANGE
aw SO Fr.
NEW144 _�IWMIT�41" �11-1`1�1 A. BILLLS91MEOL.—
ON WANTrrY (I t ONE
144ASU IT
NEW 72" jG_DlE) DIA. BULLS EYE
QUANTITY (1 )ONE nicer r�evrrvw
56.0 so FT
NEW I I " CUSTOM CUT WHITE VINYL
QUANTITY (1 )ONE
5.5 SO. Ft.
TOTAL OF 'NEW' BUILDING SIOMOE: 221.19 SO, Ft TOTAL
Z& EXIST'. SO TENANT MENG.E. SIGN 1,11 SOL R
OLIANTITY ( I) ONEiiFealxnciAarao
LlIST1111 O(Il NAM MONUMENT SIGN 113111, 11
IL__
UUNT. 4 1 FOUR ,.1IELSI retch
EXIST. GIF TE A.1 SIGN OM END SIGN II AI S11 K
DUAftHTY (1 )ONE
5EXISNTING IF TENANT MONUMENT SIGN SOT SO. Ft �,_L � A ITY (I I ON lomll-111 1-ci@3
TOTAL OF GROUNDSIGNAGE: 47.85SO. FTTOTAL
SITE AERIAL PHOTO
N.T.S.
������IDERAL
— . . ..
. .....................................................
BOYD HIPPEN
. . ... . .... . .. . .. . .. .
23-38762-10
vi,
V'SUtLwCOMMUNIIICAT'ONS
}}ems c h IM"' e'"'n"ib
w,-. g; E -,-,u 7 7 1 i, F;
"i
I I I L "I', I',, I -,1 .111 "t" 11- 1. . ---I--l`l,E.-l—Ql-l--
. ...... . ..
1"), �Jpp,
---d.'g Ci Slg..g, Sl— 1901 1 ... ...............
�STEI
IN
SANDRAI ��E2��
—
JCROBERGE
I. Z111=
STORE # TC301 TARGET
10576 FOOTHILLS BLVD.
RANCHO CUCAMONGA, CA
91730
16
23 38762'10 RT
Item Cl-5
442'-9 1/2'
AND K) HAVE
?XTCn 4 PAINT
FR2NTELEVATION
SCALE:
1132"= 1'-0,
PARTIAL AREA # I - , / PARTIAL AREA # 2-- — /
SOUTH (FRONT) ELEVATION
SCALE; 1/32'= l'-O'
III
IFE��',')ERAL
.........................
- Lf—n- BOYD HIPPENSTER.
. . . . ... . ...... .
SANDRA RAMIREZ
.....................................................
...........
J..c
ROBERGE
TOR E#T0301 TARGET
------------------------
VI5UtL,,C0MMUNICATI0PJS
. ................. . ...... ........... ..................................... .... ...... .............................................
0576 FOOTHILLS BLVD.
2 15
RANCHD CUCAMONGA, CA
........................
91730
23-IB762 To R7
Item Cl -6
SURVEY PHOTO NTS
NOTE; WSTING VAI'DECURATWE SWARES ARE 2 £f4 114 DEPK
"ENLARGED" PARTIAL AREA # 2
SCALE: 1/16'"= V-O"
. ............
23-38761-10L
. .... ..
SANDRA RAWREZ
............ .......
VISUjwL_COIVIMUNICATIONS
SuNdkV" MWkySlpag, 51— 1901
. . .. .......
. . . ....................................................................................... . . . ....................
...... . . . . . I—— .................... . rrrrrr ....... . . . . . . . .........
JC ROBERGE
STORE#TO301 TARGET
10576 FOOTHILLS BLVD.
RANCHO CUCAMONGA, CA
91730
3 15
22 -IR 167. 4 0 R7
, � " , Item CI -7
EXISTING SIGN TO REMAIN AS IS.
NO ACTION.
"ENLARGED" PARTIAL AREA # 1
SCALED 1/8" = P-0"
��� IUII"'a, NiM'6w A��II�
w uw muuu
�.,
q. OOYfJ kiXPM1'�NSFI NV.
I 23 58782.10
r
pp
.,
aANURA I MIRFZ
,.,_
_..
e rcna �nrcem s Iwuulvarc.
._..._
JG NUSERGE
STORE T0301 'pu RGI!'+� V
VISUAL COMMUNICATIONS
10676 FOOTHILLS BLVD. 4 16
� �"
RANCHO CUCAMONGA, GA
laspl vat.pir5 i�sol vaem'ti
Budtlln9 aualhy Signage Slnce IRDI i ...
91730 ^ 2 38TO2"MR7
Item C7-8
WEST (LEFT) ELEVATION
ELECTRICAL CIRCUIT REQUIRED. STUCCO OVER FASMA,�
GC TO PROWDE ROOFER TO SEAL MEMBRANE.
r--—mnnxxnEA #o
w2�2"� ^
"ENLARGED" PARTIAL AREA # o
EZ
IL
RANCHO CUCAMONGA, CA
91730
Item o-o
�140 SIGNAGE THIS ELEVAFION
412'-2"*
EAST (HIGH!) ELEVATION
SCALE; 1132"= T-0'
............ -�::�il—��,,�1.1�,�,l�,l��,l�1-11,�ll.—I�l-.,—"�,�—,u,u,�,.u,u,u--lo'..--..I�'ll'—�ll,��1-1111�—��..,.�,�,�,,�—
..... ................................... E H
23-38762.10
...........
EXI'll"
. ...........................................................
SAI@.A .AMINE.
a ............ ..................
UT4 wi. .1
w F
.6..' .
JC ROBERGE
T R # T 1 TAIIIET
'TORE
VISUA�L',C0MAAUNICATI0NS
. .
..... . . . ...................... -.221.1
. .................. .............
1 0oIIEI..TlNLLs U.
-----
HY54..g.
. .
-......
RANCHO CUCAMONGA, CA
91730
23.38762-10 R7
ItemCl-10
NORTH (REAR{ELEVATION
SCALE; 1132' = 1'-0'
j.
1
9q
�I Iy �
.���r���
�,��l�lll�
1 2W-9 1/2"
I 22A"
t TARGET:
EXIST'G 60" (5'-0") BULLS EYE & 50" (4'-2") TARGET LETTERS @ 345" (28'-9 1/2") LENGTH SQ. FT TOTAL= 143.95
EXISTING SIGN TO BE REMOVED & DISCARDED scaE3s '-
I P,10' (214") Gnphin OAW
ED��ERAL
zn=
Soya HIPPENsrEiL
,:.
a ,: 23 ,18Y8d1D
pp..
r;Ti .................................
W-
SAIV6RA
_MMIREZ
Jc ROBERGE
STORE # F0301 TARGU
',
VISUAL COMMUNICATIONS
..................................
10576 FOOTHILLS BLVD,
a is
— — -----------
g-, 1901
1 T
--------------------
RANCHO CUCAMONGA, CA
91730
2,1-38762-V�R7
Item Cl-12
A
4
D
.. C - G ...„ a E _ . --_.— _ o. W . G _ . -„
0 ACRYLIC FACED INTERNALLY ILLUMINATED"BULLSEYE"
MANUFACTURE AND INSTALL CHANNEL LOGO AS SHOWN AND NOTED
In"TIET ll 91,91 9 q"TIT' I %!" T.--! 1
S
SPACE MAXIMUM 9"
MINIMUM e"
END -VIEW
MAIFEWAIL FMSH COLORS
esi fle"19 �N f
SPACE NIIAlffMIYO V'
MMMUNI I/Y"
rn
6" ri{lF I7..
rau l.waavurx rt !r• __.. _I. r
! rrnnaPalvrr,o Ntup
ocouulvnnmxa reran uu.. d ,. ( c w <
y..... .... .. PtH 1 y w i..
PAVtURf11P.M.p13UNLiIMUlUbi flpfK k� ( � .�I
tIGMEtlPl.6 AfRYtIG fl fYS l(
L6AF11 eR
le E1.:CTP4fGkK fINU 51 N XX
RII —lu-
INSSEMI Ip GYCII hNk4 rL1 i.Ntpl l .it
fiE0.:ER BA9f YM xYvr veal PEP1 0
11,1 1011,11W iF IMA IF tlMfl i111f G, C1GkHG i,
i"M Il Ig11£Rt4Eti '_�� '
,1'H4vlJP9 i9 i&I Lr u:iYi11 4 frii lY.01IRfiHNffWPIXG �
,I-'r� II tf LPW SINYC ,f
�GV4 l F[CUN&MACS'fRUiSYRIGifitflNF(fNtil
IriNF.fllMd'lHNOLIGN CgXil14N!UPVLtEU 6Y � """' _ � u3X�
rc!cruLEn nr+owtrmev lrrfral.IF.ac ,
l OIliYYUV,lf11gRR BYRN9IL Kkrt SIN
SUPi9.lEU UYfY.UtFaI. N[R'U{,*,IGPd CO '.
G DDrwqu DETAIL„
N'0 r, r l.r:
(Generic)
IlllfdW,ofINYIUt
IN C'" VIr0 I1M}ItfIM114 �f
nnu rors Inrnw
,45 JhiNPGH IAIC YJiCMN.6
oral eat ar rt X �, cam{,
&fY[ 1F uYatl LLAt11t,QlQJ�
AI It fiSIA £ AE AN fdYt'h tU
SifiNSflnfttY�iIX6RIAtUtp Xnkllfllttnlj ami
qr SfMnpF. tlR'fO kH 1'Q FliDy
p'ttiWai iR Ylfk ON,i{
" G
YNC i L N R I 1
P&fPr LP II�O GYJ Ufd ItYNM1P (AN f�
rG NA tUd) AItFIIipYf af01Pd(9
4fEY tUPffiCl1 YR441t 1NAi tliC R Ultl&64
RFMApf.RIR Xf05PA11(11UM
Y I Y) IF StG 51 II.I.IXilUtlf
TgfeU 1).Q tEift(54
IN A4L1l&Itl.'IIIpYIN4vh.'
FII Ilk If
( N!,E IMO0.f P}R N 1%
J
G H q NI X C fl%flY
C P,P7 W PY µ{ (aH
(f}17f3V 7.fJk CnruKRRrluirRU.
NY ilF INt1 tt 0 6R A fYp&.
mr L ma.fi mW-11
kF6N t
atmammancr au xwcl,ri
SE tN n4 £VUN'/,CNllilllplW Y[R(I6H 1
YM91{ JAYFOWa Rkll C f4
kL W0I,lICH GiYVjTS idE'U RI:.
YI(TStC42P7(1 k@aEVS {EI061 Uk7{IAf
_. _ _ . .___�
nN pIYi4YffJYd f&fIM fEitMID
., "'n=. ,.—
t"PUUfltfi AYit7 M1LU441AIpdH"bIk"IfAl1.
iik HIIP4MIffi41N&4 PdFl6t't WG
WAR
NYt%f StIhPSJ'7 N7Rh(kMli{.ft LOADS,
[l ¢Rf PRfPfItPIWR#TION Rh gtpa
Cn.tKi f E4Atlti hNll Au)It9ln .pSR
p
FEDERAL
13 HIPPENSTEIL
1117: AT Irl
I
...
VISUAL COMMUNICATIONS
1ri
�I I 1'I��
II
JC BER•,
O 10AMIREZ
v
III V
I
i
FOOTHILLSBLVD.
'
. i.:
d ,
,...Item
Cl — 13
.1---1 — —B
C -- 1) , - - E - - F — . G
MATERIAL FINISH COLORS
W. SPACF MAMMI.rM I"
SPACE MAXIMUM I" MNIMU11A
MINIMUM 6"
0W'1�
II� InF IIYI ureaD
W19P.
6 KI AW(TrWk? RETAIKI
VD,
11DWIRij tMyw, NACES It m
WWI I ED
E110-1 010"ll I,0
111111, 1 R
"SUILIR HT NIVER" SO I'm,
�4
hNl ATT, TAW'DrIfrG Iirl
AVITIRE (INTE(ITWN TMODISr
ay , Or
fff
aMt
Ili I o ol oll� I. CONU suffi.jr.09v
VESTIETS Ew" o,r—
oolm�rl .111SUIP11ri
'Dl , I& Nor To SCALE.
RoW, E1.11 DUN CD i
ACRYLIC FACED INTERNALLY ILLUMINATED "BULLSEYE" ENO V,I,EW (Generic)
..... . ..... .....
Ir" GIR lfl MEIN
MANUFACTURE AND INSTALL Ia' CHANNEL LOGO AS SHOWN AND NOTED 11 ONu,wnrsu,.Jrm o—r 1;1111, 111. .11, —W ENo
1101- ETT-11 t AY or r=
T-11
DEED'I'll.'MoIlrEt. "I
" ' "'I - � I, — . "."
r-0- 11 ow, 16,0 1 IllEr PeIla D.
........... .
- -
-----------
Total OCAmps E,
NOTE:
..........
AA (I 120V 20A Cilcult Requked�
FLECTMIGAL CWUlff RE UIRED STUCCO OVER rASr .nl ........
5FIEET PARAPET WALL VIl MEMBRANE ROOF,
Al,l- 11A11" 1,wII�rl 11A11 — — ------------
D DIGAKor. "oNIIIN,.LL"',o IrIl.l. 1 ufd 11-1 NC IN
NOTE� Moll I., —'Ir
oy BE so NORoffma, E, E11.11t,
Gu TO PROWDE RODIFER TO SEAL MEMBRANE. MEN
FEDEPIAL . ..... BOYD HIPPHNISTOL
. .. . .......................................... .
................ — ................ — — --------- — -- — l �- ---- --- E�:
HHEAT11 .......... SANDRARAMMEZ
. ............................................ . ........ ..................... &V&
VISU,%L.,COM MUNI CATIONS . . ................... 7 7T ....................... STORp#lrooBt 711FIGET
..........
16
10515 FU01HILLS BLVD, I I '� ,
— --------------------- -
Will —11 �19.as. sr— I V� T RANCHO CUGAMONGA, CA
11739 Ite.mCI-14
I'ANDA1111)
flfl�A
2'-5 3,11' 31-15/9,
wl 11" CUSTOM DIGITALLY CUT WHITE 'ORDER PICKUP" VINYL 5.5 SMFT.
l'i ONERNIVIND SCALE: i" = V-O"
3M # 180-C-10 WHITE OPAQUE VINYL APPLIED @ 1st SURFACE ON GLASS
���IIIEDERAI
rllilEAll"H
............................................
BOYD HIPPENSTEIL
23-3876240
SANDRA RAMIREZ
JC ROBERGE
STORE#TO301 TA%QG ET
..........
l 0 c
V"UtLw.COMMUN'CAT'ON'
....................................................
&= +
10576 FOOTHILLS BLVD,
o i
11 16
q91 QT19
....................................................
. . . . .............................
..........
RANCHO CUCAMONGA, CA
91730
Item Cl-15
NOM RUIDIMNG REQUERIE11) FOR
FABRICATION 0I:: NEW FACES & MERTS
EXISTING CONDITION - NTS
AN EXISTING S/F TENANT MONUMENT SIGN I TARGET CHANNEL LETTERS 5.84 SQ.FE
QN911 jflWQyfWp SCALE: I" = V-T
SCOPE OF WORK:
MANUFACTURE AND INSTALL NEW FACES AND RED LED. INSERTS,
REPAINT RETURNS.
URNS.
SPECIFICATIONS:
NEON ILLUMINATED CHANNEL LETTERS.
120 VOLTS
SURVEY LETTERS ARE 114 BAD SHAPE, BROKEN NEON, CRACKED FACES &
TRIMCAR PAINT 15 FEELING
MATERIAL FINISH COLORS
FEDERAL
HHEATH
IN1111 HIPPENSTER.
23-38762-10
... .. .. . . .
SANDRA RAMIREZ
F
..................... . ........
STORE # 70301 TARGE ..... . ................... 8.3.16.
.
VISUAL COMMUNICATIONS
�-7- 77 i . ..............
.... ---------------
10576 FOOTHILLS BLVD. 12 16
. .........
