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Home My WebLink About02/23/2021 PLANNING COMMISSION AGENDA February 23, 2021 6:30 PM CONSISTENT WITH THE GOVERNOR’S EXECUTIVE ORDER TO STAY AT HOME, AVOID GATHERINGS AND MAINTAIN SOCIAL DISTANCING, THIS MEETING WILL BE CONDUCTED TELEPHONICALLY. MEMBERS OF THE PLANNING COMMISION AND CITY STAFF WILL BE PARTICIPATING VIA TELECONFERENCE, WHICH IS BEING RECORDED. YOU CAN PARTICIPATE IN THE MEETING BY VISITING: https://attendee.gotowebinar.com/regist er/1595862375940589583 Audio +1 (631) 992 -3221 - Attendee Access Code: 981-441-129 Copies of staff reports or other written documentation relating to agenda items are on file in the Planning Division of the Community Development Department, located at 21810 Copley Drive, and are available for public inspection. If you have questions regarding an agenda item, please call (909) 839-7030 during regular business hours. Written materials distributed to the Planning Commission within 72 hours of the Planning Commission meeting are available for public inspection online at: http://diamondbarca.iqm2.com/Citizens/Default.aspx Chairperson Kenneth Mok Vice Chairperson William Rawlings Commissioner Naila Barlas Commissioner Mahendra Garg Commissioner Raymond Wolfe In an effort to comply with the requirements of Title II of the Americans with Disabilities Act of 1990, the City of Diamond Bar requires that any person in need of any type of special equipment, assistance or accommodation(s) in order to communicate at a City public meeting must inform the Community Development Department at (909) 839-7030 a minimum of 72 hours prior to the scheduled meeting. The City of Diamond Bar uses recycled paper and encourages you to do the same City of Diamond Bar Planning Commission MEETING RULES PUBLIC INPUT The meetings of the Diamond Bar Planning Commission are open to the public. A member of the public may address the Commission on the subject of one or more agenda items and/or other items of which are within the subject matter jurisdiction of the Diamond Bar Planning Commission. The teleconference moderator will ask callers one at a time to give their name and if there is an agenda item number they wish to speak on before providing their comment. If you wish to speak on a public hearing item or commission consideration item, you will then be called upon to speak at that point in the agenda. As a general rule, the opportunity for public comments will take place at the discretion of the Chairperson. However, in order to facilitate the meeting, persons who are interested parties for an item may be requested to give their presentation at the time the item is called on the calendar. The Chairperson may limit individual public input to five minutes on any item; or the Chair person may limit the total amount of time allocated for public testimony based on the number of people requesting to speak and the business of the Commission. Individuals are requested to conduct themselves in a professional and businesslike manner. Comments and questions are welcome so that all points of view are considered prior to the Commission making recommendations to the staff and City Council. When speaking, please direct your questions and comments to the Commission, not to staff or other members of the public. In accordance with State Law (Brown Act), all matters to be acted on by the Commission must be posted at least 72 hours prior to the Commission meeting. In case of emergency or when a subject matter arises subsequent to the posting of the agenda, upon making certain findings, the Commission may act on item that is not on the posted agenda. INFORMATION RELATING TO AGENDAS AND ACTIONS OF THE COMMISSION Agendas for Diamond Bar Planning Commission meetings are prepared by the Planning Division of the Community Development Department. Every meeting of the Planning Commission is recorded and duplicate recordings are available for a nominal charge. HELPFUL CONTACT INFORMATION Copies of Agenda, Rules of the Commission, CDs of Meetings (909) 839-7030 Email: info@diamondbarca.gov Website: www.diamondbarca.gov Consistent with the Governor’s Executive Order to stay at home, avoid gatherings and maintain social distancing, this meeting will be conducted telephonically and Members of the Planning Commission and City staff will be participating via Teleconference. There will be no physical meeting location. CITY OF DIAMOND BAR PLANNING COMMISSION February 23, 2021 AGENDA Next Resolution No. 2021-03 CALL TO ORDER: 6:30 p.m. PLEDGE OF ALLEGIANCE: 1. ROLL CALL: COMMISSIONERS: Naila Barlas, Mahendra Garg, Raymond Wolfe, Vice Chairperson William Rawlings, Chairperson Kenneth Mok 2. MATTERS FROM THE AUDIENCE/PUBLIC COMMENTS: This is the time and place for the general public to address the members of the Planning Commission on any item that is within its jurisdiction, allowing the public an opportunity to speak on non-public hearing and non-agenda items. Speakers are limited to five minutes. The teleconference moderator will ask callers one at a time to give their name. If you wish to speak on a public hearing item or commission consideration item, you will then be called upon to speak at that point in the agenda 3. APPROVAL OF AGENDA: Chairperson 4. CONSENT CALENDAR: The following items listed on the consent calendar are considered routine and are approved by a single motion. Consent calendar items may be removed from the agenda by request of the Commission only: 4.1. Minutes of the Planning Commission meeting – February 9, 2021 5. OLD BUSINESS: None. 6. NEW BUSINESS: None. FEBRUARY 23, 2021 PAGE 2 PLANNING COMMISSION 7. CONTINUED PUBLIC HEARING ITEM: 7.1 Development Review Planning Case No. PL2020-142 - Under the authority of DBMC Section 22.48, the property owner is requesting Development Review approval to construct a 670 square-foot addition and a comprehensive exterior remodel for an existing two-story, single-family residence. The subject property is zoned Low Medium Residential (RLM) with an underlying General Plan land use designation of Low Medium Residential. PROJECT ADDRESS: 1523 Silver Rain Drive Diamond Bar, CA 91765 PROPERTY OWNER/ Jim Pan APPLICANT: 1523 Silver Rain Drive Diamond Bar, CA 91765 RECOMMENDATION: Staff recommends the Planning Commission adopt the attached resolution denying Development Review No. PL2020-142, based on the findings of Diamond Bar Municipal Code (DBMC) Section 22.48 , based on the findings contained therein. 8. PUBLIC HEARING(S): 8.1 Time Extension for Conditional Use Permit Planning Case No. PL2019-103 - Under the authority of DBMC Section 22.66.050, the applicant submitted a request for a one-year extension of time for Conditional Use Permit approval of a fitness center (Planet Fitness) in a 21,440 square-foot lease space previously occupied by Rite Aid, located at Diamond Hills Plaza. The subject property is zoned Community Commercial (C-2) with an underlying General Plan land use designation of Commercial (C). The project was approved on February 25, 2020 with a one-year time frame to obtain building permits and begin construction PROJECT ADDRESS: 2825 S. Diamond Bar Blvd. Diamond Bar, CA 91765 PROPERTY OWNER/ ROIC Diamond Hills Plaza LLC APPLICANT: 11250 El Camino Real, #200 San Diego, CA 92130 ENVIRONMENTAL DETERMINATION: The project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment, the City has determined the project to be Categorically Exempt from the provisions of CEQA pursuant to Article 19 under Section 15301(a) (Interior alterations involving partitions and electrical conveyances) of the CEQA Guidelines FEBRUARY 23, 2021 PAGE 3 PLANNING COMMISSION RECOMMENDATION: Staff recommends that the Planning Commission approve Time Extension for Conditional Use Permit No. PL2019-103, based on the Findings of Fact, and subject to the conditions of approval as listed within the draft resolution 9. PLANNING COMMISSION COMMENTS / INFORMATIONAL ITEMS: 10. STAFF COMMENTS / INFORMATIONAL ITEMS: 11. SCHEDULE OF FUTURE EVENTS: 12. ADJOURNMENT: *Until further notice and consistent with the Governor’s latest Executive Order to stay at home, all City meetings will be conducted telephonically. CITY COUNCIL MEETING: Tuesday, March 2, 2021, 6:30 pm PLANNING COMMISSION MEETING: Tuesday, March 9, 2021, 6:30 pm TRAFFIC AND TRANSPORTATION COMMISSION MEETING: Thursday, March 11, 2021, 6:30 pm CITY COUNCIL MEETING: Tuesday, March 16, 2021, 6:30 pm PLANNING COMMISSION MEETING: Tuesday, March 23, 2021, 6:30 pm PARKS AND RECREATION COMMISSION MEETING: Thursday, March 25, 2021, 6:30 pm MINUTES OF THE CITY OF DIAMOND BAR MEETING OF THE PLANNING COMMISSION FEBRUARY 9, 2021 CONSISTENT WITH THE GOVERNOR’S LATEST EXECUTIVE ORDER TO STAY AT HOME, AVOID GATHERINGS, AND MAINTAIN SOCIAL DISTANCING, THIS MEETING WAS CONDUCTED TELEPHONICALLY AND PLANNING COMMISSIONERS, CITY STAFF, AND MEMBERS OF THE PUBLIC PARTICIPATED VIA TELECONFERENCE. CALL TO ORDER: Chair/Mok called the meeting to order at 6:30 p.m. PLEDGE OF ALLEGIANCE: Vice Chair Rawlings led the Pledge of Allegiance. ROLL CALL: Commissioners: Mahendra Garg, Raymond Wolfe, Vice Chairman William Rawlings and Chairman Kenneth Mok. Absent: Commissioner Naila Barlas Staff participating telephonically: Greg Gubman, Community Development Director; James Eggart, Assistant City Attorney, Grace Lee, Senior Planner; Mayuko (May) Nakajima, Associate Planner; Stella Marquez, Administrative Coordinator 2. PUBLIC COMMENTS: None 3. APPROVAL OF AGENDA: As presented. 4. CONSENT CALENDAR: 4.1 Minutes of the City Council/Planning Commission Special Joint Meeting of January 26, 2021. 4.2 Minutes of the Regular Planning Commission Meeting of January 26, 2021. 4.3 Corrected Minutes of the Planning Commission Meeting of December 8, 2020. C/Wolfe moved, VC/Rawlings seconded, to approve the Consent Calendar as presented. Motion carried by the following Roll Call vote: AYES: COMMISSIONERS: Garg, Wolfe, VC/Rawlings, Chair/Mok NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: Barlas 5. OLD BUSINESS: None 4.1 Packet Pg. 6 ________________________________________________________________________ FEBRUARY 9, 2021 PAGE 2 PLANNING COMMISSION ________________________________________________________________________ 6. NEW BUSINESS: None 7. PUBLIC HEARING(S): 7.1 Development Review Planning Case No. PL2020-142 – Under the authority of Diamond Bar Municipal Code Section 22.48, the property owner requested Development Review approval to construct a 670 square foot addition and a comprehensive exterior remodel for an existing two-story, single family residence. The subject property is zoned Low Medium Residential (RLM) with an underlying General Plan land use designation of Low Medium Residential. PROJECT ADDRESS: 1523 Silver Rain Drive Diamond Bar, CA 91765 PROPERTY OWNER: Jing and Jim Pan APPLICANT: 1523 Silver Rain Drive Diamond Bar, CA 91765 AP/Nakajima presented staff’s report and recommended the Planning Commission review the design, receive public comments, and then determine whether or not the proposed design is appropriate for the location. C/Wolfe asked if comments were received from any other neighbors in the cul- de-sac and AP/Nakajima responded that while staff had not received any comments, the property owner indicated they spoke with several of their neighbors who stated they had no objections to the project. VC/Rawlings said that since this is a divergence in style, he wondered if more outreach could be done to confirm their comments; if there is an HOA with CC&R’s that staff would need to check with or was that addressed; and, if staff is aware of any other properties that have such a divergence in style from the other homes in the same neighborhood, or if this proposal would essentially be a first. AP/Nakajima said she is not aware of an HOA, and that The Country Estates gated community has a divergence in style CDD/Gubman responded to VC/Rawlings that staff can conduct additional outreach if that is the Commission’s desire, as opposed to relying on hearsay from the applicant. The property is currently posted with a large 4’x6 ’ public hearing notification board and he would expect that the surrounding neighbors have seen it. CDD/Gubman said he is not aware of whether there is a Homeowners Association and it would be beyond staff’s purview to get involved if there is an HOA. The applicant is obligated to comply with the CC&Rs and bylaws that have been recorded as a civil matter. With respect to other properties in the City that have been remodeled this extensively, in his 13 years with the City, does not recall any home that has been this much of a departure from the 4.1 Packet Pg. 7 ________________________________________________________________________ FEBRUARY 9, 2021 PAGE 3 PLANNING COMMISSION ________________________________________________________________________ prevailing architectural character for a tract neighborhood. The architecture within The Country Estates is eclectic, but The Country Estates should not necessarily be considered a benchmark when evaluating projec ts within tract developments. C/Garg asked if the neighbor at 1531 Silver Rain Drive can be invited to speak to the Commission. Also, 1514 Silver Rain Drive seems to be slightly different from the other homes and perhaps it was remodeled. CDD/Gubman responded that 1514 Silver Rain Drive appears to be the same model as the subject property and is most likely one of the three or four architectural variations provided for each floor plan when this tract was developed. C/Garg asked if it was okay to request comments from other neighbors to better understand how they feel about the project changes. CDD/Gubman said that staff could solicit feedback from them but there is no obligation for them to respond. ACA/Eggart responded to C/Garg that there appear to be several meeting attendees and before providing direction , he believes the Commission should receive public comments. Chair/Mok opened the public hearing. Jim Pan thanked staff and the Commission. He is an architect and may be the first architect/owner to submit such an application. He and his family have lived in Diamond Bar since 1980 and upon his wife’s retirement last year he decided to design their retirement home for her. As an architect he paid close attention to the City’s development guidelines and the General Plan standards as he attempted to encourage innovation and broaden the range of the housing stock. This is a 1970’s tract house. There is no HOA, nor HOA fees and no CC&R’s for this property. His home has water damage from the underground water pipe bursting which means he has to re-pipe his home. In addition, many of his windows have cracked due to settling. He was an architect for Lewis Homes and other local construction projects and he pays special attention to the residential community and public buildings. In this case he specifically designed the house with the same setbacks and actually reduced the height. The house will appear to be the same size because he extended to the back yard area. 1514 Silver Rain Drive was a model floorplan but certain architectural features and materials were changed for other properties in the tract. His project proposes to use the same materials as before while developing to a higher quality and design which he believes is an improvement for the neighborhood. Mr. Pan said that Victor Lee and his wife at 1531 Silver Rain Drive and Mr. Cho and Mr. Mahan and Mr. Lee at 1515 Silver Rain Drive, all of whom welcomed the improvement project. Robin Smith submitted an email to the Commission and reiterated her objecting to the project due to “mansionization” and jarringly different character which is a 4.1 Packet Pg. 8 ________________________________________________________________________ FEBRUARY 9, 2021 PAGE 4 PLANNING COMMISSION ________________________________________________________________________ problem in this and other cities and asked the Commission to consider a redesign and resubmission at a later date. AC/Marquez read an email from Iris Mann who objected to the project on the basis of a modern and out-of-character design. Deborah Lee, 1503 Silver Rain Drive, said that upon seeing the design this evening, she believes it is awkward and too modern for the neighborhood. Douglas Barcon agreed with previous speakers about mansionization and a design that is out-of-character with the neighborhood. He also expressed concerns regarding the possibility of the home becoming an Airbnb. Randall Northam agreed with other speakers that the project is out-of-character with the neighborhood and would visually impose on his privacy at the rear of the project. He is also concerned that this home has been a rental and he can see that the design could allow for separate rooms and as such, he vehemently opposes the project. Tracy Pan, daughter of the property owners, said her parents spoke to several of their neighbors who live adjacent to the project who said they had no issues with the project and supported it. She understands people’s concerns about the rental issue which has nothing to do with the design. Going forward, this will not be a rental property and it will not be an Airbnb, it will be the primary residence for her parents, which is why her dad has spent so much time designing and getting approval for this project. It is his dream home where he wants to retire with her mom and both are extremely good neighbors. To her, this project represents what future generations would like to purchase as their homes which is not only about design but also about structural and material improvements. Paul Deibel spoke in favor of the proposal and said he does not view this property as “mansionization” in terms of scope and structure. To him, this is a modest expansion to an existing coverage of other homes which is consistent with the zoning, size, scale and not overbuilt. He felt it would be advantageous for the City to have more architectural diversity that is compatible in size and scope to the neighborhood throughout the community. It may be difficult to make findings to deny the project. Julio Ayala agreed with Mr. Northam and Ms. Smith that homes should be remodeled in keeping with the neighborhood and surrounding homes. While the architecture of the proposed remodel is beautiful, in his opinion it is not in keeping with the feel of Diamond Bar and will set a precedent. Jim Pan thanked speakers for their comments. This property will be his retirement home. Where the home previously had five bedrooms, one has been converted to his office and it has become a three bedroom house. The house is 4.1 Packet Pg. 9 ________________________________________________________________________ FEBRUARY 9, 2021 PAGE 5 PLANNING COMMISSION ________________________________________________________________________ less than 3,000 square feet and is his only house and he and his family are coming back to their neighborhood and are investing a lot to make this remodel work. He has no plans to sell his home and this is the first he has heard people refer to it as a mansion. He is sorry a tenant caused a problem for his neighbor which is why he left the house empty so that he could prepare for the remodel and let his neighbor know his intention to remodel the house to be his retirement home. Chair/Mok closed the public hearing. C/Wolfe said he could appreciate the myriad of comments in support and opposition and he also appreciates Mr. Pan’s comments. It is his opinion that the project is a drastic departure from the architectural style of the neighborhood. He is generally a supporter of property rights and the City should encourage property owners to invest in their properties to keep the community vibrant and fresh; however, he appreciates the need for harmony and de sign within neighborhoods and was inclined to ask the property owner to withdraw and consider a façade more in line with adjacent properties. He believes there is a much better way to accomplish the floor plan improvements to fit within the existing neighborhood. VC/Rawlings concurred with C/Wolfe. His biggest concern is that overall, he is generally okay with the size, scale, and massing but he is concerned about its compatibility with the character of the neighborhood. While it is a beautiful and bold design, he believes there would be options for completing the upgrade to the infrastructure and structural changes necessary with a design that is less drastic than the proposed change and he would also consider a withdrawal and reconsideration of the project at a later date. Chair/Mok said he agreed with the speakers and Mr. Pan that the scale and mass of this project is not that much bigger than that of his neighbors. It will be the largest house in the neighborhood and possibly in that tract, but it is not that big. In terms of the list of items provided by staff, speakers mention compatibility with the neighborhood and he believes as his colleagues have said, that the project is certainly a detraction from the rest of the homes in the neighborhood, the nature of which is 70’s ranch style, and will not match. C/Wolfe moved, VC/Rawlings