HomeMy WebLinkAbout2010/08/17 - Agenda Packet - (2) Y.o
DESIGN REVIEW COMMITTEE MEETING
TUESDAY AUGUST 17, 2010 7:00 P.M.
RANCHO CUCAMONGA CIVIC CENTER
RAINS ROOM
10500 CIVIC CENTER DRIVE
RANCHO CUCAMONGA
Committee Members: Lou Munoz Ray Wimberly James Troyer Donald Granger
Alternates: Frances Howdyshell Richard Fletcher Francisco Oaxaca
CONSENT CALENDAR
NO ITEMS SUBMITTED.
PROJECT REVIEW ITEMS
This is the time and place for the Committee to discuss and provide direction to an applicant regarding
their development application. The following items do not legally require any public testimony, although
the Committee may open the meeting for public input.
7:00 p.m.
(Mike/Tasha) 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.
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 approximately 23,000 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, Development Review DRC2008-00909, and Minor Exception
DRC2009-00360.
7:20 p.m.
(Cathy/Candyce) TENTATIVE PARCEL MAP SUBTPM19247 - City of Rancho Cucamonga- A request
to subdivide a parcel of approximately 4.014 acres of land currently developed with
DRC AGENDA
August 17, 2010
Page 2
the Etiwanda Depot and associated equipment into two parcels of approximately
3.46 acres and approximately .54-acre of land in the Low Residential District (2 to 4
dwelling units per acre), located at 7089 Etiwanda Avenue - APN: 0227-121-18.
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 15 exemption .under State CEQA Guidelines
Section 15315 - Minor Land Divisions - as the proposal is to subdivide the property
into four parcels or less.
7:40 p.m.
(Steve/Betty) DEVELOPMENT REVIEW DRC2010-00259 - K Hovnanian - The design review of
building elevations and detailed site plan for 79 single-family lots on 34.1 acres of
land in the Low Residential District (2 to 4 dwelling units per acre) in the Etiwanda
North Specific Plan, located on the north side of Day Creek Boulevard, west of the
Southern California Edison Corridor: APN: 1087-101-01 thru -55, 1087-111-01 thru
-02, 1087-111-14 thru 1087-111-19, 1087-111-21, and 1087-111-27 thru
1087-111-36. Related files: Tentative Tract Map SUBTT16226-1. Staff has found
the project to be within the scope of the project covered by a prior Environmental
Impact Report (State Clearinghouse #88082915 and #98121091 certified by the City
Council on August 1, 2001) and does not raise or create new environmental impacts
not already considered in that Environmental Impact Report.
PUBLIC COMMENTS
This is the time and place for the general public to address the Committee. State law prohibits the
Committee from addressing any issue not previously included on the Agenda. The Committee may
receive testimony and set the matter for a subsequent meeting. Comments are limited to five minutes
per individual.
ADJOURNMENT
I, Gail Elwood, Office Specialist II for the City of Rancho Cucamonga, hereby certify that a true, accurate
copy of the foregoing agenda was posted on August 4, 2010, at least 72 hours prior to the meeting per
Government Code Section 54954.2 at 10500 Civic Center Drive, Rancho Cucamonga.
DESIGN REVIEW COMMENTS
7:00 p.m. 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 Rem 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 a 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.
DRC 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)(j) — 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 secondary 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.
•
DRC 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.
8. 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 tile 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.
DRC 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.
Staff Planner: Mike Smith
Members Present:
Attachment C - Photo
CITY OF RANCHO CUCAMONGA
PLANNING COMMISSION WORKSHOP MINUTES
Adjourned Meeting
March 12, 2008
Chairman Stewart called the Adjourned Meeting of the City of Rancho Cucamonga Planning
Commission to order at 8:20 p.m. The meeting was held in the Rains Room.
ROLL CALL
COMMISSIONERS: PRESENT: Richard Fletcher, Lou Munoz, Pam Stewart,
Frances Howdyshell
ABSENT: Ray Wimberly
STAFF PRESENT: Corkran Nicholson, Assistant Planning Director; Candyce Burnett,
Senior Planner; Mayuko Nakajima, Assistant Planner
New Business
PRE-APPLICATION REVIEW-DRC2007-00733- NASSEF ESKANDER-A pre-application review
of the proposed demolition of an existing veterinary hospital to construct a new commercial
development of about 5,900 square feet which would include a new veterinary hospital and retail
spaces and incorporate a single family dwelling unit that is a potentially significant contributor to the
Alta Loma Neighborhood and future Historic District designation on three parcels (approximately
0.66 acres) located on the northeast corner of Amethyst Avenue and Base Line Road at 7271
Amethyst Avenue in the General Commercial (GC) District-APN: 0202-161-10, 0202-161-11, and
0202-161-20.