--------------------------------------
.. .....................................
. .......... .
RANCHO CUCAMONGA, CA
91730 23-19-162,19117
1, 1 �11 I
11,
Item CI-16
r r �, /�'/ Tw /!; / f r�'�1 f " y e / % / fii /,✓ �i%r//f 1
/f��r Turf it 1�iJfl �
'nlMl ✓'7+, u / / /rfw!„/�//p//r//ir�%%%%��%� I % F / J f `%'l s� f A
f ✓h %// r r / /i/�f i / ,", Ir fir r� r %/�
G f,1ra,,,rf f////i✓/�/✓O�/poi///w 1;,
, n
i e war dry "f
� s '
u iioiouiio,moi I�IV�� �� iuulufml
EXISTING 0/F ILLUMINATED TENANT MONUMENT SIGN 6,33 SOFT. x 4 = 2.5.32 80 FT'.
;ttTu /r; SCALE: 9 ' -- 1'-0"
1�PfAlldFfdT,.Y...TIZ'{� f �,:�
SCOPE OF WORK:
TO REMAIN AS IS. NO AC RUN
SPECIFICATIONS:
D F ILLUMINATED TENANT MONUMENT SIGN.
1•-0 3/4" x 5•-11 112" x 1 VS RETURNS, PAN ALUMINUM FACES
WITH ROUTED COPY FACES INSTALLED IN 2015.
��JFEDERA��,lllull
BOYO HIPPENSTEIL
23 38762 90
,.
HEATH..
'..
m,m,m,mm
,
rrrr
,• a JC NOB BGE
E
STORE 9AtdD�''G
. 8.3.16..
VISUAL COMMUNICAT€ONS
www.ccac.aihcaon.cam
- -..............--
._
;;
10576 FOOTHILLS BIVO.
93 96
...... ...?..—...
aov na„e nzrr,ac o.�;•,,,, �+c. ca Rzr+sa
19401911 Ui i 5 emx (F6n1 R4€-6t 14
, ,
&e81tF�ng pu•Lky FlgR&gC Slnee 1901
„ ,. .c^ . ...`*�
„" :......°
RANCHO CUCAMONGA, CA
09730
^ v 2338152-99 T47
,�
.' � Item:
No"m RUBIBING IREQU111FUIED FOR
FABIRIC001M OF MEW FACES & INSEIRTS
EXISTING CONDITION - KITS
/Jil\ EXISTING S/1' TENANT MONUMENT SIGN I TARGET CHANNEL LETTERS 1 L62 SQJ;T. oft"I /1 ffk HTS
SCOPE OF WORK:
MANUFACTURE AND INSTALL WW FACES AND RED L.E.D. INSERTS.
REPAINT RETURNS
SPECIFICATIONS:
NEON ILLUMINATED CHANNEL LETTERS,
120 VOLTS
SURVEY LETTERS ARE IN BAD SHAPE, BROKEN NEON, CRACKED FACES &
TRIMCAR PAINT IS PEELING
MATERIAL FINISH COLORS
it 1
40 EXISTING D/F ILLUMINATED TENANT MONUMENT SIGN 5,47 SWT,
( � 14TS
SCOPE OF WORK:
TO REMAIN AS IS. NO ACTION
SPECIFICATIONS:
S,'F ILLUMINATED TENANT MONUMENT SIGN
1 -0 1/8* x T-1 I 1,4'x 11/8 RETURNS, PAN ALUMINUM FACES
WITH ROUTED COPY.
u j, ...... ...... ..... .. . ............. BQYDHIPPENSTEIL
FEDEARAL o's 23-38762.10
NNEWrA
SANDRA RAMIREZ
TARGET
8,3,16 . ...................
JC ROGER RA
STORE # T0301
VISUtL"�OMMUNICATIONS 10576 FOOTHILLS BLVD, is 16
nooz ----------------------------------------- ---------------------- ----------------------
RANCHO CUCAMONGA, CA
wid.g �Miy Srg-a. sp.. 1901 23 38 752 10 R7
Item Cl-19
PLAN VIEW (Power Distribution Board)
NOTE:
POWER SUPPLY OUANTI IY DEPENDENT ON SIGIVA.G. REQUIRED,
INSTALLATION REQUIREMENT:
AIRKS, disOOSRAa board (pdb) to beC Alm(ed na more OtTO N2° above
ASSETS l0 fbA ADDS. 0/ the pdb. M(Ill R design drawlflOF to('SpCf(/IC
PD"SNP of pdb. peb IN AS mounted sa ICONIC; .$Ay a€;rrxssr/ fa Imr1t
a step ladder
TYPICALEISC RICA.. COISOONENIE ilAIOW(V
SUPPLIFNBY IH MAILER.'TOBEULLISHDAM
m
APPROVED PER I LC LOD ''EC LOG I BOB i.
EBB 4505.4P SEMITES 10 U1.. 46 KID ITT 553.19
BU HN(5 PR(}V@Elt k}Y SIi�N CN!n TALLER.
G6 ASS LYBt Cif YdD/2R0 EVGNItRPY 4MEh{LS
•
kU-AI€IMBdilB9 PAIN PCY LT4 D19UBt)API)
fW!➢RR IIIOit. FYiR M}UNIINC
+
8YFEDEZAL6FADSCKLOAN POYA R SUPPLIES BY EDIRAL UEAUI SIGN
i�
BOB4ALLEBTOBDNRDBYSIHNINSTALLLR
I E' HICAL ( 0 1 PLOT WHIN I/IS VATH TYPICAL
F.IFCTRICAL COPAPON NT5 SOILNG SUPPLIED BY
✓';
INSTALLER10 BE UL LI TEO AND APPROVED
f�
PER NEC, 2"S NF`F`Mtll ('011 "L ISS I50R4&
7
QLSIGNUI TO U L 48 RIP N . 513 TO
1^.4AI.GNlfullh VhQl'OWC€fid Ill Ci Fi6k1PIEYYd F4UAllIY o?p VGtJ(I I'N p15CCItaNCGT G!'ll4[INT
6,
WRN Ia 'ILA 1i 71.6E FOR MOUNTING AIM PFIIIUTATlY TOIII Hl ITMA LIED
TO
SIPFRAL INTO It SIP.IA. - A[Nj I''RDVIDFDRVGC CHC.7RMAN,
PYFICAIIL U EGIRVik COMI UNI NI S SHOWN. }
UPPLIED RY DNSTAI I ER - ITT OF AL L M D AfNII
APP43UVl G PER WC 20(lb NI LP
I 1 tiJ S, 4-V
,SE AP7` & DESIGNED U. 4?
y
SLOAN POWER SWINIES
BY FEDERAL HEATH SIGN
€NS AI.tED TO BOARD
BY SICB INSTALLER
ELEC'MICAI-(z -0` I WHIP IlWN kl2
OJUN TYPII,AL ELECTRICAL CONTA NEN IS
UN PUB AOWN. WARNED BY INSTALLER
TO SE UL USTED ANT) APPROVED PER NEC 2J05
NEC W0 4 6003, FES 4€05=4 R
PEG GOLD TO U L. 48 PER FS. 553-19
FDAN POWER SUPPLIES BY FEDERAL HEATH SIGN-
INSTALLED TO BOARD BY SIGN INSTALLER.
f.VtCTRICAL WYIRKNO
E ICIRICALKAREWAY .ISOMETERIC VIEW (Power Distribution Bgard�_
UG _ ....... ------ 5 ... ...... ....
RdSS"!I"Ir—»g" — o-a.t-o
....r. .....-....,....,..__. f BOARD
HEATH
SIIFt1kl#U'PIL}N
BOAAO BY FEDERAL HEATH SIGN.
_AND VIEW Power Distribution Eoardp saA.LE I v.;, AND. VIEW ¢Power Dlst"U'LL on Eoard
5eALI I 14
SCOPE OF WORE(:
FEDERAL HEATH SIGN TO MANUFACTURE A `POWER DISTRIBUTION BOARD" - (PDW
TO NO
'I BE ALUMINUM BREAK FORMED PANEL'-" DEEP
BUT TO HAVE 38" MOUNTING HOLES PRE- DRILLED.
INSTALLER TO MOUNT LETTERS TO EXTERIOR WALL AND RUN SECONDARY LEADS IN CONDUIT THROUGH WALL IN TO A HANOI�ODX,
CONDUIT THROUGH WALL TO BE SEALED FROM WEATHER WITH APPROPRIATE SEALANT SUPPLIED BY INSTALLER.
SHIPPING NOTE:
IINSTALLERTQ WIRE ALL SECONDARY JUMPS TO CORRESPONDING LETTERS INSIDE BUILDING.
PLEASE SHIP ALUMINUM PANELS WITH POWER SUPPLIES
INSTALLER TO WERE SECONDARY LEADS TO POWER DISTRIBUTION BOARD THROUGH CONDUIT
IN THE SAME CONTAINER.
INSTALLER TO COORDINATE LOCATION OF POWER DISTRIBUTON HOARD WITH TARGET OIA SITE REPRESENTATIVE. PER (E-B SITE ELECTRICAL UF2AWlNGS).
INSTALLER TO MOUNT PUB WHERE REQUIRED.
PUB MAXIMUM DISTANCE FROM SIGNAGE IN ANY ONE DIRECTION IS 150 FEET.
PUB TO BE MOUNTED US114G ADEQUATE HARDWARE SUPPLIED BY INSTALLER.
ELECTRICIAN IS TO SUPPLY AND RUN PRIMARY CONDUIT AND DISCONNECT SWITCH TO POT AND MAKE FINAL CONNECTION.
ALL WORK TO BE DONE PER NEC, UL•48 ANO LOCAL CODES.
>uwwmo'nmzw dm�^^e�
Q��
IH M
r
[PPE14STEIL
BOSANOGEA
T
2338762-10 `. t
maven
M„FIp
RAMIeizz;znm�i
REZ
VIEvC
HE'S'tl
s m
JC RUBBERS
STORE # T0301 'FT6R""EE
8.3.16.
visuAL comnAUN€canoNs
cco
10576 FOOTHILLS BLV O,
16 16 .............................
^
,
cma
adoz unwnwl�wn„Eeenaue�lanumie,amm
(P¢a19nTOPt", Era ITG01941-0'It9
...9zo--- ---------------
RANCHO CUCAM0N0A, CA
91730
-- 23.38762'1a R7
-
Bonding CANNILY Slgrcege 51— 1901
i', ......................................
Item C1-20
DESIGN REVIEW COMMENTS
7:00 p.m. Mike Smith March 14, 2017
DESIGN REVIEW MODIFICATION DRC2017-00071 - NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL - A request to modify Design Review DRC2008-00909 by deleting a
Condition of Approval, in Planning Commission Resolution No. 14-05, that required an access
easement on the subject property as part of the approval for the construction and operation of
an animal hospital in the General Commercial (GC) located at 7289 Amethyst Avenue - APNs:
0202-161-10, -11, and -20. Related file: Design Review DRC2008-00909.
Design Parameters: The project site is comprised of three (3) parcels with a combined area of
25,705 feet (0.59-acre). Overall the project site is approximately 158 feet deep (north to south)
and approximately 165 feet wide (east to west). The project site is developed with four (4)
structures — a veterinarian hospital, operated by Dr. Nabil Nasrel Alta Loma Animal Hospital,
located in two buildings of 2,308 and a 760 square feet (Buildings 1 and 2, respectively); a
single-family residence of 745 square feet; and a garage of 201 square feet (Exhibit B of
Attachment B).
To the north are single-family residences. To the south, across Base Line Road, is a senior
assisted living facility (Sunrise at Alta Loma) and to the west, across Amethyst Avenue, is an
office/commercial building and a single-family residence. The property to the east is vacant.
The zoning of the property and the properties to the east, west, and north is General
Commercial (GC) District. The zoning of the properties to the south is Office/Professional (OP)
District.
Background - General: The project was approved by the Planning Commission on January 22,
2014 (Attachment C). The approved project consists of the demolition of Building 1 and 2
currently occupied by the veterinarian hospital to allow for the construction of a new,
replacement multi -tenant building of 5,710 square feet. The veterinarian hospital will be
relocated to this building where it will occupy 4,815 square feet of the building. The remaining
895 square feet of floor area of the building will be for an unspecified retail tenant. The existing
garage will be demolished, and the existing single-family residence will be converted for office
use only.
Site improvements associated with the project include a new driveway access on Amethyst
Avenue about 120 feet north of the intersection of Base Line Road and Amethyst Avenue. The
project will have an east to west drive aisle that extends the full width of the property. This drive
aisle will terminate at the east property line shared with the vacant property to the east (APN:
0202-161-09). It is anticipated that this drive aisle will connect with any future drive aisle and
parking area associated with future development of that property. This will allow the property
owner secondary access to Amethyst Avenue, and conversely, allow the project site secondary
access to Base Line Road. Although the parking requirement for the project is 31 parking stalls,
Minor Exception DRC2009-00360 that was approved in conjunction with the subject Design
Review application reduced this requirement (by 25 percent) to 24 parking stalls.
Background — Condition of Approval #4: The applicant prepared and submitted grading and
construction plans to the City for plan check review following the approval of Design Review
DRC2008-00909. The required conditions of approval for the project, as specified in Resolution
of Approval No. 14-05, have been incorporated into the project with the exception of Condition
of Approval #4. As the applicant has not incorporated this Condition of Approval, grading and
construction permits have not been issued. Per this Condition of Approval, the applicant is
Item C2-1
DRC COMMENTS
DESIGN REVIEW MODIFICATION DRC2017-00071 - NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
March 14, 2017
Page 2
required to provide an access easement on the subject property as follows:
An easement in favor of the property owner of the adjacent, vacant property to the
east (APN: 0202-161-09) to allow use of the drive aisle along the north side of the
new building in order to allow access to Amethyst Avenue shall be provided.
Documents for this easement shall be submitted for review by the City and the
easement recorded with the County of San Bernardino (and other
agencieslentities as may be required) prior to the issuance of grading and building
permits.
In early 2016, a draft of the access easement was prepared and submitted to the City for
review. Over the course of several months the City reviewed and commented on several draft
versions until a final draft was accepted by the City in mid-2016 (Attachment D). The City
deemed it ready to be recorded with the County provided that the owners of the subject property
(Dr. Nabil Nasre) and the property to the east (Zaven Islikaplan) were both signatories. The
applicant, however, has been unable to obtain Mr. Islikaplan signature. Staff attempted to
discuss the issue via email with Mr. Islikaplan in September 2016 but was not been successful.
As both the applicant and Staff have been unable to obtain his cooperation, it has been
determined that fulfillment of the subject Condition of Approval is highly unlikely.
The access easement was specifically discussed with the Design Review Committee during
their review of the project on August 17, 2010 and April 19, 2011 (Attachment A), and it was
required by the Planning Commission as a Condition of Approval when they approved it on
January 22, 2014 (Attachment C). Staff is presenting to the Committee for review of the
applicant's request to delete the Condition of Approval so that he can continue with the
construction of the project. The request will be forwarded to the Planning Commission for
review and action.
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.
The access easement/agreement was required for three general reasons:
1. Eliminate the need for delivery vehicles having to enter the property in reverse (or exit in
reverse) which may disrupt traffic flow and potentially be a safety issue. There is only one
drive access proposed to the property and there is insufficient turnaround space on the
property to allow a delivery truck to enter and exit the property in the forward direction.
Staff comment. Addressing the lack of this easement by substantially redesigning the site
layout and plotting of the building is not feasible. The Fire Department has no objections to
the deletion of the easement as they don't need it to provide fire protection for the project.
The Engineering Department does not want delivery vehicles reversing onto Amethyst
Avenue. A possible solution to this issue is to shift the proposed trash enclosure, located at
the northeast corner of the project site, northward to create a turnaround space for a truck.
However, the applicant has indicated that this is unnecessary as they no longer use large
trucks for deliveries. Further discussion will be provided at the Committee meeting.