seconded, to request the owner to withdraw his proposal and consider redesigning the façade to be more compatible with the neighboring properties. Chair/Mok asked Mr. Pan if he was willing to withdraw his proposal and consider redesigning the façade to be more compatible with the neighboring properties. Mr. Pan said the Commission is forcing him to withdraw his application and he encouraged Diamond Bar to be more progressive and promote innovation instead of trying to keep the City in a 70’s mode. 4.1 Packet Pg. 10 ________________________________________________________________________ FEBRUARY 9, 2021 PAGE 6 PLANNING COMMISSION ________________________________________________________________________ ACA/Eggart explained that if Mr. Pan chooses not to withdraw his proposal, the Commission may need to continue the hearing with other direction or re -notice the hearing. If the applicant is agreeable to withdrawing and resubmitting his proposal, the matter can be continued indefinitely. The effect of not withdrawing and otherwise denying the application that the applicant would then be able to appeal the Commission’s decision to the City Council and if the City Council upheld the Planning Commission’s decision, the applicant would be prohibited for a period of time from filing another application. ACA/Eggart recommended the applicant be given an opportunity to state his intentions. ACA/Eggart explained Mr. Pan’s options in accordance with the motion on the table. Mr. Pan asked if the Commission was asking him to follow the current design of the house. Chair/Mok explained to Mr. Pan that the Commission is asking him for a redesign that is not so radically different from the current design. The Commission is not opposed to updating and modernizing residential project facades, but no other home in the neighborhood has the kinds of materials proposed (large amounts of glass and corrugated metal). Mr. Pan said that the material is a current market material which was not available in the 70’s and is an improvement of technology and material production. The glass offers better insulation for the house, provides better light during the day and saves energy, all of which is incompatible with the existing style according to the Commission. The truth is that the 70’s style will not be seen in future construction, even if the Commission rejects him and other applicants. The difference will be an improvement to the City because overthinking this will not bring the young innovative professionals to Diamond Bar. Chair/Mok asked Mr. Pan if he was willing to withdraw the proposal and submit a revised application for further consideration. CDD/Gubman stated that based on the direction of this deliberation, he would suggest that the Planning Commission consider continuing the matter and direct staff to prepare a resolution for denial. The applicant has indicated an unwillingness to consider a redesign, so a denial would give the applicant an opportunity to appeal the matter to the City Council, which would uphold or reverse the Commission’s decision. C/Wolfe revised his motion to continue the matter and direct staff to prepare a Resolution of Denial. VC/Rawlings seconded the motion. Motion carried by the following Roll Call vote: 4.1 Packet Pg. 11 ________________________________________________________________________ FEBRUARY 9, 2021 PAGE 7 PLANNING COMMISSION ________________________________________________________________________ AYES: COMMISSIONERS: Garg, Wolfe, VC/Rawlings, Chair/Mok NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: Barlas 8. PLANNING COMMISSION COMMENTS/INFORMATIONAL ITEMS: VC/Rawlings encouraged the applicant to explore his options recognizing that it is a beautiful bold project he has put forth. Chair/Mok said it was nice to see activity at the old Big Lots building and hopefully, when COVID-19 restrictions are lifted, the community will be able to visit the businesses that have committed to those spaces. 9. STAFF COMMENTS/INFORMATIONAL ITEMS: None 10. SCHEDULE OF FUTURE EVENTS: As listed in the agenda. ADJOURNMENT: With no further business before the Planning Commission, Chair/Mok adjourned the regular meeting at 7:54 p.m. The foregoing minutes are hereby approved this 23rd day of February, 2021. Attest: Respectfully Submitted, _______________________________________ Greg Gubman, Community Development Director _______________________________ Kenneth Mok, Chairperson 4.1 Packet Pg. 12 PLANNING COMMISSION AGENDA REPORT AGENDA ITEM NUMBER: 7.1 MEETING DATE: February 23, 2021 CASE/FILE NUMBER: Development Review No. PL2020-142 PROJECT LOCATION: GENERAL PLAN DESIGNATION: 1523 Silver Rain Drive Diamond Bar, CA 91765 (APN: 8702-019-041) Low Medium Density Residential ZONING DISTRICT: Low Medium Density Residential (RLM) PROPERTY OWNER/APPLICANT: Jim Pan 1523 Silver Rain Drive Diamond Bar, CA 91765 SUMMARY: On February 9, 2021, the Planning Commission conducted a duly noticed public hearing regarding a request for a Development Review application to construct a 670 square-foot addition and undertake a comprehensive exterior remodel for an existing 2,252 square - foot, two-story single-family residence on a 9,609 square-foot lot. Staff presented the project to the Planning Commission without a recommendation so that the Commission may first review the design, receive public comments, and then determine if the proposed design is appropriate for the location. After closing the public hearing, the Planning Commission gave due and careful consideration to the matter, and upon a motion duly passed 4-0, with Commissioner Barlas being absent, directed staff to prepare a resolution for denial of the project and continued the matter to February 23, 2021. The Commission did not find issues with the size, scale or massing of the proposed project, but found that the contemporary architectural style was a drastic departure with the surrounding area, and thus was not compatible with the neighborhood. As such, the findings to approve the Development Review could not be made by the Planning Commission and the attached resolution contains written findings for the denial. CITY OF DIAMOND BAR ~ 21810 COPLEY DRIVE ~ DIAMOND BAR, CA 91765 ~ TEL. (909) 839-7030 ~ FAX (909) 861-3117 7.1 Packet Pg. 13 Development Review No. PL2020-142 Page 2 of 3 UPDATE: Staff received email correspondences from the applicant that provides additional information after the public hearing was closed, as follows: • Written confirmation in support of the project from the owners of 1501, 1514, 1515 and 1531 Silver Rain Drive. • The owners of 1522 and 1530 Silver Rain Drive are both out of town, but the applicant has received a text confirmation that they are not opposed to the project. • The owner of 1503 Silver Rain Drive, who voiced her concerns during the meeting, has clarified that she is neither in support nor in objection to the project. • The owner of 1507 Silver Rain Drive is an out-of-state investor. Staff has not attempted to verify the accuracy of the new information provided. Since the public hearing was closed, the Planning Commission cannot consider this additional evidence unless a new public hearing is scheduled and legally noticed. Should the Planning Commission wish to review, consider and discuss the additional information provided, the Planning Commission can direct staff to re-notice a new public hearing— subject to the applicant’s agreement to pay for the re-noticing—rather than adopting the resolution of denial at this time. RECOMMENDATION: Staff recommends the Planning Commission take the following actions: 1. Direct staff to re-notice a new public hearing to review, consider and discuss the additional information submitted by the applicant; OR 2. Adopt the attached resolution denying Development Review No. PL2020-142, based on the findings of Diamond Bar Municipal Code (DBMC) Section 22.48, based on the findings contained therein. PREPARED BY: 7.1 Packet Pg. 14 Development Review No. PL2020-142 Page 3 of 3 REVIEWED BY: Attachments: A. Planning Commission Staff Report Dated February 9, 2021 B. Draft Resolution No. 2021-XX C. Draft Minutes from the February 9, 2021 Planning Commission Hearing 7.1 Packet Pg. 15 PLANNING COMMISSION AGENDA REPORT AGENDA ITEM NUMBER: 7.1 MEETING DATE: February 9, 2021 CASE/FILE NUMBER: Development Review Planning Case No. PL2020-142 PROJECT LOCATION: GENERAL PLAN DESIGNATION: 1523 Silver Rain Drive Diamond Bar, CA 91765 (APN: 8702-019-041) Low Medium Density Residential ZONING DISTRICT: Low Medium Density Residential (RLM) PROPERTY OWNER/APPLICANT: Jim Pan 1523 Silver Rain Drive Diamond Bar, CA 91765 SUMMARY: The applicant is requesting Development Review approval to construct a 670 square- foot addition and undertake a comprehensive exterior remodel of an existing 2,252 square-foot, two-story single-family residence on a 9,609 square-foot lot. The project entails transforming the architecture of a traditional 1970s-era tract home to a contemporary design, influenced by the iconic residential architecture of the modernist period. While staff finds the proposed design to be of the highest caliber in all aspects, it is an objectively drastic departure from the production home designs in the surrounding neighborhood. The City Council recently denied a controversial proposal to construct a 4,300 square - foot custom home at 1111 North Diamond Bar Boulevard. Among the findings upon which the City Council based its denial was that the modern design language was out of character with the homes in the nearby neighborhoods. In light of the controversy surrounding the North Diamond Bar Boulevard proposal, staff is first presenting this project to the Planning Commission without a recommendation so that the Commission CITY OF DIAMOND BAR ~ 21810 COPLEY DRIVE ~ DIAMOND BAR, CA 91765 ~ TEL. (909) 839-7030 ~ FAX (909) 861-3117 7.1 Packet Pg. 16 7.1.a Packet Pg. 16 Development Review Planning Case No. PL2020-142 Page 2 of 11 may first review the design, receive public comments, and then determine whether or not the proposed design is appropriate for the location. If the Commission determines that the proposed project is not subject to the precedent set by the decision to deny the project at 1111 N. Diamond Bar Boulevard (whether due to a lack of neighborhood controversy, better compatibility in terms of size and scale, and/or other factors deemed germane to the question), then staff recommends that the Commission continue the matter for two weeks to allow staff to prepare a resolution for approval. Alternatively, should the Commission find the design unsuitable for the neighborhood, then staff recommends that the Commission either: 1) continue the matter and direct staff to prepare a resolution for denial; or 2) allow the applicant to withdraw the proposal and submit a revised application for further consideration at a later time. BACKGROUND: Site and Surrounding General Plan, Zoning and Land Uses The following table describes the surrounding land uses located adjacent to the subject property: General Plan Designation Zoning District Land Use Site Low Medium Density Residential RLM Single Family Residential North Low Medium Density Residential RLM Single Family Residential South Low Medium Density Residential RLM Single Family Residential East Low Medium Density Residential RLM Single Family Residential West Low Medium Density Residential RLM Single Family Residential 7.1 Packet Pg. 17 7.1.a Packet Pg. 17 Development Review Planning Case No. PL2020-142 Page 3 of 11 Existing Residence Site Aerial 7.1 Packet Pg. 18 7.1.a Packet Pg. 18 Development Review Planning Case No. PL2020-142 Page 4 of 11 Project Description The existing 2,252 square-foot, two-story home consists of common areas (living room, family room, dining room, and kitchen), five bedrooms, four bathrooms, and a two -car garage. The applicant is proposing to construct a 670 square-foot addition to the first and second floors. The existing dining room and kitchen on the first floor will be extended towards the rear. The master bedroom will be extended forward and bedrooms will be reconfigured on the second floor. A new balcony overlooking the rear yard is also proposed from one of the bedrooms. If the project is approved and constructed, the residence will have a total of four bedrooms and four bathrooms. The height of the existing house is 24 feet. The proposed project will reduce the overall height by six inches. The proposed two-story addition consists of the following components: PROJECT SUMMARY (square footage) Living Area o Existing First Floor o New First Floor Total First Floor o Existing Second Floor o New Second Floor Total Second Floor 982 400 1,382 1,270 270 1,540 2,922 Garage o Existing 432 911 Balcony/Porch/Patio Areas o Existing Porch to be Replaced -156 o Existing Balcony to be Replaced -90 o New Porches 99 o New Balconies 192 291 TOTAL FLOOR AREA 3,354 Site and Grading Configuration: The property is a rectangularly-shaped lot. The existing house is situated on a leveled p ad. The proposed addition is located on the existing leveled pad at the rear and front of the house. No grading is required for the proposed addition beyond minimal excavation for footings and foundation placement. Architectural Features, Colors, and Materials: The existing home is a 1970s tract design with textured stucco, wood panels, aluminum windows with concrete mission tiles on a gabled and hipped roof. The applicant is proposing a complete façade 7.1 Packet Pg. 19 7.1.a Packet Pg. 19 Development Review Planning Case No. PL2020-142 Page 5 of 11 remodel by changing the architecture to a contemp orary style, introducing a coordinated palette of new exterior finish materials, roof lines, and architectural projections. The project is designed to have a variety of elements to reflect the architectural style, including the following design features: • Smooth white stucco finish; • Metallic silver corrugated metal paneling; • Precast stone veneer and composite cement panel wood décor used as vertical accents; • Sectional wood garage door in a dark oak color; • Porches and balconies with glass and stainless-steel railing; and • Flat roof. Rendering of South (Front) Elevation Rendering of North (Rear) Elevation Rendering of North (Rear) Elevation 7.1 Packet Pg. 20 7.1.a Packet Pg. 20 Development Review Planning Case No. PL2020-142 Page 6 of 11 Development Review (DBMC Chapter 22.48) The proposed project requires a land use approval through the Development Review process. Additions which are equal to or greater than 50 percent of the existing habitable floor area of all existing structures on site, or substantially change the appearance of an existing residence require Planning Commission approval of a DR application. Development Review approval is required to ensure compliance with the City’s General Plan policies and design guidelines, and to minimize adverse effects of the proposed project upon the surrounding properties and the City in general. As stated in Section 22.48.010 of the Development Code, the Development Review process was established to ensure that new development and additions to existing development are consistent with the General Plan “through the promotion of high functional and aesthetic standards to complement and add to the economic, physical, and social character” of Diamond Bar. As designed, the proposed project complies with the City’s development standards such as setbacks, lot coverage, building height, etc. for residential development in the RLM zone. ISSUES FOR CONSIDERATION: Compatibility with Neighborhood As mentioned above, the proposed contemporary style home is a drastic departure from the traditional 1970s-era production home designs in the surrounding neighborhood. In light of the recent controversy with the 1111 N. Diamond Bar Boulevard project, staff is requesting the Planning Commission review the proposed project for compatibility. In order to assess a project’s compatibility, architectural design, size, scale and massing should be considered. • Architectural Design: The cul-de-sac includes both single-story and two-story tract homes built in the 1970s. Building materials include textured stucco, brick, wood siding and trim. Roofs include both hipped and gabled styles with the use of asphalt shingles, concrete or clay tiles. The proposed remodel would noticeably change the style of the home to a modern, contemporary style. Building materials such as smooth stucco and corrugated metal paneling are proposed to reflect the architectural style. • Size: Within the cul-de-sac, the size of the homes ranges from 1,436 square feet to 2,252 square feet. If the project is approved, this home would be the largest at 2,922 square feet. However, the majority of the addition is located towards the rear of the property and the flat roof allows the height of the overall building to be reduced by six inches. • Scale and Massing: Although the home would be 670 square feet larger than the largest home within the cul-de-sac, the proposed home appears to be similar with 7.1 Packet Pg. 21 7.1.a Packet Pg. 21 Development Review Planning Case No. PL2020-142 Page 7 of 11 Addresses on the Cul-De-Sac of Silver Rain Drive the other homes in height, lot coverage and setbacks. Articulation is created on all sides of the building with placement of recessed windows, variable roof lines and architectural projections, which may help reduce the overall scale and massing. The proposed addition above the garage creates bulk, but is also offset by the front entrance porch which is set back. Privacy The subject property is at a higher grade than to the property to the west. A new second floor balcony at the rear is proposed, but views to the west is blocked by a pillar. A small window is proposed at the second floor of the master bedroom which may have views towards the rear yard of the property to the west. According to the property owner, verbal confirmation was received from the property owners to the west, indicating they have no objections to the proposed project. The property to the east is at a higher grade and mature landscaping exists. The property to the rear on Meadow Glen Road is approximately 65 feet away and landscaping also exists at the rear of the subject property to help screen privacy concerns. As such, privacy should not be a concern for the properties to the east and north. N Subject Property 7.1 Packet Pg. 22 7.1.a Packet Pg. 22 Development Review Planning Case No. PL2020-142 Page 8 of 11 1515 Silver Rain Drive (Adjacent Property to the East) 1531 Silver Rain Drive (Adjacent Property to the West) 1515 Silver Rain Drive (Adjacent Property to the East) 1507 Silver Rain Drive 7.1 Packet Pg. 23 7.1.a Packet Pg. 23 Development Review Planning Case No. PL2020-142 Page 9 of 11 1501 Silver Rain Drive 1503 Silver Rain Drive 1514 Silver Rain Drive 7.1 Packet Pg. 24 7.1.a Packet Pg. 24 Development Review Planning Case No. PL2020-142 Page 10 of 11 1522 Silver Rain Drive (Across the Street from Subject Property) 1530 Silver Rain Drive In conclusion, staff is requesting that the Commission consider the following principles of neighborhood compatibility: • Does the proposed project improve or diminish the neighborhood’s character? • Is the proposed project harmonious and respective to the surrounding neighborhood? • Is the proposed project consistent in scale, mass, and form with the surrounding neighborhood? • Have the residents in the neighborhood expressed any concerns with the proposed project? 