Mayuko Nakajima, Assistant Planner, introduced the Pre-Application Workshop process.
Nassef Eskander, the applicant, gave an overview of the project that would consist of a new
veterinary hospital and retail spaces. The project would also incorporate a single-family dwelling
unit that is a potentially significant contributor to the Alta Loma Neighborhood.
He explained that it would match the streetscape and architecture of the surrounding area. He also
explained that it meets all setback requirements that were provided. He said that if enough parking
was available, he would have preferred to add into the project a type of lounge, or rest area, for the
doctor.
Ms. Nakajima asked for clarification on the use of the potentially historic house on the north portion
of the site.
Mr. Eskander stated that it would still be used as a single-family residence and may even be
occupied by one of the nurses that would be employed at the veterinary hospital.
Candyce Burnett, Senior Planner, added that the area is intended to be rezoned as a Mixed Use
designation from the current General Commercial designation in the future.
Chairman Stewart asked if parking would be an issue if the house was to be converted into a
commercial use in the future.
Attachment A
Ms. Burnett explained that the house would not be allowed to be converted into a commercial use if
adequate parking spaces were not provided for the use. She also noted that this specific property is
a difficult one to work with in regards to access because there is no connection to the east property.
She said this was the reason for the required turnaround space in the applicant's proposal and that
if in the future, a reciprocal access agreement were to be recorded amongst the adjoining property
owners, the turnaround could be omitted to allow more space for parking.
Mr. Eskander mentioned that he is dedicating 20 feet for the widening of Base Line Road.
Ms. Nakajima explained that Engineering is requiring that the existing curb be removed and a new
curb constructed to widen the street by three feet.
Vice-Chairman Fletcher mentioned that this area should be noted carefully for its architecture
because of its"downtown feel" and potential gateway for the historic Old Alta Loma neighborhood.
Commissioner Munoz pointed out that there is too much distinction in the architecture between the
veterinary hospital and the retail buildings. He thought that it should be consistent throughout the
entire project, whether the use was intended for a hospital or retail.
Commissioner Howdyshell concurred with her fellow Commissioners. She felt it was important to be
sensitive to the historic character of the neighborhood and what is currently there.
Chairman Stewart agreed with being consistent to the historic design of the neighborhood and
suggested that the applicant implement some Craftsman-style elements to the buildings. She stated
that the tower does not fit into the Craftsman-style category and should be removed. She also
suggested looking at architectural elements from the "Sunrise" assisted living building that is due
south of the project site.
Corkran Nicholson,Assistant Planning Director, added that the project needs design improvements
(variation in roof heights, issues with proportion, etc.) and that Staff is willing to work with the
applicant to develop an attractive architectural theme for the project.
Overall, the Commissioners were favorable of the project concept. They noted that land use was
not the main concern for this project but the architecture should be looked at more closely.
The applicant thanked the Commissioners for their input and time.
ADJOURNMENT
The Planning Commission adjourned at 9:00 p.m.
Respectfully submitted,
J ��
James R. Troyer, AICP
Secretary
Approved: March 26, 2008
Planning Commission Workshop Minutes -2- March 12, 2008
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DESIGN REVIEW COMMENTS
7:00 p.m. Mike Smith August 17, 2010
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 approximately 23,000 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, Development Review DRC2008-00909, and Minor Exception DRC2009-00360. 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.
Background: The proposed sign program is for a new building of 5,710 square feet that will be occupied
by a veterinarian hospital and an unspecified retail tenant. The basic layout of the building will have its
primary axis oriented east to west with the hospital occupying 4,815 square feet of the eastern portion of
the building and the retail tenant space occupying the remaining 895 square feet of the western portion
of the building. The hospital will have entrances on the south and north elevations, while the retail space
will have entrances on the north, south, and west elevations.