2. Minimize the potential for multiple driveways along Base Line Road, ensure efficient traffic
Item C2-2
DRC COMMENTS
DESIGN REVIEW MODIFICATION DRC2017-00071 - NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
March 14, 2017
Page 3
flow, and eliminate unnecessary paving that could otherwise be landscaping.
Staff comment: For this project there are no driveways proposed along Base Line Road.
Any driveways along Base Line Road proposed with any contemplated development of the
property to the east of the subject site will be reviewed and addressed according to the
City's technical and design standards.
3. Allow integrated commercial development with adjacent properties.
Staff comment: As communications with Mr. lslikaplan have been limited, it is uncertain
what he proposes to do with his property and when he anticipates submitting a proposal to
the City for review.
Staff supports the deletion of the subject Condition of Approval. Despite efforts to complete the
Condition of Approval, the owner of the adjacent property is not responsive to requests by the
applicant and the City for him participate in the access easement. There are no practical
alternatives.
Secondary Issues: Once all of the major issues have been addressed, and time permitting, the
Committee will discuss the following secondary design issues.
NONE
Policy Issues: The following items are a matter of Planning Commission policy and should be
incorporated into the project design without discussion.
NONE
Staff Recommendation: Staff recommends that the deletion of the subject Condition of
Approval be recommended by the Committee and forwarded to the Planning Commission for
review and action.
Staff Planner: Mike Smith
Members Present:
Attachment A - Design Review Committee Action Comments (August 17, 2010 and
April 19, 2011)
Attachment B - Staff Report for Planning Commission (January 22, 2014 with Exhibits B,
E, and I only)
Attachment C - Resolution of Approval No. 14-05 for Design Review DRC2008-00909
(excerpt)
Attachment D - "Final" Draft of Access Easement
Item C2-3
DESIGN REVIEW COMMENTS
7:00 p.m. Mike Smith August 17, 2010
ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT/DESIGN REVIEW DRC2008-00909 -
NASSEF ESKANDER (FOR ALTA LOMA ANIMAL HOSPITAL) - A proposal to demolish an existing
veterinarian office and construct a new veterinarian office and commercial retail building on a property of
25,705 square feet in the General Commercial (GC) District, located at the northeast corner of
Base Line Road and Amethyst Avenue at 7289 Amethyst Avenue. The proposed project includes
incorporating an existing residence to the north of the site at 7271 Amethyst Avenue as part of the
project—APN: 0202-161-10, -11, and -20. Related Files: Pre -Application Review DRC2007-00733,
Minor Exception DRC2009-00360, and Uniform Sign Program DRC2009-00697. This item was
originally scheduled for review by the Committee on July 6, 2010. At the applicant's request, this
item was postponed to August 17, 2010.
Design Parameters: The project site is comprised of three (3) parcels with a combined area of
25,705 feet (0.59-acre). Overall the project site is approximately 158 feet deep (north to south) and
approximately 165 feet wide (east to west). The project site is developed with four (4) structures — a
veterinarian hospital located in two buildings of 2,308 and 760 square feet (Buildings 1 and 2,
respectively); a single-family residence of 745 square feet; and a garage of 201 square feet. Vegetation
on -site is limited to low grasses and a few trees.
To the north, are single-family residences. To the south, across Base Line Road, is a senior assisted
living facility and to the west, across Amethyst Avenue, is an Office/commercial building and a
single-family residence. The property to the east is vacant. The zoning of the property and the
properties to the east, west, and north is General Commercial (GC) District. The zoning of the properties
to the south is Office/Professional (OP) District. The topography of the site is generally level with an
elevation of approximately 1,376 feet at the north side of the site and approximately 1,370 feet at the
south side. As the project site is comprised of three (3) parcels, the applicant will be required to submit
an application to combine the lots as a condition of approval.
The applicant, on behalf of his client, proposes to demolish the two (2) buildings (identified by staff as
Buildings 1 and 2 for clarity) occupied by the veterinarian hospital and construct one new building of
5,710 square feet in its place. The veterinarian hospital will be relocated to this building, and as it will
occupy 4,815 square feet of the building, will be the primary tenant. The remaining 895 square feet of
floor area of the new building will be for an unspecified retail tenant. The existing garage will be
demolished, and the existing single-family residence will be converted for office use only. In order to
allow the veterinarian hospital to operate with minimum interruption, the new building will be constructed
in two (2) phases. During Phase 1, Building 2 will be demolished first and approximately 4,700 square
feet of the new building will be constructed. The veterinarian hospital will then be relocated, and during
Phase 2, Building 1 will be demolished and the remaining 1,000 square feet of the new building will be
constructed.
Additional site improvements include a new parking lot, new landscaping, new property line walls/fences,
and the removal of the existing driveway at Amethyst Avenue, which is currently 75 feet north of the
intersection of Base Line Road and Amethyst Avenue, and the construction of a new one that will be
approximately 120 feet from the intersection. The parking requirement for the new building and the
converted office will be 31 parking stalls. The project will have only 24 parking stalls because of the size
of the site and the presence of the existing structures. To address this deficiency, the applicant has
submitted an application for a Minor Exception (Related File: DRC2009-00360) which, if approved,
permits a reduction of up to 25 percent in the parking requirement.
Attachment A ItemC2-4
DRC ACTION AGENDA
DRC2008-00909 - NASSEF ESKANDER (FOR ALTA LOMA ANIMAL HOSPITAL)
August 17, 2010
Page 2
To ensure compatibility with the surrounding development and consistency with
Section 17.10.060(C)(1)0) — Master Planning — of the Development Code, at the direction of staff, the
applicant has provided an east to west drive aisle that extends the full width of the property and
terminates at the east property line shared with the vacant property to the east (APN: 0202-161-09).
Upon future development of that property, this drive aisle will connect with the drive aisle and parking
area of the future development. This will allow that property owner secondaN access to
Amethyst Avenue, and conversely, allow the project site secondary access to Base Line Road. Note:
The applicant has indicated that his client is willing to provide access but is not willing to provide an
access easement.
At a Pre -Application Workshop (Related File: DRC2007-00733) held on March 12, 2008, the proposal
was reviewed by the Planning Commission (Attachment A). The Commissioners generally favored the
concept of the project. They emphasized to the applicant that the architecture of the proposed building
should be sensitive to the historic character of the surrounding neighborhood and consideration given to
the location of the site at the "gateway" of, and relationship to, the historic Old Alta Loma neighborhood.
The applicant was directed to incorporate Craftsman -style elements to the building. Additionally, it was
suggested that the applicant review the architectural elements used on the Sunrise Assisted Living
facility (Related File: Development Review DR99-32), located directly across the street.
The architecture of the proposed building reflects the direction provided by the DRC Committee as noted
above. The proposed building will be of wood -frame construction and will be similar in appearance to the
buildings in the general area, including the single-family residences and the assisted living facility across
the street (Attachment B). The building will incorporate key elements of the Craftsman style: a mixed
combination of a hip and gable roof that varies in height and form; wainscots on all elevations finished
with river rock; numerous column elements finished with river rock; building walls finished alternately with
stucco or horizontal wood siding; exposed decorative rafter tails; and wood beams. The building will be
painted with a palette of three basic colors. Glass will be provided on all elevations. Along the entire
south side of the building, and over the south entrances, there will be a large roof overhang supported by
columns that will provide a strong visual statement along Base Line Road. Secondarily, this overhang
will provide shade along the sunward south elevation. At the north entrances, there will be a set of
prominent gable roof overhangs that will provide a focal point as seen from the parking lot. At the west
entrance of the retail space, there will a gable roof and a small overhead trellis. Through the use of
these elements, the building will be compatible with the surrounding neighborhood and enhance and
emphasize the character of the Old Alta Loma community.
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 Committee should review the applicant's concern regarding the provision of an access
easement through his property in favor of the property owner to the east and the importance of
successful master planning.
2. The color scheme of the new building and the house (that will be converted to an office) shall
match. This includes the color of the wood siding, the fascia boards, exposed rafters, beams, and
the roofing tile.
Item C2-5
DRC ACTION AGENDA
DRC2008-00909 - NASSEF ESKANDER (FOR ALTA LOMA ANIMAL HOSPITAL)
August 17, 2010
Page 3
3. The color scheme on the building shall be consistent. The color of the roof, rafters, fascia, trellis,
and stucco are "warm," while the colors of the river rock, trim caps, and wood siding are "cool."
Revise the color scheme to be either all "warm" or all "cool."
4. The overhead members of the trellis feature are proposed to be constructed of wood. The
Committee has indicated in the past a preference for polyvinyl chloride (PVC) for durability. The
Committee may want to consider and allow the use of wood for this project for consistency with the
wood rafter tails and exposed wood beams.
5. In order to reflect authentic Craftsman -style architecture, all columns (square and cylindrical)
should be modified to be battered.
6. The roof of the building is proposed to be rust -colored `S'-tile roofing. This type of roofing tile is not
consistent with the Craftsman style architecture. Flat concrete (or equivalent) roofing tile shall be
used instead.
7. The fenestration selections (doors and windows) should be modified to reflect authentic Craftsman
style architecture.
B. At the north and south elevations, there is vertical wood siding under two sets of gable roof
elements. The rest of the building is designed with horizontal wood siding, which makes the
vertical wood siding appear awkward. In order to reflect authentic Craftsman -style architecture, the
vertical wood siding should be modified to shingle siding.
9. The materials of the existing house that will be converted to an office shall be refinished to match
the proposed building. At a minimum, the refinishing should include a river rock wainscot around
the base of the porch.
Secondary Issues: Once all of the major issues have been addressed, and time permitting, the
Committee will discuss the following secondary design issues.
1. Trees shall be planted in areas of public view adjacent to and along the structure at an equivalent
of one tree per 30 linear feet of building, which has public exposure per Section 17.10.040(C)(3)(a)
of the Development Code. Provide two trees along the east side of the building.
2. The landscaping at the southwest corner of the site, near the intersection, "frames" the entry into
the Alta Loma neighborhood and is a focal point. Therefore, the landscaping at this location shall
be enhanced with more elaborate, decorative ground cover and shrubs.
3. Install windows instead of constructing decorative the features on either side of the west entrance
to the retail space.
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.
Item C2-6
DRC ACTION AGENDA
DRC2008-00909 - NASSEF ESKANDER (FOR ALTA LOMA ANIMAL HOSPITAL)
August 17, 2010
Page 4
2. The Double Detector Checks (DDC) and Fire Department Connections (FDC) shall be screened on
three sides behind the 4-foot high metal mesh fence. This equipment shall be painted forest green,.
3. Wherever river rock is proposed it shall be real river rock and not a manufactured veneer.
4. All wrought iron fences and sliding gates shall be painted black or a similarly dark color.
5. All doors (roll -up, dock doors, emergency access) shall be painted to match the color of the
adjacent wall or glass panel.
6. The trash enclosure shall be constructed per City standard. The design of the trash enclosures
shall incorporate the materials, finish, color, and trim used on the buildings. The proposed
enclosure should, at a minimum, include a river rock wainscot.
Staff Recommendation: Staff recommends that the project be approved subject to the completion of
the recommended revisions, to be verified by staff, and forwarded to the Planning Commission for review
and action.
Design Review Committee Action: The Committee reviewed the application and deemed it acceptable
to forward to the Planning Commission for review and action. The Committee concluded that the
architecture of the building was consistent with the character of the surrounding neighborhood and the
Craftsman theme. The Committee discussed the major and secondary issues described in the
Comments Report with the applicant. The applicant revised his proposal prior to the meeting to address
the comments in the Comments Report. The revisions are as follows:
• The colors used for the building will be cool, gray shades;
• All of the columns will be battered;
• The trellis feature will be constructed of composite wood, while the rafters will be constructed of
real wood;
• The roof tiles will be flat; and
• The vertical siding will be changed to horizontal siding.
The Committee considered the applicant's request to provide an access agreement as opposed to an
access easement as a means of ensuring reciprocal access for the property to the east; they approved
that solution provided that the agreement was acceptable to the City Attorney. The applicant will prepare
the document to be forwarded to the City Attorney. The applicant was directed not to put river rock on
the existing residence. The decorative tile feature at the west elevation of the building will be replaced
with wood siding. The applicant agreed to complete and comply with the policy issues. The final
revisions will be submitted for staff review prior to scheduling of the item for Planning Commission review
and action.
Members Present: Munoz, Wimberly, Burnett
Staff Planner: Mike Smith
Attachment C - Photo
Item C2-7
DESIGN REVIEW COMMENTS
7:00 p.m. Mike Smith April 19, 2011
ENVIRONMENTAL ASSESSMENT AND DEVELOPMENTIDESIGN REVIEW DRC2008-00909 -
NASSEF ESKANDER (FOR ALTA LOMA ANIMAL HOSPITAL) - A proposal to demolish an existing
veterinarian office and construct a new veterinarian office and commercial retail building on a property of
25,705 square feet in the General Commercial (GC) District, located at the northeast corner at
7289 Amethyst Avenue; the proposal includes incorporating an existing residence to the north of the site
at 7271 Amethyst Avenue as part of the project - APN: 0202-161-10, -11, and -20. Related file:
Pre -Application Review DRC2007-00733 and Minor Exception DRC2009-00360. The project qualifies as
a Class 2 exemption under State CEQA Guidelines Section 15302 - Replacement or Reconstruction.
Background: This application was previously reviewed by the Design Review Committee on
August 17, 2010. The Committee reviewed the application and deemed it acceptable to forward to the
Planning Commission for review and action. The Committee concluded that the architecture of the
building, including revisions proposed by the applicant, was consistent with the character of the
surrounding neighborhood and the Craftsman theme (Exhibit A).
The only remaining issue that needed to be resolved was how to ensure compatibility with the
surrounding development consistent with Section 17.10.060(C)(1)(j) — Master Planning — of the
Development Code. At the direction of staff, the applicant provided an east to west drive aisle that
extends the full width of the property and terminates at the east property line shared with the vacant
property to the east (APN: 0202-161-09). Upon future development of that property, this drive aisle
would connect with the drive aisle and parking area of the future development. This would allow that
property owner secondary access to Amethyst Avenue and, conversely, allow the project site secondary
access to Base Line Road (Exhibit B).
The applicant responded that his client was willing to provide access but was not willing to provide an
access easement. The applicant requested to be allowed to provide an access agreement as opposed
to an access easement as a means of ensuring reciprocal access for the property to the east. The
Committee approved this solution provided that the agreement was acceptable to the City Attorney.
Subsequently, staff forwarded to the City Attorney a draft of the access agreement prepared by the
applicant (Exhibit C). After reviewing the document, the attorney determined that the draft access
agreement as submitted was not acceptable. He indicated that the document that was submitted was
not sufficient for the purpose of ensuring access by the property owner to the east as it was neither
comprehensive enough nor enforceable.
In the interim period between then and now, staff and the applicant exchanged correspondence and
conducted a meeting to further discuss the issue. The applicant indicated that they do not want to
provide an easement or agreement in the absence of knowing what type of development would occur on
the neighboring property (Exhibit D). Staff indicated to the applicant that an access easement/agreement
is required for three general reasons:
1. Eliminate the need for delivery vehicles having to enter the property in reverse (or exit in reverse)
which may disrupt traffic flow and potentially be a safety issue. There is only one drive access
proposed to the property, and there is insufficient turnaround space on the property to allow a
delivery truck to enter and exit the property in the forward direction;
Item C2-8
DRC ACTION AGENDA
DRC2008-00909 — NASSEFF ESKANDER (FOR ALTA LOMA ANIMAL HOSPITAL)
April 19, 2011
Page 2
2. Minimize the potential for multiple driveways along Base Line Road, ensure efficient traffic flow,
and eliminate unnecessary paving that could otherwise be landscaping; and
3. Allow integrated commercial development with the adjacent properties.
During the neighborhood meeting conducted on June 30, 2010, one of the principal issues raised by one
of the attendees was the delivery truck and the manner in which it entered/exited the subject property
(this is consistent with the first reason indicated by staff above). The solution to the issue was that
eventually a continuous drive aisle would be provided in the future that would connect Amethyst Avenue
and Base Line Road. This solution was acceptable to those in attendance.