7.1 Packet Pg. 25 7.1.a Packet Pg. 25 Development Review Planning Case No. PL2020-142 Page 11 of 11 NOTICE OF PUBLIC HEARING: On January 29, 2021, public hearing notices were mailed to property owners within a 1000-foot radius of the subject property. On January 29, 2021, the notice was published in the San Gabriel Valley Tribune newspaper and the project site was posted with a notice display board, and a copy of the public notice was posted at the City’s four designated community posting sites. Public Comments Received No comments have been received as of the publication date of this report. PREPARED BY: REVIEWED BY: Attachments: A. Site Plan, Floor Plans, and Elevations B. Conceptual Renderings and Color & Material Board 7.1 Packet Pg. 26 7.1.a Packet Pg. 26 DIRECTION OF VIEWVIEW ON SHEETSHEET ON WHICH DETAIL OCCURSBUILDING SECTIONDIRECTION OF VIEW CUTROOM NAMEROOM NUMBERROOM TAGDOOR NUMBERWINDOW NUMBERCASEWORK IDENTIFICATION:HEIGHTINDICATES SPECIAL CONDITIONW.I.C. NUMBERLENGTHEXPLANATION OF SPECIAL CONDITION IF NEEDEDDOOR TAGWINDOW TAGDIRECTION OF VIEWVIEW ON SHEETSHEET ON WHICH DETAIL OCCURSEXTERIOR ELEVATIONDIRECTION OF VIEWVIEW ON SHEETSHEET ON WHICH DETAIL OCCURSDETAIL REFERENCE 1A101SIM1A101SIM1A1-0.1SIMRoom name101150 SF1011t403010248MLDEPTHLOCKM=REVERSEROOM SIZE2ERITNO. C26074NAEDLISIMPCASCENJRT,CCHITE A.I.A.1A3-4.NATE COF-0ORNALIF.JIM PAN & ASSOCIATESScaleProject numberDateDrawn byChecked byConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mail1/4" = 1'-0"12/13/2020 6:28:03 PMT001COVER SHEETDRAWING INDEXProject NumberDIMAOND BARHOUSE REMODEL1523 SILVER RAINDR.Issue DateAuthorCheckerPLANNINGDEVELOPMENTREVIEWABANCHOR BOLTACASPHALT CONCRETE OR AIR CONDITIONINGAFFABOVE FINISH FLORALUMALUMINUMAVAUDIO / VIDEO OR AUDIO / VISUALBDBOARDBLDGBUILDINGBMBEAM or BENCH MARKCABCABINETCBCATCH BASINCDCONSTRUCTION DOCUMENT(S)CFCICONTRACTOR FURNISHED CONTRACTORINSTALLEDCLCENTER LINECLGCEILINGCMUCONCRETE MASONRY UNITCOCLEAN OUTCOLCOLUMNCONCCONCRETECPCENTER POINT or CONTROL PANELor CONCRETE PAVERCWCOLD WATERDEMODEMOLITIONDFDRINKING FOUNTAINDGDECOMPOSED GRANITEDNDOWN(E), EXIST.EXISTINGEJEXPANSION JOINTEQPTEQUIPMENTEWHELECTRIC WATER HEATEREXPEXPANSIONEXTEXTERIORFAFIRE ALARMFDFLOOR DRAINFDNFOUNDATIONFFFINISH FLOOR or FACTORY FINISHFL/FLRFLOORFOF/FOSFACE OF FINISH / FACE OF STUDFPFIREPLACEGYPGYPSUMHBHOSE BIBHDRHEADERHTHEIGHTHWHOT WATERINTINTERIORLAVLAVATORYLFLINEAL FOOT or FEETMCMEDICINE CABINETNICNOT IN CONTRACTNO.NUMBERNTSNOT TO SCALEOCON CENTEROFCIOWNER FURNISHED CONTRACTOR INSTALLEDOFOIOWNER FURNISHED OWNER INSTALLEDPCPORTLAND CEMENTPLPROPERTY LINE or PLATEPMPPERFORATED METAL PANELQTQUARRY TILERCPREFLECTED CEILING PLANRMROOMROROUGH OPENINGSDSTORM DRAIN or SOUP DISPENSERSFSQUARE FOOT or SATIN FINISHor STOREFRONTSSSTAINLESS STEELSTCSOUND TRANSMISSION CLASSSYMSYMBOL or SYMMETRICALTTHERMOSTATT&GTONGUE AND GROOVETEMPTEMERATURE or TEMPORARYTOCTOP OF CONCRETE or TOP OF CURBTYPTYPICAL"U" VALUEHEAT TRANSFER COEFFICIENTUNOUNLESS NOTED OTHERWISEVAVVARIABLE AIR VOLUMEVIFVERIFY IN FIELDW/OWITHOUTWCWATER CLOSETWIWOODWORK INSTITUTEWMWATER METERWPWORK POINT or WATERPROOFWRWATER RESISTANTWTWEIGHTWWFWELDED WIRE FABRIC1. DEMOLISH EXISTING KITCHEN, ADD NEW KITCHEN IN THE EXISTING DININGROOM AND EXPAND 6'-6" TO THE BACKYARD2. ENLARGE THE NEW DINING ROOM SPACE BY EXPANDING 10' OF THE EXISTING KICHEN SPACE TO THE BACKYARD.3. ENLARGE THE LIVING ROOM AND FOYED BY EXPANDING 6' TO 10' ON THEFRONTYARD4. RAISE FIRST FLOOR CEILING FROM 8’TO 9’-6”FOR LIVING ROOM, DININGROOM AND KITCHEN. KEEP FAMILY ROOM, LAUNDRY ROOM, HALF BATH ROOM, AND GARAGE EXISTING CEILING HEIGHS.5. REPLACE WINDOWS AND DOORS6. RENOVATE THE BATHROOMS.7. UPGRADE MECHANICAL, ELECTRICAL AND PLUMBING AS NEEDED8. EXTERIOR FINISHES ARE STUCCO, METAL PANEL, COMPOSITE CEMEMT BOARD,AND STONE VENEER (SEE SKECHUP FOR LOCATIONS AND COLORS)9 REPLACE TILE GABLE ROOF WITH SINGLE PLY FLAT ROOFNO. OF STORIES:2 ZONING: RLMOCCUPANCY:RLOT SIZE: 9,609 SQ FTTYP. OF CONSTRUCTION:V EXISTING FLOOR AREA (GSF)ADDITIONFOOTPRINT + PORCHESSHADE STFIRST FLOOR 982 SQ FT400 SQ FTEXISTINGNEWFUTURE2ND FLOOR1,270 SQ FT270 SQ FT1430 SQ FT1850 SQ FT480 SQ FT___________________________________________________TOTAL INCL SHADE2330 SQ FTLOT COVERAGETOTAL2,252 SQ FT670 SQ FT15%19%24%ALL WORK UNDER THIS CONTRACT SHALL COMPLY WITH THE PROVISIONS OF THE SPECIFICATIONS AND DRAWINGS, AND SHALL SATISFY ALL APPLICABLE CODES, ORDINANCES AND REGULATIONS OF ALL GOVERNINGBODIES INVOLVED, ALL PERMITS AND LICENSES NECESSARY FOR THE PROPER EXECUTION OF THE WORKSHALL BE PROCURED AND PAID FOR BY THE CONTRACTOR INVOLVED. APPLICABLE CODES INCLUDE, BUTARE NOT LIMITED TO THE FOLLOWING:LIST OF CALIFORNIA BUILDING STANDARDS CODE [TITLE 24, CALIFORNIA CODE OF REGULATIONS (CCR):PARTIAL LIST OF APPLICABLE CODES AS OF AUGUST 1, 2020:2019 BUILDING STANDARDS ADMINISTRATIVE CODE, [PART 1, TITLE 24 CCR]2019 CALIFORNIA BUILDING CODE (CBC), VOLUMES 1 AND 2 [PART 2, TITLE 24 CCR] 2019 CALIFORNIA ELECTRICAL CODE (CEC), [PART 3, TITLE 24 CCR] 2019 CALIFORNIA MECHANICAL CODE (CMC), [PART 4, TITLE 24 CCR]2019 CALIFORNIA PLUMBING CODE (CPC), [PART 5, TITLE 24 CCR]2019 CALIFORNIA ENERGY CODE, [PART 6, TITLE 24 CCR]2019 CALIFORNIA FIRE CODE, [PART 9, TITLE 24 CCR]TITLE 19 CCR, PUBLIC SAFETY, STATE FIRE MARSHAL REGULATIONSDRAWING INDEXSheetNumberSheet NameT001 COVER SHEET DRAWINGINDEXT002 GENERAL NOTEST003 GENERAL NOTESA010 EXISTING AND NEW SITEPLANSA020 EROSION CONTROLPLANA100 EXISTING FLOOR PLANSA110 NEW FLOOR PLANSA120 REFLECTED CEILINGPLANSA130 EXISTING AND NEWROOF PLANSA200 EXISTING ELEVATIONSA210 NEW EXTERIORELEVATIONSA220 NEW INTERIORELEVATIONSA300 EXISTING BUILDINGSECTIONSA310 NEW BUILDINGSECTIONSA400 DOOR AND WINDOWSCHEDULESAD-2.0 WALL TYPES & DETAILSAD-3.0 ROOF DETAILSBUILDING & SAFETY DEPARTMENTCITY OF DIAMOND BAR21810 COPLEY DRIVEDIAMOND BAR, CA. 91765T: 909-839-7000OWNER / ARCHITECTJIM PAN1523 SILVER RAIN DR.DIAMOND BAR, CA 91765M: 909-896-7869VICINITY MAPABBREVIATIONSSCOPE OF WORKSAPPLICABLE CODESREFERENCE SYMBOLS13D perspective back23D perspective frontNo. Description Date7.1.aPacket Pg. 277.1.aPacket Pg. 27 2ERITNO. C26074NAEDLISIMPCASCENJRT,CCHITE A.I.A.1A3-4.NATE COF-0ORNALIF.JIM PAN & ASSOCIATESScaleProject numberDateDrawn byChecked byConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mail12/13/2020 6:28:03 PMT002GENERAL NOTESProject NumberDIMAOND BARHOUSE REMODEL1523 SILVER RAINDR.Issue DateAuthorCheckerPLANNINGDEVELOPMENTREVIEWJPCONTRACTOR'S RESPONSIBILITIES:1.ALL WORK SHALL CONFORM TO THE LATEST ADOPTED EDITION OF THE UBC, TITLE 24, CALIFORNIA CODE OF REGULATIONS (CCR), SECTION 4-333, 2016 BUILDING CODE, AND ALL OTHER APPLICABLE CODES, ORDINANCES, AND REGULATIONS. NOTHING HEREIN SHALL BE INTERPRETED TO THE CONTRARY.2.OBTAIN AND PAY FOR PERMITS AND INSPECTIONS REQUIRED BY PUBLIC AUTHORITIES GOVERNING THE WORK.3.REVIEW DOCUMENTS, VERIFY DIMENSIONS AND FIELD CONDITIONS, AND CONFIRM THAT WORK IS BUILDABLE AS SHOWN. REPORT ANY CONFLICTS OR OMISSIONS TO THE ARCHITECT & OWNER FOR CLARIFICATION PRIOR TO PERFORMING ANY WORK IN QUESTION.4.CHANGES TO THE APPROVED DRAWINGS AND SPECIFICATIONS SHALL BE MADE BY ADDENDA OR A CHANGE ORDER, AND SHALL BE APPROVED BY ARCHITECT & OWNER.5.SUBMIT SUBSTITUTION REQUESTS, REVISIONS, OR CHANGES TO ARCHITECT & OWNER FOR APPROVAL PRIOR TO PURCHASE, FABRICATION, OR INSTALLATION.6.THE OWNER OR OTHERS SHALL PROVIDE WORK WHEN NOTED "OWNER FURNISHED", "BY OTHERS", OR "NIC" UNDER SEPARATE CONTRACT. COORDINATE WITH OTHERS. INCLUDE SCHEDULE REQUIREMENTS IN CONSTRUCTION PROGRESS SCHEDULE AND COORDINATE TO ASSURE RDERLY SEQUENCE OF INSTALLATION.7.IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR FOR MEANS, METHODS, TECHNIQUES AND PROCEDURES EMPLOYED IN THE PERFORMANCE OF WORK IN, ON OR ABOUT THE JOB SITE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR AND SHALL COORDINATE ANDVERIFY ALL WORK PERFORMED BY SUB-CONTRACTORS.8.THE PROJECT MANUAL, SPECIFICATIONS, TOGETHER WITH THE DRAWINGS, FORM THE CONTRACT DOCUMENTS FOR THIS PROJECT.9.CIVIL, LANDSCAPE, STRUCTURAL, MECHANICAL, PLUMBING, ELECTRICAL, AUDIO VISUAL, TELECOMMUNICATIONS, ETC. DRAWINGS ARE SUPPLEMENTAL TO THE ARCHITECTURAL DRAWINGS. THE CONTRACTOR SHALL REVIEW ALL PLANS AND DRAWINGS. IN THE EVENT OF CONFLICTING STATEMENTS, INSUFFICIENT INFORMATION OR ERRORS, THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT & CONSTRUCTION PROJECT MANAGER AND OBTAIN CLARIFICATION BEFORE ANY WORK IS BEGUN. WORK INSTALLED WHERE CONFLICTING CONDITIONS EXIST WITHOUT PROPER PRIOR NOTIFICATION SHALL BE CORRECTED AT CONTRACTORS EXPENSE.10.THE INTENT OF THESE DRAWINGS, PROJECT MANUAL, AND SPECIFICATIONS IS TO INCLUDE ALL LABOR, MATERIALS AND SERVICES NECESSARY FOR COMPLETION OF ALL WORK SHOWN, PRESCRIBED, OR REASONABLY IMPLIED BUT NOT LIMITED TO THAT EXPLICITLY INDICATED IN THE CONTRACT DOCUMENTS.11.THE OWNER'S REPRESENTATIVE (CONSTRUCTION PROJECT MANAGER) SHALL INTERPRET THE INTENT OF THE DOCUMENTS IN THE CASE OF POSSIBLE CONFLICT OR DISCREPANCY BETWEEN DISCIPLINES.12.UNLESS NOTED OTHERWISE, DIMENSIONS ARE TO CENTERLINE OF POST, OR FACE OF THE STUDS. DO NOT SCALE DRAWINGS. VERIFY DIMENSIONS IN THE FIELD BEFORE PROCEEDING WITH ANY WORK.13.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ACCURATE PLACEMENT OF THE BUILDING/ WORK ON THE SITE.14.DETAILS NOTED AS TYP., OR TYPICAL APPLY IN ALL CASES WHETHER OR NOT SPECIFICALLY REFERENCED.15.WHENEVER AN ITEM, ARTICLE, DEVICE, OR PIECE OF EQUIPMENT IS SHOWN, INDICATED, OR REFERRED TO ON THE DRAWINGS OR THESENOTES IN THE SINGULAR NUMBER, SUCH REFERENCES APPLY TO AS MANY SUCH ARTICLES AS ARE REQUIRED TO COMPLETE THE INSTALLATION.16.WHERE MOUNTING HEIGHTS ARE NOT INDICATED, MOUNT INDIVIDUAL UNITS OF WORK AT MOUNTING HEIGHTS AS LISTED IN APPLICABLE CODES. REFER QUESTIONABLE MOUNTING HEIGHT CHOICES TO ARCHITECT FOR FINAL DECISION.17.ALL ITEMS INDICATED ARE NEW & PROVIDED AS PART OF THIS PROJECT EXCEPT AS SPECIFICALLY IDENTIFIED.18.STRUCTURAL MODIFICATION SHALL NOT BE DONE BEFORE WRITTEN APPROVAL BY THE ARCHITECT,& STRUCTURAL ENGINEER OF RECORD..UNLESS SPECIFICALLY SHOWN OR NOTED ON THE DRAWINGS, NO STRUCTURAL MEMBER SHALL BE CUT, NOTCHED, BORED, WELDED, OROTHERWISE MODIFIED WITHOUT THE PERMISSION OF THE STRUCTURAL ENGINEER OF RECORD.19.THE STRUCTURE IS DESIGNED AS A STABLE UNIT AFTER ALL COMPONENTS ARE IN PLACE. THE CONTRACTOR SHALL DESIGN AND PROVIDE ALL SHORING AND BRACING NECESSARY TO ENSURE THE STABILITY OF ANY AND ALL PARTS OF THE BUILDING DURING CONSTRUCTION.20.PROVIDE PROPER ANCHORAGE OF ESSENTIAL EQUIPMENT IN ACCORDANCE WITH APPLICABLE CODES.21.PROVIDE STEEL BACKING IN WALLS FOR ALL ATTACHMENTS AND ACCESSORIES SUCH AS TOILET ACCESSORIES, GRAB BARS, CABINETS,MIRRORS, ETC.22.COMPLY WITH MANUFACTURER'S APPLICABLE INSTRUCTIONS AND RECOMMENDATIONS FOR INSTALLATION, TO EXTENT THESE ARE MOREEXPLICIT OR MORE STRINGENT THAN REQUIREMENTS INDICATED IN CONTRACT DOCUMENTS, WHERE INSTALLATIONS INCLUDE MANUFACTURED PRODUCTS.23.NEITHER THE ARCHITECT'S REVIEW NOR APPROVAL OF SHOP DRAWINGS SHALL RELIEVE THE CONTRACTOR FROM RESPONSIBILITY FOR DEVIATIONS FROM DRAWINGS OR SPECIFICATIONS UNLESS HE HAS CALLED THE ARCHITECT'S ATTENTION IN WRITING TO SUCH DEVIATIONS AT THE TIME OF SUBMISSION NOR SHALL IT RELIEVE HIM OF RESPONSIBILITY FOR ERRORS OF ANY SORT IN THE SHOP DRAWINGS.4.LOCATIONS OF ALL UTILITIES SHOWN ARE APPROXIMATE. CONTRACTOR SHALL EXERCISE EXTREME CAUTION IN EXCAVATING ANDTRENCHING TO AVOID INTERCEPTING EXISTING PIPING OR CONDUITS. THE ARCHITECT IS NOT RESPONSIBLE FOR THE LOCATION OF UNDERGROUND UTILITIES OR STRUCTURES WHETHER OR NOT SHOWN OR DETAILED AND INSTALLED BY OTHER CONTRACTS. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT, OWNER, & CONSTRUCTION PROJECT MANAGER SHOULD SUCH UNIDENTIFIED CONDITIONS BE DISCOVERED. THE CONTRACTOR IS RESPONSIBLE TO VERIFY LOCATION OF ALL SITE UTILITIES AND TO COORDINATE AND AVOID CONFLICT IN THE LOCATIONS OF NEW UNDERGROUND AND SITE UTILITIES. THE CONTRACTOR SHALL INCLUDE ALL NECESSARY UTILITY FEES, METERS/ AND CONNECTIONS IN HIS BID.5.SITE IMPROVEMENTS IN THE ACCESSIBLE PATH OF TRAVEL SHALL PROVIDE A BARRIER-FREE ACCESS WITHOUT ANY ABRUPT VERTICALCHANGES EXCEEDING 1/4", OR 1/2" WHEN BEVELED 1:2. WALKWAYS SHALL HAVE A MAXIMUM SLOPE OF 1:21. (MAX. 2% CROSS SLOPE)6.A MINIMUM OF 48-HOUR PRIOR NOTICE SHALL BE GIVEN TO THE OWNER & CONSTRUCTION PROJECT MANAGER BY THE CONTRACTOR PRIORTO ANY REQUIRED INTERRUPTION OF OR REMOVAL OF ANY UTILITY SERVICE SERVING THE EXISTING FACILITY. COORDINATE WITH THEOWNER, CONSTRUCTION PROJECT MANAGER, AND THE APPLICABLE UTILITY COMPANY, AS MAY BE NECESSARY, SUCH WORK AS IT RELATESTO THE NEW OR EXISTING WORK. VERIFY THESE REQUIREMENTS WITH THE REQUIREMENTS OF THE PROJECT MANUAL.7.IF REQUIRED, IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO PREPARE, FILE, AND IMPLEMENT PM 10 PLANS TO CONTROL DUSTEMISSIONS AS REQUIRED BY AQMD.8.ALL EXISTING AND NEW TRENCHES SHALL BE SLURRIED, BACKFILLED & COMPACTED PER DETAILS AND REQUIREMENTS ON CIVIL ANDELECTRICAL DRAWINGS & SPECIFICATIONS. ALL EXISTING AND NEW TRENCHES AT AC PAVED AREAS SHALL RECEIVE AC PAVING AND BASE TOMATCH ADJACENT SURFACES.3/4WALLS & CEILINGS1.GYPSUM WALLBOARD, LATHING, PLASTERING AND SUSPENDED CEILING SYSTEMS SHALL CONFORM TO CHAPTER 25 OF TITLE 24, PART 2, UNLESS NOTED OTHERWISE.2.GYPSUM BOARD AND PLASTER SHALL CONFORM TO CHAPTER 25 & 25A OF C.B.C. UNLESS NOTED OTHERWISE.3.SEE WALL TYPES, LEGENDS, DETAILS, SECTIONS, ROOM FINISH SCHEDULE OR CALL-OUTS ON PLANS FOR WALL FRAMING MEMBERS, FIRERATINGS, GYPSUM BOARD THICKNESS AND OTHER WALL CONSTRUCTION MATERIALS.4.WHETHER OR NOT DETAILED ON THE DRAWINGS, THE CONTRACTOR SHALL PROVIDE AND INSTALL HEAVIER GAUGE STUDS, STIFFENERS, BACKING, BRACING, AND SUPPORTING BRACKETS REQUIRED FOR THE INSTALLATION OF ALL CASEWORK AND OF ALL WALL-MOUNTED OR SUSPENDED EQUIPMENT. PROVIDE STEEL BACKING PLATES IN WALLS FOR ATTACHMENT OF ALL WALL-MOUNTED ITEMS, INCLUDING BUT NOT LIMITED TO CABINETS, HANDRAILS AND TOILET ROOM ACCESSORIES.5.PROVIDE DEEPER STUDS WHERE PLUMBING, BRACING, ELECTRICAL PANELS, AND TOILET ROOM ACCESSORIES OCCUR IN WALLS OR ASOTHERWISE NOTED. VERIFY W/ DRAWINGS FOR LOCATION OF THESE WALLS.6.ALL GYPSUM BOARD USED IN JANITOR'S ROOMS AND ALL TOILET ROOMS SHALL BE WATER RESISTANT EXCEPT AT CEILINGS PER CBC SECTION 2512.7.FINISH CEILINGS SHALL BE FLUSH AND LEVEL, UNLESS NOTED OTHERWISE.8.LOCATE REGISTERS AND LIGHTING FIXTURES WITHIN GRID LINES. CENTER SPRINKLER HEADS, SPRINKLERS, RECESSED FIXTURES, SURFACESMOUNTED FIXTURES, AND SIMILAR CEILING ELEMENTS IN SUSPENDED CEILING ACOUSTICAL UNITS, UNLESS NOTED OTHERWISE.9.FINISH HVAC DIFFUSERS, DRAPERY POCKETS, AND SPEAKER GRILLES TO MATCH ADJACENT FINISHES UNLESS NOTED OTHERWISE. SEE DRAWINGS, SPECIFICATIONS, AND SCHEDULES FOR ADDITIONAL FINISH INFORMATION.DOORS & WINDOWS1.GLAZED OPENINGS WITHIN 40" OF THE DOOR LOCK WHEN THE DOOR IS IN THE CLOSED POSITION, SHALL BE FULLY TEMPERED GLASS OR APPROVED BURGLARY RESISTANT MATERIAL, OR SHALL BE PROTECTED BY METAL BARS, SCREENS OR GRILLS HAVING A MAXIMUM OPENING OF 2". THE PROVISIONS OF THIS SECTION SHALL NOT APPLY TO VIEW PORTS OR WINDOWS WHICH DO NOT EXCEED 2" IN THEIR GREATEST DIMENSIONS.2.DOOR STOPS OF IN-SWINGING DOORS SHALL BE OF ONE-PIECE CONSTRUCTION WITH THE JAMB OR JOINED BY RABBET TO THE JAMB UNLESSINDICATED OTHERWISE. SEE DOOR SCHEDULES, HARDWARE TYPES, AND HARDWARE SPECIFICATIONS FOR SPECIFIC REQUIREMENTS.3.ALL PIN-TYPE HINGES WHICH ARE ACCESSIBLE FROM OUTSIDE THE SECURED AREA WHEN THE DOOR IS CLOSED SHALL HAVE NON-REMOVABLE HINGE PINS. IN ADDITION, THEY SHALL HAVE MINIMUM 1/4" DIAMETER STEEL JAMB STUD WITH 1/4" MINIMUM PROTECTION UNLESS THE HINGES ARE SHAPED TO PREVENT REMOVAL OF THE DOOR IF THE HINGES PINS ARE REMOVED.4.THE STRIKE PLATE FOR LATCHES AND THE HOLDING DEVICE FOR PROJECTING DEADBOLTS IN WOOD CONSTRUCTION SHALL BE SECURED TOTHE JAMB AND THE WALL FRAMING WITH SCREWS NOT LESS THAN 2 1/2" IN LENGTH.5.DEADBOLTS SHALL HAVE HARDENED INSERTS; DEADLOCKING LATCH KEY-OPERATED LOCKS ON EXTERIOR; LOCKS OPENABLE WITHOUT KEY, SPECIAL KNOWLEDGE OR EFFORT ON INTERIOR.6.STRAIGHT DEADBOLTS SHALL HAVE A MINIMUM THROW OF 1" AND AN EMBEDMENT OF NOT LESS THAN 5/8".7.A HOOK-SHAPED OR AN EXPANDING-LUG DEADBOLT SHALL HAVE A MINIMUM THROW OF 3/4".8.SECURE INACTIVE LEAF OF DOUBLE DOOR AND UPPER LEAF OF DUTCH DOOR.9.SLIDING GLASS DOORS & WINDOWS SHALL BE EQUIPPED WITH LOCKING DEVICES & SHALL BE SO CONSTRUCTED & INSTALLED THAT THEY REMAIN INTACT AND ENGAGED WHEN SUBJECTED TO SPECIFIED TESTS.10.MULTI-FAMILIES EXIT DOORS: MANUALLY OPERATED EDGE-MOUNTED OR SURFACE-MOUNTED FLUSH BOLTS AND SURFACE BOLTS ARE PROHIBITED.11.HAND ACTIVATED DOOR OPENING HARDWARE SHALL BE CENTERED BETWEEN 30-IN. AND 44-IN. ABOVE THE FLOOR. LATCHING AND LOCKINGDOORS THAT ARE HAND ACTIVATED AND WHICH ARE IN A PATH OF TRAVEL, SHALL BE OPERABLE WITH A SINGLE EFFORT BY LEVER TYPE HARDWARE, BY PANIC BARS, PUSH-PULL ACTIVATED BARS OR OTHER HARDWARE DESIGNED TO PROVIDE PASSAGE WITHOUT REQUIRING THE ABILITY TO GRASP THE OPENING HARDWARE.12.MAXIMUM EFFORT TO OPERATE DOORS SHALL NOT EXCEED 5 POUNDS, PER CBC, FOR EXTERIOR DOORS AND 5 POUNDS FOR INTERIOR DOORS, SUCH PULL OR PUSH EFFORT BEING APPLIED AT RIGHT ANGLES TO HINGED DOORS AND AT THE CENTER PLANE OF SLIDING OR FOLDING DOORS. COMPENSATING DEVICES OR AUTOMATIC DOOR OPERATORS MAY BE UTILIZED TO MEET THE ABOVE STANDARDS. WHEN FIRE DOORS ARE REQUIRED, THE AUTHORITY HAVING JURISDICATION MAY INCREASE THE MAXIMUM EFFORT TO OPERATE FIRE DOORS TO ACHIEVE POSITIVE LATCHING, BUT NOT TO EXCEED 15 LBS MAX, PER CBC 1133B.2.5 .13.THE FLOOR OR LANDING SHALL NOT BE MORE THAN 1/2 INCH LOWER THAN THE THRESHOLD OF THE DOORWAY WITH 1/4" MAXIMUM VERTICAL RISE AND 1/4" MAXIMUM BEVELED PORTION, AT 1:2 BEVEL.14.THE WIDTH OF THE REQUIRED LEVEL AREA ON THE SIDE INTO WHICH THE DOOR SWINGS SHALL EXTEND 24 INCHES PAST THE STRIKE EDGE FOR EXTERIOR DOOR & 18 INCHES PAST THE STRIKE EDGE FOR INTERIOR DOORS.15.ALL GLAZING INSTALLED IN AND WITHIN 40" OF DOORS AND WHERE REQUIRED BY THE CBC SHALL BE FULLY TEMPERED, UNLESS NOTEDOTHERWISE. ALL GLAZING OCCURRING IN FIRE RATED PARTITIONS SHALL BE UL LISTED FIRE RATED GLAZING. ALL GLAZING SHALL COMPLY WITH STANDARDS OF THE U.S. CONSUMER PRODUCTS SAFETY COMMISSION. SEE WINDOW AND DOOR SCHEDULES.16INSTALLATION OF GLASS SHALL CONFORM TO FEDERAL SPECIFICATION 16-CFR-1202 AND ALL LOCAL CODES AND ORDINANCES. GLASS SUBJECT TO HUMAN IMPACT SHALL COMPLY WITH U.S. CONSUMER PRODUCT SAFETY STANDARDS. A CERTIFICATE SHALL ACCOMPANY PRODUCT STATING DATE AND PLACE OF MANUFACTURE. ALL GLAZING SHALL BE TEMPERED AS REQUIRED BY CHAPTER 24 OF THE CBC.FLOORS & SLABS1.THE SURFACE OF THE FLOORS SHALL BE SLIP-RESISTANT. WALKS UNLESS INDICATED OTHERWISE SHALL BE AS SLIP-RESISTANT AS A MEDIUM SALTED FINISH. SEE DRAWINGS & SPECS FOR WALK FINISHES.2.FLOOR COVERING PREPARATION: CONTRACTOR SHALL EXAMINE FLOOR SLAB AND DETERMINE THE ACCEPTABILITY TO RECEIVE ALL OF THE FINISH FLOORING MATERIALS AS DESCRIBED. CONTRACTOR SHALL PERFORM ADDITIONAL CLEANING, SCRAPING AND FILLING AS MAY BE NECESSARY FOR THE PROPER APPLICATION OF THE VARIOUS MATERIALS, PER MANUFACTURER'S RECOMMENDATIONS, SHOULD UNACCEPTABLE CONDITIONS EXIST.3.CONTRACTOR SHALL EXAMINE EXISTING FLOOR SLAB AND PREPARE ALL EXISTING AND NEW FLOOR SUBSTRATES TO RECEIVE NEW FLOOR COVERINGS. ALL EXISTING & NEW FLOOR SUBSTRATES SHALL BE LEVEL AND PLUMB WITHOUT ANY BUMPS, DEPRESSIONS, DIPS, HOLES, CRACKS, CHANGES IN LEVEL, LEFT OVER ADHESIVES, FASTENERS, OR OTHER MISCELLANEOUS ITEMS. CLEAN EXISTING SLABS OF OLD CEMENT OR ADHESIVES. LEVEL OUT FLOORS SO THAT NONE OF THESE ITEMS TELEGRAPH THROUGH THE NEW FLOORING, NOR CAUSEVISIBLE RISES OR DEPRESSIONS, NOR LEAVE GAPS BETWEEN THE FLOORING AND NEWLY INSTALLED OR EXISTING ITEMS. CONTRACTOR SHALL PERFORM ADDITIONAL CLEANING, SCRAPING LEVELING, AND FILLING AS MAY BE NECESSARY FOR THE PROPER APPLICATION OF THE VARIOUS MATERIALS, PER MANUFACTURER'S RECOMMENDATIONS.4.ALL BUILDING FLOOR SLABS OF REINFORCED CONCRETE SHALL BE SET OVER 10 MIL. IMPERVIOUS MEMBRANE, OVER 2" SAND, OVER MINIMUM 4" OF FREE DRAINING GRAVEL, OVER COMPACTED SUBGRADE.QUALITY1.ALL WALLS, CEILINGS AND MISCELLANEOUS ITEMS SUCH AS COLUMN ENCLOSURES, HANDRAILS, SOFFITS, AND PREVIOUSLY PAINTED ITEMS,SHALL RECEIVE PAINT, WHETHER INDICATED OR NOT. EXCEPTION: UNLESS NOTED OTHERWISE, DO NOT PAINT UNPAINTED CONCRETE, UNPAINTED MASONRY, CASEWORK, OR FACTORY FINISHED ITEMS SUCH AS LIGHT FIXTURES, CARPET, COVERPLATES, GRILLES, FIXTURES, NEW CEILING TILES, ETC.2.WOOD CONSTRUCTION WHERE IN CONTACT WITH SOIL SHALL BE REDWOOD OR PRESERVATIVE-TREATED.3.ALL TRIM AND EXPOSED CORNER DETAILS SHALL HAVE MITERED JOINT CONNECTIONS.4.ALL WALLS, DOORS AND THEIR RELATED FRAMES, AND WINDOWS AND THEIR RELATED FRAMES SHALL BE PLUMB AND STRAIGHT, TYPICAL.5.ALL DISSIMILAR METALS SHALL BE EFFECTIVELY ISOLATED FROM EACH OTHER TO PREVENT MOLECULAR BREAKDOWN (GALVANIC ACTION).6.WORK WHICH DOES NOT COMPLY WITH WORKMANSHIP STANDARDS AS SPECIFIED AND AS RECOGNIZED IN THE CONSTRUCTION INDUSTRY FOR APPLICATIONS INDICATED SHALL BE REPLACED. REMOVE AND REPLACE OTHER WORK DETERIORATED OR DAMAGED BY FAULTY WORKMANSHIP OR ITS REPLACEMENT.7.PROVIDE CONNECTION & ATTACHMENT DEVICES & METHODS FOR SECURING WORK PROPERLY AS IT IS INSTALLED: TRUE TO LEVEL AND LINE,8.WITHIN RECOGNIZED INDUSTRY TOLERANCES, AND TO CODE IF NOT OTHERWISE INDICATED. ALLOW FOR BUILDING MOVEMENT AND EXPANSIONS. UNIFORM JOINT WIDTHS IN EXPOSED WORK, ORGANIZED FOR BEST POSSIBLE VISUAL EFFECT SHALL BE PROVIDED.9.QUESTIONABLE VISUAL-EFFECTS CHOICES SHALL BE REFERRED TO THE ARCHITECT & CONSTRUCTION PROJECT MANAGER FOR FINAL DECISION.10.ALL AREAS IN WHICH WORK IS DONE SHALL BE LEFT CLEAN AND IN GOOD REPAIR. ANY DAMAGE DONE TO THE EXISTING BUILDING OR SITE BY THE CONTRACTOR OR ANY OF HIS SUBCONTRACTORS OR EMPLOYEES SHALL BE REPAIRED TO THE SATISFACTION OF THE OWNER & CONSTRUCTION PROJECT MANAGER AND AT NO COST TO THE OWNER. FINAL CLEANING MUST BE DONE TO THE OWNER & CONSTRUCTION PROJECT MANAGER'S SATISFACTION AND SHALL INCLUDE, BUT NOT BE LIMITED TO, CLEANING OF EXISTING LIGHT FIXTURES AND LAMPS AND REMOVAL OF TEMPORARY PROTECTION DEVICES. SEE SPECIFICATIONS FOR ADDITIONAL FINAL CLEANING REQUIREMENTS.MECHANICAL PLUMBING ELECTRICAL1.ALL ELECTRICAL, MECHANICAL AND PLUMBING WORK SHALL CONFORM TO THE REQUIREMENTS OF ALL LEGALLY CONSTITUTED AUTHORITIES HAVING JURISDICTION. ALL REFERENCES TO MOUNTING HEIGHTS SHALL CONFORM TO THE LATEST REQUIREMENTS OF ALL APPLICABLE CODES INCLUDING BUT NOT LIMITED TO TO THE CALIFORNIA ELECTRICAL CODE, CALIFORNIA BUILDING CODE, CALIFORNIA MECHANICAL CODE, CALIFORNIA PLUMBING CODE, CALIFORNIA FIRE CODE, CALIFORNIA T-24 REGULATIONS & ORDINANCES, ADA, AND AUTHORITIES HAVING JURISDICTION UNLESS NOTED OTHERWISE.2.ELECTRICAL RECEPTACLES (15, 20 AND 30 AMPS) SHALL BE MOUNTED PER CODE & AT LEAST +15 INCHES ABOVE THE FINISHED FLOOR TO THE BOTTOM OF THE OUTLETS UNLESS NOTED OTHERWISE ON ELECTRICAL DRAWINGS & SPECS.3.SWITCHES AND CONTROLS FOR LIGHTS, APPLIANCES, HEATING, COOLING, AND VENTILATING EQUIPMENT SHALL BE MOUNTED PER CODE & AT + 48" A.F.F. OR +46" A.F.F. WHEN INSTALLED OVER A MAXIMUM 24" WIDE OBSTRUCTION UNLESS NOTED OTHERWISE ON ELECTRICAL DRAWINGS & SPECIFICATIONS.4.MANUAL FIRE ALARM INITIATING DEVICES (PULL STATIONS) SHALL BE MOUNTED PER CODE & +48" MAX. ABOVE THE FINISHED FLOOR, GROUND OR SIDEWALK.5.DO NOT INSTALL OUTLET BOXES BACK-TO-BACK. SEPARATE BOXES BY AT LEAST 6". IN FIRE RATED WALLS SEPARATE BOXES BY AT LEAST 24" AND WALL STUD.6.PROVIDE ACOUSTIC PAD OR MEMBRANE AROUND OUTLET BOXES AND SWITCHES LOCATED IN ACOUSTIC WALLS, PARTY WALL OF OFFICES, MEETING ROOMS, AND ALL QUIET SPACES,SITE & ACCESS1.VERIFY ALL EXISTING & FINISH GRADES, DIMENSIONS & CONDITIONS AT THE SITE BEFORE COMMENCING WORK AND REPORT ANY DISCREPANCIES TO THE ARCHITECT & CONSTRUCTION PROJECT MANAGER.2.ALL GRADING WORK SHALL CONFORM TO APPLICABLE PROVISIONS OF THE UNIFORM BUILDING CODE, TITLE 24, AND LOCAL CODES OR ORDINANCES. IN THE EVENT OF CONFLICTING PROVISIONS, ALWAYS CONFORM TO THE STRICTER REQUIREMENTS.3.DETERMINE NECESSARY SUB GRADE ELEVATIONS AND CONSTRUCT SMOOTH TRANSITIONS BETWEEN FINISHED GRADESEXISTING CONDITIONS1.CONTRACTOR SHALL PROVIDE AND INSTALL ALL EQUIPMENT AND RELATED ITEMS AS SHOWN IN THESE DOCUMENTS AND AS SPECIFIED. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY ALL EXISTING CONDITIONS IN FIELD PRIOR TO BID AND DETERMINE THE WORK NECESSARY TO COMPLETE THE PROJECT.2.EXISTING CONDITIONS MAY NOT BE SHOWN EXACTLY. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO STARTING WORK. ANY DISCREPANCIES AND/OR OMISSIONS CONTAINED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT & CONSTRUCTION PROJECT MANAGER AT THAT TIME, OR IMMEDIATELY UPON DISCOVERY.3.ANY ITEMS INDICATED WITH (E), EXIST., OR EXISTING SHALL BE DEEMED TO BE EXISTING. ALL OTHER ITEMS SHALL BE CONSIDERED NEW WORK AND SHALL BE PART OF THIS CONTRACT UNLESS NOTED OTHERWISE.ROOFING1.ALL ROOFING MATERIALS SHALL COMPLY WITH ALL APPLICABLE STANDARDS LISTED IN CBC CHAPTER 15 AND AS SPECIFIED IN CBC SECTION 1507 AND TABLES 15-E THRU 15-G.STAIRS1.STAIRWAYS SHALL HAVE HANDRAILS ON EACH SIDE MOUNTED 34" TO 38" ABOVE THE NOSING OF THE TREADS.2.HANDRAILS SHALL EXTEND A MINIMUM OF 12" BEYOND THE TOP NOSING AND 12" PLUS THE TREAD WIDTH BEYOND THE BOTTOM NOSING.3.WHERE THE EXTENSION OF THE HANDRAIL IN THE DIRECTION OF THE STAIR RUN WOULD CREATE A HAZARD, THE TERMINATION OF THE EXTENSION SHALL BE MADE EITHER ROUNDED OR RETURNED SMOOTHLY TO THE FLOOR, WALL, OR POST. WHERE THE STAIRS ARE CONTINUOUS FROM LANDING TO LANDING, THE INNER RAIL SHALL BE CONTINUOUS AND NEED NOT EXTEND OUT INTO THE LANDING.4.THE HANDGRIP PORTION OF HANDRAILS SHALL NOT BE LESS THAN 1-1/4" NOR MORE THAN 1-1/2" IN CROSS SECTIONAL DIMENSION. THE HANDGRIP PORTION OF THE HANDRAILS SHALL HAVE A SMOOTH SURFACE WITH NO SHARP CORNERS. ALL WALLS OR OTHER SURFACES ADJACENT TO THE HANDRAILS SHALL BE FREE OF SHARP OR ABRASIVE ELEMENTS. EDGES SHALL HAVE A MINIMUM RADIUS OF 1/8".HANDRAILS SHALL HAVE A SPACE OF 1-1/2" BETWEEN THE WALL AND HANDRAIL.5.PROVIDE A STRIP OF CLEARLY CONTRASTING COLOR AT LEAST 2" AND NO MORE THAN 4" WIDE AND PLACED PARALLEL TO AND NOT MORE THAN 1" FROM THE NOSE OF THE STEP OR LANDING TO ALERT THE VISUALLY IMPAIRED. THE STRIP SHALL BE OF A MATERIAL THAT IS AT LEAST AS SLIP RESISTANT AS THE TREADS OF THE STAIR. WHERE STAIRWAYS OCCUR AT INTERIOR OF A BUILDING, PROVIDE STRIPS AT THE UPPER APPROACH AND LOWEST TREAD. WHERE STAIRWAYS OCCUR AT EXTERIOR OF A BUILDING, PROVIDE STRIPS AT THE UPPER APPROACH AND ALL TREADS. A PAINTED STRIP SHALL BE ACCEPTABLE AT EXTERIOR STAIRWAYS.6.ALL TREAD SURFACES SHALL BE SLIP-RESISTANT. TREADS SHALL HAVE SMOOTH EXPOSED EDGES. STAIR NOSINGS SHALL NOT PROJECT MORE THAN 1 1/2" PAST THE FACE OF THE LOWER RISER. THERE SHALL BE NO OPEN RISERS.7.ENSURE PROPER ADHESION OF THE RUBBER ONE PIECE NOSING-TREAD-RISERS TO EXISTING & NEW STAIR TREADS, RISERS, AND EXISTINGFLOOR SUBSTRATE. VERTICAL FACE SHALL BE ADHERED PROPERLY TO PREVENT TRIPPING HAZARD. CONSULT MANUFACTURER AS REQUIRED FOR PROPER INSTALLATION PROCEDURES IN PREPARING EXISTING AND NEW STAIR SURFACES PRIOR TO INSTALLATION OF NOSING. ADJUST EXISTING SURFACES AS REQUIRED TO ENSURE PROPER FIT AND LEVEL AND PLUMB SURFACES.MILLWORK1.THE CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND PROVIDE ARCHITECT WITH TWO (2) SETS OF PRECISE SHOP DRAWINGS THAT DEPICT THE ACTUAL MATERIALS, FABRICATION, JOINERY, NON-SPECIFIED HARDWARE, ETC., OF ALL MILLWORK, FOR ARCHITECT'S REVIEW AND APPROVAL, PRIOR TO THE FABRICATION AND INSTALLATION OF ANY MILLWORK.2.THE CONTRACTOR SHALL REVIEW AND APPROVE THE MILLWORK SUB CONTRACTOR'S "SHOP DRAWINGS" PRIOR TO THEIR SUBMISSION TOTHE ARCHITECT. ANY "SHOP DRAWINGS" RECEIVED BY THE ARCHITECT WITHOUT THE CONTRACTOR'S APPROVAL STAMP SHALL BE RETURNED TO THE CONTRACTOR WITHOUT REVIEW.3.THE CONTRACTOR SHALL SUBMIT TWO (2) SIX INCH SQUARE (6"X6") FINISH SAMPLES FOR ARCHITECT'S REVIEW AND APPROVAL PRIOR TOFABRICATION, UNLESS NOTED OTHERWISE. ALL SUBMITTALS SHALL BE IN ACCORDANCE WITH THE "GENERAL CONDITIONS" A.I.A. DOCUMENT A201.4.THE CONTRACTOR SHALL FURNISH AND INSTALL ALL REQUIRED STRUCTURAL MEMBERS, GROUNDS, BLOCKING, FURRING, BRACKETS, AND/OR ANCHORAGE FOR COMPLETION OF MILLWORK INSTALLATION WHICH BECOMES AN INTEGRAL PART OF WALLS, FLOORS, AND/OR CEILINGS.ALL MILLWORK SHALL BE INSTALLED IN ACCORDANCE WITH APPLICABLE CODES AND ARCHITECTURAL WOODWORK INSTITUTE (AWI) STANDARDS..No. Description Date7.1.aPacket Pg. 287.1.aPacket Pg. 28 2ERITNO. C26074NAEDLISIMPCASCENJRT,CCHITE A.I.A.1A3-4.NATE COF-0ORNALIF.JIM PAN & ASSOCIATESScaleProject numberDateDrawn byChecked byConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mail12/13/2020 6:28:04 PMT003GENERAL NOTESProject NumberDIMAOND BARHOUSE REMODEL1523 SILVER RAINDR.Issue DateAuthorCheckerPLANNINGDEVELOPMENTREVIEWACCESSIBILITY NOTES (COMMERCIAL BUILDINGS AND PUBLIC HOUSING)1.IF THE CLEAR FLOOR SPACE ONLY ALLOWS A FORWARD APPROACH TO AN OBJECT, THE MAXIMUM HIGH FORWARD REACH ALLOWED SHALL BE 48". SEE CBC FIGURE 11B-5C(a). THE MINIMUM LOW FORWARD REACH IS 15". IF THE HIGH FORWARD REACH IS OVER AN OBSTRUCTION DEPTH EXCEEDS 20", THE HIGH FORWARD REACH AND CLEARANCES SHALL BE 44".2.OBJECTS PROJECTING FROM WALLS WITH THEIR LEADING EDGES BETWEEN 27" AND 80" ABOVE THE FINISHED FLOOR SHALL PROTRUDENO MORE THAN 4" INTO WALKS, HALLS, CORRIDORS, PASSAGEWAYS OR AISLES.3.FREE-STANDING OBJECTS MOUNTED ON POSTS OR PYLONS MAY OVERHANG 12" MAXIMUM FROM 27" TO 80" ABOVE THE GROUND ORFINISHED FLOOR.4.WALKS, HALLS, CORRIDORS, PASSAGEWAYS, AISLES OR OTHER CIRCULATION SPACES SHALL HAVE 80" MINIMUM CLEAR HEAD ROOM.5.IF A WALK CROSSES OR ADJOINS A VEHICULAR WAY, AND THE WALKING SURFACES ARE NOT SEPARATED BY CURBS, RAILINGS OROTHER ELEMENTS BETWEEN THE PEDESTRIAN AREAS AND VEHICULAR AREAS, THE BOUNDARY BETWEEN THE AREAS SHALL BE DEFINED BY A CONTINUOUS DETECTABLE WARNING WHICH IS 36" WIDE, COMPLYING WITH CBC SECTION 1133B.8.5.6.WALKS AND SIDEWALKS SHALL HAVE A CONTINUOUS COMMON SURFACE, NOT INTERRUPTED BY STEPS OR BY ABRUPT CHANGES INLEVEL EXCEEDING 1/2", AND SHALL BE A MINIMUM OF 48" IN WIDTH.7.ABRUPT CHANGES IN LEVEL, EXCEPT BETWEEN A WALK OR SIDEWALK AND DRIVEWAY, OR WHEN A GUARDRAIL OR HANDRAIL ISPROVIDED, EXCEEDING 4 INCHES IN A VERTICAL DIMENSION SHALL BE IDENTIFIED BY CURBS PROJECTING AT LEAST 6 INCHES INHEIGHT ABOVE WALK OR SIDEWALK SURFACE TO WARN THE BLIND OF A POTENTIAL DROP-OFF.8.WHEN ABRUPT CHANGES IN LEVEL NOT EXCEEDING 1/2" OCCUR, THEY SHALL BE BEVELED WITH A SLOPE NO GREATER THAN 1:2,EXCEPT THAT LEVEL CHANGES NOT EXCEEDING 1/4" MAY BE VERTICAL.9.WHEN THE SLOPE IN THE DIRECTION OF TRAVEL OF ANY WALK EXCEEDS 1 VERTICAL TO 20 HORIZONTAL IT SHALL COMPLY WITH THEPROVISION IN CBC SECTION 1133B.5 AS A PEDESTRIAN RAMP.10.WALKS SHALL BE PROVIDED WITH A LEVEL AREA NOT LESS THAN 60" AT A DOOR OR GATE THAT SWINGS TOWARD WALK, & NOT LESS THAN 48" WIDE BY 44" DEEP AT A DOOR GATE THAT SWINGS AWAY FROM WALK.11.WALKS SHALL EXTEND A MINIMUM OF 24" TO THE SIDE OF THE STRIKE EDGE OF A DOOR OR A GATE THAT SWINGS TOWARD THE WALK.12.WALK SURFACES WITH A SLOPE OF LESS THAN 6% GRADIENT SHALL BE AT LEAST AS SLIP-RESISTANT AS THAT DESCRIBED AS A MEDIUM SALTED FINISH. WALK SURFACES WITH A SLOPE OF 6% OR GREATER GRADIENT SHALL BE SLIP RESISTANT.13.WHERE SINGLE ACCESSIBLE PARKING SPACES ARE PROVIDED, THEY SHALL BE 14' WIDE & OUTLINED TO PROVIDE A 9' PARKING AREA & A 5' LOADING AND UNLOADING ACCESS AISLE ON THE PASSENGER SIDE OF VEHICLE.14.WHEN MORE THAN ONE ACCESSIBLE PARKING SPACE IS PROVIDED, IN LIEU OF PROVIDING A 14' WIDE SPACE FOR EACH PARKING SPACE, TWO SPACES CAN BE PROVIDED WITHIN A 23' WIDE AREA LINED TO PROVIDE A 9' PARKING AREA ON EACH SIDE OF A 5' LOADING AND UNLOADING ACCESS AISLE IN THE CENTER.15.THE MINIMUM LENGTH OF AN ACCESSIBLE PARKING SPACE SHALL BE 18'.16.EACH PARKING SPACE RESERVED FOR PERSONS WITH DISABILITIES IS IDENTIFIED BY A REFLECTORIZED SIGN PERMANENTLY POSTED IMMEDIATELY AT THE HEAD OF EACH STALL OR SPACE, CONSISTING OF A PROFILE VIEW OF A WHEELCHAIR WITH OCCUPANT IN WHITE OR DARK BLUE BACKGROUND. THE SIGN SHALL NOT BE SMALLER THAN 70 SQUARE INCHES IN AREA AND, WHEN IN A PATH OF TRAVEL SHALL BE POSTED AT A MINIMUM HEIGHT OF 80" FROM THE BOTTOM OF THE SIGN TO THE PARKING SPACE FINISHED GRADE.17.CURB RAMPS SHALL BE A MINIMUM OF 4' IN WIDTH AND SHALL LIE, GENERALLY, IN A SINGLE SLOPED PLANE, WITH A MINIMUM OF SURFACE WARPING AND CROSS SLOPE.18.A LEVEL LANDING 4' DEEP SHALL BE PROVIDED AT THE UPPER END OF EACH CURB RAMP OVER ITS FULL WIDTH TO PERMIT SAFE EGRESS FROM THE RAMP SURFACE, OR THE SLOPE OF THE FANNED OR FLARED SIDES OF THE CURB RAMP SHALL NOT EXCEED 1 VERTICAL TO 12 HORIZONTAL.19.ALL CURB RAMPS SHALL HAVE A GROOVED BORDER 12" WIDE AT THE LEVEL SURFACE OF THE SIDEWALK ALONG THE TOP AND EACH SIDE APPROXIMATELY 3/4" ON CENTER. ALL CURB RAMPS CONSTRUCTED BETWEEN THE FACE OF CURB & STREET SHALL HAVE A GROOVED BORDER AT THE LEVEL SURFACE OF THE SIDEWALK.20.DETECTABLE WARNINGS AT THE BOTTOM OF THE RAMP SHALL CONSIST OF IN-LINE SQUARE GRID PATTERN, RAISED TRUNCATEDDOMES WITH A DIAMETER OF NOMINAL 0.9" AT THE BASE TAPERING TO 0.45" AT THE TOP, A HEIGHT OF NOMINAL 0.2", AND A CENTER-TO-CENTER SPACING OF NOMINAL 2.35" ON CENTER, IN COMPLIANCE WITH CBC FIGURE 11B-23A "NOMINAL", AS USED HERE, SHALL BE IN ACCORDANCE WITH SECTION 12-31-102, STATE REFERENCED STANDARD CODE. THE DETECTABLE WARNING SHALL CONTRAST VISUALLY WITH ADJOINING SURFACES, EITHER LIGHT-ON-DARK OR DARK-ON-LIGHT. THE MATERIAL USED TO PROVIDE CONTRAST SHALL BE AN INTEGRAL PART OF THE WALKING SURFACE. THE DOMES MAY BE CONSTRUCTED IN A VARIETY OF METHODS, INCLUDING CAST-IN-PLACE OR STAMPED, OR MAY BE PART OF A PREFABRICATED SURFACE TREATMENT.JP3/4DEMOLITION1.COMPLY WITH APPLICABLE LOCAL, STATE AND FEDERAL CODES AND REGULATIONS PERTAINING TO SAFETY OF PERSONS, PROPERTY ANDENVIRONMENTAL PROTECTION. (CFC ARTICLE 87)2.PROVIDE AND MAINTAIN BARRICADES, LIGHTING, AND GUARDRAILS AS REQUIRED BY APPLICABLE CODES AND REGULATIONS TO PROTECTOCCUPANTS OF BUILDING AND WORKERS.3.ERECT AND MAINTAIN DUSTPROOF PARTITIONS AS REQUIRED TO PREVENT SPREAD OF DUST, FUMES, AND SMOKE, ETC. TO OTHER PARTS OFTHE BUILDING. ON COMPLETION, REMOVE PARTITIONS AND REPAIR DAMAGED SURFACES TO MATCH ADJACENT SURFACES.4.IF DEMOLITION IS PERFORMED IN EXCESS OF THAT INDICATED OR REQUIRED, RESTORE EFFECTED AREAS AT NO COST TO THE OWNER. BRING QUESTIONABLE ITEMS TO THE ATTENTION OF THE ARCHITECT & CONSTRUCTION PROJECT MANAGER.5.REMOVE FROM SITE DAILY AND LEGALLY DISPOSE OF REFUSE, DEBRIS, RUBBISH, AND OTHER MATERIALS RESULTING FROM DEMOLITIONOPERATIONS.6.REMOVE ABANDONED HVAC EQUIPMENT, INCLUDING DUCTWORK UNLESS NOTED OTHERWISE. TERMINATE ABANDONED LINES AT NEARESTCONCEALED LOCATION OR REMOVE IN THEIR ENTIRETY. SEE ALSO DRAWINGS.7.REMOVE ABANDONED PLUMBING EQUIPMENT, INCLUDING PLUMBING FIXTURES AND PIPING UNLESS NOTED OTHERWISE. TERMINATEABANDONED LINES AT NEAREST CONCEALED LOCATION OR REMOVE IN THEIR ENTIRETY. SEE ALSO DRAWINGS.8.REMOVE ABANDONED ELECTRICAL, COMMUNICATION, DATA,. AUDIO VISUAL EQUIPMENT, DEVICES, CONDUIT, AND CABLING UNLESS NOTEDOTHERWISE. TERMINATE ABANDONED LINES AT NEAREST CONCEALED LOCATION OR REMOVE IN THEIR ENTIRETY. SEE ALSO DRAWINGS.9.ANY ITEMS NOT SHOWN ON DEMOLITION DRAWINGS SUCH AS FURNITURE, LOCKERS, SHELVING, FILE CABINETS, DESKS, CHAIRS, GENERALOFFICE EQUIPMENT, ETC. IS THE PROPERTY OF THE OWNER AND SHALL BE STORED AND PROTECTED IN A CENTRAL LOCATION PER THEOWNERS DIRECTION UNLESS NOTED OTHERWISE.ACCESS RAMP1.THE MAXIMUM SLOPE OF A RAMP THAT SERVES ANY EXITWAY, PROVIDES ACCESS FOR PERSONS WITH DISABILITIES, OR IS IN THE PATHOF TRAVEL SHALL BE 1' RISE IN 12' OF HORIZONTAL RUN. THE LEAST POSSIBLE SLOPE SHALL BE USED.2.INTERMEDIATE LANDINGS SHALL BE PROVIDED AT INTERVALS NOT EXCEEDING 30" OF VERTICAL RISE AND AT EACH CHANGE OF DIRECTION.3.TOP LANDINGS SHALL NOT BE LESS THAN 60" WIDE AND SHALL HAVE A LENGTH OF NOT LESS THAN 60" IN THE DIRECTION OF RAMP RUN.No. Description Date7.1.aPacket Pg. 297.1.aPacket Pg. 29 A2102A210A210A210431EXISTING LANDSCAPE AND HARDSCAPE TO REMAINFUTURE 16x30 PHOTOVOLTAIC SHADE STRUCTURE BY SUNPOWER UNDER A SEPARATE BUILDING AND SAFETY APPLICATION16' - 6"49' - 1 1/8"2' - 2"1' - 4"41' - 0"3' - 0"6' - 6"22' - 7"6' - 11 7/8"10' - 1 1/2"16' - 2 1/2"13' - 8"6' - 0"16' - 6"A2002A2001A2004A200318' - 0"5' - 11 7/8"42' - 0"7' - 0"14' - 6"6' - 0"16' - 6"47' - 4 3/8"10' - 0"30' - 2 3/4"6' - 10"3' - 4"2' - 10"2' - 6"22' - 7"6' - 0"18' - 0"PLANTERPLANTERPLANTERPLANTERGRASSGRASSCONCRETE DRIVEWAY CAN PARK 3 CARS6' - 8"PLANTERCONRETE WALKWAYBRICK PAVER STEPS0° 00' 00"136.18'NE86° 34' 22"69.62'NE0° 00' 00"140.34'SW90° 00' 00"69.50'NWPARKWAYFACE OF STREET CURBFRONT SETBACK0' - 0 1/4"SILVER RAIN DR CENTER LINE12' - 0"TO STREET CENTER LINE2ERITNO. C26074NAEDLISIMPCASCENJRT,CCHITE A.I.A.1A3-4.NATE COF-0ORNALIF.JIM PAN & ASSOCIATESScaleProject numberDateDrawn byChecked byConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mail1" = 10'-0"12/13/2020 6:27:38 PMA010EXISTING AND NEWSITE PLANSProject NumberDIMAOND BARHOUSE REMODEL1523 SILVER RAINDR.Issue DateAuthorCheckerPLANNINGDEVELOPMENTREVIEW1" = 10'-0"1SITE NEW1" = 10'-0"2SITE EXISTINGNo. Description DateFRONT SETBACK7.1.aPacket Pg. 307.1.aPacket Pg. 30 A2102A210A210A2104311A3102A3104A310EXISTING LANDSCAPE AND HARDSCAPE TO REMAINFUTURE PHOTOVOLTAIC SHADE STRUCTURE BY SUNPOWER UNDER A SEPARATE BUILDING AND SAFETY APPLICATION2ERITNO. C26074NAEDLISIMPCASCENJRT,CCHITE A.I.A.1A3-4.NATE COF-0ORNALIF.JIM PAN & ASSOCIATESScaleProject numberDateDrawn byChecked byConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mail1/8" = 1'-0"12/13/2020 6:27:41 PMA020EROSION CONTROLPLANProject NumberDIMAOND BARHOUSE REMODEL1523 SILVER RAINDR.Issue DateAuthorCheckerPLANNINGDEVELOPMENTREVIEWNo. Description Date1/8" = 1'-0"1EROSION CONTROL PLANGRAVEL BAGS ALIGNMENTDIRECTION OF FLOWLEGENDEXISTING NATURAL FLOWSILVER RAIN DRIVE7.1.aPacket Pg. 317.1.aPacket Pg. 31 UPDN134567ABCDEFGHA2002A2001A2004A20031A3007' - 0"9' - 6"26' - 6"46' - 0"43' - 0"14' - 10"11' - 2"20' - 0"5' - 0"4' - 6"10' - 6"23' - 0"1' - 6"46' - 0"2A30023' - 4"6' - 0"4' - 4"10' - 2"6' - 0"4' - 0"6' - 6"3' - 6"3' - 6"4' - 6"5' - 8"3' - 0"6' - 2 1/2"3' - 6"14' - 0"14' - 0"6' - 0"43' - 0"6' - 6"4A3003A300240 SFLIVING1119 SFDINING2136 SFKITCHEN3180 SFFAMILY434 SFBATH #1546 SFLAUNDRY6156 SFFOYER7432 SFGARAGE810' - 0"70 SFPORCH9134567ABCDEFGHA2002A2001A2004A20031A3004' - 0"10' - 0"6' - 0"4' - 6"10' - 6"4' - 0"3' - 0"4' - 2"4' - 4"15' - 10"7' - 6"5' - 8"2A3001' - 6"2' - 10"6' - 8"3' - 4"7' - 0"3' - 4"10' - 0"210' - 0"2' - 6"3' - 6"40' - 0"9' - 8"5' - 2"6' - 9"4' - 5"14' - 0"2' - 4"17' - 0"8' - 10"10' - 2"5' - 0"14' - 10"11' - 2"28' - 0"13' - 8 1/4"2' - 8 1/2"5' - 5 1/4"4A3003A300238 SFMASTERBEDROOM18270 SFBEDROOM #41074 SFBATH #41154 SFBATH #312146 SFBEDROOM #313122 SFBEDROOM #214105 SFBEDROOM #11575 SFHALL17113 SFBATH #21690 SFBALCONY192ERITNO. C26074NAEDLISIMPCASCENJRT,CCHITE A.I.A.1A3-4.NATE COF-0ORNALIF.JIM PAN & ASSOCIATESScaleProject numberDateDrawn byChecked byConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mail3/16" = 1'-0"12/13/2020 6:27:42 PMA100EXISTING FLOORPLANSProject NumberDIMAOND BARHOUSE REMODEL1523 SILVER RAINDR.Issue DateAuthorCheckerPLANNINGDEVELOPMENTREVIEW3/16" = 1'-0"1Level 1 Existing3/16" = 1'-0"2Level 2 ExistingNo. Description Date7.1.aPacket Pg. 327.1.aPacket Pg. 32 RefrigeratorRangeU.C.WineVent HoodUPVent HoodUPA2102A210A21043534821A3102A310134567ABCDEFGHA2201WEST2SOUTH46' - 0"23' - 0"6' - 6"3A31024NORTH3EAST10' - 0"4' - 10"6' - 9"4' - 5"14' - 0"6' - 0"3' - 0"6' - 6"14' - 6"1' - 6"1' - 6"5' - 6"4' - 2"3' - 6"42' - 6"7' - 0"10' - 10"1' - 0"9' - 0"3' - 10"1' - 0"9' - 8"16' - 4"4' - 10"9' - 2"1' - 2 1/8"4A310295 SFLIVING1213 SFKITCHEN2304 SFDINING3180 SFFAMILY434 SFBATH #1546 SFLAUNDRY6235 SFFOYER7432 SFGARAGE840' - 0"AD-2.019Sim117321611211131415171847 SFPORCH #21052 SFPORCH #1911222Generic - 6"2Generic - 6"22222113321134A2102A210A2104313121A3102A310134567ABCDEFGHA2201WEST2SOUTH3A31024NORTH3EAST0' - 0"4' - 2"5' - 4"13' - 4"11' - 2"26' - 4"13' - 8"6' - 6"4' - 6"1' - 0"3' - 0"6' - 10"4A31010' - 0"4' - 10"11' - 2"14' - 0"6' - 0"46' - 0"1' - 10"8' - 2"1' - 0"2' - 10"1' - 0"1' - 5"7' - 10"1' - 4"9' - 6"23' - 4"1' - 10"7' - 2"2' - 6"4' - 6"1' - 2"10' - 4"14' - 0"6' - 6"204 SFBATH #217169 SFBEDROOM #21274 SFBATH #414286 SFBEDROOM #31592 SFHALL1676 SFBATH #313373 SFMASTERBEDROOM18192 SFSTUDY11111443774814441511510616917666111455147416120 SFBALCONY #22072 SFBALCONY #1191133Generic - 12"2211111111432222412ERITNO. C26074NAEDLISIMPCASCENJRT,CCHITE A.I.A.1A3-4.NATE COF-0ORNALIF.JIM PAN & ASSOCIATESScaleProject numberDateDrawn byChecked byConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mail3/16" = 1'-0"12/13/2020 6:27:43 PMA110NEW FLOOR PLANSProject NumberDIMAOND BARHOUSE REMODEL1523 SILVER RAINDR.Issue DateAuthorCheckerPLANNINGDEVELOPMENTREVIEW3/16" = 1'-0"1Level 13/16" = 1'-0"2Level 2No. Description DateWALL LEGENDTAG CONSTRUCTION1 NEW WALLS2 EXISTING WALL TO REMAIN3 NEW STONE VENEER WALLS4 NEW FIBER CEMENTPANELWALLS#7.1.aPacket Pg. 337.1.aPacket Pg. 33 Vent HoodA2102A210A210431A3102A310134567ABCDEFGHA2201WEST2SOUTH3A31024NORTH3EAST5' - 0"4' - 6"1' - 0"3' - 0"6' - 6"4A310A2102A210A210431A3102A310134567ABCDEFGHA2201WEST2SOUTH3A31024NORTH3EAST4A3102ERITNO. C26074NAEDLISIMPCASCENJRT,CCHITE A.I.A.1A3-4.NATE COF-0ORNALIF.JIM PAN & ASSOCIATESScaleProject numberDateDrawn byChecked byConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mail3/16" = 1'-0"12/13/2020 6:27:44 PMA120REFLECTED CEILINGPLANSProject NumberDIMAOND BARHOUSE REMODEL1523 SILVER RAINDR.Issue DateAuthorCheckerPLANNINGDEVELOPMENTREVIEW3/16" = 1'-0"1Level 13/16" = 1'-0"2Level 2No. Description Date7.1.aPacket Pg. 347.1.aPacket Pg. 34 134567ABCDEFGHA2001A20041A3002A30023' - 0"26' - 6"9' - 6"5' - 6"1' - 6"40' - 0"8' - 0"4' - 6"9' - 6"1' - 0"21' - 6"1' - 6"9' - 2"2' - 0"20' - 0"2' - 0"31' - 6"4A3003A300EXISTING CONCRETE TILE ROOFA2102A21041A3102A310134567ABCDEFGH3A31024A3109' - 8"0' - 0"5' - 2"0' - 0"1' - 2"10' - 4"13' - 8"1' - 2"4' - 10"41' - 0"1' - 6"0' - 0"1' - 6"1' - 6"2' - 10"SINGLE-PLY TPO ROOFINGROOF HATCH2ERITNO. C26074NAEDLISIMPCASCENJRT,CCHITE A.I.A.1A3-4.NATE COF-0ORNALIF.JIM PAN & ASSOCIATESScaleProject numberDateDrawn byChecked byConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mail3/16" = 1'-0"12/13/2020 6:27:45 PMA130EXISTING AND NEWROOF PLANSProject NumberDIMAOND BARHOUSE REMODEL1523 SILVER RAINDR.Issue DateAuthorCheckerPLANNINGDEVELOPMENTREVIEW3/16" = 1'-0"1ROOF EXISTINGNo. Description Date3/16" = 1'-0"2NEW ROOF7.1.aPacket Pg. 357.1.aPacket Pg. 35 Level 10' -0"Level 29' -0"345671A300Top Plate17' -0"210' - 5"New Level 210' -6"NEW ROOF21' -0"4A300Level 10' -0"Level 29' -0"ABCDEFGH2A300Top Plate17' -0"New Level 210' -6"NEW ROOF21' -0"24' - 6"1' - 5"1' - 7"2' - 0"Level 10' -0"Level 29' -0"ABCDEFGH2A300Top Plate17' -0"New Level 210' -6"NEW ROOF21' -0"Level 10' -0"Level 29' -0"1345671A300Top Plate17' -0"2New Level 210' -6"NEW ROOF21' -0"4A3002ERITNO. C26074NAEDLISIMPCASCENJRT,CCHITE A.I.A.1A3-4.NATE COF-0ORNALIF.JIM PAN & ASSOCIATESScaleProject numberDateDrawn byChecked byConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mail1/8" = 1'-0"12/13/2020 6:27:46 PMA200EXISTINGELEVATIONSProject NumberDIMAOND BARHOUSE REMODEL1523 SILVER RAINDR.Issue DateAuthorCheckerPLANNINGDEVELOPMENTREVIEW1/8" = 1'-0"1South Existing1/8" = 1'-0"2East Existing1/8" = 1'-0"3West Existing1/8" = 1'-0"4North ExistingNo. Description Date7.1.aPacket Pg. 367.1.aPacket Pg. 36 Level 10' -0"Level 29' -0"1A310134567Top Plate17' -0"2New Level 210' -6"NEW ROOF21' -0"4A31012313Level 10' -0"Level 29' -0"2A310ABCDEFGHTop Plate17' -0"New Level 210' -6"NEW ROOF21' -0"1234123' - 6"3' - 0"Level 10' -0"Level 29' -0"2A310ABCDEFGHTop Plate17' -0"New Level 210' -6"NEW ROOF21' -0"124Level 10' -0"Level 29' -0"1A310134567Top Plate17' -0"2New Level 210' -6"NEW ROOF21' -0"4A310421342ERITNO. C26074NAEDLISIMPCASCENJRT,CCHITE A.I.A.1A3-4.NATE COF-0ORNALIF.JIM PAN & ASSOCIATESScaleProject numberDateDrawn byChecked byConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mail1/8" = 1'-0"12/13/2020 6:27:51 PMA210NEW EXTERIORELEVATIONSProject NumberDIMAOND BARHOUSE REMODEL1523 SILVER