HomeMy WebLinkAbout1996/02/28 - Agenda Packet - Workshop CITY OF RANCHO CUCAMONGA
PLANNING COMMISSION
AGENDA
WEDNESDAY FEBRUARY 28, 1996 8:30 P.M.
WORKSHOP
RANCHO CUCAMONGA CIVIC CENTER
RAINS ROOM
10500 CIVIC CENTER DRIVE
RANCHO CUCAMONGA, CALIFORNIA
I. Roll Call
Chairman Barker Commissioner Melcher
Vice Chairman McNiel Commissioner Tolstoy
Commissioner Lumpp
II. Announcements
III. New Business
A. PRE-APPLICATION REVIEW 96-02 - SANBAG - A request to review concept sketches
and identify preliminary significant issues in order to move an existing residence and
accessory structures (National Register Eligible), conversion of same to an Arts and Crafts
Center, and construction of a new residence on a 5 acre site in the Very Low (VL) zone
located at the Southeast comer of Carnelian Street and Almond Street
APN: 1061-281-16.
IV. Public Comments
This is the time andplace for the general public to address the Commission. Items to be discussed here
are those which do not already appear on this agenda.
V. Commission Business
VI. Adjournment
The Planning Commission has adopted Administrative Regulations that set an 11:00 P.M. adjournment
time. If items go beyond that time, they shah be heard only with the consent of the Commission.
I, Gall Sanchez, Planning Commission Secretary of the City of Rancho Cucamonga, hereby certify that a true,
accurate copy of the foregoing agenda was posted on February 22, 1996, at least 72 hours prior to the meeting per
Government Code Section 54964 2 at ' ' ' cho Cucamonga
/
VICINITY MAP
CITY HALL
CITY OF
RANCHO CUCAMONGA
CITY OF RANCH0 CUCAMONGA
MEMORANDUM
DATE: Feb 'ary 28, 1996
TO' ~airman and members of the Planning Commission
'
FR Brad Buller, City Planner
B: Larry Henderson AICP, Principal Planner
PRE-APPLICATION REVIEW 96-02 - SANBAG - A request to review concept
sketches and identify preliminary significant issues in order to move an existing
residence and accessory structures (National Register Eligible), conversion
of same to an Arts and Crafts Center and construction of a new Residence
on a 5.54 acres site in the Very Low (VL) zone located at Southeast comer of
Carnelian and Almond Streets - 1061-281-16.
Enclosed are the materials submitted for Pre-Application Review scheduled for February 28,
1996. Please note full size plans were distributed the week of February 15, 1996
Attachments: Initial Staff Comments
Applicant's Project Description and Explanation
Reductions of Existing Building Plans
I:\LARRYMSTR9602.WpD
RANCHO CUCAMONGA
PLANNING DIVISION
February 28, 1996
PRE-APPLICATION REVIEW 96-02
MALOOF RELOCATION
INITIAL STAFF COMMENTS FOR PRE-APPLICATION REVIEW
PROJECT DESCRIPTION:
A request to review concept sketches and identify preliminary significant issues in order to move an existing
residence and accessory structures (National Register Eligible), conversion of same to an Arts and Crafts
Center and construction of a new Residence on a 5.54 acres site in the Very Low (VL) zone located at
Southeast comer of Carnelian and Almond Streets - 1061-281 - 16.
HISTORIC PRESERVATION:
The Cultural Resource Analysis for the Route 30 Freeway identified the Maloof Residence and Complex as
National Register eligible site. Several mitigation alternatives were evaluated for mitigating the Freeway
impact. The Relocation alternative was selected as having the greatest likelihood for long term retention of
structures and operations. A local landmark designation and landmark alteration (to relocate) and conditional
use permit to allow the operation of the relocated building as a "Arts and Crafts Center".
