HomeMy WebLinkAbout1999/02/02 - Agenda Packet i
DESIGN REVIEW COMMITTEE MEETING
ACTION AGENDA AND MINUTES
TUESDAY FEBRUARY 2, 1999 7:00 P.M.
RANCHO CUCAMONGA CIVIC CENTER
RAINS ROOM
10500 CIVIC CENTER DRIVE
RANCHO CUCAMONGA
Committee Members: John Mannerino Rich Macias Larry Henderson
Alternates: Peter Tolstoy Larry McNiel Pam Stewart
PROJECT REVIEW ITEMS
This is the time and place for the Committee to discuss and provide direction to an applicant regarding
their development application. The following items do not legally require any public testimony,although
the Committee may open the meeting for public input.
7:00 p.m. ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 98-31 -
(Brent) ARBY'S-A request to modify a previously approved master plan and construct a 2,892
square foot fast-food drive-thru restaurant on 0.56 acres of land within an integrated 82-
acre shopping center in the Regional Related Commercial District of the Foothill .
Boulevard Specific Plan, located at the southwest corner of Foothill Boulevard and
Etiwanda Avenue-APN: 229-031-31.
7:40 p.m. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 15914 -
(Brent) ZOMMORODIAN -A request to subdivide 11 acres of land into 9 single family lots in
the Very Low Residential District (up to 2 dwelling units per acre), located north of `
Hillside Road,between Archibald and Hermosa Avenues-APN: 1074-071-20. Related
file: Tree Removal Permit 98-26.
8:20 p.m.
(Brent) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 98-25 -
CHEVRON-A requestto demolish an existing Chevron service station and build a new
2;167 square foot service station/mini market, keeping the pump island and pump
island canopy in=place, on 0.74 acres of land in the Neighborhood Commercial District,
located at 8687 Base Line Road -APN: 207-022-041.
9:00 P.M.
(Rebecca) ENVIRONMENTAL ASSESSMENT AND VESTING TENTATIVE TRACT 15871 -LYON
-The proposed subdivision and design review of detailed site plan and elevations for
188 single family lots on 62 acres of land in the Low-Medium Residential District (4-8
dwelling units per acre)of the Victoria Community Plan, located southwest of Highland
Avenue and future Day Creek Boulevard -APN: 227-021-03 and 13.
DRC AGENDA
February 2, 1999
Page 2
CONSENT CALENDAR
The following items are expected to be routine and non-controversial. Typically they are items such
as plan revisions prepared in response to discussions at a previous meeting.
NO ITEMS SUBMITTED
PUBLIC COMMENTS
This is the time and place for the general public to address the Committee. State law prohibits the
Committee from addressing any issue not previously included on the Agenda. The Committee may
receive testimony and set the matter for a subsequent meeting. Comments are limited to five minutes
per individual.
ADJOURNMENT
l '
DESIGN REVIEW COMMENTS
t
7:00 p.m. Brent Le Count February 2, 1999
ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 98-31 -ARBY'S -A request
to modify a previously approved master plan and construct a 2,892 square foot fast-food drive-thru
restaurant on 0.56 acres of land within an integrated 82 acre shopping center in the Regional Related
Commercial District of the Foothill Boulevard Specific Plan, located at the southwest corner of Foothill
Boulevard and Etiwanda Avenue -APN: 229-031-31
Design Parameters: The site is located within the Foothill Marketplace Shopping Center and is along
the Foothill Boulevard frontage. The site is the last pad to be developed within the center. The pad
in question was not slated to have a drive-thru restaurant on the approved master plan for the shopping
center so the proposal includes a revision to the master plan. There are fast food drive-thru
restaurants on either side (east and west)that were included with the approved master plan. The site
has been rough graded and the parkway improvements have been installed along Foothill Boulevard.
A pedestrian connection is required from the sidewalk in Foothill Boulevard to the site.
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. Staff has worked with applicant to resolve major design issues regarding drive-thru lane which
resulted in better ingress/egress, more vehicle stacking, and more landscaping to screen drive-
thru lane.
2. The building has been designed with colors, materials, and basic architectural elements
consistent with the Foothill Marketplace Shopping Center.
3. Provide an outdoor eating area within the larger landscape area at the northeast corner of the
building, including tables and chairs.