As the applicant does not want to do this, staff noted that a turnaround on -site would have to be
provided. As an alternate solution, the applicant suggested limiting the type of the delivery vehicle to a
size that would allow parking in a regular parking stall (as opposed to the delivery currently in use
Exhibit E). This would eliminate the need for a turnaround which would require revisions to the parking
area which, in turn, could reduce the number of proposed parking stalls.
Staff is resubmitting the project for Committee review for its consideration of this issue only and
discussion of possible alternatives as the Design Review Committee's condition of approval is not being
fulfilled.
Staff Comments: The following comments are intended to provide an outline for Committee discussion.
1. Does the Committee accept the project without an easement or access agreement in favor of the
property to the east? Note: the applicant's solution to utilize smaller delivery vehicles cannot be
enforced as the application is not a Conditional Use Permit, i.e. there will not be any opportunity to
review compliance of conditions of approval following commencement of operations. In the event
of non-compliance, there will not be a penalty for the "violation" or a means for ensuring that the
"violation" is corrected.
2. If the Committee accepts the applicant's solution, then the proposed drive aisle connection to the
property to the east should be eliminated, and a continuous planter area (with trees and ground
cover) and a block wall shall be provided in its place.
3. If the Committee accepts the applicant's solution, does the Committee want a turnaround to be
provided on the project site or is the use of a regular parking stall acceptable? Note: a turnaround
will require revisions to the proposed parking area.
Staff Recommendation: Staff requests direction on this matter. The project is otherwise unchanged.
The project can be forwarded to the Planning Commission for review and action provided the solution
offered by the applicant is acceptable.
Design Review Committee Action:
The Committee discussed with the applicant the purpose for providing access to the neighboring property to the
east and the reasons why an easement or access agreement is required. The applicant stated that his client was
willing to provide a physical connection, i.e. a drive aisle that will connect with any future drive aisle on the
neighboring property, but that he was unwilling to provide a legal document to ensure it citing the concerns noted
Item C2-9
DRC ACTION AGENDA
DRC2008-00 09 — NASSEFF ESKA D (FOR ALTA LO A ANIMAL HOSPITAL)
April 19, 2011
Page 3
above. Additionally, the applicant indicated that he was uncertain of the required content of the agreement thal,
would be comprehensive and enforceable. He also was concerned about the review process for such a document,
The Committee advised the applicantattorney._ theiraccess - - e applicant had the
option of advancing to the Planning Commission for review,the absence-agreement,without a - applicant statedclient
decide what to do next.
Item C2-10
STAFF REPORT
PLAN,NTNG DEPARnMNT
DATE: January 22, 2014
TO: Chairman and Members of the Planning Commission
FROM: Candyce Burnett, Planning Manager
BY: Mike Smith, Associate Planner
SUBJECT: DEVELOPMENTIDESIGN REVIEW DRC2008-00909 - NASSEF ESKANDER FOR
ALTA LOMA ANIMAL HOSPITAL: A proposal to demolish an existing veterinarian
office and construct a new veterinarian office and commercial retail building on a
property of 25,705 square feet in the General Commercial (GC) District located at 7289
Amethyst Avenue; the proposal includes incorporating an existing residence to the north
of the site at 7271 Amethyst Avenue as part of the project; APNs: 0202-161-10, -11,
and -20. Related files: Pre -Application Review DRC2007-00733, Minor Exception
DRC2009-00360, and Uniform Sign Program DRC2609-00697. The project qualifies as
a Class 2 exemption under State CEQA Guidelines Section 15302 - Replacement or
Reconstruction.
MINOR EXCEPTION DRC2009-00360 - NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL: A request for a 25 percent reduction In the required parking for a
proposed new veterinarian office and commercial retail building on a property of about
25,705 square feet In the General Commercial (GC) District located at 7289 Amethyst
Avenue; the proposal includes incorporating an existing residence to the north of the
site at 7271 Amethyst Avenue as part of the project; APNs: 0202-161-1.0, -11, and -20.
Related files: Pre -Application Review DRC2007-00733, Development Review
DRC2008-00909 and Uniform Sign Program DRC2009-00697. The project qualifies as
a Class 2 exemption under State CEQA Guidelines Section 15302 - Replacement or
Reconstruction.
UNIFORM SIGN PROGRAM DRC2009-00697 - NASSEF ESKANDER FOR ALTA
LOMA ANIMAL HOSPITAL: A proposed Uniform Sign Program for Development
Review DRC2008-00909, a proposed veterinarian office and commercial retail building
on a property of about 25,705 square feet in the General Commercial (GC) District
located at 7289 Amethyst Avenue; the proposal includes incorporating an existing
residence to the north of the site at 7271 Amethyst Avenue as part of the project; APNs:
0202-161-10, -11, and -20. Related files: Pre Applicatloh Review DRC2007-00733,
Development Review DRC2008-00909, and Minor Exception DRC2009-00360. The
project qualifies as a Class 2 exemption under State CEQA Guidelines Section 15302 -
Replacement or Reconstruction.
RECOMMENDATION: Staff recommends approval of Development Review DRC2008-00909, Minor
Exception DRC2009-00360, and Uniform Sign Program DRC2009-00697 by adoption of the attached
Resolutions of Approval with .conditions.
Attachment B
Item C2-11
PLANNING COMMISSION STAFF REPORT
DRC2008-00909, DRC2009-00360, DRC2009-00697 - NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 2
PROJECT AND SITE DESCRIPTION:
A. Surroundi Land Use and Zoning:
North Single -Family Residences (Legal, Non -Conforming); General Commercial (GC) District
South - Senior Assisted Living Facility; Office Professional (OP) District
East - Vacant; General Commercial (GC) District
West - Commercial/Office Building and a Single -Family Residence (Legal, Non -Conforming);
General Commercial (GC) District
B. General
Plan Designations:
Project
Site - General Commercial
North -
General Commercial
South -
Office
East -
General Commercial
West -
General Commercial
C. Site Characteristics: The project site is comprised of three (3) parcels with a combined area of
25,705 (0.59-acre) with overall dimensions of about 158 feet (north -south) and about 165 feet
(east -west) located at the northeast comer of the intersection of Base Line Road and Amethyst
Avenue (Exhibit B). The project site is developed with four (4) structures (Exhibit C). Two (2)
buildings of 2,308 and 760 square feet (identified as Buildings 1 and 2 for clarity) are generally
located at the south side of the project site and are occupied by the Alta Loma Animal Hospital
(addressed as 7289 Amethyst Avenue). The other two (2) buildings are a single-family
residence (Building 3) of 745 square feet and a garage (Building 4) of 201 square feet and are
generally located at the northwest comer of the project site. The single-family residence
(addressed as 7271 Amethyst Avenue and known as the Bennett House) is a potential local
landmark per the Local Inventory of Historic Resources. The majority of the site in the vicinity of
the buildings used by the veterinarian hospital is paved with asphalt. Vegetation on -site Is
limited to low grasses and a few trees.
To the north are single-family residences while to the south, across Base Line Road, is a senior
assisted living facility operated by Sunrise Senior Living. To the west, across Amethyst Avenue,
is a commercial/office building and a single-family residence. The property to the east is vacant.
The zoning of the project site and the properties to the east, west, and north is General
Commercial (GC) District. All of the aforementioned residences are classified as "legal, non-
conforming" structures as they are within a commercial zone. The zoning of the properties to
the south is Office/Professional (OP) District. The topography of the site is generally level with
an elevation of about 1376 feet at the north side of the site and about 1370 feet at the south
side.
ANALYSIS:
A. General: The applicant, on behalf of Alta Loma Animal Hospital, proposes to demolish the two
(2) buildings (Buildings 1 and 2) that are currently occupied by the veterinary hospital and
construct one new building of 5,710 square feet in its place. The veterinary hospital will be
relocated to this building but only will occupy 4,815 square feet of it (Exhibit E). The remaining
895 square feet of the new building will be for an unspecified retail tenant. The existing single-
family residence (Building 3) will be converted for office use only while the existing garage
Item C2--12
REPORTPLANNING COMMISSION STAFF
1' t1: 11•#• A' 1!r 11 r! 10911r•7 - NASSEF ESKANDER FOR ALTA LOMA
HOSPITALANIMAL
Page 3
(Building 4) will be demolished (Exhibit D). In order to allow the veterinarian hospital to operate
with minimum interruption, the new building will be constructed in two (2) phases (Exhibit F).
During Phase 1, Building 2 will be demolished first and about 4,700 square feet of the new
building will be constructed. The veterinarian hospital then will be relocated into it. During
Phase 2, Building 1 will be demolished and the remaining 1,000 square feet of the new building
will be constructed.
The architecture of the proposed building reflects the direction provided by the Planning
Commission during the Pre -Application Review Workshop held on March 8, 2008 (Exhibit R).
The proposed building will be of wood -frame construction and will be similar in appearance to
the buildings in the general area including the single-family residences and the assisted living
facility across the street. The building will Incorporate key elements of the Craftsman style: a
mixed combination of a hip and gable roof that varies in height and form; wainscots on all
elevations finished with river rock; numerous column elements finished with river rock; building
walls finished alternately with stucco or horizontal wood siding; exposed decorative rafter tails;
and wood beams. The building will be painted with a palette of three basic colors. Glass will be
provided on all elevations. Along the entire south side of the building and over the south
entrances, there will be a large roof overhang supported by columns that will provide a strong
visual statement along Base Line Road. Secondarily, this overhang will provide shade along the
sunward south elevation. At the north entrances there will be a set of prominent gable roof
overhangs that will provide a focal point as seen from the parking lot. At the west entrance of
the retail space there will be a gable roof and a small overhead trellis (Exhibit H). Through the
use of these elements the building will be compatible with the surrounding neighborhood, and
enhance and emphasize the character of the Old Alta Loma community. The General Plan
identifies this area as the Alta Loma Neighborhood Character Area because of its significant
historic resources.
To ensure that the project is integrated with (existing and future) surrounding development, the
east -west drive aisle along the north side of the building will terminate (as a 'stub') at the east
property line that is shared with the adjacent, vacant property to the east (APN: 0202-161-09).
The purpose of the 'stub' Is to allow it to connect with any future drive aisle and parking area of
any potential development that may occur an that property (and ultimately allow access via Base
Line Road). This will provide the owner, customers, and employees of the animal hospitalfretail
space §tgpn@ry access to Base Line Road. Similarly, this will provide the userslowner of the
adjacent property secondary access to Amethyst Avenue (Exhibit 1). Staff has incorporated into
the Resolution of Approval a condition that requires the applicant to provide an access
easement in favor of the property owner to the east (see further discussion of the easement
below). At the time a project is proposed on the adjacent property, the applicant for that project
and/or owner of that property, will be required to provide an access easement in favor of the
applicant.
Additional site improvements include a redesigned parking lot, new landscaping, and new
property line walls/fences. Included in the project is the removal of the existing driveway at
Amethyst Avenue, which is currently 75 feet north of the intersection of Base Line Road and
Amethyst Avenue, and the construction of a new driveway that will be located further north about
120 feet from the intersection (Exhibit K).
Item C2-13
PLANNING COMMISSION STAFF REPORT
DRC2008-00909, DRC2009-00360, DRC2009-00697 - NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 4
8. Floor Area Analysis: Per Chapter 2, Figure LU-2 Land Use Plan of the General Plan, the
maximum Floor Area Ratio (FAR) in the General Commercial (GC) land use category is 25 - 35
percent. Following the demolition of Buildings 1, 2, and 4; and the construction of the new
building, the total building floor area, including the°single family residence, will be 6,455 square
feet and the FAR will be 25 percent (6,455/25,705 = 0.25).
C. , Parking_ Calculations: Per Table 17.64,050-1 of the Development Code, the parking calculations
for the proposed project are as follows:
Type of Use
Floor Area
Parking
Number of Spaces
Number of Spaces
SF)
Ratio
Re wired
Provided
Veterinary Hospital
4,815
11200
24
Retail
895
1/250
4
Office (converted Single-
745
11250
3
Family Residence
Total
1 6,455
31
24*
*Only 24 parking stalls are proposed. The result is a deficiency of seven (7) parking stalls. To
address this deficiency, the applicant has submitted an application for a Minor Exception to allow for
a reduction of up to 25 percent in the parking requirement (0.25 x 31 stalls = 8 stalls)
D. Lank Use Compatibility: The project will be consistent with the site's Development District, the
existing use on the project site, and the surrounding land uses. The most sensitive land uses
adjoining the project site are legal, non -conforming single-family residences to the north and
west of the project site. These land uses are not expected to be negatively impacted by the
proposed, project. As the project is the demolition of an existing veterinary hospital and
construction of a new veterinary hospital, the impacts of the project are not expected to be
significantly greater than what is present. It is anticipated that some operational characteristics
will be improved. For example, parking will be improved due to an enlarged parking lot, access
Will be safer as the existing vehicle entrance will be relocated further from the intersection of
Base Line Road and Amethyst Avenue, security will be enhanced with new parking lot lighting,
and aesthetically the site and general area will be enhanced with a building that complies with
the City's current design and technical standards.
E. Neighborhood Meetina: A neighborhood meeting was conducted on June 30, 2010 to gather
Input and comments from the owners of the surrounding properties within 660 feet of the project
site. This meeting was held at Saint Justina Church located at 8768 Helms Avenue. There
were numerous property owners and interested individuals in attendance (Exhibit M). They
inquired about the various aspects of the veterinary hospital including its operational
characteristics (such as hours of operation), traffic (including delivery -related traffic), parking and
access to the site, noise, and animal activities. The applicant and his client addressed these
questions to the satisfaction of the attendees.
F. Gragina and Technical Review Committees: The Grading Review Committee ,and Technical
Review Committee reviewed the proposal on August 17, 2010. The Committees accepted the
proposal and recommend approval. The Committees' conditions have been incorporated. into
the Resolution of Approval.
Item C2-14
PLANNING COMMISSION STAFF REPORT
DRC2008-00909, DRC2009-00360, DRC2009-00697 - NASSEI= ESKANDER FOR ALTA LOMA
ANIMAL'HOSPITAL
January 22,„ 2014
Page 5
G. Design Review Committee., The Design Review Committee (Munoz, Wimberly, and Burnett)
reviewed the proposal on August 17, 2010 (Exhibit N). The Committee reviewed the
architecture of the buildings, building plotting, site layout, landscaping, and uniform sign program
(the sign program is discussed further below). The Committee recommends approval of the
proposal subject to the revisions that were recommended by Staff. The only issue that remained
to be resolved was the means to ensure reciprocal access for the adjacent, vacant property to
the east. The applicant, on behalf of his client, indicated he preferred to provide an access
agreement as opposed to an access easement. The Committee considered this request and
indicated that they would approve this solution provided that it was acceptable to the City
Attorney.
Shortly thereafter, a draft of the access agreement was prepared by the applicant and forwarded
to the City Attorney. After reviewing the document, the City Attorney determined that it was not
acceptable. He indicated that the document was not sufficient for the purpose of ensuring
access as it was neither comprehensive enough nor enforceable. Subsequently, the applicant
indicated that he did not want to provide an easement or agreement In the absence of knowing
what type of development would occur�on the neighboring property.
On April 19, 2011, this specific issue was forwarded to the Design Review Committee (Munoz,
Wimberly, and Granger) for consideration. After explaining the City's position and considering
the applicant's concerns, the Committee reaffirmed their position that an access agreement
acceptable to the City Attorney Is required. They stated that the applicant had the option of
advancing to the Planning Commission for review, but in the absence of an access agreement, It
would be without a recommendation of approval by the Committee (Exhibit O).
There was no activity with the project until about October/November 2013 when the applicant
contacted the City and indicated that he was now willing to provide the required access
easement. Following a discussion with the City Attorney, it was concluded that the submittal of
an access easement could be incorporated as a condition of approval. Staff determined no
further action by the Design Review Committee was necessary as the applicant, on behalf of his
client, is now willing to provide the access easement and that this matter was the only
outstanding issue. The Committee's conditions (from the August 17, 2010 meeting) have been
incorporated into the Resolution of Approval.