Because of the National Register eligibility significance a review of the relocation by the State Historic
Preservation Officer (SHPO). The Plans and actual work will need to comply with Federal Standards
contained in the Secretary of Interior Standards. Building/s orientation, access and modifications must be
carefully considered. This is a unique case in that the historic resource's creator is still available to oversee
the relocation and ne~v construction and thereby assure a level of design continuity.
ACCESS:
1. Four access connections (One historically ceremonial, two drives for Arts 7 Crafts Center, and
separate for new residence.
2. No access is contemplated on Sunstone.
GRADING \ DRAINAGE:
The proposed site is steeper than the existing house location (8%versus 2-3%) and falls under the
requirements of the Hillside Grading Ordinance. The intent of the proposal is to retain and enhance the
existing grove to provide a similar environment (lemon grove) at the site on highland, but the historic
preservation site requirements also dictate that the relocated building locations must be similar to the existing
house location. The key issue is; can the Hillside Grading provisions be relaxed in order to satisfy the
historic preservation requirements.
Drainage from improved areas will be conveyed to improved right of ways of Carnelian and Hidden Farm.
1
The existing drainage swell on the east end of the site xvill not be alter accept for the drainage pipe and
structures to current standards under Hidden Ranch Road.
OFFSITE DEDICATIONS / IMPROVEMENTS:
Street, and trails improvements and under grounding will be required fo~ all affected frontages. Only Hidden
Farm is requested to remain without full improvements in order to retain an existing row of trees on the east
side of the site.
TRAFFIC / PARKING:
This area must be carefully examined and presented since the potential for neighborhood concerns will most
likely be in this area.
A traffic generation analysis will be prepared comparing the proposed operational levels (similar to the
existing uses on Highland Avenue) to a subdivision of 8 single family residences if the property was
subdivided.
Parking is provided at a ratio of4:1 (2 garage and 2 Guest) for new residence, 1:3 (60 persons Max.) for the
Arts & Crafts Center, and 1: 1 for 3 employees. The public parking areas have been oriented with access to
the collector level street of Carnelian and setback behind the first row of the grove trees.
BUILDING & SAFETY:
The ne~v residence and any accessory structures will be in accordance with the current codes. The moved
historic structures will have to upgraded to meet Bldg. and fire codes where there is change in occupancy.
However, the upgrades need to be sensitively considered, designed and installed to minimize harm to historic
qualities of the site and structures while meeting the intent of the basic life safety issues.
ARCHITECTURE:
The new residence is designed to be consistent with the existing historic structures. The site plan illustrates
the intent to orient the building more to the interior of the site and less to the neighborhood similar to the
existing Maloof complex; e.g., the new residence is set back 80 feet from Hidden Farm Road versus the
minimum 37 (+or minus 5 feet). The current and proposed buildings are designed in a contemporary post and
beam style, with board and batten siding and metal roofs. The use of metal roof has been discouraged as a
permitted roof material in the past. The Commission may want to consider relaxing the current standard in
this case for two reasons. First; the historic nature of the buildings would better preserved and emulated by
the new structure ifa metal roof was allowed. Second; the structures will be enclosed within a grove setting
and ultimately intended to not be readily visible to the surrounding public or neighborhood.
NEIGHBORHOOD MEETING:
The Applicant has planned to hold a neighborhood meeting for the surrounding property owners of the new
location prior to the public hearing. The meeting will be held at the existing Maloof complex and thereby
allow the community to see, meet and ask questions.
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2
PROJECT DESCRIPTION: MALOOF RELOCATION
The Sam and Alfreda Maloof Residence and Studio (,located at 9553 Highland
Avenue) have been determined to be eligible for listing in the National Register
of Historic Places. The site is adjacent to a the proposed State Route 30 project.
After studying many alternatives to mitigate the impact of the proposed State
Route 30 project, relocation of the significant elements of the historic site to new
site was selected as the preferred alternative.