Secondary Issues: Once all of the major issues have been addressed, and time permitting, the
Committee will discuss the following secondary design issues:
1. Provide a densely planted evergreen hedgerow, berming, low decorative walls, or any
combination thereof within the landscape setback along Foothill Boulevard to screen pedestrian
pathway ramp and drive-thou lane entrance/exit as much as possible. This includes provision of
landscaping within the long narrow strip along the south side of the pedestrian access ramp.
2. Wrap cornice treatment around all four sides of flat tower elements on side and rear elevations.
3. The flat tower element on the south elevation should be made deeper to match the dimensions
of the towers on the east and west elevations.
4. Provide a low decorative masonry wall along south edge of site to screen views of the drive-thru
lane from the east/west shopping center drive aisle.
DRC COMMENTS
CUP 98-31 -ARBY'S
February 2, 1999
Page 2
5. Provide trellis feature along the south side of the building to visually integrate the drive-thru lane
with the building.
Policy Issues: The following items are a matter of Planning Commission policy and should be
incorporated into the project design without discussion:
1. Provide a minimum building setback of 45 feet from the face of curb on Foothill Boulevard per the
Foothill Boulevard Specific Plan.
2. A minimum of 15 percent of the site area shall be landscaped per the Foothill Boulevard Specific
Plan.
3. All exterior building colors and materials, light fixtures, light standards, and pedestrian furniture
shall match that of the Foothill Marketplace Shopping Center.
Staff Recommendation: Staff recommends approval subject to the above comments.
Design Review Committee Action:
Members Present: Larry McNiel, Pam Stewart, and Larry Henderson
Staff Planner: Brent Le Count
The Committee(McNiel,Stewart,Henderson)reviewed the project and recommended approval subject
to staffs comments and the following:
1. Provide a decorative wrought iron fence along the top of the retaining wall on the south side of
the drive-thru lane to screen the drive-thru lane.
2. Provide vine plantings at the base of the retaining wall along the south side of the drive-thru lane
and train vine to climb wall/wrought iron.
3. Provide hedgerow plantings with largest available plant materials along the south side of the
drive-thru lane to screen the drive-thru lane.
4. Relocate trash enclosure to southeast corner of building adjacent to the Edison box.
5. Provide continuous screen wall around both the trash enclosure and the Edison box.
6. Provide illumination for handicapped ramp leading from sidewalk in Foothill Boulevard.
DESIGN REVIEW COMMENTS
7:40 p.m. Brent Le Count February 2, 1999
ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 15914-ZOMMORODIAN -A request
to subdivide 11 acres of land into 9 single family lots in the Very Low Residential District (up to 2
dwelling units per acre), located north of Hillside Road, between Archibald and Hermosa Avenues -
APN: 1074-071-20. Related file: Tree Removal Permit 98-26.
Design Parameters: The site is located to the southeast of Tract 13316, a 123-lot subdivision for which
single family home designs have been submitted, but not determined complete. There are existing
single family homes, in the distance, to the west, south, and east. The site has significant variation in
terrain with natural grades ranging from roughly 5 percent to in excess of 30 percent. Homes are
proposed to be "clustered" within the less steep areas (12 percent) of the site. The site contains a
number of Eucalyptus trees, some of which are proposed to be removed to accommodate trails,
corrals, and drainage improvements.
The project is subject to the Hillside Development Standards of the Development Code. This requires
specialized home construction and grading techniques to minimize adverse impacts of grading. The
only grading proposed with the application is the minimum necessary to accommodate the street,trails,
and drainage improvements. No high, "mass graded"type slopes are proposed. Once the subdivision
is approved and recorded, individual property owners would come in on a lot-by-lot basis with custom
home applications.
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. Staff feels there are no major design issues.
Secondary Issues: Once all of the major issues have been addressed, and time permitting, the
Committee will discuss the following secondary design issues:
1. Provide contour grading for proposed cul-de-sac street so that grading has a softer, more natural
appearance and blends with the existing terrain.
2. Surface drainage improvements should be as natural in design and appearance as possible.
Suggest use of river rock cobble to create a dry stream bed look.
Policy Issues: The following items are a matter of Planning Commission policy and should be
incorporated into the project design without discussion:
1. No cut or fill shall exceed a height of 5 feet.
2. Eucalyptus trees removed to accommodate the project shall be replaced on site at a rate of 1:1
with the largest available nursery grown trees.
Staff Recommendation: Staff recommends the Committee recommend approval subject to the
above.