Design Parameters: The program proposes three categories of wall signs — Sign Type "A" for the wall
signs, Sign Type "B" for vinyl window signs (for the purpose of convenience information such as hours of
operation, telephone numbers, etc.), and Sign Type "C" for the monument sign.
In general, the proposed sign program complies with the standards and guidelines set forth in the Sign
Ordinance, including the maximum number of signs per tenant, wall sign construction/materials, and the
basic dimensions of each wall sign, including sign area and text height. Each proposed sign location and
area meets the intent of the Sign Ordinance. There are some minor corrections and additions in the text
that are required. The applicant proposes a standardized font (Helvetica Regular) with the option to
allow for corporate trademarked font, colors, and logos. Staff has no concerns with this font as it is
legible and similar to other fonts used on other commercial locations. Likewise, the option to have
corporate trademarked font or colors is acceptable as it is a Planning Department policy to allow them.
The wall signs (Sign Type "A") will be constructed of individual internally illuminated 4-inch thick channel
letters — box, cabinet, and painted signs will be prohibited. These signs will be mounted 2 inches off the
wall plane with raceways located behind the wall. The proposed maximum vertical dimension for a line
of text and/or the logo on a one-line sign is 24 inches; for a two-line sign the maximum vertical dimension
is 26 inches (10 inches per line with 6 inches between the lines). The proposed maximum horizontal
dimension for a line of text, including the logo for both one- and two-line signs, is 8 feet. The proposed
maximum sign area is 16 square feet (one-line signs) and 17.3 square feet (two-line signs). The wall
signs will not negatively impact any significant architectural features, elements, or details. The proposed
sign locations will be on the elevations facing Base Line Road, Amethyst Avenue, and the parking lot.
The specific location of each sign will be on the wall planes under the gable roofs directly over the
entrances. Because of the internal layout of the building, only the retail space will have a sign on the
west elevation. No signs are proposed or permitted on the east elevation of the building or on any
elevation of the existing house that will be converted to an office. In all cases, the sign program clearly
states the sign location restrictions (or will be revised to state the restrictions).
DRC AGENDA
DRC2009-00697 - NASSEF ESKANDER (FOR ALTA LOMA ANIMAL HOSPITAL)
August 17, 2010
Page 2
The window signs (Sign Type "B"), the Sign Ordinance exempts "convenience signs" that are less than
3 square feet (1,296 square inches) in area. The proposed convenience signs will be 140 square inches
(per tenant).
The monument sign (Sign Type "C") will be located at the southwest corner of the project site near the
intersection of Base Line Road and Amethyst Avenue. It will be constructed of two (2) pillars finished
with river rock and decorative caps with two concrete panels (one for each tenant) bridging the pillars.
Both sides of the panels, constructed of concrete 6 inches thick, will serve as the surface to which
individual 3/4-inch thick plastic letters will be attached. The monument sign will be externally illuminated
by ground-mounted lights. The proposed maximum vertical dimension for a line of text and/or the logo
on a one-line sign is 10 inches; for a two-line sign the maximum vertical dimension is 26 inches
(10 inches per line with 6 inches between lines). The proposed maximum horizontal dimension for a line
of text, including the logo for both one- and two-line signs, is slightly less than 8 feet. The proposed
maximum sign area will be about 6.7 square feet (one-line signs) and 17.3 square.feet (two-line signs).
The overall height of the monument sign will be 8 feet measured from the finished grade to the top of the
pillars—the maximum allowed by the Sign Ordinance.
Staff Comments: The following comments are intended to provide an outline for Committee discussion.
Maior Issues: The following broad design issues will be the focus of Committee discussion regarding this •
project.
1. The maximum vertical dimension for a wall sign comprised of one line of text shall be 18-inches as
opposed to 24 inches for consistency with other similar signs for minor retail tenants, i.e.
non-anchor retail tenants, located at other commercial locations.
Secondary Issues: Once all of the major issues have been addressed, and time permitting, the
Committee will discuss the following secondary design issues.
1. None.
Policy Issues: The following items are a matter of Planning Commission policy and should be
incorporated into the project design without discussion.
1. All sign areas shall be horizontally centered under the ridgeline of the gable roof directly above
each sign and shall be located equidistant on the top and bottom from the nearest architectural
feature.