This application is for approval of the relocation/re-creation of the Maloof
Residence, Shop structures and site elements to a new site bounded by Almond
Street, Carnelian Street, Hidden Farm Road and Sunstone Avenue. The
application seeks approval for the historic residence and shop to be used as a,
woodworking facility and non-profit Arts and Crafts Center. In addition to
relocating the historic residence to the new site, a new +2,500 s.f. residence and
garage will be constructed as the home of Sam and Alfreda Maloof. After the site
is completed a conservation easement will be recorded to protect the site and the
project will be nominated to the National Register of Historic Places.
The Maloof Residence is eligible for listing on the National Register of Historic
Places for its architectural, artistic, cultural and historical significance because it
is the only property associated with the artist during his career. "It embodies his
craft and philosophy, and is the site to which those who wish to learn, purchase,
or just admire make pilgrimages. It is a structure unique to its builder, and the
world, and is of exceptional artistic merit."~
The proposed project is a practical solution to protecting and preserving this
important property while being a good neighbor to the surrounding properties.
The attached Project Explanation further describes the Existing Maloof Site
(pages 1-2), The State Route 30 Project's Impact and Mitigation (pages 2-5) and
The Proposed New Site Plan (pages 5-8).
~ California Department of Transportation Architectural Inventory/Evaluation Form, Sam and Alfreda M2doof
Residence and Stndio, #19 Significance, February 17, 1989, rev. July 6, 1990.
Project Description for the Maloof Relocation Project
Page i
PROJECT EXPLANATION: MALOOF RELOCATION
I. Existing Location
The Maloof Residence and Studio evolved as a physical representation of the life
and craftsmanship of the Maloofs. The house and studio have grown with new
rooms or buildings as need demanded while always respecting the existing
landscape elements. The site itself evolved into a myriad of mature trees, plants,
walks, stepping stones, retaining walls, pottery and sculptures.
The Maloof Residence and Studio were determined eligible for listing in the
National Register of Historic Places based on a Caltrans Architectural Inventory
Evaluation Form dated Feb. 6, 1989, revised July 8, 1990. The State Office of
Historic Preservation concurred with this determination in a letter dated August
27, 1990.
Character of the Site
The residence is located on about 5.1 acres of land where the structures are
nestled in a lemon grove. The site has over 200 different species of plants --
grown by Sam and ALfreda, often from just a volunteer. The site also has a
number of man made elements such as driveways, steps, walls and wood decks
constructed by Sam Maloof. These include concrete retaining walls with rock
insets, cobble walls at the entry drive and wood decking at the guest house entry.
The third component of the site is the myriad of character elements which include
sculptures, bird houses, wooden planters and pottery. These elements were collect
by the Maloofs or crafted by Sam Maloof.
The Residence Exterior
The residence itself grew out of what was to be only a work studio. The residence
is a rambling series of rooms each with its own character, while unified by the
craftsmanship of Sam Maloof. Each room was designed and constructed by Sam
Maloof. The exterior of the residence is often quite simple in its general cladding,
utilizing board on board or board and batten construction. However, hints of Sam
Maloof's artistry are evident at the doors, windows, posts and arbors, all of
which display the hand-crafted detailing. While the interiors of the residence
dominate the design, there was obviously care given to the exterior through the
planning of courtyards and interplay with existing trees. As each room was
added, the exterior was carefully designed to be integrated into the overall
residence, not by mimicking the previously constructed rooms but by
complementing them.
Project E:vplanation for the Maloof Relocation Project
Page 1
The Residence Interior
The interiors of the rooms are a lively mix of varying materials, volumes of
space and indirect natural lighting. While the eye is naturally drawn to the built-
in crafted details, furnishings and collection of art, the backdrop of architectural
elements is of simple mateddais and textures. The floors, walls and ceilings of the
rooms are comprised of many materials: floors of concrete, carpet, wood, brick,
and tile; walls of exposed wood studs, gypsum board, plaster, cork, wood siding
and tile; and ceilings of wood, acoustical tile and plaster. However, the detailing
of exposed beams, posts, doors, windows, and wood trim is magnificent. These
features are hand finished and crafted with doweled or mortis and tenon
connections. The doors and windows of the house, including the head, jambs, and
sills are all crafted by Sam Maloof, with wooden hinges, hasps and latches. These
elements are obviously beautiful built-in pieces of hand-crafted furniture.