RAINDR.Issue DateAuthorCheckerPLANNINGDEVELOPMENTREVIEW1/8" = 1'-0"1South1/8" = 1'-0"2East1/8" = 1'-0"3West1/8" = 1'-0"4NorthNo. Description DateELEVATION KEYNODESKeyValueKeynote Text1 CORRUGATED METALPANEL2 PRECAST STONEVENEER3 FIBER CEMENT PANEL4 SMOOTH STUCCOPLASTER7.1.aPacket Pg. 377.1.aPacket Pg. 37 Level 10' -0"Level 29' -0"EFGHTop Plate17' -0"7' - 0"0' - 3 1/2"0' - 4"3' - 0"7' - 2"2' - 0"New Level 210' -6"Level 10' -0"Level 29' -0"1A3103453A3102New Level 210' -6"Level 10' -0"Level 29' -0"EFGHNew Level 210' -6"Level 10' -0"Level 29' -0"1A31013453A3102New Level 210' -6"2ERITNO. C26074NAEDLISIMPCASCENJRT,CCHITE A.I.A.1A3-4.NATE COF-0ORNALIF.JIM PAN & ASSOCIATESScaleProject numberDateDrawn byChecked byConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mail3/8" = 1'-0"12/13/2020 6:27:53 PMA220NEW INTERIORELEVATIONSProject NumberDIMAOND BARHOUSE REMODEL1523 SILVER RAINDR.Issue DateAuthorCheckerPLANNINGDEVELOPMENTREVIEW3/8" = 1'-0"1WEST3/8" = 1'-0"2SOUTH3/8" = 1'-0"3EAST3/8" = 1'-0"4NORTHNo. Description Date7.1.aPacket Pg. 387.1.aPacket Pg. 38 Level 10' -0"Level 29' -0"ABCDEFGH2A300Top Plate17' -0"New Level 210' -6"NEW ROOF21' -0"Level 10' -0"Level 29' -0"1345671A300Top Plate17' -0"2New Level 210' -6"NEW ROOF21' -0"4A3003A300Level 10' -0"Level 29' -0"ABCDEFGH2A300Top Plate17' -0"New Level 210' -6"NEW ROOF21' -0"Level 10' -0"Level 29' -0"ABCDEFGH2A300Top Plate17' -0"New Level 210' -6"NEW ROOF21' -0"2ERITNO. C26074NAEDLISIMPCASCENJRT,CCHITE A.I.A.1A3-4.NATE COF-0ORNALIF.JIM PAN & ASSOCIATESScaleProject numberDateDrawn byChecked byConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mail3/16" = 1'-0"12/13/2020 6:27:54 PMA300EXISTING BUILDINGSECTIONSProject NumberDIMAOND BARHOUSE REMODEL1523 SILVER RAINDR.Issue DateAuthorCheckerPLANNINGDEVELOPMENTREVIEW3/16" = 1'-0"1Section 1 Existing3/16" = 1'-0"2Section 2 Existing3/16" = 1'-0"3Section 3 Existing3/16" = 1'-0"Section 4 ExistingNo. Description Date7.1.aPacket Pg. 397.1.aPacket Pg. 39 Level 10' -0"Level 29' -0"2A310ABCDEFGHTop Plate17' -0"New Level 210' -6"NEW ROOF21' -0"Level 10' -0"Level 29' -0"1A3101345673A310Top Plate17' -0"2New Level 210' -6"NEW ROOF21' -0"4A310Level 10' -0"Level 29' -0"2A310ABCDEFGHTop Plate17' -0"New Level 210' -6"NEW ROOF21' -0"Level 10' -0"Level 29' -0"2A310ABCDEFGHTop Plate17' -0"New Level 210' -6"NEW ROOF21' -0"2ERITNO. C26074NAEDLISIMPCASCENJRT,CCHITE A.I.A.1A3-4.NATE COF-0ORNALIF.JIM PAN & ASSOCIATESScaleProject numberDateDrawn byChecked byConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mail3/16" = 1'-0"12/13/2020 6:27:56 PMA310NEW BUILDINGSECTIONSProject NumberDIMAOND BARHOUSE REMODEL1523 SILVER RAINDR.Issue DateAuthorCheckerPLANNINGDEVELOPMENTREVIEW3/16" = 1'-0"1Section 13/16" = 1'-0"2Section 23/16" = 1'-0"3Section 33/16" = 1'-0"4Section 4No. Description Date7.1.aPacket Pg. 407.1.aPacket Pg. 40 2ERITNO. C26074NAEDLISIMPCASCENJRT,CCHITE A.I.A.1A3-4.NATE COF-0ORNALIF.JIM PAN & ASSOCIATESScaleProject numberDateDrawn byChecked byConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mail12/13/2020 6:27:57 PMA400DOOR AND WINDOWSCHEDULESProject NumberDIMAOND BARHOUSE REMODEL1523 SILVER RAINDR.Issue DateAuthorCheckerPLANNINGDEVELOPMENTREVIEWNo. Description DateDOOR SCHEDULEDOOR# Family and Type FLOOR HEIGHT WIDTH COUNT FUNCTION NOTESDoor-Curtain-Wall-Single-Glass:Door-Curtain-Wall-Single-GlassNew Level 2 6' - 5 3/4" 2' - 2 7/16" 1 Exterior1 Double-Panel 2: 60" x 84" Level 1 7' - 0" 5' - 0" 1 Exterior2 Single-Glass 2: 30" x 84" EXT Level 1 7' - 0" 2' - 6"1 Exterior3 Single-Flush: 30" x 84" Level 1 7' - 0" 2' - 6" 1 Interior4 Single-Flush: 30" x 84" Level 1 7' - 0" 2' - 6" 1 Interior5 Bifold-4 Panel: 72" x 84" Level 1 7' - 0" 6' - 0" 1 Interior6 Single-Flush: 30" x 80" 6' - 8" 2' - 6" 5 Interior7 Sliding-2 panel: 72" x 82" EXT Level 1 6' - 10" 6' - 0" 1 Exterior8 Overhead-Sectional: 16' x 7'-0" Level 1 7' - 0" 16' - 0" 1 Exterior9 Single-Flush: 30" x 84" New Level 2 7' - 0" 2' - 6" 1 Interior10 Single-Flush: 32" x 84" New Level 2 7' - 0" 2' - 8" 1Interior11 Single-Glass 2: 30" x 80" New Level 2 6' - 8" 2' - 6" 1 Interior12 Sliding-2 panel: 72" x 84" Level 2 7' - 0" 6' - 0" 1 Interior13 Sliding-Closet: 60" x 80" Level 2 6' - 8" 5' - 0" 1 Interior14 Sliding-Closet: 72" x 80" Level 2 6' - 8" 6' - 0" 1 Interior15 Single-Glass 2: 30" x 80" Level 2 6' - 8" 2' - 6" 1 Interior16 Door-Interior-Double-FullGlass-Wood: 60" x 80"New Level 2 6' - 8" 5' - 0" 1 Interior17 Double-Panel 2: 60" x 84" New Level 2 7' - 0" 5' - 0" 1 ExteriorWINDOW SCHEDULEWIN NO TYPE Level HEIGHT WIDTH COUNT COMMENTS1 Double Hung: 24" x 90" 7' - 6" 2' - 0" 72 Slider with Trim: 24" x 48" Level 1 4' - 0" 2' - 0" 13 Slider with Trim: 60" x 48" 4' - 0" 5' - 0" 24 Double Hung: 24" x 72" 6' - 0" 2' - 0" 55 Fixed: 24" x 72" New Level 2 6' - 0" 2' - 0" 26 Fixed: 48" x 72" New Level 2 6' - 0" 4' - 0" 27 Double Hung: 24" x 60" Level 2 5' - 0" 2' - 0" 28 Slider with Trim: 36" x 48" Level 2 4' - 0" 3' - 0" 19 Fixed: 60" x 72" New Level 2 6' - 0" 5' - 0" 111 Fixed: 78" x 90" Level 1 7' - 6" 6' - 6" 112 Fixed: 66" x 90" Level 1 7' - 6" 5' - 6" 113 Slider with Trim: 60" x 72" Level 1 6' - 0" 5' - 0" 114 Fixed: 48" x 72" Level 1 6' - 0" 4' - 0" 115 Fixed: 60" x 72" Level 1 6' - 0" 5' - 0" 116 Curtain Panel: Curtain Panel New Level 2117 Curtain Panel: Curtain Panel Level 1118 Curtain Panel: Curtain Panel Level 1110' -0"8' -0"10' -0"9' -6"14' -10"8' -6"BOTHBOTHBOTHBOTH7.1.aPacket Pg. 417.1.aPacket Pg. 41 EXTERIORCEMENT PLASTER ASSEMBLYPLYWOOD SHEATHING WHERE OCCURSWOOD STUD, SEE PLANSINSULATION IN STUD CAVITYTYPE "X" GYP. BD WHERE OCCURS, REFER TO FINISH SCHEDULENOTES:1.THIS DETAIL APPLIES TO BOTH NON-RATED AND 1-HR RATED CONDITIONS.EXTERIORCEMENT PLASTER ASSEMBLYPLYWOOD SHEATHING WHERE OCCURSWOOD STUD, SEE PLANSINSULATION IN STUD CAVITYMORTAR BEDCERAMIC TILE SYSTEMCEMENT BACKERBOARDEXTERIORPLYWOOD SHEATHING PER STRUCTURALWOOD STUD, SEE PLANSINSULATION IN STUD CAVITYTYPE "X" GYP. BD. WHERE OCCURS, REFER TO FINISH SCHEDULECORRUGATED METAL WALL PANELPANEL CLIP @ 24" O.C. W/ (2) #12-11 X 1 1/2" WOOD SCREW, PER MFR.WATERPROOFING MEMBRANEFIBER CEMENT CLADDINGSYSTEMWATERPROOFING MEMBRANEPLYWOOD SHEATHING, REFERTO STRUCT.WOOD STUD, SEE PLANINSULATION IN STUD CAVITYPANEL CLIP BY MANUFACTURER;ATTACH @ 16" O.C. W/ 2" #9STAINLESS STEEL WD. SCREW;USE (1) SCREW @ STUD, (2)SCREWS @ SHEATHING, TYP..375" DIA. HEAD, TYP. ALL PANELLOCATIONS.TYPE "X" GYP. BD. WHERE OCCURS,REFER TO FINISH SCHEDULENOTE: FOR MORE INFORMATION REFER TO DETAILEXTERIOR18AD-2.05/8" TYPE "X" GYP. BD.WOOD STUD, SEE PLANSINSULATION IN STUD CAVITYUL #U3441-HRNOTES:1. THIS DETAIL APPLIES TO BOTH NON-RATED AND 1-HR RATED CONDITIONS.2. SEE DETAIL 28/AD-3.3 FOR UL #U344 CUT SHEETSFOR WALL TERMINATION REQUIREMENTS @ RATED WALL, SEE DETAILS13AD-7.15/8" TYPE "X" GYP. BD.WHERE OCCURSWOOD STUD, SEE PLANSINSULATION IN STUD CAVITYUL #U3291-HRNOTES:1. THIS DETAIL APPLIES TO BOTH NON-RATED AND 1-HR RATED CONDITIONS.3. SEE DETAIL 23/AD-3.3 FOR UL #U329 CUT SHEETSFOR WALL TERMINATION REQUIREMENTS @ RATED WALL, SEE DETAILSMORTAR BEDCERAMIC TILE SYSTEMRESTROOM SIDECEMENT BACKER BOARD13AD-7.1CONCRETE FLOOR SLAB AND FOOTING PER STRUCTURAL DWGS.2X WOOD STUDS @ 16" O.C., U.N.O.2% MAX.4" MAX.1" MIN.6" MIN.WEEP SCREEDCEMENT PLASTER SYSTEMPLYWOOD SHEATHING WHERE OCCURS, SEE STRUCTURALFLOOR FINISH PER FINISH SCHEDULEBASE PER FINISH SCHEDULE3X TREATED WOOD SILL PLATE ON 1" DRYPACK, PER STRUC'L DWGS., U.N.O.INTERIOR WALL FINISH, PER FINISH SCHEDULEBATT. INSULATIONEXTERIOR PAVING PER CIVIL DWGS. / LANDSCAPE DWGS.CONCRETE FLOOR SLAB AND FOOTING PER STRUCTURAL DWGS.FLOOR FINISH PER FINISH SCHEDULEBASE PER FINISH SCHEDULEPLYWOOD SHEATHING WHERE OCCURS, SEE STRUCTURALINTERIOR WALL FINISH, SEE FINISH SCHEDULEBATT. INSULATIONINTERIOR WALL FINISH, SEE FINISH SCHEDULE2X WOOD STUDS @ 16" O.C., U.N.O.BASE PER FINISH SCHEDULEFLOOR FINISH PER FINISH SCHEDULE2X TREATED WOOD SILL PLATE PER STRUCTURAL DRAWINGS, U.N.O.CLR-19 BATT. INSULATION, TYP.METAL BACKING PERCONTROL JOINT SCREED ASMFR'D BY KEENE XJ 15-3 ORAPPROVED EQUIVALENTJOINT HEIGHT PEREXT. ELEVATIONSCEMENT PLASTERSYSTEM O/ MTL. LATH &UNDERLAYMENTPLYWOOD SHEATHING, PERSTRUCT. DWGS (WHEREOCCURS)11S0-2.6MTL. PLASTER CORNER MOLDING ASMFR'D BY FRY REGLET OR APPROVEDEQUIVALENT - TYP. @ EXT. CORNERCEMENT PLASTER SYSTEM O/MTL. LATH O/ UNDERLAYMENT7/8"EXTERIORFIBER CEMENT CLADDINGSYSTEMWATERPROOFING MEMBRANEPANEL CLIP PER MANUFACTURER, ATTACHMENT PER DET.SEALANTDOUBLE FLANGE SEALANTBACKERPLYWOOD SHEATHING, REFERTO STRUCT.2X WOOD STUD @ 16" O.C.U.N.O.NOTE: FOR MORE INFO REFERTO WALL TYPE "A4"17AD-2.0FIBER CEMENT CLADDINGSYSTEMPANEL CLIP BY MANUFACTURER, ATTACHMENT PER DET.OUTSIDE PREFORMEDCORNERSEALANT OVER DOUBLEFLANGE SEALANTBACKER, TYP.WATERPROOFING MEMBRANEPLYWOOD SHEATHING, REFER TO STRUCT.2X WOOD STUD FRAMING,REFER TO STRUCT.17AD-2.0EXTERIORFIBER CEMENT CLADDINGSYSTEMWATERPROOFING MEMBRANESTARTER CLIP BY MANUFACTURER; ATTACH W/ 1" #9 STAINLESS STEEL WD SCREW @ 16" O.C. MAX.FLASHINGNOTE: FOR MORE INFO REFER TO WALL TYPE "A5"6"1/2"1/2"CORRUGATED METAL WALL PANEL SYSTEMCONT. METAL WALL PANEL DRIP EDGE FLASHINGWATERPROOFING MEMBRANECONC. SLABTO TOP OF CONC. CURB6"MIN.OFFSET CLEAT & FASTENER, PER MFR.1/4" SPACER AT FASTENER FOR DRAINAGEEXTERIORWATERPROOFING MEMBRANECHANNEL SCREEDMOLDINGPLYWOOD SHEATHING, REFERTO STRUCT.2X WOOD STUD @ 16" O.C.U.N.O.CORRUGATED METAL WALL PANEL SYSTEMCEMENT PLASTER ASSEMBLYOFFSET CLEAT & FASTENER, PER MFR. NOTE: FOR MORE INFO REFERTO WALL TYPE "A1 & A3"EXTERIOR1" CHANNEL SCREEDMOLDINGPLYWOOD SHEATHING, REFERTO STRUCT.2X WOOD STUD @ 16" O.C.U.N.O.CEMENT PLASTER ASSEMBLYCEMENT PLASTER ASSEMBLYNOTE: FOR MORE INFO REFERTO WALL TYPE "A1"EXTERIORWATERPROOFING MEMBRANE'F' REVEAL MOLDINGPLYWOOD SHEATHING, REFERTO STRUCT.2X WOOD STUD @ 16" O.C.U.N.O.NOTE: FOR MORE INFO REFERTO WALL TYPE "A1 & A4"CEMENT PLASTER ASSEMBLYFIBER CEMENTCLADDING SYSTEMCONCRETE FLOOR SLAB AND FOOTING PER STRUCTURAL DWGS.FLOOR FINISH PER FINISH SCHEDULEBASE PER FINISH SCHEDULE5/8" TYPE 'X' GYPSUM BOARD INTERIOR WALL FINISH, SEE FINISH SCHEDULEBATT. INSULATION2X WOOD STUDS @ 16" O.C., U.N.O.BASE PER FINISH SCHEDULEFLOOR FINISH PER FINISH SCHEDULE3X TREATED WOOD SILL PLATE ON 1" DRYPACK, PER STRUCTURAL DRAWINGS, U.N.O.FIRE CAULKING, TYPFIRE CAULING, TYPUL #U3441-HR2. THIS DETAIL APPLIES TO BOTH NON-RATED AND 1-HR. RATED CONDITIONS.CORRUGATED METAL WALL PANEL SYSTEMOUTSIDE PREFORMEDCORNERWALL CLIP, PER MFR.WATERPROOFING MEMBRANEPLYWOOD SHEATHING, REFERTO STRUCT.2X WOOD STUD FRAMING,REFER TO STRUCT.CONT. METAL WALL PANEL CLOSURE1"1/4"CORRUGATED METAL WALL PANEL SYSTEMWALL CLIP, PER MFR.WATERPROOFING MEMBRANEPLYWOOD SHEATHING, REFERTO STRUCT.2X WOOD STUD FRAMING,REFER TO STRUCT.CONT. METAL WALL PANEL JAMB TRIM6 X 6 X 20 GA. G.I. CONT. FLASHING ANGLECONT. 'J' MOLD PLASTER SCREEDCEMENT PLASTER ASSEMBLYPLYWOOD SHEATHING PER STRUCT. DWGS.WALL TYPE PER PLANCONT. FOAM CLOSURE STRIP SET IN SEALANTSCALE:3" = 1'-0"1WALL TYPE "A1"SCALE:3" = 1'-0"2WALL TYPE "A2"SCALE:3" = 1'-0"13WALL TYPE "A3"SCALE:3" = 1'-0"17WALL TYPE "A4"SCALE:3" = 1'-0"3WALL TYPE "B1"SCALE:3" = 1'-0"5WALL TYPE "C1"SCALE:1 1/2" = 1'-0"8TYP EXT WALL CURBSCALE:1 1/2" = 1'-0"4INTERIOR WALL SILLSCALE:6" = 1'-0"7CONTROL JOINTSCALE:12" = 1'-0"9EXTERIOR CORNERSCALE:3" = 1'-0"18WD PANEL - VERT JOINTSCALE:3" = 1'-0"19WD PANEL CORNERSCALE:3" = 1'-0"16WOOD PANEL @ CURBSCALE:1 1/2" = 1'-0"15MTL WALL PANEL @ CURBSCALE:1 1/2" = 1'-0"11RVL @ PLAST - MTL WALLSCALE:3" = 1'-0"6REVEAL @ PLASTER WALLSCALE:3" = 1'-0"20RVL @ PST - WD PANELSCALE:1 1/2" = 1'-0"12TYP. INT. WALL SILLSCALE:1 1/2" = 1'-0"14WALL MTL PANEL CORNERSCALE:1 1/2" = 1'-0"10MTL PST INSIDE CORNER2ERITNO. C26074NAEDLISIMPCASCENJRT,CCHITE A.I.A.1A3-4.NATE COF-0ORNALIF.JIM PAN & ASSOCIATESScaleProject numberDateDrawn byChecked byConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailAs indicated12/13/2020 6:27:59 PMAD-2.0WALL TYPES &DETAILSProject NumberDIMAOND BARHOUSE REMODEL1523 SILVER RAINDR.Issue DateAuthorCheckerPLANNINGDEVELOPMENTREVIEW0' - 0 1/2"No. Description Date7.1.aPacket Pg. 427.1.aPacket Pg. 42 SLOPE1/4"=12"SLOPE1/4"=12"SLOPE1/4"=12"SLOPE1/4"=12"TYP.2"TYP.2"TYP.2"18"18"18" 25"18"OVERFLOW ROOF DRAIN, SET EXTENSION SLEEVE 3/4" ABOVE PRIMARY DRAIN EXTENSION SLEEVE5AD-3.0MIN. 6"MIN. 6"MIN. 6"2"1"MAIN DRAINOVERFLOW DRAINCAST IRON STRAINER2X BLOCKING COPED AROUND ROOF DRAINCAST IRON ROOF DRAINROOF DRAIN LEADER PER PLUMBING PLANSOVERFLOW DRAIN LEADER PER PLUMBING PLANSCAST IRON OVERFLOW DRAIN W/ RAISED VERTICAL FLANGEPLYWOOD SHEATHING OVER ROOF FRAMING PER STRUCTURALSHAPED RIGID INSULATION (SLOPE TO DRAIN)MIN.8"STAINLESS STEEL HOSE CLAMPSEALANTVENT PIPE PER MECHANICALROOFING SYSTEM BASE FLASHING, HOT-AIR WELDEDPLYWOOD SHEATHING PER STRUCT.ROOFING SYSTEM FLASHING MEMBRANEROOFING MEMBRANE OVER 1/4" SEPARATION BOARD OVER VAPOR BARRIER, SEALED AT EDGESANCHORAGE OCCURS @ TOP, BOTTOM & 4'-0" O.C. VERT.2x WOOD FRAMING WHERE OCCURSROOF SHEATHING, PER STRUCT. DWGS.CONC. CURBWHERE OCCURS3'-0"x 2'-6" ROOF ACCESS HATCHSAFETY POST1/2" X 2" STL. BAR STRINGERS @ 20" O.C.3/4" DIA. STL. BAR RUNGS @ 12" O.C. TYP.FIN. FLR.(2) 1/2" DIA. x 4" HILTI KWIKKB-TZ EXPANSION ANCHORSWOOD BEAM, SEE STRUCT.3/8" DIA. x3 LAG SCREW @ EA. CORNERFACE OF CEILINGWHERE OCCURS2542"6"X 2'-6" WIDE3'-0" NOMINAL12" MAX.6" MIN.TYP.12"1'-3"3" MIN.8"PROVIDE SOFFIT WALL ONLY AT ROOMS WITH CEILING 2"30" OR GREATERROOFING SYSTEM COVERSTRIP, HOT-AIR WELDEDROOFING SYSTEMBASE FLASHING, OVER1/4" SEPARATIONBOARD, HOT-AIRWELDEDCONNECTION BARAND FASTENERSPLYWOOD SHEATHINGSEE STRUC. DWGS.ROOFING MEMBRANEOVER 1/4" SEPARATIONBOARD OVER VAPORBARRIER, SEALED ATEDGESPLYWOOD SHEATHINGSEE STRUC. DWGS.O.C. 12"METAL STUDBACKING, PER ST DETAIL2x WOOD STUDS,U.N.O.1/2" DIA. MACHINE BOLT3/16"3"X3"X3/8" STL.PLATEFINISH PER FINISHSCHEDULENOTE:SPACE CONNECTORS EVENLY NOT TO EXCEED 4'-0" O.C. VERT.9"X3"X3/8"STL. PLATE1/2" X 2" STL.STRINGER3/4" DIA. STL.RUNGS WHEREOCCURS3/16"CLOSURE FLASHING ROOF MEMBRANE ASSEMBLY W/ CONT. TERMINATION BARCONT. TWO-PIECE SNAP-IN ROOF FLASHING REGLETCONT. PARAPET CAPFLASHING ASSEMBLYCORRUGATED METALWALL PANEL SYSTEMFIELD CUT AND BEND RIB AS REQUIREDCONT. SELF-ADHEREING WATER PROOF MEMBRANE1/4" :12"MIN. SLOPE4"WATERPROOFING MEMBRANEROOFING MEMBRANE ASSEMBLY W/ CONT. TERMINATION BARCONT. TWO-PIECE SNAP-IN FLASHING REGLETCONT. SELF-ADHEREINGWATER PROOF MEMBRANE2X DBL TOP PLATECONT. 'J' MOLD PLASTER SCREEDEXTERIOR PLYWOOD SHEATHING, COORDINATE W/ STRUCTURALCEMENT PLASTER ASSEMBLY2X WOOD STUDS @ 16" O.C., U.N.O.CONT. PARAPET CAP FLASHING ASSEMBLY. PAINTED TO MATCH EXT. FINISH.1/4" : 12"MIN. SLOPE4"4"ROOFING MEMBRANE ASSEMBLY W/ CONT. TERMINATION BAR1/4" :12"MIN. SLOPECONT. TWO-PIECE SNAP-IN ROOF FLASHING REGLETCONT. PARAPET CAP FLASHING ASSEMBLYCONT. SELF-ADHEREING WATER PROOF MEMBRANETOP OF PARAPETFRAMINGFIBER CEMENT PANEL ASSEMBLYCONT. EDGE CLOSURE FLASHINGREGLET ELEV.TO BE COORDINATEDW/ PARAPET CAPFLASHING REGLET ELEV.3"REGLET ELEV. TO BE COORDINATEDW/ PARAPET CAPFLASHING REGLET ELEV.TWO-PIECE SNAP-IN FLASHING REGLETROOFING MEMBRANE ASSEMBLY W/ CONT. TERMINATION BARCONT. 2X WD. BLK'G.CEMENT PLASTER ASSEMBLYFOR FRAMING CONFIGURATIONSEE STRUCT. DWGS, TYPHOT-AIR WELDNOTE:FOR MORE INFO., SEE STRUCT. DETAILWOOD STUD FRAMING, PER PLAN, TYP.MEMBRANE ROOFING SYSTEM OVER AND DOWN WALL MIN. 6" EXT. PLYWOOD SHEATHING, TYP.STRUCTURAL WOOD ROOF JOIST, PER STRUCT. DWGS.2X CONT. BLOCKINGDOUBLE 2X TOP PLATE CONT. SIMPSON HANGER EACH SIDE, SEE STRUC'L DWGS.SLOPESLOPE2X DBL TOP PLATECONT. 'J' MOLD PLASTER SCREEDEXTERIOR PLYWOOD SHEATHING, COORDINATE W/ STRUCTURALCEMENT PLASTER ASSEMBLY2X WOOD STUDS @ 16" O.C., U.N.O.CONT. PARAPET CAP FLASHING ASSEMBLY. PAINTED TO MATCH EXT. FINISH.1/4" : 12"MIN. SLOPE4"2x WOOD STUDS @ 16" O.C. (U.N.O.),COORDINATE W/STRUCT.CEMENTPLASTER ASSEMBLY2x BLOCKING WHERE OCCURS,COORDINATE W/ STRUC.JOIST.PLYWOOD SHEATHINGROOFING MEMBRANE OVER 1/4" SEPARATION BOARD OVER SHAPED RIGID INSUL. (WHEREOCCURS) OVER VAPOR BARRIER (SEALED AT EDGES)HOT-AIR WELDROOF SYSTEM FLASHING OVER1/4" SEPARATION BOARDEXT. PLYWOOD SHEATHING,COORDINATE W/ STRUCT.22AD-3.0TOP OF PARAPET2X WOOD STUD FRAMINGPROVIDE WOOD STUD LATERAL BRACINGCEILING HEIGHT PER PLANCEILING JOIST FRAMING5/8" TYPE 'X' GYPSUM BOARD TO THE UNDERSIDE OF THE STRUCTUREMETAL CORNERBEAD TYP.LIGHT TRACKTERREFLECTORTOP 0-30 DEG.ANGLE ADAPTERTUBE AS REQUIREDMEMBRANE ROOFING SYSTEM OVER SEPARATION BOARD OVER AIR BARRIER SEALED AT EDGES, TYP.WD. FRAMING,PER STRUCT.METAL CAP FLASHING,BY MANUFACTURERWOOD NAILERPITCHED PRE-FABRICATEDCURB WITH WD. NAILEREXTENSION TUBETUBE SCREW(4) EYE BOLTS INTO TRANSITION BOX WITH 16 GA. GALV. WIRES 45 DEG. TO ROOF FRAMING PER DETAILVERIFY WITH MANUFTURER22-1/2" OPENINGEXTERIOR PORTLAND CEMENT PLASTER SYSTEMPLYWOOD SHEATHING2X WOOD CONT. W/ (2) 16d EA. EX, TYP.2X @ 16" O.C., TYP.2X HANGERS @ 16" O.C. W/ (3) 16d EA. END, TYP.FRENSEL LENDS DIFFUSER11AD-4.0--EXTENSION TUBEWD. FRAMING,PER STRUCT.DWGS.LIGHT TRACKTER REFLECTORMETAL CAP FLASHING,BY MANUFACTURERTEMPERED GLASSPITCHED PRE-FABRICATEDCURB WITH WD. NAILERMEMBRANE ROOFING SYSTEMO/ SEPARATION BOARD O/AIR BARRIER SEALED AT EDGESMEMBRANE ROOFING SYSTEM,UP AND OVER CURBHOT AIR-WELDPRESSURE TREATED WD. NAILER#10 x 2" SMS SCREWS (2 EA SIDE)PLYWD. SHEATHING,PER STRUCT. DWGS.2ERITNO. C26074NAEDLISIMPCASCENJRT,CCHITE A.I.A.1A3-4.NATE COF-0ORNALIF.JIM PAN & ASSOCIATESScaleProject numberDateDrawn byChecked byConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailAs indicated12/13/2020 6:27:59 PMAD-3.0ROOF DETAILSProject NumberDIMAOND BARHOUSE REMODEL1523 SILVER RAINDR.Issue DateAuthorCheckerPLANNINGDEVELOPMENTREVIEWSCALE:3/4" = 1'-0"1ROOF DRAIN SUMPSCALE:1 1/2" = 1'-0"5ROOF DRAIN @ WOOD DECKSCALE:3" = 1'-0"3PIPE PENETATIONSCALE:1/2" = 1'-0"15ROOF ACCESS LADDERSCALE:1" = 1'-0"8WALL FLASHINGSCALE:1 1/2" = 1'-0"11STL LADDER ANCHORAGESCALE:1 1/2" = 1'-0"10PARAPET CAP @ MTLSCALE:1 1/2" = 1'-0"9CAP FLASHINGSCALE:1 1/2" = 1'-0"13CAP FLASHING @ FCPSCALE:1 1/2" = 1'-0"7FLASHING CPL TO ROOFSCALE:1 1/2" = 1'-0"6ROOF OVER INT. WALLSCALE:3" = 1'-0"4PARAPET @ CPLSCALE:1 1/2" = 1'-0"2PARAPET W/ RIGID INSULSCALE:3" = 1'-0"12GWB TRANSITION SOFFITNo. Description DateSCALE:1" = 1'-0"14TUBULAR SKYLIGHT7.1.aPacket Pg. 437.1.aPacket Pg. 43 1 3 2 4 4 6 3 14 7 5 7.1.b Packet Pg. 44 7.1.a Packet Pg. 44 124 3 3 2 14 7.1.b Packet Pg. 45 7.1.a Packet Pg. 45 1523 Silver Rain Dr., Diamond Bar, CA 91765 Marterials and Colors Board 1 Metal Sales, Empire Series, Box Rib, 16” Coverage #EM15-168. Color “Metallic Silver (K7)” 2 Eldorado Stone, Rustic Ledge, Nationwide profile. Color: Clearwater 7.1.b Packet Pg. 46 7.1.a Packet Pg. 46 3 TRESPA, Meteon Composite Cement Panel, Wood Decors - English Cherry 4 Smooth Stucco, TEX-COT Coolwall, Heat Reflective Wall Coating. Color to match Dunn Edwards “Warm White” DEW380 RL#005 7.1.b Packet Pg. 47 7.1.a Packet Pg. 47 5 ½” high-strength transparent Glass Railing with Stainless Steel Mounting Brackets and handrail 6 Entry Door: Groke Modern Door, Glass: Float Sandblasted. Color: Wood Finishes, Golden oak, dark FD011 Custom Wood Sectional Garage Door - Lucas – Modern Flush Style. Color: Luan Wood or Pine, Brown, Stain. 7 Vinyl or Fiberglass Windows and Patio Doors: Pella 250 Series. Dual-Color Frames: Exterior Brown, White Interior 7.1.b Packet Pg. 48 7.1.a Packet Pg. 48 PLANNING COMMISSION RESOLUTION NO. 2021-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR DENYING DEVELOPMENT REVIEW NO. PL2020-142 TO CONSTRUCT A 670 SQUARE- FOOT ADDITION AND COMPREHENSIVE EXTERIOR REMODEL FOR AN EXISTING 2,252 SQUARE-FOOT, TWO STORY SINGLE-FAMILY RESIDENCE ON A 9,609 SQUARE-FOOT LOT LOCATED AT 1523 SILVER RAIN DRIVE, DIAMOND BAR, CA 91765 (APN 8702-019- 041). A. RECITALS 1. The property owner and applicant, Jim Pan, has filed an application for Development Review No. PL2020-142 to construct a 670 square-foot addition and comprehensive exterior remodel for an existing 2,252 square-foot, two-story single-family residence located at 1523 Silver Rain Drive, Diamond Bar, County of Los Angeles, California. Hereinafter in this Resolution, the subject Development Review shall be referred to as the "Proposed Project." 2. The subject property is comprised of one parcel totaling 9,609 square feet. It is located in the Low Medium Residential (RLM) zone with an underlying General Plan land use designation of Low Medium Residential. 3. The legal description of the subject property is Lot 80 of Tract No. 31062. The Assessor’s Parcel Number is 8702-019-041. 4. On January 29, 2021, public hearing notices were mailed to property owners within a 1,000-foot radius of the Project site. Also, public notices were posted at the project site and the City’s four designated community posting sites. On January 29, 2021, notification of the public hearing for this project was published in the San Gabriel Valley Tribune newspaper. 5. On February 9, 2021, the Planning Commission of the City of Diamond Bar conducted a duly noticed public hearing, received a staff report and information concerning the Project from City Staff, solicited testimony and evidence from the applicant and all other interested individuals, and concluded said hearing on that date. The applicant and all other interested individuals were given an opportunity to be fully heard and to present evidence at the public hearing . 