4
DRC COMMENTS
TT 15914 -ZOMMORODIAN
February 2, 1999
Page 2
Design Review Committee Action:
Members Present: Larry McNiel, Pam Stewart, and Larry Henderson
Staff Planner: Brent Le Count
The Committee(McNiel;Stewart,Henderson)reviewed the project and recommended approval subject
to staffs comments.
DESIGN REVIEW COMMENTS
8:20 p.m. Brent Le Count February 2, 1999
ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT98-25-CHEVRON-A request
to demolish an existing Chevron service station and build a new 2,167 square foot service station/mini
market, keeping the pump island and pump island canopy in-place, on 0.74 acres of land in the
Neighborhood Commercial District, located at 8687 Base Line Road - APN: 207-022-041.
The project was reviewed on December 15, 1998. (Macias, Mannerino, Henderson) with direction to
redesign the project and bring it back for further review. The project was again reviewed on
January 19, 1999(Stewart)with further direction for redesign. Revised plans are not yet available and
will be presented by staff, with staff comments, at the meeting.
Design Review Committee Action:
Members Present: Larry McNiel, Pam Stewart, and Larry Henderson
Staff Planner: Brent Le Count
The Committee (McNiel, Stewart, Henderson) reviewed the project and requested that the following
revisions be made:
1. Enhance the archway/tower element on the north elevation through the use of heavier/thicker trim
elements and creative use of tile accents.
2. Raise the tower element relative to the rest of the building to provide a stronger entry statement
and visual interest.
3. The pump island canopy shall have two-tone stucco (fascia/cornice) to match the building.
4. Drainage for the tower roof area shall be designed to prevent all water from spilling over the
cornice.
DESIGN REVIEW COMMENTS
9:00 P.M. Rebecca Van Buren February 2, 1999
ENVIRONMENTAL ASSESSMENT AND VESTING TENTATIVE TRACT 15871 - LYON - The
proposed subdivision and design review of detailed site plan and elevations for 182 single family
lots on 62 acres of land in the Low-Medium Residential District (4-8 dwelling units per acre) of the
Victoria Community Plan, located southwest of Highland Avenue and future Day Creek Boulevard-
APN: 227-021-03 and 13.
Design Parameters: The subject site is 62 acres with the future Route 30 freeway to the north, an
extension of Victoria Park Lane to the south, an Edison utility corridor to the west, and future Day
Creek Boulevard to the east. The current Victoria Community Plan designates the northern section
as Village Commercial, the mid-section as Medium Residential (8-14 dwelling units per acre), and
the lower section as Low-Medium Residential (4-8 dwelling units per acre). William Lyon Homes
desires to reduce the size of the commercial area from approximately 15 acres to 9 acres and to
"downzone"the residential portion from medium density to low-medium density.
Background: The Design Review Committee reviewed the project on December 1, 1998, and
recommended the applicant present different design strategies at a Planning Commission
workshop. The Planning Commission conducted a workshop on January 13, 1999. In response to
comments received at the workshop, the applicant has made substantial revisions to the plans.
Major changes include:
• The commercial area is retained along the entire Highland Avenue. frontage (there are no
dwellings abutting the future freeway);
• A landscape slope separates the commercial from the residential land use. There is a
combination of dwellings which side-on and rear-on to the commercial area. Dwellings that
side-on to the commercial area have a 30-45 foot side yard.
• A Conceptual Site Plan is shown for a future neighborhood commercial center, indicating the
orientation of a market and pad sites.
• The street. layout re-instates the 'loop road concept" for Silverberry Road illustrated in the
Victoria Community Plan (in a modified form).
• The developer is proposing 6 floor plans, with 3 elevations each, ranging in size from 1,353 to
2,350 square feet. One floor plan incorporates a swing-in garage.
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 commercial site will have its access points along Highland Avenue. It does not have
enough frontage on Day Creek Boulevard to allow a driveway on this street. Another 80 to 100
feet in frontage would be needed to provide for a driveway on Day Creek Boulevard.
DRC COMMENTS
TT 15871 - LYON
February 2, 1999
Page 2
2. Side and rear elevations should be enhanced to provide 360 degree architectural treatment.
Special attention should be given to lots that rear-on to Day Creek Boulevard.
Secondary Issues: Once all of the major issues have been addressed, and time permitting, the
Committee will discuss the following secondary design issues:
1. Buffer strategies between commercial and residential, such as slope plantings,decorative wall
treatment, sound attenuation walls.