The hierarchy of personal property in the house starts with Sam Maloof's
furniture, whether it be chairs, tables or perhaps a music stand. However, it is
very evident that the Maloof's have chosen to display their magnificent collection
of art in each room. The modern pieces are often from craftsman/artists the
Maloof's know personally and include sculpture, paintings and pottery. "The
collection also includes museum quality primitive and South American folk art,
Pre-Colombian art, San Ildefonso pottery, other Indian (mostly Navajo) rugs and
pottery, and oriental carpets. The love of American Southwest art and crafts is a
special interest shared by Alfreda Ward Maloof, who served as the director of the
crafts program and museum at the Santa Fe Indian School in the late 1930's.TM
II. The State Route 30 Project -- Impact and Mitigation
The Maloof Residence and Studio is located immediately adjacent to the proposed
State Route 30 project. The proposed project is the construction of the State
Route 30, from Foothill Boulevard in the city of La Verne, Los Angeles County
(07-LA-30-2.4/7.8), to 1215, in the city of San Bernardino, San Beruardino
County (08-SBd-30-0.0/22.8), a total of 45.4 kilometers (28.2 miles). The
corridor traverses the cities of La Verne and Claremont, in Los Angeles County,
and the cities of Upland, Rancho Cucamonga, Fontana, Rialto, and San
Beruardino, in San Bernardino County.
The Route 30 corridor has been designated as part of California's freeway and
expressway system for more than 40 years. The concept of a freeway with the
corridor was first adopted by the state in the early 1950s. Land use planning de-
1 California Department of Transportlion Architectural Inventory/Evaluation Form. Sam and Alfineda Maloof
Residence and Studio, #19 Significance, February 17, 1989, rev. July 6, 1990.
Project Explanation for the Maloof Relocation Project
Page 2
cisions made by the local jurisdictions along the corridor were conditioned by the
expectation that the programmed facility would ultimately be constructed within
- the designated right-of-way. In most of the affected communities, development
was not permitted to encroach on the right-of-way.
The freeway will consist of three general purpose lanes and one high-occupancy
vehicle (HOV) lane in each direction2. The designers of the Route 30 project have
a number of major issues to consider when evaluating altematives. In addition to
evaluating the impact on historical sites the project must be designed to protect
public safety by meeting (or exceeding) proven design criteria. The freeway must
meet local auto circulation needs by providing ingress and egress at appropriate
locations. Lastly, both the land acquisition and the actual construction need to be
approached in a cost effective manner
During the course of considering the Route 30 alignment adjacent to the Maloof
property, all the items above were considered. Twenty-five (25) alternatives3
were analyzed under the following broad headings:
· Avoidance either inside or outside of the right-of-way qRealignment of
freeway
· Tunnel/cut and cover
· Elimination and/or alteration of interchange ramps
Relocation of historic elements on the existing site
· Relocation of historic elements off site (to a new site)
Evaluation of the Relocation Alternatives
The process of evaluating the historic significance of the Maloof property and the
impact of the proposed Route 30 started in early 1989 when the initial Historical
Architectural Survey was conducted. Contact between the Maloofs attorneys with
representatives of Caltrans and the San Bemardino Associated Governments
(SANBAG), began June 15, 1990. Numerous additional meetings occurred, and
in January of 1991 a gathering held at the Maloof property evolved into an
advisory committee which has worked toward a solution of the issues.4 The
advisory committee continued to work towards a resolution and in early mid-
June, 1992 hired a consultant team (Thirtieth Street Architects, Inc., Kariotis and
Associates and The Dike Parmership) to prepare a relocation study to analyze the
~ Draft State Route 30 Section 106 Documentation Finding of Effect and Memorandum of Agreement, March 1994.