H. Minor Exception ORC2009-00360: The applicant has submitted Minor Exception for a 25
percent reduction in the number of parking stalls that are necessary to fulfill the parking
requirement for this project. The presence of the existing, single-family residence at the
northwest corner of the project site severely limits the size of the parking lot. As noted
previously, this structure is a potenfial local IandmarklNeighborhood Character Area contributor
that has a value and benefit to the surrounding community and the City prefers that the structure
be protected. Options for constructing additional parking elsewhere on the site are limited due
to the size and overall dimensions of the project site — the parking lot as proposed Is the largest
it could reasonably be without eliminating amenities such as the trash enclosure or reducing
landscaping. Reducing the floor area of the proposed building would make it impractically small
and negate the -purpose of the applicant's project, i.e., replacement of the existing veterinary
hospital with a larger veterinary hospital. The Minor Exception, .if approved, will result In a
reduction in the parking requirement :from thirty-one (31) parking stalls to twenty-four (24)
Item C2-15
PLANNING COMMISSION STAFF REPORT
DRC2008-00909, DRC2009-00360, DRC2009-00697 - NASSEF ESKANDE UFOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 6
parking stalls (0.25 x 31 = 8 stall maxlum reduction; 31 -- 8 = 23 stall minimum requirement/24
stalls provided).
I. Unifo.0 Sign Pro ram DRC2009-00 97: The applicant submitted a draft Uniform Sign Program
that will regulate the technical characteristics of the building and monument signs. This sign
program was reviewed by the Design Review Committee (Munoz, Wimberly, and Bumett) on
August 17, 2010 (Exhibit P). In general, the proposed sign program complies with, and meets
the intent of, the standards and guidelines set forth in the Sign Ordinance (in effect at the time of
the review by the Committee) and Section 17.74 of the Development Code (as incorporated in
the Development Code Update in September 2012), including the maximum number of signs per
tenant, sign locations, wall sign con struction/materials, and the basic dimensions of each wall
sign, including sign area and text height.
J. Environmental, Assessment: The Planning Department staff has determined that the project is
categorically exempt from the requirements of the California Environmental Quality Act (CEQA)
and the City's CEQA Guidelines. The project qualifies as a Class 2 exemption under State
CEQA Guidelines Section 16302 - Replacement or Reconstruction - as the proposal is to
demolish an existing veterinary hospital of 3,068 square feet and construct a new veterinary
hospital of 4,815 square feet with 895 square feet of retail space. There is no substantial
evidence that the project may have a significant effect on the environment.
CORRESPONDENCE: This item was advertised as a public hearing in the Inland Valley Daily
Bulletin newspaper, the property was posted, and notices were mailed to all property owners within a
660-foot radius of the project site. No correspondence has been received in response to these
notices.
Respectfu submitted,
Candy umett
Planning nager
CB:MSIIs
Attachments: Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
Exhibit F
Exhibit G
Exhibit H
Exhibit I
Exhibit J
Exhibit K
Exhibit L
- Location Map
- Aerial Photo
- Existing Site Plan
- Demolition Plan (Phases 1 and 2)
- Proposed Site Plan (following completion of both project phases)
- Floor Plans (Phases 1 and 2)
- Roof Plans (Phases 1 and 2)
- Building Elevatlons and Sections
- Overall Site with Drive Aisle extending to Vacant, Adjacent Property
- Grading Plan and Sections
- Landscape Plans
- Photometric Plans
Item C2-16 M,. ,,
PLANNING COMMISSION STAFF REPORT
DRC2008-00909, DRC2009-00360, DRC2009-00697 - NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 7
Exhibit M - Neighborhood Meeting Sign -In Sheet
Exhibit N - Design Review Committee Action Comments (August 17, 2010)
Exhibit O - Design Review Committee Action Comments (April 19, 2011)
Exhibit P - Uniform Sign Program DRC2009-00697
Exhibit Q - Discussion of Construction Phasing and Project/Business Operations
Exhibit R - Pre -Application Workshop Minutes (March 12, 2008)
Draft Resolution of Approval for Development Review DRC2008-00909
Draft,Resolution of Approval for Minor Exception DRC200M0360
Draft Resolution of Approval for Uniform Sign Program DRC2009-00697
Item C2-17
i
�l qa
NN ` a
��' �'p �.
n e�
,a�:� •:,�� � °� p� � � � ti 'tany
oci
` J a vas nw.aYdru � t!� Law.
. , s s � �'°� � n s g. � 1 Id a r�waaw« alai
�
s
vy ro"Ah I
AkAMAMW AVE
awe'.
A
e
F
If
°aI�SBS!4!
gi
re
.,,
so
law
WWIs
.,
CAIiNELiAHS7# w s
Sawa
d
11
nNs xMP
aw" Le OWN
mg� a *w p
Irk i///
e axe w ' n � e
S
m
$ VON 11
o-MY AWN
U6
-1 �c
w w�
z°
. e.
awn
a
q v xne d Wg a erg
ip
�Al 1 eOf
.,�a
7 t 6a ` Win
a .a
. i s NONsuirt
a
BAD eow:
ffivbrt
� Jv
W � S G.
E$ ®' & rl Nff
0� bB
am
ash
a T.
lCAIIHEi-t1111 5F.1NOW 0
a ® M a®.w
F
W
Item C2-18
Development Review DRC2008-00909
0
M
z7
14r,smolk"OfF , I A, 'e.",
EXHIBIT B
r.
....... ... ................ ...
"!yY
"x
Item C2-20
z
N
any e�ruauu �eKe
allue[e7a'e1r111yyt7a t1�11Irn
•""a
it73N5 t]y" -
'fA V„7Tr9lid
uu••Nnl M1 tMle 7a w..s
w
�.
w.::
5
0Yit»bell A7 �NI�Mk
I
M
AMR=iSAg13WVa Ll�Lf.-6Yu
ga1V1708BV 9 L34N1n1 � w 3SStlN
a
EXHIBIT I
�W
4
eQp
O
Item C2-21
RESOLUTION NO. 14-05
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT
REVIEW DRC2008-00909, A PROPOSAL TO DEMOLISH AN EXISTING
VETERINARIAN OFFICE AND CONSTRUCT A NEW VETERINARIAN
OFFICE AND COMMERCIAL RETAIL BUILDING ON A PROPERTY OF
25,705 SQUARE FEET IN THE GENERAL COMMERCIAL (GC) DISTRICT
LOCATED AT 7289 AMETHYST AVENUE; THE PROPOSAL INCLUDES
INCORPORATING AN EXISTING RESIDENCE TO THE NORTH OF THE
SITE AT 7271 AMETHYST AVENUE AS PART OF THE PROJECT; AND
MAKING FINDINGS IN SUPPORT THEREOF —APNS: 0202-161-10, -11,
AND -20.
A. Recitals.
1. Nassef Eskander, on behalf of Alta Loma Animal Hospital, tiled an application for the
approval of Development Review DRC2008-00909 as described in the title of this Resolution.
Hereinafter in this Resolution, the subject Development Review request is referred to as "the
application."
2. On the 22nd day of January 2014 the Planning Commission of the City of
Rancho Cucamonga conducted a duly noticed public hearing on the application and concluded said
hearing on that date.
3. All legal prerequisites prior to the adoption of this Resolution have occurred.
B. Resolution.
NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning
Commission of the City of Rancho Cucamonga as follows:
1. This Commission hereby specifically finds that all of the facts set forth in the Recitals,
Part A, of this Resolution are true and correct.
2. Based upon the substantial evidence presented to this Commission during the
above -referenced public hearing on January 22, 2014, including written and oral staff reports,
together with public testimony, this Commission hereby specifically finds as follows:
a. The application applies to a project site located at the northeast corner of the
intersection of Base Line Road and Amethyst Avenue;
b. The project site is comprised of three (3) parcels with a combined area of 25,705 (0.59-
acre) with overall dimensions of about 158 feet (north -south) and about 165 feet (east -west);
c. The project site is developed with four (4) structures. Two (2) buildings of 2,308 and 760
square feet are generally located at the south side of the project site and are occupied by the Alta Loma
Animal Hospital (addressed as 7289 Amethyst Avenue). The other two (2) buildings are a single-family
residence of 745 square feet and a garage of 201 square feet, and are generally located at the northwest
corner of the project site;
d. The single-family residence (addressed as 7271 Amethyst Avenue and known as the
Bennett House) is a potential local landmark per the City's Local Inventory of Historic Resources;
Attachment
PLANNING COMMISSION
' RESOLUTION
. ..
January 22, ANIMAL HOSPITAL
Page 2
e. The majority of the site in the vicinity of the buildings used by the veterinary hospital is
paved with asphalt. Vegetation on -site is limited to low grasses and a few trees;
f. To the north are single-family residences while to the south, across Base Line Road, is a
senior assisted living facility operated by Sunrise Senior Living. To the west, across Amethyst Avenue, is
a commercial/office building and a single-family residence. The property to the east is vacant;
g. The zoning of the project site and the properties to the east, west, and north is General
Commercial (GC) District. All of the aforementioned residences are classified as "legal, non -conforming"
structures as they are within a commercial zone. The zoning of the properties to the south is
Office/Professional (OP) District;
h. The applicant, on behalf of Alta Loma Animal Hospital, proposes to demolish the two (2)
buildings (Buildings 1 and 2) that are currently occupied by the veterinarian hospital and construct one
new building of 5,710 square feet in its place;
I. The architecture of the proposed building reflects the direction provided by the Planning
Commission during the Pre -Application Review Workshop held on March 8, 2008. The proposed building
will be of wood -frame construction and will be similar in appearance to the buildings in the general area
including the single-family residences and the assisted living facility across the street;
j. The parking requirement for the project is thirty-one (31) parking stalls. Due to the
presence of the existing, single-family residence at the northwest corner of the project site (which is
a potential local landmark) and the size and overall dimensions of the project site, the applicant is
only proposing twenty-four (24) parking stalls. The applicant has submitted a request for a Minor
Exception (related file: DRC2009-00360) for a 25 percent reduction in the number of parking stalls
that are necessary to fulfill the parking requirement for this project;
k. Following the demolition of Buildings 1, 2, and 4, and the construction of the new
building, the total building floor area, including the single-family residence, will be 6,455 square feet
and the FAR will be 25 percent (6,455/25,705 = 0.25). Per Chapter 2, Figure LU-2 Land Use Plan of
the General Plan, the maximum Floor Area Ratio (FAR) in the General Commercial (GC) land use
category is 25 - 35 percent;
I. This application is in conjunction with Minor Exception DRC2008-00360 and
Uniform Sign Program DRC2009-00697.
3. Based upon the substantial evidence presented to this Commission during the
above -referenced public hearing and upon the specific findings of facts set forth in Paragraphs 1
and 2 above, this Commission hereby finds and concludes as follows:
a. The proposed project is in accord with the General Plan, the objectives of the
Development Code, and the purposes of the district in which the site is located. The proposal is to
demolish the two (2) buildings that are currently occupied by the veterinarian hospital and construct one
new building of 5,710 square feet in its place. The veterinary hospital that occupies the two buildings
will be relocated into the new building. The underlying General Plan designation is General
Commercial.
Item C2-23
PLANNING COMMISSION RESOLUTION NO. 14-05
DEVELOPMENT REVIEW DRC2008-00909 — NASSEF ESKANDER FOR ALTA LOMA
ANIMAL HOSPITAL
January 22, 2014
Page 3
b. The proposed project, together with the condons applicable thereto, will not be
detrimental to the public health, safety or welfare, or materially injurious to properties or
improvements in the vicinity. The project site is currently developed with four (4) structures; two (2) of
jk;� 2 1 Dir%l I :i I I mo J
building will be constructed in their place. The veterinary hospital will be relocated into the new
building. The proposed uses are consistent with the land uses within the vicinity where the project
site located and the expectations of the community. The zoning of the project site and the properties to
the east, west, and north is General Commercial (GC) District. The zoning of the properties to the south
is Office/Professional (OP) District,
C. The proposed project complies with each of the applicable provisions of the
Development Code except parking. The applicant has submitted a Minor Exception request for
consideration by the Planning Commission. The proposed project, otherwise, meets all standards
outlined in the Development Code and the design and development standards and policies of the
Planning Commission and the City.
4. The Planning Department staff has determined that the project is categorically exempt from
the requirements of the California Environmental Quality Act (CEQA) and the City's CEQA Guidelines.
WAY -V a 4 "-
construct a new veterinary hospital of 4,815 square feet with 895 square feet of retail space. There is no
substantial evidence that the project may have a significant effect on the environment.
5, Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3, and 4 above,
this Commission hereby approves the application subject to each and every condition set forth
below and in the attached standard conditions incorporated herein by this reference.
9 r, - = I
1 Approval is for the demolition of an existing veterinarian office and
construction of a new veterinarian office and commercial retail building
on a property of 25,705 square feet in the General Commercial (GC)
District located at 7289 Amethyst Avenue; APNs: 0202-161-10,-11,
AND -20.
2) Proposed land uses requiring a Conditional Use Permit as identified in
Table 17.30.030-1 of the Development Code, shall require a separate
review and approval by the Planning Manager and/or Planning
Commission prior to submittal of documents for plan check, issuance
of a Business License, and building occupancy.
3) Approval of this request shall not waive compliance with any sections
of the Development Code, State Fire Marshal's regulations, Uniform
Building Code, or any other City Ordinances.
An easement in favor of the property owner of the adjacent, vacant
property to the east (APN: 0202-161-09) to allow use of the drive aisle
along the north side of the new building in order to allow access to
Amethyst Avenue shall be provided. Documents for this easement
shall be submitted for review by the City and the easement recorded
Item C2-24
ANIMAL HOSPITAL
Page .
with the County of San Bernardino (and other agencies/entities as may
be required) prior to the issuance of grading and building permits.
5) Downspouts shall not be visible from the exterior on any elevations of
the building. All downspouts shall be routed through the interior of the
building
finished6) The output surface (face) of all lamp heads on wall -mounted light
fixtures and the light standards shall be parallel to the ground in order
to eliminate glare and minimize lighting on adjacent properties. The
maximum height of light standards, including the base, measured from
the surface is 15 feet.
space.7) The color scheme of the new building and the house (that will be
converted to an office) shall match. This includes the color of the wood
siding, the fascia boards, exposed rafters, beams, and the roofing tile.
8) The fenestration selections (doors and windows) shall be modified to
reflect authentic Craftsman style architecture.
9) Wherever river rock is proposed it shall be real river rock and not a
manufactured veneer.
10) Trees shal I be planted in areas of public view adjacent to and along the
structure at an equivalent of one tree per 30 linear feet of building. In
addition, two trees shall be provided along the east side of the building.
11) Provide more elaborate, decorative ground cover and shrubs at the
southwest corner of the site, near the intersection of Base Line Road
and Amethyst Avenue. Landscape plans shall be subject to Planning
Manager review and approval prior to issuance of Building Permits.
12) Provide wood siding instead of decorative tile features on either side of
the west entrance to the retail
13) New walls, including retaining walls, shall be constructed of decorative
masonry block such as slumpstone or stackstone or poured in -place
concrete with design elements incorporated to match the buildings.
14) All wrought iron fences and sliding gates shall be painted black or a
similarly dark color.
vehicle15) The entrance at Amethyst Avenue shall have * ■
equalrative
paving. This paving shall be behind the public right-of-way and shall
extend from the front property line to the setback line and have a width
w that of driveway.- final design of - enhanced
pavement including, but not limited to, concrete color and geometric
dimensions, shall be subject to Planning Manager review and approval,
Item C2-25
P1F3'EL*1Pr!,F_l1T RETIE11'DRC2008-00909 NASSEF ESKANDER FOR ALTA LOMI
ANIMAL HOSPITAL
January 22, 2014
Page 5
16) 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 dark green,
17) All Double Detector Checks (DDC) and Fire Department Connections
(FDC) shall be screened on three sides behind a 4-foot metal mesh
fence. The equipment shall be painted dark green.
18) All doors (roll -up, dock doors, emergency access) shall be painted to
match the color of the adjacent wall.
19) The trash enclosure shall be constructed per City standard. The
design of the trash enclosure shall incorporate the mateirials, finish,
color, and tirim used on the buildings.
20) All Conditions of Approval for Minor Exception DRC2009-00360 and
Uniform Sign Program DRC2009-00697 shall apply.
Engineering Department
1) Development Impact Fees due Prior to Building Permit Issuancz
(subject to change / periodic increases).
2) Lot Mergerof parcels # 0202-161-11, 0202-161-10 & 0202-161-20 to
be recorded prior to building permit issuance.
3) Vacate 10 feet of existing Base Line Frontage right-of-way prior to
building permit issuance.
4) Reserve / provide joint access easement in favor of the property to the
east (APN 0202-161-09) pdor to building permit issuance.
5) Provide no stopping anytime signs on Amethyst from Base Line to the
site ddve approach.
Building and Safety Department — Grading
I Grading of the subject property shall be in accordance with current
adopted California Building Code, City Grading Standards, and
accepted grading practices. The Grading and Drainage Plan(s) shall be
in substantial conformance with the approved conceptual Grading and
Drainage Plan.
2) A soils report shall be prepared by a qualified Engineer licensed by the
State of Califomia to perform such work. Two copies will be provided at
grading and drainage plan submittal for review. Plans shall implement
design recommendations per said report.
Item C2-26
WHEN RECORDED, RETURN TO:
Akram A. Awad, Esq.
Awad & Awad LLP
33 W. Valley Street
Pasadena, California 91105
ACCESS EASEMENT
This Access Easement is entered into and effective this day of
20 (the "Effective Date") by Nabil and Suzan Nasre, residents of the
state of California (hereinafter "the Nasre's"), representatives of NAS Alta Loma LLC, a
California limited liability company for the benefit of property owned by Zaven and
Patricia Islikaplan, who are also residents of the state of California (hereinafter, "the
Islikaplan's"). Both the Nasre's and the Iklikaplan's are signators to this Access
Easement.
RECITALS
WHEREAS, the Nasre's, through their limited liability company, NAS Alta
Loma LLC, are the owners of certain real property located in the city of Rancho
Cucamonga, San Bernardino County, state of California described in Exhibit A attached
hereto, and more commonly known as 7289 Amethyst Street, Rancho Cucamonga, CA
91701 (APNs: 0202-161-10, -1I, and -20; and hereinafter referred to as "the Subject
Property"); and
WHEREAS, the Islikaplan's are the owners of certain real property located in the
city of Alta Loma, San Bernardino County, state of California described in Exhibit B
attached hereto, and more commonly known as 9549 Roberds Court, Alta Loma, CA
91701 (APN: 0202-161-09; and hereinafter referred to as "the Adjoining Property"); and
WHEREAS, the Nasre's and the Islikaplan's are adjoining property owners; and
WHEREAS, the Drive Aisle ("Drive Aisle Improvements") that serve both The
Subject Property and The Adjoining Property are located within the interior of said
properties, approximately one-half within the boundaries of The Subject Property and
one-half within the boundaries of The Adjoining Property (a future improvement), and
owned accordingly (described in Exhibit C attached hereto); and
Attachment D ItemC2-27
WHEREAS, the Nasre's desire to provide an access easement to the Islikaplan's,
for use, ingress, egress and access to the Improvements on the terms and conditions set
forth herein.
NOW, THEREFORE, the Nasre's hereby covenant as follows:
ACCESS EASEMENT
1. Definitions. In addition to the definitions provided in the Recitals above, the
following definitions shall apply to this Agreement.
1.1 Benefited Site. The term "Benefited Site" shall mean and refer to the
property that is benefited by certain easements and/'or rights hereinafter set forth, and
consequently constitutes the dominant estate with respect to such easements and/or rights.
1.2 Burdened Site. The term "Burdened Site" shall mean and refer to the
property that is burdened by certain easements andlor rights hereinafter set forth, and
consequently constitutes the servient estate with respect to such easements and/or rights.
1.3 Occupant. The term "Occupant" shall mean and include any of the
Owners and any Person who shall be, from time to time, entitled to the use and occupancy
of The Subject Property or The Adjoining Property under any lease, sublease, license,
concession, agreement, or other instrument or arrangement under which such rights are
acquired, including, without limitation, mortgagees in possession.
1.4 Owner. The term "Owner" shall refer to the owner of The Subject
Property or The Adjoining Property, as the context may require. The term "Owners"
shall refer collectively to the owners of The Subject Property and The Adjoining
Property.
1.5 Permittees. The term "Permittees" shall mean and refer to all Occupants
and all guests, employees, licensees, agents, contractors, vendors and other invitees of
Occupants.
1.6 Person. The term "Person" shall refer to any individual, partnership, joint
venture, corporation, limited liability company, trust, unincorporated association,
governmental agency or other business entity.
2. Easement Benefiting The Adjoining Prol2erty. The Owner of The Subject
Property, as the Burdened Site, hereby grants to the Owner of The Adjoining Property, as
the Benefited Site, for the use of The Adjoining Property Occupants and Permittees, a
non-exclusive easement for the use and enjoyment of, over, upon, across and through the
Drive Aisle Improvements located within The Subject Property, for pedestrian and
vehicular ingress, egress and access, within and limited to those portions of The Subject
Property which are improved for vehicle Drive Aisle; said easement excludes vehicular
Initials „m 2
Item C2-28
parking or any other use that would interfere with use of the Drive Aisle Improvements
by Occupants or Permittees of The Subject Property.
3. Nature of Easement and Rights Granted.
3.1 Easement Appurtenant. The easement and rights granted or created herein
is an appurtenance to the applicable Benefited Site, and none of such casements or rights
may be transferred, assigned or encumbered except as an appurtenance to the applicable
Benefited Site.
3.2 Nature and Effect of Easement. All of the easements, covenants,
restrictions and provisions herein:
3.2.1 create equitable servitudes upon the The Subject Property in favor
of The Adjoining Property;
3.2.2 constitute covenants running with the land; and
3.2.3 shall bind every Person or entity having any fee, leasehold or other
interest in any portion of either property at any time or from time to time, to the extent
that such portion is affected or bound by the easement, covenant, restriction, or provision
in question, or to the extent that such easement, covenant, restriction or provision is to be
performed on such portion.
3.3 Transfer of Title. The acceptance of any transfer or conveyance of title
from any Owner of all or any part of its interest in its property shall be deemed, without
any further action by the grantor or the grantee, to:
3.3.1 require the grantee to agree not to use, occupy or allow any lessee
or occupant of such property to use or occupy the property in any manner which would
constitute a violation or breach of any of the easements and covenants contained herein;
and
3.3.2 require the grantee to assume and agree to perform each and all of
the obligations of the conveying party under this Agreement with respect to all (or the
applicable portion of) such property which will be conveyed to such grantee.
3.4 Successors. The obligations set forth in this Section 5 shall be binding on
any successors or assigns of the named parties.
4. Maintenance, Insurance and Taxes. The Owners of the Subject Property shall
continue to be responsible for and pay or cause to be paid all maintenance, insurance and
taxes, including, without limitation, real estate taxes and special assessments, applicable
Item C2-29
to such properties, regardless of the easements and interests granted or created by this
Access Easement.
5. Maintenance. The Drive Aisle Improvements shall be maintained in a manner
that preserves their appearance as an integral facility serving The Subject Property and
The Adjoining Property reasonably free of defects and serviceable to both Owners.
Notwithstanding the maintenance provisions of Section 4 above, the Owners of The
Subject Property shall bear responsibility for all maintenance (including repair and
replacement, as appropriate) associated with the Drive Aisle Improvements which shall
include, without limitation, any maintenance necessary for the attractive appearance and
proper functioning of the Drive Aisle improvements.
6. Damage to Drive Aisle Im rovements and Easement. Each Owner shall refrain
from causing any damage to the Drive Aisle Improvements and the easement described
herein and shall immediately repair any such damage caused by Occupants or Permittees
associated with an Owner, at such Owner's sole cost and expense. If an Owner fails to
perform any such required repairs, the other Owner, upon ten (10) days' prior written
notice to the non -performing Owner, may cause such repair work to be performed with a
right of reimbursement for all sums reasonably necessary and properly expended to
remedy such failure. Within ten (10) days after delivery of a statement documenting such
reasonable repair costs incurred, the non -performing Owner shall reimburse the other
Owner. If the non -performing Owner fails to pay any reimbursement due, the Owner who
has incurred the repair costs shall have the immediate right to record a lien against the
non -performing Owner's property benefited by this Agreement, in addition to all other
rights and remedies permitted at law or in equity. The aforesaid lien shall be treated as a
construction lien pursuant to California law.
7. Liability Insurance. The Owners of the Subject Property shall maintain a policy of
general liability insurance ("Liability Insurance") with adequate single and combined
liability limits in force at all times, insuring all activities, conditions, operation and usage
on or about The Owners' property. Such Liability Insurance shall be issued by insurance
companies with a reliable general policyholder's rating and financial rating and qualified
to do business in California.
S. Indemnification. To the extent not covered by the Owners' policies of Liability
Insurance: (a) The Owner of The Subject Property shall defend, indemnify and hold the
Owner of The Adjoining Property and all of its employees or agents harmless from any
and all claims, demands, or liability arising from alleged acts or omissions by the Owner
of The Subject Property or its employees or agents, or the negligent maintenance,
construction, or dangerous condition of the The Subject Property improvements.
9. Notices. All notices, requests, demands, and other communications hereunder
shall be in writing and shall be delivered in person or sent by registered or certified mail,
postage prepaid, commercial overnight courier with written verification of receipt or by
telecopy facsimile. A notice shall be deemed given: (a) when delivered by personal
Initials 4
Item C2-30
delivery (as evidenced by the receipt); (b) two (2) business days after deposit in the mail
if sent by registered or certified mail; (c) one (1) business day after having been sent by
commercial overnight courier (as evidenced by the written verification of receipt); or (d)
on the date of confirmation if telecopied. Notices shall be addressed as set forth below,
but any addressee may change its address by written notice in accordance herewith.
The Nasre's / NAS Alta Loma LLC:
Akram A. Awad, Esq.
Awad & Awad LLP
33 W. Valley Street
Pasadena, California 91105
10. General Provisions.
10.1 Entire Easement. This Easement (including Exhibits attached) constitutes
the entire Easement and understanding with respect to the subject matter contained
herein, and supersedes any prior understanding about the subject matter hereof. This
Easement may be modified or amended only by a written instrument executed by the
parties hereto and recorded as required by law.
10.2 Headings. The subject headings of the sections and paragraphs of this
Agreement are included for purposes of convenience only and shall not affect the
construction or interpretation of any of its provisions.
10.3 Severability. If any term or provision of this Agreement shall, to any
extent, be held invalid or unenforceable, the remaining terms and provisions of this
Agreement shall not be affected thereby, but each remaining term and provision shall be
valid and enforced to the fullest extent permitted by law.
10.4 Waiver. No waiver of any breach of any of the easements, covenants
and/or agreements herein contained shall be construed as, or constitute, a waiver of any
other breach or a waiver, acquiescence in or consent to any further or succeeding breach
of the same or any other covenant and/or agreement.
I0.5 Successors and Assigns. Each covenant and condition contained in this
Agreement shall inure to the benefit of and be binding on the parties to this Agreement
and their respective heirs, executors, administrators, personal representatives, successors
and assigns, except as otherwise provided herein.
10.6 Recording. A fully executed counterpart of this Access Easement shall be
recorded in the Office of the County Recorder of San Bernardino County, state of
California.
Item C2-31
10.7 Attorneys' Fees and Costs. If any legal action or any other proceeding is
brought for the enforcement of this Easement, or because of an alleged dispute, breach,
default, or misrepresentation in connection with any of the provisions of this Easement,
the successful or prevailing party or parties shall be entitled to recover reasonable
attorneys' fees and other costs incurred in that action or proceeding, in addition to any
other relief to which it or they may be entitled, including the fees and costs incurred in
enforcing any judgment which may be obtained in said action.
10.8 Arbitration.
a. Arbitrable Claims. To the fullest extent permitted by law, all
disputes between the Owners relating in any manner whatsoever to this Easement
("Arbitrable Claims") shall be resolved by arbitration.
b. Procedure. Arbitration of Arbitrable Claims shall be in accordance
with the Commercial Arbitration Rules of the American Arbitration Association, as
amended from time to time ("AAA Rules"), as augmented in this Easement. Arbitration
shall be initiated as provided by the AAA Rules, although the written notice to the other
party initiating arbitration shall also include a statement of the claim(s) asserted and the
facts upon which the claim(s) are based. Arbitration shall be final and binding upon the
parties and shall be the exclusive remedy for all Arbitrable Claims. Either party may
bring an action in court to compel arbitration under this Agreement and to enforce an
arbitration award. Otherwise, neither party shall initiate or prosecute any lawsuit or
administrative action in any way related to any Arbitrable Claim. Notwithstanding the
foregoing, either party may, at its option, seek injunctive relief. THE OWNER OF THE
SUBJECT PROPERTY HEREBY WAIVES ANY RIGHTS THEY MAY HAVE TO
TRIAL BY JURY IN REGARD TO ARBITRABLE CLAIMS, INCLUDING,
WITHOUT LIMITATION, ANY RIGHT TO TRIAL BY JURY AS TO THE MAKING,
EXISTENCE, VALIDITY OR ENFORCEABILITY OF THE AGREEMENT TO
ARBITRATE.
C. Arbitrator Selection and Authority. All disputes involving
Arbitrable Claims shall be decided by a single arbitrator. The arbitrator shall be selected
by mutual agreement of the parties within thirty (30) days of the effective date of the
notice initiating the arbitration. If the parties cannot agree on an arbitrator, then the
complaining party shall notify the AAA and request selection of an arbitrator in
accordance with the AAA Rules. The arbitrator shall have authority to award equitable
relief, damages, costs and attorneys fees to the same extent that, but not greater than, a
court would have. The fees of the arbitrator shall be split between both parties equally.
The arbitrator shall have exclusive authority to resolve all Arbitrable Claims, including,
but not limited to, whether any particular claim is arbitrable and whether all or any part of
this Agreement is void or unenforceable. The arbitrator shall be obligated to apply
California law.
10.9 Governing Law. This Easement shall be governed by and construed in
accordance with the laws of the state of California.
Initials 6
Item C2-32
IN WITNESS WHEREOF, the parties hereto have executed this Easement as of
the date first written above.
The Nasre's / NAS Alta Loma LLC:
Zaven Islikaplan
Patricia Islikaplan
CERTIFICATE OF ACKNOWLEDGMENT OF NOTARY PUBLIC
STATE OF CALIFORNIA
ss.
COUNTY OF LOS ANGELES
On before me, , a notary
-........................................................................................................................................
public in and for the State of California, personally appeared
,,;,,,,,,
who proved to me on the basis of
satisfactory evidence, to be the person whose name is subscribed to the within
instrument, and acknowledged to me that he executed the same in his authorized
capacity, and that by his signature on the instrument, the person or the entity upon
behalf of which the person acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California
that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
InjAi"As
Item C2-33
CERTIFICATE OF ACKNOWLEDGMENT OF NOTARY PUBLIC
STATE OF CALIFORNIA
ss.
COUNTY OF LOS ANGELES
On , before me, , a notary
public in and for the State of California, personally appeared
, who proved to me on the basis of
satisfactory evidence, to be the person whose name is subscribed to the within
instrument, and acknowledged to me that he executed the same in his authorized
capacity, and that by his signature on the instrument, the person or the entity upon
behalf of which the person acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California
that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Item C2-34
DESIGN REVIEW COMMENTS
7:00 p.m. Tabe van der Zwaag March 14, 2017
ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2016-00814 -
NATIONAL COMMUNITY RENAISSANCE OF CALIFORNIA - A request for site plan
and architectural review of a 140-unit affordable senior housing development on 4 acres
of land within the Low -Medium (LM) District (4 - 8 dwelling units per acre) of the Victoria
Planned Community, located at the terminus of Firehouse Court and west of Day Creek
Boulevard - APN: 1089-031-36. Related records: General Plan Amendment DRC2016-
00964, Development Agreement DRC2017-00156, Certificate of Appropriateness
DRC2016-00966, Variance DRC2017-00032 and Tree Removal Permit DRC2016-
00965. Staff has prepared a Mitigated Negative Declaration of environmental impacts for
consideration.
Project Overview: The applicant is requesting to develop a 140-unit multiple -family
affordable senior housing project on 4 acres of land at the terminus of Firehouse Court
and west of Day Creek Boulevard. The project site is generally rectangular in shape and
drains roughly from north to south, with a grade change of approximately 10 feet from
the north to south property lines. The project site is Highly disturbed with a total
vegetation cover of approximately 60 percent. There is a large specimen Canyon Live
Oafs tree located at the southeast corner of the site which was given a Historic Landmark
Designation by the Historic Preservation Commission on October 21, 1987. The health
of this tree has since declined to a point where the applicant's arborist (Jim Borer) and
the City's on -staff arborist (Dean Rodia) have concluded that the tree cannot be
preserved. Removal of the tree requires approval of a Certificate of Appropriateness
(DRC2016-00966) by the Historic Preservation Commission, and a General Plan
Amendment (DRC2016-00964) to modify General Plan Figure LU-8 to remove the tree
from a map showing the location of all the historic resources in the City and a Tree
Removal Permit (DRC2016-00965).
To the west of the project site is a maintenance yard operated by the San Bernardino
County Flood Control District; to the east is Day Creek Fire Station #173; to the north is
the Pacific Electric trail; and, to the south is land that is under construction with a new
commercial center (Day Creek Village). The project will take vehicle and pedestrian
access from Firehouse Court, with a secondary gated Emergency Vehicle Access (EVA)
provided to the future commercial center to the south. The project will also provide a
gated pedestrian connection to the Pacific Electric Trail and a pedestrian connection
from Firehouse Court to the new commercial center under construction to the south.
The land use and zoning designation of the project site is Low -Medium (LM) District of
the Victoria Community Plan, which permits 4 to 8 dwelling units per acre. The Victoria
Community Plan includes a provision permitting the zoning designation to be increased
by up to 2 density ranges in order to provide plan flexibility. The project site can thus be
increased in density from Low -Medium (LM) District to either Medium (M) District (8 —14
dwelling units per acre) or Medium -High (MH) District (14 — 24 dwelling units per acre).
The Victoria Community Plan also provides an incentive to build affordable housing,
which awards property owners' one bonus unit in density for every affordable dwelling
unit provided. The project will be 100 percent affordable and is thus eligible for a 100
Item C3--1
DRC COMMENTS
DESIGN REVIEW DRC2016-00814
NATIONAL COMMUNITY RENAIASSANCE OF CALIFORNIA
March 14, 2017
Page 2
percent increase in the permitted density level, or between 24 to 48 dwelling units per
acre. The proposed density is 35 dwelling units per acre. The Development Code also
provides projects that provide affordable units with up to 3 concessions from the
specified development requirements. The applicant is requesting a reduction in the
required number of parking spaces, a reduction in the size of the private recreation
areas (decks) and a 1-foot increase in the 40-foot maximum height limit, each of which
is discussed in more detail below.
The project complies with all development criteria of the Victoria Community Plan and
the Development Code, except for the 3 concessions outlined above along with an
increase in property line wall heights. The minimum side and rear setbacks provided for
the carports is 6 feet (5 feet required) and the front setback is 96 feet (15 feet required).
The building height is 41 feet, which exceeds the maximum permitted for which the
applicant seeking a development concession. The building height ranges from
approximately 39 to 41 feet and the extra height is necessary due to the slope of the
project site and the necessity of avoiding steps in the foundation (mobility of disabled
residents).
Total private and common open space is 40 percent (35 percent required) and the total
lot coverage is 24 percent (50 percent maximum). Each unit includes a private deck
ranging in size from 81 square feet (upper floor) and 107 square feet (ground floor). The
required ground floor deck size is 150 square feet and the upper floor deck size is 100
square feet. Each deck also includes a 130 cubic foot storage area, greater than the
required 125 cubic foot storage area. The applicant is requesting a concession for the
deck size deficiency.
The project includes property line walls that are over the 6-foot maximum height limit.
The north property line wall includes a retaining wall ranging in height from 4 to 6 feet
topped by at 6-foot high free standing wall, for a calculated height of 8 to 9 feet.
Additionally, there is a 2.5-foot retaining wall proposed adjacent to the existing 6-foot
high wall between the project site and the adjacent City fire station. In both cases the
additional wall height will only be visible on the applicant's side of the wall. The applicant
has submitted a variance for the additional wall height (DRC2017-00032).
The project complies with the landscape requirements including the parking lot
landscaping and the tree planning requirement (200 trees). The perimeter of the project
site includes columnar trees to screen view of the adjacent maintenance yard. The
project includes the planting of a large specimen Canyon Live Oak tree (72-inch box) to
replace the existing tree. This tree will be located directly south of the main entrance,
creating a focal point and will include a seat wall.
The project provides 119 parking stalls, 82 of which are provided in carport stalls and 37
in uncovered stalls. Projects that provide affordable units are required to provide 1
parking space for 1 bedroom units and 2 parking spaces for 2 bedroom units, which is
inclusive of guest parking. This translates into a parking requirement of 149 parking
spaces. The project proposes 119 parking spaces, 30 parking spaces below the
minimum (a 20 percent reduction). Projects with affordable units may request a parking
reduction as an incentive. The applicant has submitted a parking reduction request that
Item 0-2
DRC COMMENTS
DESIGN REVIEW DRC2016-00814
NATIONAL_ COMMUNITY RENAIASSANCE OF CALIFORNIA
March 14, 2017
Page 3
includes a case study of 5 affordable senior housing projects managed by the applicant.
The average parking ratio of the projects studied was 0.92 stalls per unit and the
average parking utilization was 63 percent. Additionally, there are a number of
transportation options available for seniors in the City that reduce vehicle use. The
project site is also in close proximity to a transit stop and adjacent to many services. The
applicant is requesting a parking ratio of 0.85 stalls per unit and is confident that the
proposed parking ratio will adequately meet the projects parking demand.
All of the proposed 140 rental units will be in a single building on 3 floors and are built
around a central courtyard. This includes 131 one bedroom units that range in size from
617 to 701 square feet and 9 two bedroom units that are 894 square feet in size. The
development includes one unit that will be occupied by the on -site manager. The central
courtyard includes a pool and spa, BBQ facilities, a fire pit, along with multiple fire places
and lounge areas. A community room, warming area, multi -purpose room and
technology areas are provided within the building. Shared laundry facilities are provided
on each floor.
The development has a Craftsman architectural design theme that includes the use of
board and batten siding, stone veneer, wood framed awnings, trellis structures, flat tile
roof and exposed rafter tails. These design elements are carried to each elevation,
including the inner courtyard and a small 595 square foot detached maintenance
building. The project includes both wall and roof plane articulation along with a wood
framed porte cochere at the main entrance.
Staff Comments: The proposed project is well -designed and will help bolster the City's
supply of affordable rental units. The project will finish off Firehouse Court with a building
that is of similar architectural style to the adjacent City fire station and the commercial
project under construction to the south. Staff supports the applicant's request for the 3
development concessions requested by the applicant for the reduction in the required
parking and deck sizes and increase in building height, as the concessions will facilitate
the creation of additional affordable housing units in the City. Staff also supports the
increased wall height due to on -site grades (Variance DRC2017-00032).
The removal of the historically designated tree is unavoidable and planting of a
replacement tree of same species will, in the future, provide a similar focal point at the
terminus of Fire House Court. Staff has requested that the applicant make minor design
changes to the building to include additional wood trellis structures over select windows
similar to the trellis structure over the first story window at the south east corner of the
building and additional wood siding over the secondary entrance to the west of the main
entrance.
Major Issues: None
Secondary Issues:
1. Whether additional wood trellis structures should be added over select windows.
2. Whether additional wood siding should be added to over the secondary entrance
on the south elevation.
Item 0-3
DRC COMMENTS
DESIGN REVIEW DRC2016-00814
NATIONAL COMMUNITY RENAIASSANCE OF CALIFORNIA
March 14, 2017
Page 4
Staff Recommendation: Staff recommends that the Committee forward the project to the
Planning Commission for their review and final action with consideration to the minor
design changes being addressed to the satisfaction of the Committee outlined under
Secondary Issues.
Design Review Committee Action:
Members Present:
Staff Planner: Tabe van der Zwaag
Additional Staff Present:
Item C3-4
DESIGN REVIEW COMMENTS
7:00 p.m. Tabe van der Zwaag March 14, 2017
ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT20042 - NH
WEAVER LANE, LLC - A request to subdivide 18.2 acres of land into 26 lots for the
purposes of developing 26 single-family residences for a site located on the east side of
Carnelian Street and north of Hillside Road in the Very Low (VL) District (.1 - 2 Dwelling
Units per Acre) and within the Hillside Overlay District - APN: 1061-261-01. Related
records: Hillside Design Review DRC2016-00377, Variance DRC2016-00748, Variance
DRC2017-00014 and Tree Removal Permit DRC2016-00376. Staff has prepared a
Mitigated Negative Declaration of environmental impacts for consideration.
ENVIRONMENTAL ASSESSMENT AND HILLSIDE DESIGN REVIEW DRC2016-00377
- NH WEAVER LANE, LLC - A request for site plan and architectural review of 26 single-
family residences on 18.2 acres of land related to Tentative Tract Map SUBTT20042,
located on the east side of Carnelian Street and north of Hillside Road in the Very Low
(VL) District (.1 - 2 Dwelling Units per Acre) and within the Hillside Overlay District -
APN: 1061-261-01. Related records: Tentative Tract Map SUBTT20042, Variance
DRC2016-00748, Variance DRC2017-00014 and Tree Removal Permit DRC2016-
00376. Staff has prepared a Mitigated Negative Declaration of environmental impacts for
consideration.
Proiect Overview: The applicant is requesting to subdivide (SUBTT20042) 18.2 acres of
land located at the northeast corner of Carnelian Street and Cherry Lane into 26
residential lots. The project will have private streets and will take access from Carnelian
Street from a gated entrance. The project site is within the Very Low (VL) District, the
Hillside Overlay and the Equestrian Overlay. The existing lots to the north, south, east
and west are also within the Very Low (VL) District, the Hillside Overlay and the
Equestrian Overlay. The proposed tentative tract map includes 26 numbered lots and 11
lettered lots. Lettered Lots A — K will be maintained by a Home Owner's Association
(including the equestrian trails), and Lettered Lot L is for street dedications (along
Carnelian Street).
The project site is generally rectangular in shape and drains roughly from north to south,
with a grade change of approximately 50 feet from the north to south property lines. It is
crossed by 3 ephemeral drainage features and is covered by non-native grasses,
ornamental vegetation and disturbed habitat and includes 7 heritage trees. The site also
includes a single-family residence that was constructed in the 1980's and a number of
outbuildings used for storage. The Archaeological Study (Brian F. Smith and Associates
Inc; February 2017) prepared for the project site determined that the on -site structures
proposed for demolition did not meet the criteria to be determined as a historic resource.
The General Biological Assessment and Jurisdictional Delineation prepared for the
project (Hernandez Environmental Services) determined that 2 of the onsite ephemeral
streams meet the criteria to be classified as Waters of the United States (WUS) and
should be protected in place. The third stream has been determined to not meet the
criteria to be classified as a WUS and the seasonal rains carried by this ephemeral
stream will be carried by an underground drainage facility to an existing spillway located
Item C4--1
DRC COMMENTS
TENTATIVE MAP SUBTT20042 & HILLSIDE DESIGN REIVEW DRC2016-00377
NEWLAND HOMES
March 14, 2017
Page 2
should be protected in place. The third stream has been determined to not meet the
criteria to be classified as a WUS and the seasonal rains carried by this ephemeral
stream will be carried by an underground drainage facility to an existing spillway located
on the property to the south. The preservation of the 2 ephemeral streams result in 4
oddly shaped lots. Additionally, the width of the project site, which dictates the street
alignment, creates 5 lots at the center of the project site that do not adhere to the 200-
foot minimum lot depth requirement. There is also a 20 foot access easement on Lot #9
that is proposed to provide vehicle access to the existing single family residence to the
south of the project site.
Subdivision
The minimum lot size in the Very Low (VL) District is 20,000 square feet and the
minimum lot size is 22,000 square feet. The proposed lots range in size from 20,000 to
33,473 square feet, with an average lot size of 23,773. The minimum required lot width
is 90 feet for interior lots and 100 feet for corner lots and the required lot depth is 200
feet. All the lots meet the required lot width, and all but Lots #11 - #15, meet the required
lot depth. The applicant has submitted a Variance (DRC2016-00748) requesting a 13-
foot reduction in the lot depth requirement for Lots #11 - #15. Each of these lots, though,
complies with the minimum lot size requirement. It should be noted that Lots #11 - #15
are double frontage lots and the equestrian trails for these lots are directly adjacent to
the southern most private street.
Each lot conforms to or exceeds the minimum required building setbacks of 42 feet (plus
or minus 5 feet) for the front setback, 60 feet for the rear setback and 10 feet and 15 feet
for the side setbacks, except for the rear yard setback on Lot #16, which has a proposed
rear setback of 37 feet. This corner lot has an odd shape due to being adjacent to the
ephemeral stream, which causes the lot to narrow from approximately 128 feet along the
north property line to 70 feet along the south property line.
The Development Code dictates that the front property line is the narrowest lot line
facing the public street, which in this case is the south property line. The narrowing of
the lot and on -site slopes limit moving the house southward to comply with the 60-foot
rear yard setback. The proposed house configuration provides for an 89-foot front yard
setback, 39-foot and 28-foot side yard setbacks and a 37-foot rear yard setback. The
applicant has submitted a Variance (DRC2017-00014). The maximum permitted lot
coverage in the Very Low (VL) District is 25 percent.
The proposed lot coverage ranges from 12.4 percent to 24.9 percent. The project site is
within the Very High Fire Zone and the final landscape will be reviewed for compliance
with the fuel modification, plant species and plant spacing requirements for projects
within the Very High Fire Zone. The Landscape plan submitted for the project includes a
draught tolerant plant palette.
Trails
The project layout includes the required 15-foot wide private equestrian trail easement
on each lot, along with the required 20-foot wide community trail easement along
Carnelian Street. The nearest completed section community trail is .5 mile to the south
Item C4-2
DRC COMMENTS
TENTATIVE MAP SUBTT20042 & HILLSIDE DESIGN RENEW DRC2016-00377
NEWLAND HOMES
March 14, 2017
Page 3
at Wilson Avenue and .25 mile to the north adjacent to the Maloof residence. The
internal loop trail will provide direct access to the existing private equestrian trails along
the north and south property lines. The applicant has been informed that they will need
to update the grading plan to show the grading for the required 12-foot by 48-foot horse
corral that is 70 feet from the residences on the adjacent lots. The grading plan currently
only shows the corral grading for a representative lot. The ephemeral streams that run
through the project site dictate that the trails that run along the south property line end
where one of the ephemeral streams crosses the south property line (between Lots #5
and #6.) The private equestrian trails for Lots #11 - #15 run along the north side of the
southernmost private street. This equestrian trail continues across Lots #16 and #26 and
provides a direct connection to the Carnelian Street community trail.