2. The river rock on the pillars of the monument sign shall be real river rock and not a manufactured
veneer.
3. Correct minor text errors within the sign program and add more information for clarity of the
requirements. Include in the corrections a statement that all tenants shall be limited to having a
total of three (3) signs with the option of either three wall signs and no sign on the monument or
2 wall signs with one sign on the monument. Contact staff for further discussion.
4. The applicant is advised that the addition of any tenants warranting additional sign locations or any
modifications to the location and physical dimensions of signs, will require an amendment to this
Uniform Sign Program for review and approval by the Planning Director and/or the Design Review
Committee.
DRC AGENDA
DRC2009-00697 - NASSEF ESKANDER (FOR ALTA LOMA ANIMAL HOSPITAL)
August 17, 2010
Page 3
Staff Recommendation: Staff recommends that the,Uniform Sign Program 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:
Staff Planner: Mike Smith
Members Present:
ALTA LOMA PLAZA
7289 & 7271 AMETHYST STREET
CITY OF RANCHO CUCAMONGA
DEC 2 9 2009
OWNER
Mr. & Mrs. N. NASERE °t
"atol t(r1.
NASSEF ESKANDER & ASSOC.
Nassef Eskander, AIA
(626)233-1114
nessef4647(a vahoo.com
UKINFOR114 6110K
PROGRAM]
CCASE-# DRC 2009 - 00697
RELATED TO: CASE # DRC 2008 - 00909
REVISED 11/20/09
Date: 6/18/09
Attachment
. ..[Type text] Page 1
TABLE OF CONTENTS:
• GENERAL NOTES 3
• GENERAL SPECIFICATIONS 4
• TENANT WALL SIGN TYPE "A" 5
• TENANT SIGN TYPE "B" 5
• TENANT SIGN TYPE "C" 5
• EXHIBIT FOR SIGN TYPE "A" 6
• EXHIBIT FOR SIGN TYPE "B" 6
• EXHIBIT FOR MONUMENT SIGN "C" 7
• BUILDING SITE PLAN 8
• BUILDING ELEVATIONS (SHEETS A-8 & 9) 9
• BUILDING ELEVATIONS 10
• DETAILED ELEVATIONS (SOUTH, WEST & NORTH
ELEVATIONS) 11
• MONUMENT SIGN DETAIL 14
• CHANNEL LETTERS DETAILS 16
USP # [Type text] Page 2
GENERAL NOTES:
The purpose of these criteria is to establish the minimum sign standard
necessary to insure coordinated proportional exposure for all tenants.
Performance shall be strictly enforced and any non-conforming signs shall
be removed by the Tenant or his sign Contractor at their expense.
For identification purposes, the Alta Loma Animal Hospital will be the
"Primary Tenant" and the other tenant(s) will be identified as the
"Secondary Tenant(s)".
UM[Tti?
1 . Each Tenant within the retail portion of the development is-required-
to have a maximum of 3 Signs including the Monument Sign. Type
"A" sign is the typical sign for this development. All designs, colors
and shop drawings must be submitted to the Landlord and Architect
for review and approval prior to submitting to the City. Tenant must
submit three (3) color copies of his proposed sign to the City.
2. A sign permit application signed by the property owner, and
applicable fees to be paid to the City prior to the construction and
installation of the sign(s).
3. The Tenant shall pay for all signs and their installation and
maintenance.
4. The Tenant shall submit Landlord approved drawings to the City of
Rancho Cucamonga for review and approval prior to installation.
The applicant is responsible for all permit fees.
5. All signs and their installation must comply with all local Building and
Electrical Codes. All signs shall be in accordance with the sign
criteria and the City's Sign Ordinance requirements. All signs shall
be subject to the review and approval by the City of Rancho
Cucamonga Building and Safety, and Planning Departments.
USP # [Type text] Page 3
6. Tenant shall be allowed to place a sign of Hand Painted, Decal, or •
stick-on lettering or graphics at the side fixed panel adjacent to the
door as follows:
• A not to exceed 140 square inches (Sign Type C) indicating
hours of business, emergency telephone numbers to contact,
approved credit cards, etc. No other window signage will be
allowed, including but not limited to, temporary signs, sale
banners, posters, and product information.
7. "Chain" Type tenants are permitted to use "Trademarked" colors,
fonts, and logos.