Page 2.
3 For a complete description of the alternative see "Exhibit G.6" in Draft State Route 30 Section 106
Documentation Finding of Effect and Memorandum of Agreement, March 1994.
4. For a complete description of the process see "Exhibit H Maloof Property Chxonology" in Draft State Route 30
Section 106 Documentation Finding of Effect and Memorandum of Agreement, March 1994.
Project Erplanation for the Mdoof Relocation Project
Page 3
feasibility of relocating the historic elements of the Existing Property (buildings
and site elements) to a new site
The consultant team met with the advisory committee during the preparation of
the final report and the Sam and Alfreda Maloof Residence and Studio Relocation
Report was completed on March 29, 1993. The study analyzed the structure of
the Maloof Residence/Studio to develop specific recommendations for the
disassembly, relocation and reconstruction process. Potential relocation sites
were compared to the existing site using the following evaluation factors: site
topography; setback; relationship of house to trees; presence of similar landscape
elements, trees, surrounding groves and micro climate; relocation route; potential
disruption to business; and overall cost. An Optimal plan was developed as a
visual tool to representing most of these factors as shown in Exhibit "A". The
factors were used to evaluate and rank three on-site and three off-site relocation
alternatives to determine the 'most acceptab.l~ alternative. The project team
developed a matrix to score and evaluate each alternative.
The Maloof Subcommittee met on April 12, 1993, and reached a consensus that
under certain conditions relocation could be an appropriate mitigation measure,
with a suitable off-site location to be determined after further study.
This conclusion was further discussed at a meeting of the full Maloof Committee
May 17, 1993, with Sam Maloof in attendance. Particular emphasis was placed on
the methodology, conclusions, study findings and recommendations of the
Relocation Report. The Committee recommendations were written into the
Findings of Adverse Effect and the Memorandum of Agreement.
The final relocation site will be approved by SANBAG, Caltrans, FHWA, SHPO
and the Advisory Council on Historic Preservation (the Council), in consultation
with the Maloof Relocation Study Committee.
Pursuant to 36 CFR 800.5(a), FHWA initiates consultation with the State Historic
Preservation Officer (SHPO), in applying the criteria of effect [Section 800.9(a)]
and adverse effect [Section 800.9(b)]. The Draft State Route 30 Section ]06
Documentation finding of Effect and Memorandum of Agreement, constitutes the
Finding of Effect (FOE) that the Route 30 improvements project will have on
historic properties following application of the criteria of effect and adverse
effect. Section 106 of the National Historic Preservation Act of 1966 (NHPA),
requires federal agencies such as FHWA to evaluate the effect on historical
properties of federally licensed undertakings. Regarding FHWA's finding, the
preferred alternative will have an Adverse Effect on the property.
Project Explanation for the Maloof Relocation Project
Page 4
The proposed Mitigation Measures for this Adverse Effect are:
· Historic elements will be relocated to a new site
· HABS/HAER recordation of all buildings and site elements will be
performed prior to any disturbance of the property. 5
On May 24, 1994, the Maloofs and SANBAG entered into an agreement
providing for the acquisition of the Existing Property and the preparation of a
Conservation Plan and related Conservation Agreement. Shortly thereafter the
site selection process commenced.
Site Identification Process
A historical Architect and Landscape Architect identified 21 potential sites as
being candidates for the mlocation. The evaluation criteria from the Sam and
Alfreda Maloof Residence and Studio Relocation Report were utilized to evaluate
and rank each site.
Through a series of reviews the number of candidates was reduced three. The
three candidates selected by the Design Team and the Maloofs were next reviewed
by the reviewing agencies -- SHPO, SANBAG and Caltrans. This was
accomplished by a joint meeting of representatives of each agency, the Design
Team, and the president of the Maloof Foundation. The meeting reviewed the
completed evaluation procedure and then moved to visit each site for a walk-
through. The three sites were presented for comment to the City of Rancho
Cucamonga Planning Department.
