HomeMy WebLinkAbout2011/04/19 - Agenda Packet - (2) DESIGN REVIEW COMMITTEE MEETING
TUESDAY APRIL 19, 2011 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 at
7289 Amethyst Avenue; the proposal includes incorporating an existing residence to
the north of the site at 7271 Amethyst Avenue as part of the project -
APN: 0202-161-10, -11, and -20. Related file: Pre-Application Review
DRC2007-00733 and Minor Exception DRC2009-00360. The project qualifies as a
Class 2 exemption under State CEQA Guidelines Section 15302 - Replacement or
Reconstruction.
PUBLIC COMMENTS
This is the time and place for the general public to address the Committee. State law prohibits the
Committee from addressing any issue not previously included on the Agenda. The Committee may
receive testimony and set the matter for a subsequent meeting. Comments are limited to five minutes
per individual.
ADJOURNMENT
I, Gail Elwood, Office Specialist 11 for the City of Rancho Cucamonga, hereby certify that a true, accurate
copy of the foregoing agenda was posted on April 6, 2011, 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 April 19, 2011
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 at
7289 Amethyst Avenue; the proposal includes incorporating an existing residence to the north of the site
at 7271 Amethyst Avenue as part of the project - APN: 0202-161-10, -11, and -20. Related file:
Pre-Application Review DRC2007-00733 and Minor Exception DRC2009-00360. The project qualifies as
a Class 2 exemption under State CEQA Guidelines Section 15302 - Replacement or Reconstruction.
Background: This application was previously reviewed by the Design Review Committee on
August 17, 2010. The Committee reviewed the application and deemed it acceptable to forward to the
Planning Commission for review and action. The Committee concluded that the architecture of the
building, including revisions proposed by the applicant, was consistent with the character of the
surrounding neighborhood and the Craftsman theme (Exhibit A).
The only remaining issue that needed to be resolved was how to ensure compatibility with the
surrounding development consistent with Section 17.10.060(C)(1)(j) — Master Planning — of the
Development Code. At the direction of staff, the applicant provided an east to west drive aisle that
extends the full width of the property and terminates at the east property line shared with the vacant
property to the east (APN: 0202-161-09). Upon future development of that property, this drive aisle
would connect with the drive aisle and parking area of the future development. This would allow that
property owner secondary access to Amethyst Avenue and, conversely, allow the project site secondary
access to Base Line Road (Exhibit B).
The applicant responded that his client was willing to provide access but was not willing to provide an
access easement. The applicant requested to be allowed to provide an access agreement as opposed
to an access easement as a means of ensuring reciprocal access for the property to the east. The
Committee approved this solution provided that the agreement was acceptable to the City Attorney.
Subsequently, staff forwarded to the City Attorney a draft of the access agreement prepared by the
applicant (Exhibit C). After reviewing the document, the attorney determined that the draft access
agreement as submitted was not acceptable. He indicated that the document that was submitted was
not sufficient for the purpose of ensuring access by the property owner to the east as it was neither
comprehensive enough nor enforceable.
In the interim period between then and now, staff and the applicant exchanged correspondence and
conducted a meeting to further discuss the issue. The applicant indicated that they do not want to
provide an easement or agreement in the absence of knowing what type of development would occur on
the neighboring property (Exhibit D). Staff indicated to the applicant that an access easement/agreement
is required for three general reasons:
1. • Eliminate the need for delivery vehicles having to enter the property in reverse (or exit in reverse)
which may disrupt traffic flow and potentially be a safety issue. There is only one drive access
proposed to the property, and there is insufficient turnaround space on the property to allow a
delivery truck to enter and exit the property in the forward direction;
•
DRC AGENDA
DRC2008-00909 — NASSEFF ESKANDER (FOR ALTA LOMA ANIMAL HOSPITAL)
April 19, 2011
Page 2.
2. Minimize the potential for multiple driveways along Base Line Road, ensure efficient traffic flow,
and eliminate unnecessary paving that could otherwise be landscaping; and
3. Allow integrated commercial development with the adjacent properties.
During the neighborhood meeting conducted on June 30, 2010, one of the principal issues raised by one
of the attendees was the delivery truck and the manner in which it entered/exited the subject property
(this is consistent with the first reason indicated by staff above). The solution to the issue was that
eventually a continuous drive aisle would be provided in the future that would connect Amethyst Avenue
and Base Line Road. This solution was acceptable to those in attendance.
As the applicant does not want to do this, staff noted that a turnaround on-site would have to be
provided. As an alternate solution, the applicant suggested limiting the type of the delivery vehicle to a
size that would allow parking in a regular parking stall (as opposed to the delivery currently in use
Exhibit E). This would eliminate the need for a turnaround which would require revisions to the parking
area which, in turn, could reduce the number of proposed parking stalls.
Staff is resubmitting the project for Committee review for its consideration of this issue only and
discussion of possible alternatives as the Design Review Committee's condition of approval is not being
fulfilled.
Staff Comments: The following comments are intended to provide an outline for Committee discussion.
1. Does the Committee accept the project without an easement or access agreement in favor of the
property to the east? Note: the applicant's solution to utilize smaller delivery vehicles cannot be
enforced as the application is not a Conditional Use Permit, i.e. there will not be any opportunity to
review compliance of conditions of approval following commencement of operations. In the event
of non-compliance, there will not be a penalty for the "violation" or a means for ensuring that the
"violation" is corrected.
2. If the Committee accepts the applicant's solution, then the proposed drive aisle connection to the
property to the east should be eliminated, and a continuous planter area (with trees and ground
cover) and a block wall shall be provided in its place.
3. If the Committee accepts the applicant's solution, does the Committee want a turnaround to be
provided on the project site or is the use of a regular parking stall acceptable? Note: a turnaround
will require revisions to the proposed parking area.
Staff Recommendation: Staff requests direction on this matter. The project is otherwise unchanged.
The project can be forwarded to the Planning Commission for review and action provided the solution
offered by the applicant is acceptable.
Design Review Committee Action:
Staff Planner: Mike Smith
Members Present:
DESIGN REVIEW COMMENTS
7:00 p.m. Mike Smith August 17, 2010
ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT/DESIGN REVIEW DRC2008-00909 -
NASSEF ESKANDER (FOR ALTA LOMA ANIMAL HOSPITAL) - A proposal to demolish an existing
veterinarian office and construct a new veterinarian office and commercial retail building on a property of
25,705 square feet in the General Commercial (GC) District, located at the northeast corner of
Base Line Road and Amethyst Avenue at 7289 Amethyst Avenue. The proposed project includes
incorporating an existing residence to the north of the site at 7271 Amethyst Avenue as part of the
project—APN: 0202-161-10, -11, and -20. Related Files: Pre-Application Review DRC2007-00733,
Minor Exception DRC2009-00360, and Uniform Sign Program DRC2009-00697. This item was
originally scheduled for review by the Committee on July 6, 2010. At the applicant's request, this
item was postponed to August 17, 2010.
Design Parameters: The project site is comprised of three (3) parcels with a combined area of
25,705 feet (0.59-acre). Overall the project site is approximately 158 feet deep (north to south) and
approximately 165 feet wide (east to west). The project site is developed with four (4) structures – a
. veterinarian hospital located in two buildings of 2,308 and 760 square feet (Buildings 1 and 2,
respectively); a single-family residence of 745 square feet; and a garage of 201 square feet. Vegetation
on-site is limited to low grasses and a few trees.
To the north, are single-family residences. To the south, across Base Line Road, is a senior assisted
living facility and to the west, across Amethyst Avenue, is an office/commercial building and a
single-family residence. The property to the east is vacant. The zoning of the property and the
properties to the east, west, and north is General Commercial (GC) District. The zoning of the properties
to the south is Office/Professional (OP) District. The topography of the site is generally level with an
elevation of approximately 1,376 feet at the north side of the site and approximately 1,370 feet at the
south side. As the project site is comprised of three (3) parcels, the applicant will be required to submit
an application to combine the lots as a condition of approval.
The applicant, on behalf of his client, proposes to demolish the two (2) buildings (identified by staff as
Buildings 1 and 2 for clarity) occupied by the veterinarian hospital and construct one new building of
5,710 square feet in its place. The veterinarian hospital will be relocated to this building, and as it will
occupy 4,815 square feet of the building, will be the primary tenant. The remaining 895 square feet of
floor area of the new building will be for an unspecified retail tenant. The existing garage will be
demolished, and the existing single-family residence will be converted for office use only. In order to
allow the veterinarian hospital to operate with minimum interruption, the new building will be constructed
in two (2) phases. During Phase 1, Building 2 will be demolished first and approximately 4,700 square
feet of the new building will be constructed. The veterinarian hospital will then be relocated, and during
Phase 2, Building 1 will be demolished and the remaining 1,000 square feet of the new building will be
constructed.
•
Additional site improvements include a new parking lot, new landscaping, new property line walls/fences,
and the removal of the existing driveway at Amethyst Avenue, which is currently 75 feet north of the
intersection of Base Line Road and Amethyst Avenue, and the construction of a new one that will be
approximately 120 feet from the intersection. The parking requirement for the new building and the
converted office will be 31 parking stalls. The project will have only 24 parking stalls because of the size
•
of the site and the presence of the existing structures. To address this deficiency, the applicant has
submitted an application for a Minor Exception (Related File: DRC2009-00360) which, if approved,
permits a reduction of up to 25 percent in the parking requirement.
EXHIBIT A
DRC ACTION AGENDA
DRC2008-00909 - NASSEF ESKANDER (FOR ALTA LOMA ANIMAL HOSPITAL)
August 17, 2010
Page 2
To ensure compatibility with the surrounding development and consistency with
Section 17.10.060(C)(1)(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 ACTION AGENDA
DRC2008-00909 - NASSEF ESKANDER (FOR ALTA LOMA ANIMAL HOSPITAL)
August 17, 2010
Page 3
3. The color scheme on the building shall be consistent. The color of the roof, rafters, fascia, trellis,
and stucco are "warm," while the colors of the river- rock, trim caps, and wood siding are "cool."
Revise the color scheme to be either all "warm" or all "cool."
4. The overhead members of the trellis feature are proposed to be constructed of wood. The
Committee has indicated in the past a preference for polyvinyl chloride (PVC) for durability. The
Committee may want to consider and allow the use of wood for this project for consistency with the
wood rafter tails and exposed wood beams.
5. In order to reflect authentic Craftsman-style architecture, all columns (square and cylindrical)
should be modified to be battered.
6. The roof of the building is proposed to be rust-colored 'S'-tile roofing. This type of roofing tile is not
consistent with the Craftsman style architecture. Flat concrete (or equivalent) roofing tile shall be
used instead.
7. The fenestration selections (doors and windows) should be modified to reflect authentic Craftsman
style architecture.
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 ACTION AGENDA
DRC2008-00909 - NASSEF ESKANDER (FOR ALTA LOMA ANIMAL HOSPITAL)
August 17, 2010
Page 4
2. The Double Detector Checks (DDC) and Fire Department Connections (FDC) shall be screened on
three sides behind the 4-foot high metal mesh fence. This equipment shall be painted forest green.
3. Wherever river rock is proposed it shall be real river rock and not a manufactured veneer.
4. All wrought iron fences and sliding gates shall be painted black or a similarly dark color.
5. All doors (roll-up, dock doors, emergency access) shall be painted to match the color of the
adjacent wall or glass panel.
• 6. The trash enclosure shall be constructed per City standard. The design of the trash enclosures
shall incorporate the materials, finish, color, and trim used on the buildings. The proposed
enclosure should, at a minimum, include a river rock wainscot.
Staff Recommendation: Staff recommends that the project be approved subject to the completion of
the recommended revisions, to be verified by staff, and forwarded to the Planning Commission for review
and action.
Design Review Committee Action: The Committee reviewed the application and deemed it acceptable
to forward to the Planning Commission for review and action. The Committee concluded that the
architecture of the building was consistent with the character of the surrounding neighborhood and the
Craftsman theme. The Committee discussed the major and secondary issues described in the
Comments Report with the applicant. The applicant revised his proposal prior to the meeting to address
the comments in the Comments Report. The revisions are as follows:
• The colors used for the building will be cool, gray shades;
• All of the columns will be battered;
• The trellis feature will be constructed of composite wood, while the rafters will be constructed of
real wood;
• The roof tiles will be flat; and
• The vertical siding will be changed to horizontal siding.
The Committee considered the applicant's request to provide an access agreement as opposed to an
access easement as a means of ensuring reciprocal access for the property to the east; they approved
that solution provided that the agreement was acceptable to the City Attorney. The applicant will prepare
the document to be forwarded to the City Attorney. The applicant was directed not to put river rock on
the existing residence. The decorative tile feature at the west elevation of the building will be replaced
with wood siding. The applicant agreed to complete and comply with the policy issues. The final
revisions will be submitted for staff review prior to scheduling of the item for Planning Commission review
and action.
Members Present: Munoz, Wimberly, Burnett .
Staff Planner: Mike Smith
Attachment C - Photo
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EXHIBIT B 55 � °
r (.
ALTA LOMA ANIMAL HOSPITAL
Dr. Nabil Nasre, D.V.M
LETTER OF INTENT CM'OF RANCHO CUCAMONGA
DATE:
SP 0 1 2009
TO: City of Rancho Cucamonga
Planning Department RECEIVE) - PLANNING
SUBJECT: ALTA LOMA ANIMAL HOSPITAL — ACCESS TO
ADJACENT PROPERTY DAC 2008-64409
This letter is to inform the City that we will have a secondary access
from our property to the property in the east of our site. This secondary
access will serve the east adjacent property as well as a secondary
access to our property from the eastern property.
Also, I would like to bring your attention that the grade of the property in
the eastern side is lower three (3) feet than my property which may
required special design.
This letter of intent is to assure the City that we are willing to integrate
with the property to the East of our site (APN: 0202-161-09)
If you have any questions, please call Mr. Nassef Eska der, AIA project
architect at (626)233-1114 or my self at (714)608-1830 ... Thanks
/
Dr. Nabil Nasre, D.V.M.
EXHIBITC Amethyst Street, Rancho Cucamonga, CA. 91701-5051
ALTA LOMA ANIMAL HOSPITAL
Dr. Nabil Nasre, D.V.M
DRC2008-00909
CITY OF RANCHO CUCAMONGA
DATE: December 21, 2009
DFC 9 n ,,r,-.;
TO: City of Rancho Cucamonga
Planning Department RECEIVED-PLANNING
SUBJECT: ALTA LOMA ANIMAL HOSPITAL — ACCESS TO ADJACENT
PROPERTY APN: 0202-161-09
In reference to the City response letter dated December 9, 09, for the subject
project, and per my Consultant "Nassef Eskander& Assoc." meeting on Nov. 19, 09,
with Mr. Mike Smith to discuss the Critical Issues # (A); Mr. Mike requested to revise
our letter of intent to reflect the word "Easement" for site access to the Eastern
adjacent property (APN: 0202-161-09) instead of the word "Access".
After careful review of your request with our Legal Consultant; please be advised
with the following:
• As we mentioned on our letter of intent submitted to the City on October,
2009, we are willing to provide a secondary access from our property to the
eastern adjacent property (APN: 0202-161-09). This secondary access will
serve both properties. Although, we don't know the future business in the
adjacent property, we are willing to provide access from our property and this
will have equal control from both property owners.
• To honor an Easement to the eastern adjacent property will change the rules,
regulations and liabilities governing this site access; i.e., the eastern property
owner will have control over this access without our control or input. For this
reason I am not willing to give this access in the form of an Easement to the
eastern adjacent property.
• If the City is insists for an "Easement", then it will be an easement from us to
the City, so the City will be liable for any potential liabilities I problems
generated or associated with this access.
This letter is to confirm our position regarding this issue. If you have any questions,
please call Mr. Nassef Eskander, AIA project architect at (626)233-1114 or my self
at (714)608-1830 ... Thanks 1 ;�
vG22 '���.'
Dr. Nabil Nasre, D.V.M.
7289 Amethyst Street, Rancho Cucamonga, CA. 91701-5051
ALTA LOMA ANIMAL HOSPITAL
Dr. Nabil Nasre, DVM
November 29,2010
CITY OF RANCHO CUCAMONGA
Mr. Mike Smith
Planning Department DEC 0 2 2010
City of Rancho Cucamonga
10500 Civic Center Drive RECEIVED - PLANNING
Rancho Cucamonga,, C CA 91730
Re.:=DRC2008€00909=Alta Loma Animal Hospital—Access to Adjacent Property APN: 0202-161-09
Dear Mr. Smith,
Kindly let this letter serve as the current proposal to the City in regards to the subject mentioned above.
We would like to present our position and hopefully secure our permit to immediately start on the
construction of our project without any further delay.
4 Alta Loma Animal Hospital has been established in the City of Rancho Cucamonga over the past 50
years happily serving the residents of this beautiful city.
4The animal hospital has always used Amethyst Street as its address and never burdened Base Line
with any of its patrons'traffic. Furthermore, the clients know us as the animal hospital on Amethyst.
-*Based on your specific request we have sacrificed our original construction plans in regards to the
physical location of the new building and we have yielded to your demands and submitted the new
plans according to your specific instructions and in coordination with your guidance moving the building
away from the property line and maintaining a large open area behind our building.
4We hereby affirm our position, which we will not waver nor compromise; we are not willing to grant
any easements or rights of way to our neighboring parcel owner onto our land. We refuse to allow the
adjacent parcel owner to encroach on our land. We refuse to burden our land with traffic generated
from the future development of our neighboring parcel owner onto our parcel. We shall not be a
servient tenement to a dominant tenement that is currently nonexistent without any tangible plans
from our neighboring parcel owner as to the nature of their future building.
4We hereby acknowledge our full cooperation with our neighbors and with you in particular.'We have
demonstrated our good intention by moving the physical location of our building from its original
position to allow for future cooperation with the potential needs of our adjacent landowner. However,
we refuse to be held hostage with our plans to benefit a neighboring landowner's potential construction
which is illusionary in the meantime while we are in dire need of our new building to continue serving
the community.
Kindly, I hope we can finalize this promptly as I am anxious to begin construction to better serve our
community. Should you have any questions, kindly contact me at(714) 608-1830.
Sincerely,
Dr. Nabil Nasre, DVM
289 Amethyst Street,Rancho Cucamonga,CA 91701-5051
EXHIBIT D
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