GENERAL SPECIFICATIONS:
1 . No Animated, Flashing, or Audible signs will be permitted
2. No exposed tubing or lamps will be permitted
3. No exposed raceways, crossovers, conduits, conductors, transformers,
etc., shall be permitted, _ - - - - - - - - - - - • .
4. Sign Contractor shall provide sign shop drawings to the Owner &
Architect for review. Shop drawings will includes also, all necessary
fastening and bracing to securely install signs (for wind loads ... etc.)
see General Note #5 in regards of City approvals.
5. All signs shall be constructed of individual letters (see type of signs in
page # 5) - Box, cabinet, and painted sign(s) are prohibited.
USP # [Type text] Page 4
TENANT WALL SIGN - SIGN TYPE "A"
This sign is located above main entrance of the retail space fronting the
public access way (or parking lot) and shall be a maximum face area of 8'
(eight feet) long X 30" (thirty inches) high and made of Red Plexiglas #2793
RED (see page # 6) letters will be 2" (two inch) thick Minimum & placed as
shown on the elevations.
Letters will be 12" (twelve inches) High & 1 .5" Stroke for the two lines sign.
Letters will be 24" High & 2" Stroke for one line. This sign will have
individual lighted letters mounted to the wall.
TENANT WALL SIGN - SIGN TYPE "B"
This signs on the glass panels at the right or left Main Entrance Doors -
See North & South elevations attached, sign will be multiple lines -
Maximum sign face area is 140 sq. inches. This sign is for credit cards,
operating hours, telephone number ... ..etc.
MONUMENT SIGN TYPE "C"
Free standing sign (see site plan sheet A-2 for location) for the Primary and
other Tenant (s).
This sign has exterior flood lights for illumination at the grade level — See
landscape drawings - Sheet L-4 "Site lighting" for location and lighting type
fixtures.
USP # [Type text] Page 5
EXHIBIT FOR SIGN TYPE "A"
ILLUMINATED CLOSED CHANNEL LETTERS - PLEXIGLASS
#2793 RED FACE LETTERS.
11/2" TYP.
jagLIN
1E3 HAWY o
FL
FOR TWO LINES
2"
¶ JJUnUjjjiUI ',
FOR SINGLE LINE
• HELVETICA REGULAR LETTERING STYLE.
• SEE NORTH, SOUTH AND WEST ELEVATIONS
ATTACHED.
• CONSTRUCTED OF INDIVIDUAL CLOSED CHANNEL
LETTERS ALL LETTERS WILL BE ILLUMINATED (SEE
GENERAL SPECIFICATION #5).
USP # [Type text] Page 6
EXHIBIT FOR SIGN TYPE "B"
• SEE ATTACHED NORTH AND SOUTH ELEVATIONS FOR
LOCATION.
EXHIBIT FOR MONUMENT SIGN TYPE "C"
EXTERNALLY ILLUMINATED PLEXIGLASS FACE LETTERS.
-o li lit 0 P:
=c" 1E3 IT:, A U "Y nlit Pt
R O�
6-8"
FOR DOUBLE LINE
FOR SINGLE LINE
• HELVETICA REGULAR LETTERING STYLE FOR DOUBLE
LINE SIGN.
• HELVETICA TALL LETTERING STYLE FOR SINGLE LINE
SIGN.
• SEE ATTACHED SITE PLAN FOR LOCATION.
USP # [Type text] Page 7
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MONUMENT SIGN PLAN (N.T.S)
MONUMENT SIGN "C"
USP # [Type text]
Rae Iq
MONUMENT SIGN " C "
MONUMENT SIGN NOTES:
1- THE PILASTERS WILL BE COVERED WITH REAL RIVERROCK
VENEER TO MATCH ELEVATIONS.
2- THE SLAB BETWEEN THE TWO PILASTERS WILL BE SMOOTH
FINISH CONCRETE SLAB (GRAY COLOR) WITH SURFACE
MOUNTED LETTERS FOR THE STORE(S) NAME(S).