Policy Issues: The following items are a matter of Planning Commission policy and should be
incorporated into the project design without discussion:
1. A minimum 5-foot wide landscape area should be provided between the back of sidewalk and
any walls in corner side yard situations to breakup the massing of the walls and minimize
graffiti potential. Corner side yard walls should be shifted to provide a 5-foot wide landscape
area between the back of sidewalk and the walls per Planning Commission policy.
Staff Recommendation: Staff recommends that the Design Review Committee approve the
project subject to the modifications as recommended above.
Attachments: Design Review Comments for December 1, 1998 including:
Exhibit "A" - Location Map
Exhibit "B" - Current Circulation Plan for Victoria Planned Community
Exhibit "C" - Current Land Uses for Site
Exhibit "D" - Proposed Land Uses for Site
Planning Commission Workshop Minutes dated January 13, 1999
Design Review Committee Action:
Members Present: Larry McNiel, Pam Stewart, and Larry Henderson
Staff Planner: Rebecca Van Buren
Staff informed the Committee that the applicant agreed to address the side and rear elevations. The
applicant presented upgraded side and rear elevations for the product types. The applicant stated
they feel the commercial site is adequate in size and viable without access on Day Creek
Boulevard. The applicant stated that they have been working with Nadel who have commercial
expertise to design the site with the acreage, frontage, and access needed for a market/drugstore/
neighborhood center. The Nadel representative responded to questions regarding the commercial
center acreage, access, and overall viability. Nadel felt the commercial site was viable with access
on Highland Avenue only, and not on Day Creek Boulevard.
The Committee(Stewart, McNiel, Henderson) reviewed the project. The Committee indicated that
it was generally satisfied with the residential street system and buffering strategy between the
residential and commercial land uses. It stated it could support the residential portion subject to the
proposed modifications, including:
DRC COMMENTS
"TT 15871 - LYONS
February 2, 1999
r
Page 3
1. Enhance side and rear elevations to include surrounds on all window and door openings(high
density foam - minimum 4 pounds), shutters, pot shelves, and gable-end detailing. Rear
elevations facing Day Creek Boulevard shall include a mixture of second-story pop-outs and
second-story decks.
2. Modify front porch columns on Plan 2 (Bassenian-Lagoni Architects) to provide greater
distinction between styles.
3. Concentration of driveways at Street C cul-de-sac to be modified to reduce paving.
However, the Committee did state that they continue to have concerns regarding the commercial
portion. The Committee felt access on Day Creek Boulevard appears to be key to make the site
commercially viable. The Committee continues to question if the gross acreage, net acreage, and
access will allow for a viable neighborhood commercial center. The Committee recommended the
applicant revisit the conceptual commercial master plan and expand frontage on Day Creek
Boulevard to address these concerns.
t DESIGN REVIEW COMMENTS
7:40 p.m. Rebecca Van Buren December 1, 1998
ENVIRONMENTAL ASSESSMENT AND VICTORIA COMMUNITY PLAN AMENDMENT 98-02-LYON
-A request to amend the Victoria Community Plan to redesignate approximately 20 acres of land from
Village Commercial and Medium Residential (8-14 dwelling units per acre)to Low-Medium Residential
(4-8 dwelling units per acre) on a project site consisting of 62 acres of land located southwest of
Highland Avenue and future Day Creek Boulevard -APN: 227-021-03 and 13.
ENVIRONMENTAL ASSESSMENT AND VESTING TENTATIVE TRACT 15871 - LYON - The
proposed subdivision and design review of detailed site plan and elevations for 188 single family lots
on 62 acres of land in the Low-Medium Residential District (4-8 dwelling units per acre) of the Victoria
Community Plan, located southwest of Highland Avenue and future Day Creek Boulevard-APN: 227-
021-03 and 13.
Design Parameters: The subject site is 62 acres with the future Route 30 freeway to the north, an
extension of Victoria Park Lane to the south, an Edison utility corridor to the west, and future Day Creek
Boulevard to the east. The current Victoria Plan designates the northern section as Village
Commercial, the mid-section as Medium Residential (8-14 dwelling units per acre), and the lower
section as Low-Medium Residential (4-8 dwelling units per acre). William Lyon Homes desires to
reduce the size of the commercial area and shift its location to orient toward Day Creek Boulevard. The
developer is also requesting to"downsize"the residential portion of the site to the low-medium density.
Staff Comments: The proposed project is being presented to Design Review Committee for
discussion of broad land use and circulation issues only. Because land use and circulation affect
subdivision design, staff believes that Committee should provide direction to the applicant on the
identified land use and circulation issues, prior to reviewing the subdivision and house designs. Once
the subdivision is designed to follow the direction of the Committee, staff will schedule the project
(subdivision and house design)for another meeting. The following are issues based on the proposed
land use and circulation:
1. Single family residential use next to a commercial land use and future freeway at the
northwestern portion of the site.
a. The proposal to place single family homes next to commercial land use and the future
freeway will create land use conflicts. Examples of conflicts according to the Land Use
Matrix of the Development Code are: noise, odors, light, shadow, aesthetics, safety, etc.,
and as shown in Exhibit "F." The Land Use Matrix also stated that these conflicts need
to be mitigated or avoided. Commercial land use next to a freeway is appropriate because
the land use is generally less harmed by freeway impacts and may derive certain benefits
from the exposure (easy access, visibility). During the 1991-review of Victoria Planned
Community land uses, this area was specifically discussed where the Village Commercial
designation was reaffirmed for that reason, and as shown in Exhibit "C."
b. The proposal to have single family homes along Highland Avenue will convert most of
Highland Avenue from privately maintained commercial frontage to publicly maintained
landscaped area because of single family residential rear-ons. The increase of publicly
maintained area will place additional burdens on already the most expensive Landscape
Maintenance District (LMD).
DRC COMMENTS
VCPA 98-02 &TT 15871 - LYON
December 1, 1998
Page 2
2. The Circulation Plan of the Victoria Community Plan (Exhibit "B") shows two existing streets,
Silverberry and Sugar Gum, extending west of Day Creek Boulevard then looping south and
north respectively, to meet at a four-way intersection with Victoria Park Lane. The applicant
proposed to eliminate the southbound loop road that intersect Victoria Park Lane and instead
loop northbound to intersect Highland Avenue.
a. The proposed circulation as shown in Exhibit"E"does not provide a strong collector spine
that serves and enhances a sense of residential neighborhoods and reduces through
traffic.
b. Staff is especially concerned with the northbound loop road where the residential
neighborhood in the northwestern portion of the site must share the same"collector"street
with the future commercial area. The subdivision/circulation design requires houses to be
side-on to the collector street. This may generate neighborhood complaints of truck traffic
maneuvering in and out of the commercial site and may present challenges to provide
screening and noise attenuation of loading areas. Staff believes that alternative street
systems which allow residential uses to rear-on the commercial site may provide better
means to deal with interface conflicts. Staff will present a concept of an alternative street
system layout as basis for discussion at the meeting. Copies of the concept will be made
available to the applicant.
Staff Recommendation: Staff recommends that the Design Review Committee provide direction
regarding land use and circulation issues so that the applicant may prepare development plans that
follow Design Review Committee directions, which will be submitted for further Design Review
Committee review.
Attachments: Exhibit"A" - Location Map
Exhibit "B" - Current Circulation Plan for Victoria Planned Community
Exhibit "C"- Current Land Uses for Site
Exhibit "D" - Proposed Land Uses for Site
Exhibit "E" - Proposed Street System for Site
Exhibit "F" - Land Use Matrix, Table 17.08.050-F
Design Review Committee Action:
Members Present: Larry McNiel, Rich Macias, Nancy Fong
Staff Planner: Rebecca Van Buren
The Committee reviewed the proposed land use and circulation concepts presented by the applicant
and the alternative concepts presented by staff. The Committee expressed concerns with the
applicant's proposed land use and circulation concepts as listed below. The Committee directed the
applicant to review and respond to the alternative concepts introduced by staff. The Committee
recommended the applicant obtain direction on land use at a Planning Commission workshop. The
following list the Committee's concerns:
1. The most effective buffer between residential and commercial land uses is needed. The
proposed northerly collector loop road with residential lots side-on to the commercial site would
create land use conflicts.
2. The subdivision and circulation should be designed to deter potentially hazardous traffic short-
cuts and enhance the sense of neighborhoods.
t DRC COMMENTS
VCPA 98-02 & TT 15871 - LYON
December 1, 1998
Page 3
3. The Committee questioned the appropriateness and the adequacy of the size and orientation
of the 10+/-acre commercial site in terms of providing reasonable building envelopes, access,
truck maneuvering, landscaping, screening, and buffering the residential use. A conceptual site
plan of the commercial area should be provided at the Planning Commission workshop.
The applicant agreed to analyze the different design strategies and present options at a workshop to
be scheduled with the next available Planning Commission meeting.
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DRAFT
B. PRE-APPLICATION REVIEW 98-10-WILLIAM LYON HOMES-Consideration of land use
and circulation alternatives for 62 acres of land, located southwest of Highland Avenue
and future Day Creek Boulevard in the Victoria Community Plan-APN: 227-021-03 and
13.
Brad Buller, City Planner, explained the history of the project. He reported the Design Review
Committee reviewed the related Victoria Plan Amendment and Vesting Tentative Tract Map and
indicated concerns with land use compatibility and circulation issues. He said the Committee
recommended a workshop with the Planning Commission. Mr. Buller identified the location of the
site and the surrounding uses. He presented an overview of the current Victoria Plan, the
proposal presented to the Design Review Committee, and the Committee's concerns. He stated
the applicant has been working with staff to develop alternative land use and circulation concepts,
which were posted on the display board. He said the applicant would describe the concepts.
Carl Morabito, William Lyon Homes, introduced himself and members of the development team,
Stan Morse and Larry Ryan. Mr.Morabito stated that in attempts to mitigate the conflicts between
the residential and commercial land uses,the team decided to explore a plan which eliminates the
10-acre commercial site altogether(a plan showing all Low-Medium residential south of Highland).
He presented two versions of this concept, having slight changes in the cul-de-sac arrangements
along the loop roads. He said once this concept was drawn, William Lyon Homes, being a
residential builder, became more interested in seeing if this plan has merit with the City.
Mr. Morabito presented the second and third concepts, both of which include Low-Medium
residential for the lower two-thirds of the site and a commercial component across the upper third
of the site (no residential abutting the freeway). One concept indicated single family homes that
rear-on the commercial site;the other concept indicated a mixture of lots that side-on and rear-on
to the commercial site.
Rebecca Van Buren,Associate Planner, stated the first concept which eliminates the commercial
area obviously eliminates those land use conflicts, and the new street design addresses staff
concerns. She suggested that if the Planning Commission had objections to eliminating the
commercial area, it would be helpful to know at this time. She said the other two concepts retain
the commercial area and would include a slope between residential and commercial,which would
be maximized to enhance the buffer. Ms. Van Buren requested clarification on whether there is
a preference for homes to side-on or rear-on, noting there are different advantages to each; i.e.,
side-on allows fewer lots to be impacted by the commercial while rear-on may allow greater
slopes.
Mr. Buller outlined the location of other commercial sites along the future freeway corridor.
Commissioner Macias thought the concepts presented showed great progress since the proposal
he saw at the Design Review Committee. He felt the commercial area should be retained.
Commissioner Tolstoy said there is an opportunity to use the commercial area to buffer the
residential neighborhood from the freeway. He did not like placing houses against the freeway.
He expressed concern with the long, narrow shape of the commercial area, and questioned if the
backs of the commercial buildings will be facing residential, leading to possible noise/loading
problems. He advised the developer to make the size and shape of the commercial area right
from the beginning and avoid conflicts such as the loading problems.
PC Adjourned Minutes -4- January 13, 1999
ti
DRAFT
Commissioner Mannerino stated he preferred the concept with a combination of side and rear-on
residential to commercial.
Commissioner Stewart agreed the commercial area should be retained. She advised the
developer to take a close look at loading noise issues and look carefully at slopes and grades
between uses.
Commissioner McNiel expressed concerns with the natural short-cuts through the tract by
unwanted traffic. He agreed with Commissioner Mannerino regarding the combination of side-on
and rear-on residential to commercial and thought technical issues could be worked out. He felt
the commercial center should be retained.
Mr. Buller noted that this may be the first commercial site with the opportunity to look towards the
future freeway; however, the issues of loading and noise must be addressed. Mr. Buller
concluded there is a preference to retain the commercial area and proceed with the Committee
Review process.
Mr. Morabito thanked the Commission for its time and comments.
PC Adjourned Minutes -5- January 13, 1999
0
DESIGN REVIEW COMMENTS
February 2, 1999
PUBLIC COMMENTS
There were no public comments at this time.
ADJOURNMENT
The meeting adjourned at 10:43 p.m.
Respectfully submitted,
Bra ler
Secretary