6. After the close of the public hearing, t he Planning Commission gave due and careful consideration to the matter and, upon a motion duly passed 4-0, with Commissioner Barlas being absent, directed staff to prepare a resolution for denial of the Proposed Project based on the facts and information contained in the oral and written record. 7. The documents and materials constituting the administrative record of the proceedings upon which the Planning Commission’s decision is based are located at the City of Diamond Bar, Community Development Department, Planning Division, 21810 Copley Drive, Diamond Bar, CA 91765. 7.1.b Packet Pg. 49 Page 2 Planning Commission Resolution No. 2021-XX B. RESOLUTION NOW, THEREFORE, it is found, determined and resolved by the Planning Commission of the City of Diamond Bar as follows: 1. The Planning Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct; 2. Based on the findings and conclusions set forth below, the Proposed Project is denied. 3. Because the Proposed Project is denied, the Proposed Project is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to the provisions of Article 19, Section 15270(a) of the CEQA Guidelines. C. FINDINGS OF FACT AND CONCLUSIONS Based upon the totality of the information provided and substantial evidence in the administrative record, the Planning Commission hereby finds and determines that the architectural design of the proposed development is not compatible with the character of the surrounding neighborhood and will not maintain or enhance the harmonious, orderly and attractive development contemplated by Chapter 22.48 of the Diamond Bar Municipal Code—Development Review Standards, the City’s Design Guidelines, the City’s General Plan, o r any applicable specific plan. Based on the above, the following two (2) findings required for approval of a Development Review pursuant to DBMC Section 22.48.040 cannot be made : “(1) The design and layout of the proposed development are consistent with the general plan, development standards of the applicable district, design guidelines, and architectural criteria for special areas (e.g., theme areas, specific plans, community plans, boulevards or planned developments);” “(3) The architectural design of the proposed development is compatible with the character of the surrounding neighborhood and will maintain and enhance the harmonious, orderly and attractive development contemplated by this chapter, the general plan, or any applicable sp ecific plan;” The facts and reasons supporting this determination include the following: The City’s General Plan Policy LU -P-18 requires development to be sensitive to the building form, density, massing, and scale of surrounding residential neighborhoods. The City’s General Plan Goal CC-G-4 also requires the preservation of the scale and character of existing residential neighborhoods and ensure sensitive transitions between densities and use. Moreover, the City’s Design Guidelines require compatibility with the surrounding character including harmonious building style, form, size, color, material and roofline. The subject property located within a neighborhood comprised of 1970s-era tract homes, and is situated on a cul-de-sac along with eight other homes. The prevailing architectural style of the neighborhood is generally characterized as 7.1.b Packet Pg. 50 Page 3 Planning Commission Resolution No. 2021-XX traditional, with pitched roof forms and material palettes that are typical of the period during which they were built, such as stucco, wood and brick. I n contrast, the architectural design of the Proposed Project follows a modernist design vocabulary, with flat roofs, box-like modules, and a contemporary material palette that includes metal and large expanses of glass , and is thus a radical departure from the vernacular of the neighborhood . Rather than being compatible and harmonious with the form and building style of the surrounding neighborhood, the proposed exterior remodel sets itself apart and distinguishes itself from the surrounding neighborhood in both areas . As such, the findings necessary for General Plan conformance and consistency with the City’s Design Guidelines and for compatibility with the character of the surrounding neighborhood cannot be made by the Planning Commission. The Planning Commission shall: a. Certify to the adoption of this Resolution; and b. Forthwith transmit a certified copy of this Resolution, by certified mail to the property owner and applicant, Jim Pan, 1523 Silver Rain Drive, Diamond Bar, CA 91765. D. RELIANCE ON RECORD Unless otherwise provided, each and every one of the findings and conclusions in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Proposed Project. The findings and conclusions constitute the independent findings and conclusions of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole. Unless otherwise provided, all summaries of information in this Resolution are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. PASSED, APPROVED AND ADOPTED THIS 23rd DAY OF FEBRUARY 2021, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. By: ______________________________________ Kenneth Mok, Chairperson I, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted, at a regular meeting of the Planning Commission held on the 23rd day of February 2021, by the following vote: 7.1.b Packet Pg. 51 Page 4 Planning Commission Resolution No. 2021-XX AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: ATTEST: ___________________________ Greg Gubman, Secretary 7.1.b Packet Pg. 52 MINUTES OF THE CITY OF DIAMOND BAR MEETING OF THE PLANNING COMMISSION FEBRUARY 9, 2021 CONSISTENT WITH THE GOVERNOR’S LATEST EXECUTIVE ORDER TO STAY AT HOME, AVOID GATHERINGS, AND MAINTAIN SOCIAL DISTANCING, THIS MEETING WAS CONDUCTED TELEPHONICALLY AND PLANNING COMMISSIONERS, CITY STAFF, AND MEMBERS OF THE PUBLIC PARTICIPATED VIA TELECONFERENCE. CALL TO ORDER: Chair/Mok called the meeting to order at 6:30 p.m. PLEDGE OF ALLEGIANCE: Vice Chair Rawlings led the Pledge of Allegiance. ROLL CALL: Commissioners: Mahendra Garg, Raymond Wolfe, Vice Chairman William Rawlings and Chairman Kenneth Mok. Absent: Commissioner Naila Barlas Staff participating telephonically: Greg Gubman, Community Development Director; James Eggart, Assistant City Attorney, Grace Lee, Senior Planner; Mayuko (May) Nakajima, Associate Planner; Stella Marquez, Administrative Coordinator 2. PUBLIC COMMENTS: None 3. APPROVAL OF AGENDA: As presented. 4. CONSENT CALENDAR: 4.1 Minutes of the City Council/Planning Commission Special Joint Meeting of January 26, 2021. 4.2 Minutes of the Regular Planning Commission Meeting of January 26, 2021. 4.3 Corrected Minutes of the Planning Commission Meeting of December 8, 2020. C/Wolfe moved, VC/Rawlings seconded, to approve the Consent Calendar as presented. Motion carried by the following Roll Call vote: AYES: COMMISSIONERS: Garg, Wolfe, VC/Rawlings, Chair/Mok NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: Barlas 5. OLD BUSINESS: None 7.1.c Packet Pg. 53 ________________________________________________________________________ FEBRUARY 9, 2021 PAGE 2 PLANNING COMMISSION ________________________________________________________________________ 6. NEW BUSINESS: None 7. PUBLIC HEARING(S): 7.1 Development Review Planning Case No. PL2020-142 – Under the authority of Diamond Bar Municipal Code Section 22.48, the property owner requested Development Review approval to construct a 670 square foot addition and a comprehensive exterior remodel for an existing two-story, single family residence. The subject property is zoned Low Medium Residential (RLM) with an underlying General Plan land use designation of Low Medium Residential. PROJECT ADDRESS: 1523 Silver Rain Drive Diamond Bar, CA 91765 PROPERTY OWNER: Jing and Jim Pan APPLICANT: 1523 Silver Rain Drive Diamond Bar, CA 91765 AP/Nakajima presented staff’s report and recommended the Planning Commission review the design, receive public comments, and then determine whether or not the proposed design is appropriate for the location. C/Wolfe asked if comments were received from any other neighbors in the cul- de-sac and AP/Nakajima responded that while staff had not received any comments, the property owner indicated they spoke with several of their neighbors who stated they had no objections to the project. VC/Rawlings said that since this is a divergence in style, he wondered if more outreach could be done to confirm their comments; if there is an HOA with CC&R’s that staff would need to check with or was that addressed; and, if staff is aware of any other properties that have such a divergence in style from the other homes in the same neighborhood, or if this proposal would essentially be a first. AP/Nakajima said she is not aware of an HOA, and that The Country Estates gated community has a divergence in style CDD/Gubman responded to VC/Rawlings that staff can conduct additional outreach if that is the Commission’s desire, as opposed to relying on hearsay from the applicant. The property is currently posted with a large 4’x6 ’ public hearing notification board and he would expect that the surrounding neighbors have seen it. CDD/Gubman said he is not aware of whether there is a Homeowners Association and it would be beyond staff’s purview to get involved if there is an HOA. The applicant is obligated to comply with the CC&Rs and bylaws that have been recorded as a civil matter. With respect to other properties in the City that have been remodeled this extensively, in his 13 years with the City, does not recall any home that has been this much of a departure from the 7.1.c Packet Pg. 54 ________________________________________________________________________ FEBRUARY 9, 2021 PAGE 3 PLANNING COMMISSION ________________________________________________________________________ prevailing architectural character for a tract neighborhood. The architecture within The Country Estates is eclectic, but The Country Estates should not necessarily be considered a benchmark when evaluating projec ts within tract developments. C/Garg asked if the neighbor at 1531 Silver Rain Drive can be invited to speak to the Commission. Also, 1514 Silver Rain Drive seems to be slightly different from the other homes and perhaps it was remodeled. CDD/Gubman responded that 1514 Silver Rain Drive appears to be the same model as the subject property and is most likely one of the three or four architectural variations provided for each floor plan when this tract was developed. C/Garg asked if it was okay to request comments from other neighbors to better understand how they feel about the project changes. CDD/Gubman said that staff could solicit feedback from them but there is no obligation for them to respond. ACA/Eggart responded to C/Garg that there appear to be several meeting attendees and before providing direction , he believes the Commission should receive public comments. Chair/Mok opened the public hearing. Jim Pan thanked staff and the Commission. He is an architect and may be the first architect/owner to submit such an application. He and his family have lived in Diamond Bar since 1980 and upon his wife’s retirement last year he decided to design their retirement home for her. As an architect he paid close attention to the City’s development guidelines and the General Plan standards as he attempted to encourage innovation and broaden the range of the housing stock. This is a 1970’s tract house. There is no HOA, nor HOA fees and no CC&R’s for this property. His home has water damage from the underground water pipe bursting which means he has to re-pipe his home. In addition, many of his windows have cracked due to settling. He was an architect for Lewis Homes and other local construction projects and he pays special attention to the residential community and public buildings. In this case he specifically designed the house with the same setbacks and actually reduced the height. The house will appear to be the same size because he extended to the back yard area. 1514 Silver Rain Drive was a model floorplan but certain architectural features and materials were changed for other properties in the tract. His project proposes to use the same materials as before while developing to a higher quality and design which he believes is an improvement for the neighborhood. Mr. Pan said that Victor Lee and his wife at 1531 Silver Rain Drive and Mr. Cho and Mr. Mahan and Mr. Lee at 1515 Silver Rain Drive, all of whom welcomed the improvement project. Robin Smith submitted an email to the Commission and reiterated her objecting to the project due to “mansionization” and jarringly different character which is a 7.1.c Packet Pg. 55 ________________________________________________________________________ FEBRUARY 9, 2021 PAGE 4 PLANNING COMMISSION ________________________________________________________________________ problem in this and other cities and asked the Commission to consider a redesign and resubmission at a later date. AC/Marquez read an email from Iris Mann who objected to the project on the basis of a modern and out-of-character design. Deborah Lee, 1503 Silver Rain Drive, said that upon seeing the design this evening, she believes it is awkward and too modern for the neighborhood. Douglas Barcon agreed with previous speakers about mansionization and a design that is out-of-character with the neighborhood. He also expressed concerns regarding the possibility of the home becoming an Airbnb. Randall Northam agreed with other speakers that the project is out-of-character with the neighborhood and would visually impose on his privacy at the rear of the project. He is also concerned that this home has been a rental and he can see that the design could allow for separate rooms and as such, he vehemently opposes the project. Tracy Pan, daughter of the property owners, said her parents spoke to several of their neighbors who live adjacent to the project who said they had no issues with the project and supported it. She understands people’s concerns about the rental issue which has nothing to do with the design. Going forward, this will not be a rental property and it will not be an Airbnb, it will be the primary residence for her parents, which is why her dad has spent so much time designing and getting approval for this project. It is his dream home where he wants to retire with her mom and both are extremely good neighbors. To her, this project represents what future generations would like to purchase as their homes which is not only about design but also about structural and material improvements. Paul Deibel spoke in favor of the proposal and said he does not view this property as “mansionization” in terms of scope and structure. To him, this is a modest expansion to an existing coverage of other homes which is consistent with the zoning, size, scale and not overbuilt. He felt it would be advantageous for the City to have more architectural diversity that is compatible in size and scope to the neighborhood throughout the community. It may be difficult to make findings to deny the project. Julio Ayala agreed with Mr. Northam and Ms. Smith that homes should be remodeled in keeping with the neighborhood and surrounding homes. While the architecture of the proposed remodel is beautiful, in his opinion it is not in keeping with the feel of Diamond Bar and will set a precedent. Jim Pan thanked speakers for their comments. This property will be his retirement home. Where the home previously had five bedrooms, one has been converted to his office and it has become a three bedroom house. The house is 7.1.c Packet Pg. 56 ________________________________________________________________________ FEBRUARY 9, 2021 PAGE 5 PLANNING COMMISSION ________________________________________________________________________ less than 3,000 square feet and is his on ly house and he and his family are coming back to their neighborhood and are investing a lot to make this remodel work. He has no plans to sell his home and this is the first he has heard people refer to it as a mansion. He is sorry a tenant caused a problem for his neighbor which is why he left the house empty so that he could prepare for the remodel and let his neighbor know his intention to remodel the house to be his retirement home. Chair/Mok closed the public hearing. C/Wolfe said he could appreciate the myriad of comments in support and opposition and he also appreciates Mr. Pan’s comments. It is his opinion that the project is a drastic departure from the architectural style of the neighborhood. He is generally a supporter of property rights and the City should encourage property owners to invest in their properties to keep the community vibrant and fresh; however, he appreciates the need for harmony and de sign within neighborhoods and was inclined to ask the property owner to withdraw and consider a façade more in line with adjacent properties. He believes there is a much better way to accomplish the floor plan improvements to fit within the existing neighborhood. VC/Rawlings concurred with C/Wolfe. His biggest concern is that overall, he is generally okay with the size, scale, and massing but he is concerned about its compatibility with the character of the neighborhood. While it is a beautiful and bold design, he believes there would be options for completing the upgrade to the infrastructure and structural changes necessary with a design that is less drastic than the proposed change and he would also consider a withdrawal and reconsideration of the project at a later date. Chair/Mok said he agreed with the speakers and Mr. Pan that the scale and mass of this project is not that much bigger than that of his neighbors. It will be the largest house in the neighborhood and possibly in that tract, but it is not that big. In terms of the list of items provided by staff, speakers mention compatibility with the neighborhood and he believes as his colleagues have said, that the project is certainly a detraction from the rest of the homes in the neighborhood, the nature of which is 70’s ranch style, and will not match. C/Wolfe moved, VC/Rawlings seconded, to request the owner to withdraw his proposal and consider redesigning the façade to be more compatible with the neighboring properties. Chair/Mok asked Mr. Pan if he was willing to withdraw his proposal and consider redesigning the façade to be more compatible with the neighboring properties. Mr. Pan said the Commission is forcing him to withdraw his application and he encouraged Diamond Bar to be more progressive and promote innovation instead of trying to keep the City in a 70’s mode. 7.1.c Packet Pg. 57 ________________________________________________________________________ FEBRUARY 9, 2021 PAGE 6 PLANNING COMMISSION ________________________________________________________________________ ACA/Eggart explained that if Mr. Pan chooses not to withdraw his proposal, the Commission may need to continue the hearing with other direction or re -notice the hearing. If the applicant is agreeable to withdrawing and resubmitting his proposal, the matter can be continued indefinitely. The effect of not withdrawing and otherwise denying the application that the applicant would then be able to appeal the Commission’s decision to the City Council and if the City Council upheld the Planning Commission’s decision, the applicant would be prohibited for a period of time from filing another application. ACA/Eggart recommended the applicant be given an opportunity to state his intentions. ACA/Eggart explained Mr. Pan’s options in accordance with the motion on the table. Mr. Pan asked if the Commission was asking him to follow the current design of the house. Chair/Mok explained to Mr. Pan that the Commission is asking him for a redesign that is not so radically different from the current design. The Commission is not opposed to updating and modernizing residential project facades, but no other home in the neighborhood has the kinds of materials proposed (large amounts of glass and corrugated metal). Mr. Pan said that the material is a current market material which was not available in the 70’s and is an improvement of technology and material production. The glass offers better insulation for the house, provides better light during the day and saves energy, all of which is incompatible with the existing style according to the Commission. The truth is that the 70’s style will not be seen in future construction, even if the Commission rejects him and other applicants. The difference will be an improvement to the City because overthinking this will not bring the young innovative professionals to Diamond Bar. Chair/Mok asked Mr. Pan if he was willing to withdraw the proposal and submit a revised application for further consideration. CDD/Gubman stated that based on the direction of this deliberation, he would suggest that the Planning Commission consider continuing the matter and direct staff to prepare a resolution for denial. The applicant has indicated an unwillingness to consider a redesign, so a denial would give the applicant an opportunity to appeal the matter to the City Council, which would uphold or reverse the Commission’s decision. C/Wolfe revised his motion to continue the matter and direct staff to prepare a Resolution of Denial. VC/Rawlings seconded the motion. Motion carried by the following Roll Call vote: 7.1.c Packet Pg. 58 ________________________________________________________________________ FEBRUARY 9, 2021 PAGE 7 PLANNING COMMISSION ________________________________________________________________________ AYES: COMMISSIONERS: Garg, Wolfe, VC/Rawlings, Chair/Mok NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: Barlas 8. PLANNING COMMISSION COMMENTS/INFORMATIONAL ITEMS: VC/Rawlings encouraged the applicant to explore his options recognizing that it is a beautiful bold project he has put forth. Chair/Mok said it was nice to see activity at the old Big Lots building and hopefully, when COVID-19 restrictions are lifted, the community will be able to visit the businesses that have committed to those spaces. 9. STAFF COMMENTS/INFORMATIONAL ITEMS: None 10. SCHEDULE OF FUTURE EVENTS: As listed in the agenda. ADJOURNMENT: With no further business before the Planning Commission, Chair/Mok adjourned the regular meeting at 7:54 p.m. The foregoing minutes are hereby approved this 23rd day of February, 2021. Attest: Respectfully Submitted, _______________________________________ Greg Gubman, Community Development Director _______________________________ Kenneth Mok, Chairperson 7.1.c Packet Pg. 59 PLANNING COMMISSION AGENDA REPORT AGENDA ITEM NUMBER: 8.1 MEETING DATE: February 23, 2021 CASE/FILE NUMBER: Time Extension for Conditional Use Permit No. PL2019-103 PROJECT LOCATION: 2825 S. Diamond Bar Blvd. Diamond Bar, CA 91765 (APN: 8285-020-041) GENERAL PLAN DESIGNATION: Community Commercial (C-2) ZONING DISTRICT: Commercial (C) PROPERTY OWNER/APPICANT: ROIC Diamond Hills Plaza LLC 11250 El Camino Real #200 San Diego, CA 92130 SUMMARY: The applicant is requesting a one -year time extension for Conditional Use Permit (CUP) No. PL2019-103, to operate a fitness center in a 21,440 square-foot lease space, located at Diamond Hills Plaza. The CUP was approved on February 25, 2020 and is set to expire on February 25, 2021. An extension of t ime may be granted up to a maximum of one year when a request for an extension of time, with good cause, is submitted to the Community Development Department at least 30 days before the expiration. RECOMMENDATION: Adopt the attached Resolution (Attachment 1) approving the time extension for Conditional Use Permit No. PL2019-103, based on the findings of Diamond Bar Municipal Code (DBMC) Section 22.66.050, subject to conditions. CITY OF DIAMOND BAR ~ 21810 COPLEY DRIVE ~ DIAMOND BAR, CA 91765 ~ TEL. (909) 839-7030 ~ FAX (909) 861-3117 8.1 Packet Pg. 60 Time Extension for Conditional Use Permit No. PL2019-103 Page 2 of 3 BACKGROUND: On February 25, 2020, the Planning Commission approved CUP No. PL2019-103 for a fitness center (Planet Fitness) at Diamond Hills Plaza. Diamond Hills Plaza is a 203,181 square-foot shopping center, located on the east side of Diamond Bar Boulevard, between Fountains Springs Road and Cold Spring Lane. The shopping cent er is anchored by Super H-Mart and also includes tenants such as retail, restaurants, personal services, professional and medical offices, banks, and children’s daycare. Planet Fitness is proposing to occupy a 21,440 square -foot vacant space located near the center of the shopping center that was formerly occupied by Rite Aid. The original approval for the project included a one-year timeframe to obtain building permits and begin construction by February 25, 2021. The staff report and resolution from the February 25, 2020, Planning Commission meeting are included in Attachment C. ANALYSIS: Review Authority (Diamond Bar Municipal Code Section 22.66.050) Since the Planning Commission approved the original CUP, the original review authority may extend the time to establish an approved permit. The Planning Commission shall determine if the applicant has proceeded in good faith and has exercised due diligence in seeking to establish the permit. The project status that follows provides the basis for staff’s recommendation to approve the time extension. PROJECT STATUS: The applicant has been making progress by submitting tenant improvement plans to the City’s Building and Safety Division as early as September 2019. In response to the COVID-19 pandemic, Los Angeles County Public Health placed indoor occupancy restrictions on specified businesses, including fitness centers, to control the spread of the virus. This restriction caused delays to the project due to the uncertainty of when fitness centers can operate indoors at full capacity. As of February 2, 2021, fitness centers may only operate outdoors and it is still uncertain when these restrictions will be lifted by the County, which is beyond the applicant’s control. Due to this uncertainty, Planet Fitness will not be moving forward with the lease space. The property management company is currently working with other gym operators to potentially lease the space, and thus would like to keep the entitlement active. Therefore, they have submitted a request for an extension of time to the City on December 23, 2020, included as Attachment B. If the extension of time is approved, the new expiration date for the CUP will be February 23, 2022. The extension of time does not change the approved project in any way. Th e conditions of approval set forth in the Planning Commission Resolution No. 2020-08 will not change with the approval of an extension of time. 8.1 Packet Pg. 61 Time Extension for Conditional Use Permit No. PL2019-103 Page 3 of 3 NOTICE OF PUBLIC HEARING: On February 12, 2021, public hearing notices were mailed to property owners within a 700-foot radius of the project site. On February 12, 2021, the notice was published in the San Gabriel Valley Tribune newspaper. A notice display board was posted at the site, and a copy of the notice was posted at the City's four designated community posting sites. Public Comments Received No comments have been received as of the publication date of this report. ENVIRONMENTAL ASSESSMENT: The project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment, the City has determined the project to be Categorically Exempt from the provisions of CEQA pursuant to Article 19 under Section 15301(a) (Interior alterations involving partitions and electrical conveyances) of the CEQA Guidelines. No further environmental review is required. PREPARED BY: REVIEWED BY: Attachments: A. Draft Resolution No. 2021-XX B. Time Extension Request C. February 25, 2020 Planning Commission Staff Report and Resolution D. Site Plan, Floor Plan, Elevations 8.1 Packet Pg. 62 PLANNING COMMISSION RESOLUTION NO. 2021-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR, CALIFORNIA, APPROVING A ONE-YEAR EXTENSION OF TIME FOR CONDITIONAL USE PERMIT NO. PL2019-103, TO OPERATE A FITNESS CENTER IN A 21,440 SQUARE-FOOT TENANT SPACE AT DIAMOND HILLS PLAZA AT 2825 SOUTH DIAMOND BAR BOULEVARD, DIAMOND BAR, CA (APN 8285-020-041). A. RECITALS 1. On February 25, 2020, the Planning Commission approved Conditional Use Permit No. PL2019-103 to operate a fitness center (Planet Fitness) in a 21,440 square-foot tenant space within an existing shopping center, Diamond Hills Plaza. The project site is more specifically described as 2825 South Diamond Bar Boulevard, Diamond Bar, Los Angeles County, California. Hereinafter in this resolution, the subject Conditional Use Permit shall collectively be referred to as the “Project” or “Proposed Use.” 2. The subject property is comprised of 20 parcels totaling 17.2 acres. It is located in the Community Commercial (C-2) zone and is consistent with the General Commercial land use designation of the General Plan. 3. The Assessor’s Parcel Number is 8285-020-041. 4. Section 22.66.050 of the Diamond Bar Municipal Code authorizes the Planning Commission to grant time extension for approved projects, provided that certain findings can be made to establish good cause for such time extensions. 5. Applicant and owner, ROIC Diamond Hills Plaza LLC, has filed a request for a one-year extension of time for the Project. 6. On February 12, 2021, public hearing notices were mailed to property owners within a 700-foot radius of the Project site. On February 12, 2021, notification of the public hearing for this project was published in the San Gabriel Valley Tribune newspaper. Also, public notices were posted at the project site and the City’s four designated community posting sites. 7. On February 23, 2021, the Planning Commission of the City of Diamond Bar conducted a duly noticed public hearing, solicited testimony from all interested individuals, and concluded said hearing on that date. B. RESOLUTION NOW, THEREFORE, it is found, determined and resolved by the Planning Commission of the City of Diamond Bar as follows: 8.1.a Packet Pg. 63 2 PC Resolution No. 2021-XX 1. The Planning Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. On February 25, 2020, the Planning Commission determined the Project to be Categorically Exempt from the provisions of CEQA pursuant to Article 19 under Section 15301(a) (Interior alterations involving partitions and electrical conveyances) of the CEQA Guidelines. No further environmental review is required to extend the time limit for the approved project. 3. Based on the findings and conclusions set forth herein, this Planning Commission hereby finds as follows: Extension of Time Findings Based on the findings and conclusions set forth herein and as prescribed under Diamond Bar Municipal Code (DBMC) Section 22.66.050, this Planning Commission hereby finds as follows: 1. On the filing of a request for extension by the applicant at least 30 days before the expiration, the original review authority may extend the time to establish an approved permit. The applicant has submitted a request for a one-year extension of time to the City on December 23, 2020, which complies with the filing deadline of January 26, 2021. 2. The permittee has made a good faith effort to establish the permit and has exercised due diligence in seeking to establish the permit. The burden of proof is on the permittee to establish, with substantial evidence beyond the control of the permittee (e.g., demonstration of financial hardship, legal problems with the closure of the sale of the parcel, poor weather conditions in which to complete construction activities, etc.), why the permit should be extended . The applicant has been making progress by submitting tenant improvement plans to the City’s Building and Safety Division as early as September 2019. In response to the COVID-19 pandemic, Los Angeles County Public Health placed indoor occupancy restrictions on specified businesses, including fitness centers, to control the spread of the virus. This restriction caused delays to the Project due to the uncertainty of when fitness centers can operate indoors at full capacity. As of February 2, 2021, fitness centers may only operate outdoors and it is still uncertain when these restrictions will be lifted by the County, which is beyond the applicant’s control. Due to this uncertainty, Planet Fitness will not be moving forward with the lease space. Therefore, the applicant is requesting an extension to the approved permit for additional time to find another tenant. Based on the findings and conclusions set forth above and as prescribed under DBMC Section 22.66.050, this Planning Commission hereby approves the Application subject to the following conditions: 8.1.a Packet Pg. 64 3 PC Resolution No. 2021-XX 1. The project shall substantially conform to the approved plans as submitted and approved by the Planning Commission and on file with the Community Development Department. 2. All conditions of approval for Conditional Use Permit No. PL2019-103 approved by Planning Commission Resolution No. 2020-08 shall remain in full force and effect except as amended herein. 3. This approval shall extend the expiration date of Conditional Use Permit No. PL2019-103 to February 23, 2022. The Planning Commission shall: a. Certify to the adoption of this Resolution; and b. Forthwith transmit a certified copy of this Resolution, by certified mail to the applicant and owner, ROIC Diamond Hills Plaza LLC, 11250 El Camino Real #200, San Diego, CA 92130. APPROVED AND ADOPTED THIS 23RD DAY OF FEBRUARY 2021, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. By: _________________________ Kenneth Mok, Chairman I, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted, at a regular meeting of the Planning Commission held on the 23rd day of February, 2021, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: ATTEST: _______________________ Greg Gubman, Secretary 8.1.a Packet Pg. 65 8.1.b Packet Pg. 66 PLANNING COMMISSION AGENDA REPORT AGENDA ITEM NUMBER: 7.2 MEETING DATE: February 25, 2020 CASE/FILE NUMBER: Conditional Use Permit No. PL2019-103 PROJECT LOCATION: 2825 S. Diamond Bar Boulevard Diamond Bar, CA 91765 (APN: 8285-020-041) GENERAL PLAN DESIGNATION: General Commercial ZONING DISTRICT: Community Commercial (C-2) PROPERTY OWNER: ROIC Diamond Hills Plaza LLC PO Box 130339 Carlsbad, CA 92013 APPLICANT: Chase Villafana Planet Fitness Supreme, LLC 3200 Park Center Drive, Floor 15 Costa Mesa, CA 92626 SUMMARY: The applicant is requesting approval of a Conditional Use Permit (CUP) application for a fitness center (Planet Fitness) in a 21,440 square-foot tenant space, previously occupied by Rite Aid, at Diamond Hills Plaza. RECOMMENDATION: Adopt the attached Resolution (Attachment A) approving Conditional Use Permit No. PL2019-103, based on the findings of Diamond Bar Municipal Code (DBMC) Section 22.58, subject to conditions. CITY OF DIAMOND BAR ~ 21810 COPLEY DRIVE ~ DIAMOND BAR, CA 91765 ~ TEL. (909) 839-7030 ~ FAX (909) 861-3117 7.2 Packet Pg. 77 8.1.c Packet Pg. 67 Conditional Use Permit No. PL2019-103 Page 2 of 14 BACKGROUND: Diamond Hills Plaza is a 203,181 square-foot shopping center, located on the east side of Diamond Bar Boulevard, between Fountains Springs Road and Cold Spring Lane. The shopping center is anchored by Super H-Mart, and also includes tenants such as retail, restaurants, personal services, professional and medical offices, banks, and children’s daycare. Planet Fitness is proposing to occupy a 21,440 square-foot vacant space located near the center of the shopping center that was formerly occupied by Rite Aid. Site and Surrounding General Plan, Zoning and Land Uses The following table describes the surrounding land uses located adjacent to the subject property: General Plan Designation Zoning District Land Use Site General Commercial C-2 Shopping Center North Low Medium Residential RLM Single-Family Residential South Medium High Residential RMH Multi-Family Residential East Low Medium Residential & Office RLM & OP Single-Family Residential; Office Building Consisting of Professional and Medical Offices, and Personal Services West Low Medium Residential RLM Single-Family Residential 7.2 Packet Pg. 78 8.1.c Packet Pg. 68 Conditional Use Permit No. PL2019-103 Page 3 of 14 N Project Location Site (Plan View) Aerial Storefront of Existing Vacant Lease Space 7.2 Packet Pg. 79 8.1.c Packet Pg. 69 Conditional Use Permit No. PL2019-103 Page 4 of 14 Project Description Planet Fitness is an operator of fitness centers with over 1,800 locations in the United States, Canada, Dominican Republic, Panama, and Mexico. All members have access to the workout area that includes traditional exercise equipment, such as cardio machines, free weights, and weight machines; 30-minute express circuit training; access to locker rooms and showers; and personal training. “Black Card” members also have access to tanning rooms and unmanned hydromassage beds and massage chairs. Planet Fitness is proposing to be open 24 hours a day, seven days a week, and will not offer group classes at this location. Proposed Floor Plan N 7.2 Packet Pg. 80 8.1.c Packet Pg. 70 Conditional Use Permit No. PL2019-103 Page 5 of 14 ANALYSIS: Review Authority (DBMC Section 22.58) A CUP is required for uses whose effect on the surrounding area cannot be determined before being analyzed for suitability at a particular location. When reviewing a CUP, consideration is given to the location, design, configuration, operational characteristics and potential impacts to determine whether or not the proposed use will pose a detriment to the public health, safety and welfare. If it can be found that the proposed use is likely to be compatible with its surroundings, the Commission may approve the proposed use subject to conditions stipulating the manner in which the use must be conducted. If the Commission finds that the proposed use is likely to be detrimental to the general peace, health and general welfare, then it must deny the request. When a CUP is approved, it runs with the land and all conditions placed on the CUP are binding on all successors in interest. In other words, if the owner of the proposed fitness center were to close the business, a new tenant could locate in the space and operate the same type of business. The new tenant would be required to comply with the same conditions as the previous tenant and would not be permitted to expand the fitness center without full review and approval by the Planning Commission. Required Parking Shopping centers over 50,000 square feet in size are required to provide one parking space for every 300 square feet of gross floor area. The AAA building, the three-story professional office building facing Fountain Springs Road, and the child daycare center facing Cold Spring Lane are located on separately owned parcels and are not part of Diamond Hills Plaza, but all parcels fall under a single shared parking agreement. The parking requirements for businesses approved under a CUP (e.g., schools, tutoring, etc.,) are calculated separately. The table on the next page provides a summary of the parking requirements for the shopping center. Diamond Hills Plaza provides 944 off-street parking spaces. The parking required for the current palette of uses minus the proposed fitness center is 643 spaces. The proposed fitness center requires 143 spaces. The total off-street parking requirement for the center would thus be 786 spaces, leaving a surplus of 158 spaces based on Development Code requirements. 7.2 Packet Pg. 81 8.1.c Packet Pg. 71 Conditional Use Permit No. PL2019-103 Page 6 of 14 Parking Demand: When reviewing parking impacts on shopping centers, the various uses and peak business hours for those uses are taken into consideration. The existing shopping center has uses ranging from restaurants, offices, personal services, retail, and specialized education and training uses. The different uses result in a range of peak business hours and parking demands. Due to the high parking demand of fitness centers, staff required a parking study to analyze the potential parking demand at Diamond Hills Plaza. A parking demand analysis was prepared by traffic engineers Linscott, Law & Greenspan (LLG) and is included as Attachment B. 7.2 Packet Pg. 82 8.1.c Packet Pg. 72 Conditional Use Permit No. PL2019-103 Page 7 of 14 Staff requested that LLG also study the parking demand of the existing Crunch Fitness within Diamond Bar Town Center (also owned by ROIC)—located at the northeast corner of Diamond Bar Boulevard and Grand Avenue—and use the parking demand data to analyze the proposed Planet Fitness at Diamond Hills Plaza. Crunch Fitness occupies a 16,800 square-foot lease area in a 107,025 square-foot shopping center. Based on field observations, the peak parking demand for Crunch Fitness is 106 spaces and occurs at 8:00 am on Fridays. LLG also collected hourly parking demand counts to derive parking ratios and parking profiles from an 18,820 square-foot Planet Fitness in Laguna Niguel. This location was used in the analysis because it is an existing Planet Fitness that is similar in size to the proposed Diamond Bar location and is also located in a shopping center with a supermarket as an anchor. Based on field surveys, Laguna Niguel Planet Fitness generates a peak parking demand of 67 parking spaces on Saturdays at 11:00 am. Parking Methodology In the parking demand study, LLG applied the parking demand methodology from Diamond Bar Crunch Fitness and the Laguna Niguel Planet Fitness to determine the potential parking demand of Diamond Hills Plaza. Below are the analyses of the parking demand using the data from these locations: Case Study #1- Diamond Bar Crunch Fitness: Using the information provided and applying the methodology from Crunch Fitness, the weekday parking demand at Diamond Hills Plaza would occur at 1:00 pm with peak parking demand of 794 parking spaces at full occupancy of the shopping center, yielding a surplus of 150 parking spaces. The weekend parking demand would occur at 12:00 pm with 706 parking spaces at full occupancy of the shopping center, yielding a surplus of 238 parking spaces. Based on the information provided from Diamond Bar Crunch Fitness, the existing parking supply would accommodate the parking demand of existing uses and the proposed Planet Fitness within Diamond Hills Plaza. Case Study #2- Laguna Niguel Planet Fitness: When applying the data from the Laguna Niguel Planet Fitness to Diamond Hills Plaza, the weekday parking demand of 766 parking spaces would occur at 1:00 pm at full occupancy of the shopping center, yielding a surplus of 178 parking spaces. On the weekend, the peak parking demand would occur at 12:00 pm with a peaking parking demand of 719 spaces at full occupancy of the shopping center, resulting in a surplus of 225 parking spaces. Based on the information provided from Laguna Niguel Planet Fitness, the existing parking supply would accommodate the parking demand of existing uses and the proposed Planet Fitness within Diamond Hills Plaza. 7.2 Packet Pg. 83 8.1.c Packet Pg. 73 Conditional Use Permit No. PL2019-103 Page 8 of 14 Parking Displacement Although the parking study indicates that there will be sufficient parking throughout the site, the proposed Planet Fitness may impact parking for customers of some tenants in the shopping center. As part of the parking study, LLG conducted a zonal assessment of the parking located in front of the proposed Planet Fitness to assess potential displacement of parking and identify its effect on surrounding parking areas. Due to the parking demand of the proposed Planet Fitness, there will be a lack of parking available in close proximity to HMart in Zones F, E, D, and C. Therefore, to help manage the parking demands of the shopping center, LLG recommended that a Parking Management Plan (PMP) be implemented to minimize parking demand issues and concerns. Site Plan Showing Parking Zones Parking Management Strategies To ensure that adequate parking is available for customers and employees of the shopping center, a PMP will be developed that identifies employee parking spaces and parking management strategies such as short term/time restricted spaces to maximize the availability of parking for customers of the shopping center. Below are the PMP measures that were developed based on the observations of parking demand in the shopping center. A PMP is required to be submitted prior to the issuance of building permits, which is also included as condition of approval No. 7 in the draft Resolution on Page 5: • Approximately 130 spaces will be required to accommodate the parking demand of employees of the shopping center during weekday and weekend peak hours. The property owner will work with tenants of the shopping center to implement an N 7.2 Packet Pg. 84 8.1.c Packet Pg. 74 Conditional Use Permit No. PL2019-103 Page 9 of 14 employee parking program to provide convenient and accessible parking for customers of the shopping center. The employee parking program will direct employees to park at the rear of the shopping center in Zone N since it is the most underutilized area. These parking spaces will be identified with painted markings or parking lot signage but will also be available for customers to use. The property owner will periodically monitor the site and make adjustments to the employee parking program as needed. • Planet Fitness will encourage its customers to park in Zones H and J to alleviate the parking impacts within Zones E and F (located directly in front of the proposed Planet Fitness) and Zones C and D (located directly in front of HMart). Below are recommended strategies that could be used by Planet Fitness to direct their customers to park in Zones H and J: o Include material in welcome packets and at the front desk directing customers where to park; and o Send out emails and pamphlets periodically to customers directing them where to park. • The PMP will identify the location of short-term parking spaces for service, retail and take-out/curbside food uses. The property owner will work with tenants of the shopping center to identify the location for “short-term/time restricted spaces” on an as needed basis. Security The property owner hired a security consultant (The Vollmer Institute) to conduct a safety analysis using Crime Prevention Through Environmental Design (CPTED) strategies. CPTED is a multi-disciplinary approach for reducing crime through urban and environmental design through design of buildings, landscaping, and public spaces to create safer neighborhoods. The report indicates that the parking lot has areas that are vulnerable to potential criminal activity. The following are recommendations based on their field observations and the application of CPTED measures which are included as conditions of approval Nos. D.8-11 in the draft Resolution: • Tree canopies and shrubs throughout the center shall be trimmed to provide more visibility of the shopping center and parking lot from the street, to ensure that parking lot lighting is not obscured by full tree canopies; and to prevent potential burglars from hiding in these areas. • Cameras shall be installed in the parking lot and interior of the proposed Planet Fitness to provide video surveillance and help deter potential criminal activity. • Existing lighting on the building by the proposed Planet Fitness shall be enhanced to act as a deterrent of potential crime activity. 7.2 Packet Pg. 85 8.1.c Packet Pg. 75 Conditional Use Permit No. PL2019-103 Page 10 of 14 Lighting and Landscaping The property owner indicated that trees and shrubs will be pruned on a biennial basis to improve lighting in the parking lot and enhance visibility, thus improving sight lines and security in the shopping center by helping to deter potential criminal activity. The property owner will also be installing exterior lighting on the building along the front and rear of the proposed Planet Fitness to improve existing visibility in the surrounding areas. A condition of approval is included requiring Planning Division review and approval of the location and design of the proposed exterior lighting fixtures prior to the issuance of building permits (Condition No. D.11 of the draft resolution). Security Cameras The property owner submitted a site plan showing the location of proposed cameras and a virtual security system to be installed at the exterior of the buildings, which covers the buildings and parking areas in the shopping center. The virtual security system includes cameras and a “talk down” speaker system (a virtual guard). The virtual guard can immediately interact with people on the premises and will be able to contact Los Angeles County Sheriff’s Department if a need arises. Site Plan Showing Proposed Camera Locations N 7.2 Packet Pg. 86 8.1.c Packet Pg. 76 Conditional Use Permit No. PL2019-103 Page 11 of 14 Staff forwarded the CPTED report and the proposed camera locations to the Los Angeles County Sheriff’s Department for review. The Sheriff’s Department had no issues with the recommendations of the CPTED report and stated that the camera locations will be helpful in creating a safer environment, but recommended relocating the two cameras in front of Curry India Bistro and Soma Music school to the median located at the driveway entrance/exit on Diamond Bar Boulevard in order to record the cars entering and exiting the property. A condition of approval is included to relocate the cameras to the median at the center of the parking lot (Condition No. D.9 of the draft resolution). A condition of approval is also included to add signage throughout the parking lot stating that there is video surveillance in the parking lot to help deter potential criminal activity (condition no. D.10 of the draft resolution). Compatibility with Neighborhood Surrounding Uses Diamond Hills Plaza is surrounded by residential uses to the north, south, east and west. The shopping center has numerous different uses including service and retail uses, restaurants, medical and professional offices, banks, tutoring and music schools, and dance and martial arts schools. Noise: Music inside of the proposed Planet Fitness will be played at an ambient sound level since there are no group classes and will not be heard from the exterior of the building. Also, there are three doors located at the rear of the proposed fitness center Recommended Security Camera Locations N 7.2 Packet Pg. 87 8.1.c Packet Pg. 77 Conditional Use Permit No. PL2019-103 Page 12 of 14 that will remain closed and not accessible to the public. Therefore, it is likely that the proposed fitness center would have a negligible effect on existing noise in the vicinity and would not be a nuisance to the residences located to the nort h (rear) of the shopping center. Operational Characteristics: The property owner reached out to representatives from Super H-Mart corporate offices and received positive feedback for the proposed fitness center. Super H-Mart supports the proposed Planet Fitness since there is synergy between grocery stores and fitness centers due to the increase of traffic that is generated at the shopping center. The hours of operation of the existing businesses within the shopping center range between 8:00 am 10:00 pm, with a majority of the businesses opening at 10:00 am and closing at approximately 7:00 pm. Since the proposed Planet Fitness will be open 24 hours a day, seven days a week, parking will not be an issue since there is a surplus of parking available during business hours and the other businesses within the center will be closed after 7:00 pm. Lessons Learned from Diamond Bar Crunch Fitness As previously mentioned, there is an existing fitness center (Crunch Fitness) located at Diamond Bar Town Center, which is also owned by ROIC. Since the opening of Crunch Fitness, staff received numerous complaints regarding the lack of parking for customers at the shopping center. Because ROIC owns both shopping centers and the proposed fitness center has similarities to Crunch Fitness, staff asked ROIC to hire a traffic consultant to evaluate the parking issues of Diamond Bar Town Center and ensure that the issues are not repeated at Diamond Hills Plaza with the proposed Planet Fitness. Takeaways from the analysis are as follows: • The similarities between Crunch Fitness and Planet Fitness are that they are located within established shopping centers, membership only, and provide typical exercise equipment with locker rooms and shower facilities, and offer personal training. • The differences between the Crunch Fitness and the Planet Fitness are: o Diamond Bar Town Center is a 107,025 square-foot shopping center and has 385 parking spaces. Diamond Hills Plaza is a 203,181 square-foot shopping center with 944 parking spaces. Therefore, there are more than twice the amount of parking spaces at Diamond Hills Plaza; o Diamond Bar Town Center has a parking deficit of 31 spaces based on code requirements, and a parking deficit of seven spaces based on field observations. Diamond Hills Plaza has a parking surplus of 158 spaces 7.2 Packet Pg. 88 8.1.c Packet Pg. 78 Conditional Use Permit No. PL2019-103 Page 13 of 14 based on code requirements and 279 spaces based on field observations. Therefore, there is sufficient parking available for the proposed Planet Fitness and the existing tenants at Diamond Hills Plaza; o Crunch Fitness offers group classes, while the proposed Planet Fitness will not offer group classes. Therefore, there will be less parking demand during specific blocks of time; o Hours of operation for Crunch Fitness are Monday through Thursday 5:00 am to 11:00 pm, Friday 5:00 am to 9:00 pm, and Saturday and Sunday 7:00 am to 7:00 pm; whereas Planet Fitness is proposing to be open 24 hours a day, seven days a week. Therefore, the customers are not restricted to certain hours and will be available for customers of Planet Fitness at all times; and o Existing uses at Diamond Hills Plaza generate less parking demand than the existing uses at Diamond Bar Town Center. For example, there are three banks—one large bank and two small banks—located within Diamond Hills Plaza, whereas Diamond Bar Town Center has four large bank tenants in the shopping center with less availability of parking spaces within the center. Although there are similarities between the two fitness centers and shopping centers, there are key differences that would make the Planet Fitness more compatible at the proposed location than Crunch Fitness at Diamond Bar Town Center. A condition of approval is included to review the CUP six months after opening to allow the Commission to assess the adequacy of parking, impacts on the surrounding areas, and the operations of the use. If, at any time, the City finds that the proposed Use is the cause of a parking deficiency or other land use impact, the Community Development Director may refer the matter back to the Planning Commission to consider amending the CUP to address such impacts (Condition No. D.4 of the draft resolution). Additional Review The Public Works Department and Building and Safety Division reviewed this project, and their comments are included in the attached resolution as conditions of approval. NOTICE OF PUBLIC HEARING: On February 12, 2020, public hearing notices were mailed to property owners within a 700-foot radius of the project site. On February 14, 2020, the notice was published in the San Gabriel Valley Tribune and Inland Valley Daily Bulletin newspapers. A notice display board was posted at the site, and a copy of the notice was posted at the City's four designated community posting sites. 7.2 Packet Pg. 89 8.1.c Packet Pg. 79 Conditional Use Permit No. PL2019-103 Page 14 of 14 Public Comments Received No comments have been received as of the publication date of this report. ENVIRONMENTAL ASSESSMENT: This project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment, the City has determined the project to be Categorically Exempt from the provisions of CEQA pursuant to the provisions of Article 19 Section 15301(a) (Interior alterations involving partitions and electrical conveyances) of the CEQA Guidelines. No further environmental review is required. PREPARED BY: REVIEWED BY: Attachments: A. Draft Resolution No. 2020-XX and Standard Conditions of Approval B. Parking Demand Analysis Dated January 29, 2020 C. Comparative Assessment of Parking Analyses for Diamond Hills Plaza and Diamond Bar Town Center Dated January 22, 2020 D. CPTED Report Dated November 29, 2019 E. Interior Security Camera Locations F. Site Plan, Floor Plan, Elevations 7.2 Packet Pg. 90 8.1.c Packet Pg. 80 8.1.c Packet Pg. 81 8.1.c Packet Pg. 82 8.1.c Packet Pg. 83 8.1.c Packet Pg. 84 8.1.c Packet Pg. 85 8.1.c Packet Pg. 86 8.1.c Packet Pg. 87 8.1.c Packet Pg. 88 8.1.c Packet Pg. 89 8.1.c Packet Pg. 90 8.1.c Packet Pg. 91 8.1.c Packet Pg. 92 TITLE SHEETT1.0190414May 17, 2019As ShownPlanet Fitness Tenant ImprovementSheetChk'd By:Issue Date:LocationProject/Space No.Sheet TitleScale:Drawn By:Project No.Project Manager ApprovalArchitect/Engineer of RecordIssue SetsNo.Issue SetByAppr.Date2825 S Diamond Bar BlvdDiamond Bar, CA 91765N.P.Planet Fitness4 Liberty Lane WestHampton, New Hampshire 03842COPYRIGHTThese plans are an instrument of service and arethe property of DKMullin Architects, and may not beduplicated, disclosed, or reproduced without thewritten consent of DKMullin Architects. Copyrightand infringement will be enforced and prosecuted.ARCHITECTSDaniel K. Mullin, Architect, NCARB517 S Main St.Moscow, ID 83843P. (208) 892-8433F. (208) 892-8533Peter A. Leptuch, P.E.100 West Oak Street, #200ELECTRICAL ENGINEERDenton, TX 76201P. (940) 735-5127MECH. & PLUMBING ENGINEERSDon Penn Consulting EngineerWestlake, TX 76262P. (817) 410-2858F. (817) 251-84111301 Solana, Bldg. 1, Suite 1420STRUCTURAL ENGINEERSDavid Sansotta, PEGarden City, ID 837145509 N. Glenwood StreetP. (208) 501-2289N.P.Plumbing Occupant Load Calculations per section 422 Table ABuilding TypeOcc. GroupCodesCode DataAbbreviationsFranchiseFranchiseeLandlordProject LocationMechanical & Plumbing EngineersArchitectVicinity MapSite PlanProject TeamsSHEET INDEXT1.0A1.0A4.0ARCHITECTURALSP1.0SCOPE OF WORKElectrical EngineersVENDOR LISTDeferred SubmittalsLoad CalculationOccupantPlumbing Fixture CountTenant Improvement Scope of WorkGeneral NotesPROPOSEDFITNESS GYM21,440 S.F.(E) BANK OF HOPE 2,066 S.F. (E) CLEANERS 1,600 S.F. (E) JAPANESE RESTAURANT 2,803 S.F. (E) PALACE BEAUTY 2,400 S.F. (E) HSBC BANK 5,000 S.F. (E) CURRY INDIA BISTRO 8.1.dPacket Pg. 93 8.1.d Packet Pg. 94 CTVTSTS TSCTVTSTS TSFLOOR PLANA1.0190414May 17, 2019As ShownPlanet Fitness Tenant ImprovementSheetChk'd By:Issue Date:LocationProject/Space No.Sheet TitleScale:Drawn By:Project No.Project Manager ApprovalArchitect/Engineer of RecordIssue SetsNo.Issue SetByAppr.Date2825 S Diamond Bar BlvdDiamond Bar, CA 91765N.P.Planet Fitness4 Liberty Lane WestHampton, New Hampshire 03842COPYRIGHTThese plans are an instrument of service and arethe property of DKMullin Architects, and may not beduplicated, disclosed, or reproduced without thewritten consent of DKMullin Architects. Copyrightand infringement will be enforced and prosecuted.ARCHITECTSDaniel K. Mullin, Architect, NCARB517 S Main St.Moscow, ID 83843P. (208) 892-8433F. (208) 892-8533Peter A. Leptuch, P.E.100 West Oak Street, #200ELECTRICAL ENGINEERDenton, TX 76201P. (940) 735-5127MECH. & PLUMBING ENGINEERSDon Penn Consulting EngineerWestlake, TX 76262P. (817) 410-2858F. (817) 251-84111301 Solana, Bldg. 1, Suite 1420STRUCTURAL ENGINEERSDavid Sansotta, PEGarden City, ID 837145509 N. Glenwood StreetP. (208) 501-22898.1.dPacket Pg. 95 8.1.d Packet Pg. 96 Project Status Report CITY OF DIAMOND BAR February 23, 2021 COMMUNITY DEVELOPMENT DEPARTMENT LEGEND PH = PUBLIC HEARING X = NON PUBLIC HEARING AP = ASSIGNED PLANNER PC = PLANNING COMMISSION AR = ADMINISTRATIVE REVIEW CC = CITY COUNCIL PROPERTY LOCATION PLANNING COMMISSION REVIEW File # AP Applicant PC 2/23/21 CC 3/2/21 PC 3/9/21 CC 3/16/21 PC 3/23/21 CC 4/5/21 1523 Silver Rain Dr. (Addition and remodel to single family residence) DR PL2020-142 MN Jim Pan Cont. PH 2825 S. Diamond Bar Blvd. (Time Extension for Planet Fitness CUP) TE PL2019-103 MN ROIC Diamond Hills Plaza, LLC PH ADMINISTRATIVE REVIEW Property Location AP Applicant None PENDING ITEMS Property Location File # AP Applicant Status 1625 Bears Den (Addition to single family residence) DR PL2021-01 MN/ JT Pete Volbeda First Incomplete letter sent 2/5/21 - waiting for additional information 2523 Blaze Trail (New single family residence) DR PL2020-49 MN Pete Volbeda Third Incomplete letter sent 10/16/20 - waiting for additional information Crooked Creek (7-unit subdivision) TTM, DR, CUP, TP PL2017-203 MN Rob Meserve Second incomplete letter sent 9/16/20 – waiting for additional information 1114 S. Diamond Bar Blvd. (Veterinarian office) CUP PL2020-120 MN Dr. Ratul Kumar Incomplete letter sent 9/30/20 – waiting for additional information 24011 Falcons View Dr. (Addition and remodel to single family residence) DR PL2020-25 MN William Edwards Third Incomplete letter sent 1/29/21 - waiting for additional information 24206 Gingerwood Place (Addition to single family residence) DR PL2020-115 MN Angelo Reginaldo Under Review 20657 Golden Springs (Sign program amendment) CUP PL2019-172 MN Sign Express Incomplete letter sent 10/10/19 – waiting for additional information 2234 Indian Creek (New single family residence) DR PL2020-159 MN Jeffrey Sun Incomplete letter sent 1/12/21 – waiting for additional information 10.1 Packet Pg. 97 Project Status Report CITY OF DIAMOND BAR Page 2 February 23, 2021 COMMUNITY DEVELOPMENT DEPARTMENT PENDING ITEMS (continued) Property Location File # AP Applicant Status 2360 Indian Creek (Addition and remodel to single family residence) DR PL2019-185 MN Pete Volbeda Second incomplete letter sent 2/26/20 – waiting for additional information 22909 Lazy Trail (Addition and remodel to single family residence) DR PL2021-5 JT Walt Petroske Under Review 22938 ½ Ridge Line Rd. (Wireless facility) CUP PL2020-42 NTE/ GL Jill Cleveland Incomplete letter sent 04/01/2020 – waiting for additional information 23121 Ridge Line Rd. (New single family residence) DR PL2020-31 NTE/ MN Pete Volbeda Second incomplete letter sent 12/15/20 – waiting for additional information 23135 Ridge Line Rd. (New single family residence) DR PL2018-233 MN Faiz Ennabe Second incomplete letter sent 2/6/20 – waiting for additional information 10.1 Packet Pg. 98 CITY OF DIAMOND BAR NOTICE OF PUBLIC MEETING AND AFFIDAVIT OF POSTING STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF DIAMOND BAR I, Stella Marquez, declare as follows: I am employed by the City of Diamond Bar, Community Development Department, On February 19, 2021, a copy of the February 23, 2021, Planning Commission Agenda, was posted at the following locations: SCAQMD/Government Center, 21865 Copley Drive Heritage Park, 2900 Brea Canyon Road City website: www.diamondbarca.gov Due to COVID-19 closures, the Planning Commission Agenda could not be posted at the following regular posting locations: Diamond Bar City Hall Diamond Bar Library I declare under penalty of perjury that the foregoing is true and correct. Executed on February 23, 2021, at Diamond Bar, California. Stella Marquez Community Development Department g:\ls�affidavitposling doc