3- THE LETTERS FOR THE PRIMARY STORE WILL BE ON TWO
LINES MAX. WITH SURFACE MOUNTED LETTERS:
1 .25" STROKE X 10" HIGH X 1/2" THICK LETTERS
4- THE LETTERS FOR THE RETAIL STORE WILL BE ON ONE LINE
MAX., SURFACE MOUNTED LETTERS:
1 .25" STROKE X 10" HIGH X 1/2" THICK LETTERS
5- IF THE PRIMARY STORE HAVE ONE LINE, THE LETTERS WILL BE:
2" STROKE X 18" HIGH X 3/4" THICK LETTERS
6- ALL PLEXIGLASS LETTERING USED FOR THIS SIGN(S) WILL BE
OF RED COLOR # 2793 .
7- CONCRETE MOLDING AT THE TOP OF THE PILASTER (CAPS) TO
BE OF THE NATURAL CEMENT COLOR (GRAY COLOR).
USP # [Type text]
Page 15
CHANNEL LETTER CONSTRUCTION DETAIL
.063 ALUMINUM HACKS
/TRANS Fbi%MEK
3II(on PLEx T -/"/
FACE
elics NEON
TUBE & SUPPAT -
I
411 DEEP, .040 2°
ALUMINUM SETORNS
PANTED
(N:1-5)
CHANNEL LETTERS ARE MOUNTED TWO INCHES OFF THE
WALL VIA STANDOFFS. THE FRONT FACE WILL BE 3/16" TH.
RED PLEXIGLAS #2793, THE LETTERS WILL HAVE .04
ALUMINUM RETURNS (WHICH WILL BE PAINTED) AND .063
ALUMINUM BACKS.
THE LETTERS WILL HAVE 10 MM. NEON TUBING LIGHTS
SUPPORTED WITH GLASS NEON TUBE SUPPORTS.
A UL APPROVED TRANSFORMER WILL BE PROVIDED.
USP # [Type text] Fa9e 16
DESIGN REVIEW COMMENTS
7:20 p.m. Cathy Morris August 17, 2010
TENTATIVE PARCEL MAP SUBTPM19247 - City of Rancho Cucamonga- A request to subdivide a parcel
of approximately 4.014 acres of land currently developed with the Etiwanda Depot and associated
equipment into two parcels of approximately 3.46 acres and approximately .54-acre of land in the Low
Residential District (2 to 4 dwelling units per acre), located at 7089 Etiwanda Avenue -APN: 0227-121-18.
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 15
exemption under State CEQA Guidelines Section 15315 - Minor Land Divisions - as the proposal is to
subdivide the property into four parcels or less.
The properties to the north, east, and west of the project site are developed with single-family
residences; directly across the street to the west is the historic Isle House; to the south is the Pacific
Electric Trail project, as well as Grapeland Elementary School. The property is zoned Residential Low
(L) District, Etiwanda Specific Plan. The properties to the north and east are zoned Low (L) Residential
District, Etiwanda Specific Plan. The properties to the west are zoned Very Low (VL) Residential District,
Etiwanda Specific Plan. The property has street frontage along Etiwanda Avenue. The only access to
the site is via a driveway at Etiwanda Avenue. The subject property is generally level with a southerly
slope.
This proposal is to subdivide the property into two (2) parcels of 3.46 acres and .54-acre of land,
respectively. The new lot line between the two parcels will separate the developed and undeveloped
areas of the site. The historic depot structure and rail spur will be on the smaller .54-acre parcel, with the
weigh scale and other ancillary equipment on the larger 3.46-acre parcel. The subdivision will not
require any significant changes to existing structures. A conceptual master plan has been provided to
illustrate the potential site layout for the entire 4-acre site. Both Parcels 1 and 2 will share reciprocal
access from Etiwanda Avenue for ingress and egress through a reciprocal Easement Deed.
Staff Comments: The following comments are intended to provide an outline for Committee discussion.
Major/Secondary Issues: None.
Staff Recommendation: Staff recommends that the project be approved and forwarded to the Planning
Commission for review and action.