The consensus of the meeting was that all three sites were acceptable for the
relocation. A final review of the three resulted in the selection of the site bounded
by Almond Street, Carnelian Street, Hidden Farm Road and Sunstone Avenue.
III. Description of Proposed New Site Plan
Existin~ Conditions
The proposed site is +5 acres that are planted in Citrus. The site has a natural
watercourse located on the east side and has Eucalyptus rows on the north and
east property lines. The site generally slopes +8% from north to south. The site is
surrounded on four sides by existing streets that are in varying compliance with
City standards. The site meets the criteria of from the Sam and Alfreda Maloof
5 See "Exhibit A Memorandum of Agreement" in Draft State Route 30 Section 106 Documentation Finding of
Effect and Memorandum of Agreement, March 1994.
Project E:cplanation for the Mdoof Relocation Project
Page 5
Residence and Studio Relocation Report generally because it is closely resembles
the existing Maloof Site on Highland Avenue in size, orientation, driveway access
(from north), citrus groves, Eucalyptus rows and community.
Project Uses
The following five uses will be integrated into the new site:
1. Continued design and woodworking workshop, with a maximum
of three employees (in addition to Sam and Alfreda Maloof).
2. Original relocated residence to be utilized as an Arts and Crafts
Center, with limited hours of operation. The Center will be operated
by the Maloof Foundation, a non-profit corporation established for
the preservation, teaching and exhibition of Arts and Crafts. The
Center will be open +3 days a week, for 4 hours per day. The
maximum number of guests at any one time will be 60. The
Foundation will employee up to 2 people on site.
3. Guest quarters for up to two "Artists in Residence" who may stay
up to 30 days at the Maloof Arts and Crafts Center.
4. A newly constructed residence for Sam and Alfreda Maloof.
5. The fanning of Citrus on site.
Site Plan
The proposed site plan generally places the elements and structures from
Highland Avenue site at the North and the new Maloof residence at the South.
The two portions will be integrated into a single entity by the citrus groves,
similar landscape/hardscape elements and architecture. The site will need to be
graded at the northern portion Of the site to accommodate the relocated structure
which was designed to fit the less sloping original site on Highland Avenue.
Structures
The structures at the North will include the residence, shops and wood storage
buildings currently located at the Highland Avenue Site. The residence itself will
be relocated and workshop and storage buildings will be re-creations of the
existing structures. The structures are generally board and batten clad, with metal
standing seam roofs. They are generally one story, with a portion having two
stories.
Project Erplanation for the Maloof Relocan'on Project
Page 6
The new residence is located at the south side of the site and will be one story
with a loft at the living area. The materials will match the original structures --
board and batten siding and metal standing seam roof. The residence will have a
two car garage of the same materials. The new house is designed with the full
involvement of Sam and Alfreda Maloof.
Site Elements
The northern portion will have the original characteristics of the Highland
Avenue site by the relocation or re-creation of significant historical elements,
including landscape, hardscape and various site elements into the citrus grove.
These elements include the original curving drive which will act as the
ceremonial entrance to the site -- actual auto access for the original residence
(Arts and Crafts Center) will be from Carnelian. The northwestern comer will
have 25 car spaces integrated into the groves for guests and employees. Two
driveways to the parking and will allow buses to drop off and pick up guest to the
Arts and Crafts center. The Eucalyptus rows on the North west will be
maintained.
The new residence will be placed in the citrus grove at the southern section of the
site. Improvements will include a new driveway from Hidden Farm Road, guest
parking for the residence and patios, decks and gardens for the residence.
The existing watercourse at the East will remain as currently configured and the
two rows of Eucalyptus at the East will remain. The entire site perimeter will be
fenced and gated with metal fencing (see through).
Off Site Improvements
Almond Street will be improved with curb and gutter as directed by staff to
continue the equestrian trail. The trail will be developed to protect the existing
Eucalyptus.
Carnelian Street will be improved with curb and gutter as directed by staff and
will include an equestrian trail at the east side. This will necessitate the
elimination of one citrus row.
Hidden Farm Road will also be improved with curb and gutter as directed by
staff and will include a driveway entrance to the new residence.
Stonestone Avenue will be improved with curb and gutter and a fire turn around
at the north end. It requested that the curb to curb at Sunstone continue to be +28
Project E.~planation for the Mcdoof Relocation Project
Page 7
feet to retain the existing mature Eucalyptus row. The fire cul-de-sac will be
improved to allow turning while maximizing the retention of the Eucalyptus
trees.
Phasing
The project will occur in two phases:
Phase I will include all site grading, pad improvements for all structures, off site
improvements, Eucalyptus and grove maintenance, new driveways and parking,
re-creation of shop and wood storage facilities and construction of the new house.
The site elements for the relocated original residence will not be developed in this
phase.
The Woodshop equipment and wood storage will be moved from the High/and
Avenue site and woodworking will continue at the new site. The Maloofs will
move into the new residence.
Phase H will include the moving of original house from the High/and Avenue site
to the new site. Site Elements will be moved as practicable or recreated to mimic
the original High/and Avenue site.
Project Explanation for the Maloof Relocation Project
Page 8
R E C E I V E D SAM MALOOF RESIDENCE
FEB 2 0 1996 .........
City of Rancho Gucamonga
Planning Division
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CUP 95-31 TT 15526 TT '14803
BRENT SCOTT SCOTT
CITY PLANNER PC PC
L A CELLULER GARY LUQUE GARY LUQUE
L. DAIGLE LEWIS HOMES LEWIS HOMES
P.O. BOX 6028 P.O. BOX 670 P.O. BOX 670
CERRITOS, CA 90702-6028 UPLAND, CA 91785 UPLAND, CA 91785
JSSL INVESTMENTS ITEM ff ITEM ~
8758 HELLMAN AVENUE TT '15725 CUP 93-49
RANCHO CUCAMONGA, CA 91730 SCOTT NANCY
PC PC
C.R. CARNEY ARCHITECTS, INC. GARY LUQUE MR. CHUCK BEECHER
130 S. PROSPECT AVENUE LEWIS HOMES WESTERN DEVELOPMENT CO.
TUSTIN, CA 92680 P.O. BOX 670 1156 N. MOUNTAIN AVENUE
UPLAND, CA 91785 UPLAND, CA 91786
CHARLES K. WOLHAUPIER ITEM (~ ITEM J~
3515 CROSS CREEK ROAD CUP 95-37 PRE-APP 96-02
MALIBU, CA 90265 MIKI ,L.~A~R~
PC
RAYMOND JOHNSON. AICP NORTH STAR STEEL COMPANY GARY MOON
24508 LINCOLN AVENUE MICHAEL SARAFOLEAN C/O SANBAG
MURRIETA, CA 92562 P.O. BOX 9300 472 ARROWHEAD AVENUE
MINNEAPOLIS, MN 55440 SAN BERNARDINO, CA 92401
SOUTHERN CALIFORNIA EDISON PHILIP DOUGLAS
PEGGIE LABRUM ASSOCIATED ENGINEERS, INC.
430 N. VINEYARD AVENUE, #210 3311 E. SHELBY STREET
ONTARIO, CA 91764-5495 ONTARIO, CA 91764
ASSOCIATED ENGINEERS, INC. JAMES WILSON
PHILIP M. DOUGLAS THiRTiETH STREET ARCHIT., INC.
3311 E. SHELBY STREET 2821 NEWPORT BOULEVARD
ONTARIO, CA 91764 NEWPORT BEACH, CA 92663
CITY PLANNER &
PLANNING COMMISSION
MEETING
FEBRUARY 28, 1996