Each trail will include corner cutoffs to allow a vehicle to maneuver at trail ends and a 4-
inch cover of decomposed granite. Each lot will include an access gate to the equestrian
trail easement. The trails along the private streets include a 2 rail equestrian fence and
the required gates and equestrian step-thru is provided where the private equestrian
trails intercept with the community trail along Carnelian Street. The applicant has
proposed a combination 3-foot high wall topped by a 3-foot high wrought iron fence
along the equestrian trails„ which in most cases is separated from required 15 foot flat
rear yards by either up or down hill 2:1 slopes. This combination wall/wrought iron fence
design was recently approved by the Trails Committee for a residential project at the
northeast corner of East Avenue and the 210-Freeway.
Architecture
The project includes the Design Review (DRC2016-00377) of the residences on the 26
new lots. Three separate floor plans are proposed, along with 3 different elevations for
each floor plan, Spanish Colonial, Country Cottage and Italian Farmhouse. Plan #1 is
single -story and includes 3,689 square feet of living area, a 643 square foot 3 car
garage, a 493 square foot casita and a 360 square foot veranda. Plan #2 is two-story
and includes 4,413 square feet of living area, a 710 square foot 3 car garage, a 521
square foot Casita and a 585 square foot veranda. Plan #3 is two-story and includes
4,977 square feet of living area, a 676 square foot garage, a 453 square foot casita and
a 273 square foot veranda.
The Development Code requires that projects with 21 — 40 units provide 5 different floor
plans and 3 elevations per floor plan. Reverse footprints are counted as a separate floor
plan. The project includes reverse floor plans for each plan type for a total of 6 different
floor plans and 3 elevations per floor plan, exceeding the minimum requirement. The
Development Code also requires that projects consisting of 4 or more units include a
minimum of 25 percent single -story plans. The project includes 9 single -story plans, 2
single -story plans above the minimum requirement.
Each floor plan and architectural variation includes wall and roof plane articulation and
carries the architectural design theme to each elevation (360 degree architecture). Each
plan includes design elements that emphasize the chosen architectural style including
the use of stone veneer, wood/shake siding, exposed rafter tails, architecturally correct
window and door surrounds, window shutters, wrought iron accents and tile roofs. The
plans also include the use of decorative garage and front entry doors that emphasize the
architectural style.
Item C4-3
DRC COMMENTS
TENTATIVE MAP SUBTT20042 & HILLSIDE DESIGN REIVEW DRC2016-00377
NEWLAND HOMES
March 14, 2017
Page 4
Staff Comments: Staff is in support of the proposed 26 lot Tentative Tract map
(SUBTT20042) and the Design Review (DRC2016-00377) of the houses on the 26 new
lots. Staff supports the proposed Variance for a reduction in lot depth for Lots #11 - #15
(DRC2016-00748),, due to the on -site grades and the width of the existing lot. Without
the reduction in the lot depth requirement for Lots #11 - #15, these 5 lots would need to
be eliminated„ greatly increasing the size and depth of the other lots in the subdivision.
Staff also supports the reduction in the rear yard setback on Lot #16 (DRC2017-00014)
due to the odd shape of Lot #16. Prior to going to Planning Commission, the applicant
will need to adjust the grading plan to provide for the required horse corral area. Except
for lot depth and setback reductions discussed above, each lot complies with the other
development criteria for the Very Low (VL) District.
The proposed floor plans and elevations are well -designed and carry the architectural
design theme of each plan, along with roof and wall plane articulation, to each elevation.
The only outstanding concern staff has is that 4 of the lots have lot coverages (23.8 -
24.9 percent) that would preclude the future home owners from adding any additional
solid roof structures to the lots. Each floor plan, though, provides for a generous covered
veranda (273 — 585 square feet) facing the rear yard. It is recommended that the
applicant provide written notification (sales disclosure) to the future homeowners of
these lots informing them of this limitation.
Maior Issues: None
Secondary Issues:
1. The high lot coverage on 4 of the lots (Lots 5, 8, 13 and 18) will limit the construction
of any additional solid roof structures on these lots and notification should be given to
the future homeowners of these lots.
2. The applicant shall update the grading plan to provide the grading for the horse
corral area on each lot.
Staff Recommendation: Staff recommends that the Committee review the subdivision
and architecture and provide comments as warranted. If the Committee finds the project
acceptable, staff recommends that it be forwarded to the Planning Commission for their
review and final action with consideration given to the proposed high lot coverage on 4
of the lots.
Desian Review Committee Action:
Members Present:
Staff Planner: Tabe van der Zwaag
Additional Staff Present:
Item C4-4
DESIGN REVIEW COMMENTS
7:00 p.m. Tabe van der Zwaag March 14, 2017
ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2016-00713 - LVD
TERRA VISTA, LLC - A request for site plan and architectural review of a 214-unit multi-
family development on 12.1 acres of land within the Medium High (MH) District (14-24
dwelling units per acre) of the Terra Vista Community Plan, located at the southwest
corner of Church Street and Terra Vista Parkway - APN: 1077-422-97. Related records:
Terra Vista Community Plan Amendment DRC2016-00715, Tentative Tract Map
SUBTT20054, Minor Exception DRC2016-00716, Minor Exception DRC2017-00159 and
Pre -Application DRC2016-00361. Staff has prepared a Mitigated Negative Declaration of
environmental impacts for consideration.
Proiect Overview: The applicant proposes developing a 214-unit multi -family residential
project (Design Review DRC2016-00713) on 12.1 acres on land at the southwest corner
of Church Street and Terra Vista Parkway. The project includes a tentative tract map
(SUBTT20054) for condominium purposes, which includes 33 numbered lots and 3
lettered lots. The project site drains generally from north to south and is covered by non-
native grasses and includes a .3 acre triangular piece of land at the southeast corner of
Haven Avenue and Church Street, which is maintained by the local Landscape
Maintenance District. The Engineering Department has required that the applicant
update the landscape palette in this area to reduce maintenance and water use.
The project site and the surrounding parcels to the north, south and west are all within
the Terra Vista Community Plan area. The project site is within the Medium High (MH)
District, which permits 14 to 24 dwelling units per acre. There is existing single-family
residential development to the north within the Medium (M) District; to the south there is
commercial development within the Neighborhood Commercial (NC) District; to the east
is an office development within the Office Park (OPK) District; and, to the west, across
Haven Avenue, there is vacant land within the Mixed Use (MU) District that is under
review for a senior care facility and a commercialloffice development within the General
Commercial (GC) District. A flood control facility (Deer Creek Channel) runs along the
northwest corner of the project site.
The proposed development is made up of 2 product types: bungalows (81 units) and row
townhomes (133 units). The bungalows will be located within the core of the project site
and are plotted in groups of three buildings, which consist of three plan types: two, 2-
story units and a carriage unit located above the garages. The open space for the two,
2-story units is located on the ground level between the units and carriage unit, with the
open space for the carriage units provided on a second story deck. Each unit is
accessed from a common paseo or through the garages. The freestanding units have up
to 4 bedrooms and range in size from 1,536 to 1,549 square feet. The carriage unit has
up to 3 bedrooms and is 1,464 square feet in size. The height of the bungalows is 25
feet, which is below the 45-foot permitted building height. The overall project density is
17.7 dwelling units per acre, in compliance with the 14-24 dwelling units per acre
permitted in the Medium High (MH) District.
Item C5-1
DRC COMMENTS
DESIGN REVIEW DRC2016-00713
LVD TERRA VISTA, LLC
March 14, 2017
Page 2
The row townhomes are located around the perimeter of the project site and are made
up of 2 and 3-story buildings, with 3 to 7 units per building and 4 plan types. The units
along Church Street and Terra Vista Parkway will directly face the public street, with the
remainder of the row townhomes facing common paseos. The units have up to 4
bedrooms and range in size from 1,414 to 1,857 square feet and each includes a two -
car enclosed garage. Open space is either provided by a patio on the ground floor (end
units) or by decks on the second floor. The townhomes include an optional roof deck.
The maximum height of the townhouses is 43 feet including the roof top decks (37 feet
without roof top decks), below the maximum permitted 45 feet.
The units have a contemporary architectural design theme that incorporates a mix of
materials including flat tile roofs, metal awnings, stucco, stone veneer and cementitious
horizontal siding. The bungalows include 3 unique elevations for each plan type and the
townhomes include up to 2 unique elevation types per building configuration. Each plan
type includes wall and roof plan articulation and multiple paint schemes. The garage
doors carry over the contemporary design theme of the buildings and include windows to
assist the Home Owners Association in verifying that the garage spaces are available for
vehicle parking.
The project will take vehicular access from Church Street and from Terra Vista Parkway
and will not be gated. An Emergency Vehicle Access (EVA) gate will be located on Town
Center Drive. The project will provide a pedestrian access path to the commercial
development to the south. Private streets provide access to the enclosed garages and
open parking. An internal sidewalk network provides access throughout the project site
and to the public sidewalk. The Engineering Department is requiring that the applicant
replace the existing 2-way stop at the intersection of Terra Vista Parkway and Town
Center Drive with a 4-way stop.
The project will provide 524 parking spaces made up of 428 spaces in enclosed garages
(2 garage spaces per unit), 89 uncovered spaces and 7 spaces in the driveways. Based
on the number of units and bedroom configurations, the project is required to provide
523 parking spaces (base bedroom count). The project is required to provide 555
parking spaces if all the 4th bedroom options are chosen, resulting in a 5.6 percent
deficiency. The applicant has provided a traffic study that indicates that the current two
south bound lanes on Terra Vista Parkway can be reduced to a single lane to provide
on -street parking on the west side of the street. Street parking would theoretically add up
to 29 parking stalls. The applicant has also indicated that from their experience
approximately 50 percent of home buyers will select the 4th bedroom option. The
applicant has submitted a Minor Exception (DRC2016-00716) to reduce the required
parking.
Projects between 200 and 300 units are required to provide at minimum 5 recreational
amenities. The project provides the following recreational amenities:
1. A pool and spa
2. A 2,712 square foot community center with fitness center, common seating
areas, catering kitchen and business center.
Item C5-2
DRC COMMENTS
DESIGN REVIEW DRC2016-00713
LVD TERRA VISTA, LLC
March 14, 2017
Page 3
3. An outdoor recreation area adjacent to pool area that includes multiple seating
and lounge areas, one fireplace, BBQ facilities and ping pong tables.
4. A separate recreation area with a tot lot, conversation area with benches, and a
covered picnic table with BBQ units.
5. A separate recreation area with open play areas, benches and covered picnic
table.
6. A separate area with built in corn hole platforms.
7. Landscaped paseos with open grass and seating areas.
The project includes a Terra Vista Community Plan Amendment (DRC2016-00715) to
modify the development criteria for the Medium High (MH) District to provide greater
flexibility for projects with unique layouts and a mix of housing types. In this case, to
comply with the density requirement of the Medium High (MH) District (14-24 dwelling
units per acre), and to provide a unique mix of attached and detached dwelling units, the
development criteria needed to be modified to permit the units to be plotted closer to the
street and in closer proximity to each other. The project layout includes dwelling units
directly facing onto Church Street and Terra Vista. The proposed amendment will permit
reduced building and wall setbacks, building separations and open space requirements
for projects with over 200 new dwelling units to be determined through the development
review process.
The project proposes minimum street setbacks of 21 feet along Terra Vista Parkway, 24
feet along Town Center Drive (37-foot average and 32-foot minimum required) and 26
feet along Church Street (43-foot average and 38-foot minimum). The proposed
minimum wall setback along Haven Avenue will be 20 feet (45-foot average and 30-foot
minimum required). The proposed side4o-side building separations will be 8 feet for the
bungalows and 14 feet for the townhomes and the front -to -front setbacks will be
approximately 17 feet (as low as 13 feet at certain locations) for the bungalows and 20
feet (as low as 14 feet in certain locations) for the townhomes. The private open space
areas for the bungalows and the ground floor private open space areas for the
townhomes comply with the current code requirement, which is 150 square feet for
ground floor patios and 100 square feet for upper floor decks. The decks of the
townhomes range in size from 38 to 85 square feet, below the 100 square foot
requirement. The optional roof decks are 274 square feet in size, making the units that
include the roof top deck option compliant with the current private open space
requirement.
The project provides 40 percent common and private open space (35 percent required)
and 50 trees per acre (50 trees per acre required). The project is also compliant with the
parking lot tree planting requirement of 1 tree per 3 parking spaces and the screening
requirements of the air conditioner units.
The project includes walls that are over the 6-foot maximum height limit due to an up to
4-foot grade difference between the project site and the parcel of land to the south and
Item C5-3
DRC COMMENTS
DESIGN REVIEW DRC2016-00713
LVD TERRA VISTA, LLC
March 14, 2017
Page 4
for noise attenuation purposes. The applicant has submitted a Minor Exception
(DRC2017-00159) to permit an up to 8-foot high combination wall along the south
property line and an 8-foot high sound wall along Haven Avenue.
Staff Comments: The proposed project is well designed and will create a vibrant street
frontage along Church Street and Terra Vista Parkway. The project has a contemporary
design theme that incorporates traditional building materials such as horizontal siding,
stone veneer and concrete tile roofs. The project site is adjacent to a mix of residential„
commercial and office uses and will complement the surrounding land uses. The project
site is in close proximity to public transportation, local public schools, parks and multiple
commercial centers. The project site is also adjacent to the Deer Creek Channel, which
includes a walking/biking trail providing direct access to the Pacific Electric Trail.
Staff supports the applicant's request to amend the Terra Vista Community Plan to
provide greater flexibility when reviewing larger residential projects with unique
characteristics. In this case, the project includes a mix of detached bungalows and
attached townhomes. The project is designed with the townhomes facing directly onto
Church Street and Terra Vista Parkway, creating a residential street scene opposed to
surrounding residential development which backs up to Church Street and Terra Vista
Parkway. In order to meet the density requirement for the Medium High (MH) District
(14-24 dwelling units per acre) with the detached bungalow units, the setbacks and
building separations need to be reduced. The Terra Vista Community Plan currently
provides setback requirements for multi -family developments from public streets and
states that building separations are per the Development Code. The proposed Terra
Vista Community Plan (DRC2016-00715) will amend the community plan to permit the
building and wall setbacks, building separations and open space requirements to be
determined through the development review process for new projects with greater than
200 units.
Staff supports the applicant's request to reduce the on -site parking (Minor Exception
DRC2016-716) by up to 5.6 percent. The parking deficiency will most likely be less as
not all home buyers will select the 4th bedroom option. The applicant has submitted a
parking study to verify the adequacy of the proposed number of on -site parking spaces.
Staff also supports the applicant's request to eliminate one of the south bound lanes of
traffic to permit on -street parking, This change will reduce traffic speeds on this segment
of Terra Vista Parkway, which currently terminates in a "T" intersection at Town Center
Drive. The parked vehicles will provide a buffer between the street traffic and the
residential units, further reducing traffic speed for the one south bound traffic lane.
Staff supports the Minor Exception (DRC2017-00159) for increased wall height due to an
up to 4-foot grade difference between the project site and the commercial development
to the south. The Minor Exception will also permit an increase in the property line walls
along Haven Avenue for sound attenuation purposes.
Staff's only outstanding issues are to add additional pilasters to the wrought iron fence
surrounding the pool area and to add trellis structures to the front elevation of the
carriage units. The trellis structures are currently an option on the adjacent units. The
front elevation of the carriage units currently have minimal wall plane articulation, which
would be resolved through the addition of the trellis structures.
Item C5-4
DRC COMMENTS
DESIGN REVIEW DRC2416-00713
LVD TERRA VISTA, LLC
March 14, 2017
Page 5
Major Issues: None
Seconda Issues:
1. Whether additional pilasters should be added to the wrought iron fence around
the pool area.
2. Whether trellis structures that are currently an option on the bungalow units
adjacent to the carriage buildings should be required as a standard feature.
Staff Recommendation: Staff recommends that the Committee forward the project to the
Planning Commission for their review and final action with consideration given to the
minor design changes outlined under Secondary Issues.
Design Review Committee Action:
Members Present:
Staff Planner: Tabe van der Zwaag
Additional Staff Present:
Item C5--5