Design Review Committee Action:
Staff Planner: Cathy Morris
Members Present:
Attachments
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Attachment C
DESIGN REVIEW COMMENTS
7:40 p.m. Steve Fowler August 17, 2010
DEVELOPMENT REVIEW DRC2010-00259 - K Hovnanian - The design review of building elevations
and detailed site plan for 79 single-family lots on 34.1 acres of land in the Low Residential District (2 to 4
dwelling units per acre) in the Etiwanda North Specific Plan, located on the north side of Day Creek
Boulevard, west of the Southern California Edison Corridor. APN: 1087-101-01 thru -55, 1087-111-01
thru -02, 1087-111-14 thru 1087-111-19, 1087-111-21, and 1087-111-27 thru 1087-111-36. Related
files: Tentative Tract Map SUBTT16226-1. Staff has found the project to be within the scope of the
project covered by a prior Environmental Impact Report (State Clearinghouse #88082915 and
#98121091 certified by the City Council on August 1, 2001) and does not raise or create new
environmental impacts not already considered in that Environmental Impact Report.
Background: On October 25, 2006, the Planning Commission approved Development Review
DRC2006-00382 for the development of 97 homes on a 34.1-acre site within the 632-unit Master
Planned Community of Rancho Etiwanda Estates. Because of a shifting demand in the housing market,
the applicant, K. Hovnanian Homes, is requesting modifications of their previously approved
Development Review. This request is incorporating a single-story plan into the remaining 79 homes that
' are left to build in this development, which will complete the build. The applicant is required to develop
within substantial compliance with the Etiwanda North Specific Plan (ENSP), incorporating the
architecture and design details of the Etiwanda area. Requirements include side-on garages, recessed
garages, exterior siding, and specific architectural styles. •
A Development Agreement with the annexation into the City was approved in 2001 that required the Low
Residential standards for all lots within this tract. The property was rough graded in June of 2004. The
• area was mass graded and infrastructure was installed. The master developer has installed the main
access of the gated community, as well as the slope landscaping and decorative perimeter walls. These
walls are consistent throughout the entire master-planned community. The site is bordered by vacant
land to the west; by single-family homes to the north, by Day Creek Boulevard to the south; and by a
portion of Tract 16227, built by K. Hovnanian, to the east.
Design Parameters: The project site is located within the "Upper Etiwanda" neighborhood, which has its
own unique architectural design guidelines per the ENSP. The ENSP requires that a mix of the following
primary architectural styles be used for at least two-thirds of the units: Bungalow, Ranch, Monterey, or
San Juan. Up to one-third of the units may use these styles: Country, Victorian, or Santa Barbara
Revival.
The proposed modifications are consistent with the required architectural styles and include downsized
floor plans that range from a 2,737 square foot plan to a 3,392 square foot plan. The original plans
ranged from 3,050 to 4,000 square feet and contained no single-story homes. These new plans provide
a large yard area to meet the demand of the current housing market. A total of 26 (33 percent) of the
proposed house product will be single-story. The two-story plans have been designed with 3 floor plans
and all the plans have four architectural styles. The proposed architectural styles are San Juan, Santa
Barbara Revival, Country, and Ranch. The San Juan elevation incorporates wrought iron details,
recessed windows, decorative shutters, and arched patio/entryway. The Santa Barbara Revival
incorporates built-up eaves, louvered shutters, and recessed windows. The Country style incorporates
DRC AGENDA
DRC2010-00259 - K. HOVNANIAN
August 17, 2010
Page 2
brick veneer elements, flat tile roof, and balconies. The Ranch style incorporates louvered shutters,
recessed windows, and stone veneer.
All four sides of all homes have articulation and incorporate decorative garage doors to match the
architectural style of the home. Each of the four plans feature covered porch entries that range in size
dependent upon the style.
Staff Comments: The following comments are intended to provide an outline for Committee discussion.
Major Issues: The following broad design issues will be the focus of Committee discussion regarding this
project:
1. The applicant has worked diligently with staff. Together with the Development Agreement and
discussions with staff, there are no major issues.
Secondary Issues: Once all of the major issues have been addressed, and time permitting, the
Committee will discuss the following secondary design issues:
1. The applicant has worked diligently with staff. Together with the Development Agreement and
discussions with staff, there are no secondary issues.
Policy Issues: The following items are a matter of Planning Commission policy and should be
incorporated into the project design without discussion:
1. Boulders from the project site shall be utilized and integrated as part of the front:yard Landscape
Plan, per the Master Plan Resolution of Approval.
2. Driveways shall be colored and scored in a diagonal pattern for additional entryway detail.
Staff Recommendation: Staff recommends that the Design Review Committee recommend approval of
the project subject to the above revisions.
Design Review Committee Action:
Staff Planner: Steve Fowler
Members Present: