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HomeMy WebLinkAbout1993/03/13 - Agenda Packet1977 CITY OF RANCHO CUCAMONGA PLANNING COMMISSION AGENDA WEDNESDAY APRIL 13, 1993 8:30 P.M. NORTH TOWN WORKSHOP RANCHO CUCAMONGA CIVIC CENTER RAINS ROOM 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA I. Roll Call Chairman Barker Vice Chairman McNiel Commissioner Lumpp II. Old Business Commissioner Melcher Commissioner Tolstoy III. IV. Ae DEVELOPMENT REVIEW 94-04 - NORTH TOWN HOUSING DEVELOPMENT CORPORATION - The proposed development of 88 rental units for affordable housing on 8.56 acres of land in the Low-Medium Residential District (4-8 dwelling units per acre), located on the south side of Feron Boulevard, west of Old Town Park - APN: 209-085-20. Related Files: Pre-Application Review 93-07, Conditional Use Permit 94-10, and Tree Removal Permit 94-01. Public Comments Adjour-ment CITY OF RANCHO CUCAMONGA STAFF REPORT DATE: TO: FROM: BY: April 13, 1994 Chairman and Member of the Planning'Commission Brad Buller, City Planner Steve Hayes, Associate Planner SUBJECT: DEVELOPMENT REVIEW 94-04 - NORTH TOWN HOUSING DEVELOPMENT CORPORATION - The proposed development of 88 rental units for affordable housing on 8.56 acres of land in the Low-Medium Residential District (4-8 dwelling units per acre), located on the south side of Feron Boulevard, west of Old Town Park - APN: 209-085-20. Related Files: Pre-Application Review 93-07, Conditional Use Permit 94-10, and Tree Removal Permit 94-01 BACKGROUND: This is the third in a series of workshops conducted by the Planning Commission. On December 14, 1993, the Co~nission held a Pre- application workshop to discuss the basic components of the site plan concept and provide the Commission with history of the neighborhood meeting process. A second Planning Commission Pre-Application workshop was held on February 9, 1994, to specifically address the parking situation and security issues. The North Town Housing Corporation and their architect, Pyatok Associates, have been working with staff to revise the project in areas where the Commission has provided input. Tonight's workshop will focus on these revisions and other major, secondary and policy issues. DESIGN PAR/t~tETERS: The site is bounded by the Rancho Cucamonga Middle School to the north, the A. T. & S. F. (Metrolink) Railroad tracks to the south, Old Town Park to the east, and existing single family residential development to the west. The site slopes gently from north to south at approximately 2 percent. A few mature Eucalyptus trees are scattered across the property (one of which is proposed to be removed per Tree Removal Permit 94-01) but the balance of the site is vacant with no significant vegetation. Open wrought iron fencing is proposed along the park frontage to take advantage of the enjoyable park view while providing additional visibility for security purposes between the park and the development. A 10-foot high solid wall is proposed along the railroad tracks for sound attenuation, while a 6-foot high solid wall is proposed along the west property line to serve as a buffer between existing single family homes and the project. The two proposed driveway access locations line up with the circular driveway accesses for the Rancho Cucamonga Middle School. A curb adjacent sidewalk currently exists along the Feron Boulevard frontage. Pedestrian circulation through this development will be limited, per the ITEM A PC WORKSHOP COMMENTS DR 94-04 - NORTH TOWN DEV. April 13, 1994 Page 2 recommendation of the Rancho Cucamonga Sheriff's Department, so that a majority of residents will utilize the sidewalk along Feron Boulevard to walk to Old Town Park. For further details about the site, the initial process for developing the conceptual plans and compliance with City Standards, please refer to the attached Supplemental Application for Residential Development and the applicant's Project Explanation. COMMISSION WORKSHOP ISSUES: During the two previous workshops, the Commission provided direction to the applicant regarding the following topics~ Project Density - The project is proposed with 88 dwelling units for a density of 10.3 units per acre. Under State law, the project benefits from a 25 percent density bonus for providing a minimum of 20 percent affordable housing units. The Commission accepted the project density as proposed. Site Plan - The Commission felt that the proposed site plan concept adequately addressed issues such as land use transition, site plan design, and density. The site plan was revised based upon Commission input, particularly parking, which resulted in the loss of some open space in the carport areas at the end of the auto courts. Parking - The Commission expressed concern with the number and location of parking spaces. The Commission did not accept proposed parking arrangement with a single garage space, plus one space in tandem in front of the garage door, which necessitated a variance. The site plan was revised to provide two covered parking spaces per unit (one garage and one carport), rather than tandem spaces. The Commission supported the revised parking concept. 4e Day Care Center - The Commission requested that adequate parking and access adjacent to the day care facility be studied further. The site plan was revised to designate spaces nearest the entrance as short-term parking for a drop-off area. The site plan exceeds the minimum number of spaces required for this day care facility. In addition, the day care operation will require that children be taken inside by their parents or guardians and signed in. Perimeter Fencing - The Commission was concerned that the barrier along the park edge could become a graffiti problem and requested further study. The plans have been revised to a 7-foot 4 inch decorative metal fence (8-foot 0 inch according to the applicant's written description in Exhibit "C") along the property line shared with the park. A 6-foot 0 inch block wall is proposed along the west property line. A 10-foot 0 inch block wall is planned along the railroad property line to the south for sound attenuation. PC WORKSHOP COMMENTS DR 94-04 - NORTH TOWN DEV. April 13, 1994 Page 3 Security - The Commission was concerned with the overall security for the project and the safety of the residents. The Commission indicated that security gates should be incorporated into the design at all vehicular and pedestrian access points. Gates have been provided at pedestrian access points which will be locked at times to be determined by the residents, such as late night and early morning. No gates are proposed for vehicular entrances to the project. The applicant agreed to prepare a tiered report on how the project design addresses security concerns (i.e., site plan, architecture, fences, lighting, signs). An overview of security features in the project design is contained in the attached Exhibit "C." To summarize, the following design elements are intended to foster a secure and safe living environment: a. Homes adjoining the park have ample windows and open view fencing for supervision of park activities. b. Pedestrian access points, except for Feron Boulevard, are controlled by lockable gates. c. The private streets dead-end to discourage "cruising" and make escape difficult. Open space is clustered into courtyards which are surrounded by homes and designed with a single exterior access point, yet directly accessible from each home. e. Carport areas are located at the interior end of private auto courts, visible from units, to discourage non-residents. Building Materials - The Commission expressed concern that exterior building materials should be selected to minimize maintenance, yet still be attractive. The 'Spanish Eclectic' style architecture utilizes low-maintenance stucco exteriors. Drive Aisle Width - The Commission questioned the need for a drive aisle wider than 36 feet in some areas of the project. The project is designed with 26-foot wide private streets (as required for fire access), with 10-foot wide parallel visitor parking on one or both sides. Parking within Patios - The Commission was concerned with potential for residents to park within their private patio areas. The Commission requested further study of ways to discourage parking within patios, such as a low wall. The latest plans show 5-foot walls around the patio areas. PC WORKSHOP COMMENTS DR 94-04 - NORTH TOWN DEV. April 13, 1994 Page 4 10. 11. Carport Crime - The Commission expressed concern for potential burglaries and personal injuries in the carport areas. The architect responded that the auto court design end carport assignments would discourage non-residents of that court. House Plan Security - The Commission indicated a concern for personal security for the house plan without a connection from the back of the unit to the living area. The applicant indicated that security lights with motion sensors could be provided in critical areas. 12. 13. Graffiti - The Commission indicated that the developer must initiate efforts to minimize graffiti. The applicant has responded by agreeing to plant shrubs and/or vines along both sides of perimeter walls and fences. Open Space - The Commission was concerned that the project meet or exceed City standards for open space. The project has been designed with 33.5 percent of the net lot area in common open space. The total usable open space (common plus private space) is 49.14 percent of the site area. STAFF COMMENTS: The following comments are intended to provide an outline for Commission discussion: Ma4or Issues= The following broad design issues will be the focus of Co~m~ission discussion regarding this project. Site Plan: More substantial "focal points" should be designed near the vehicular entrances. Elements such as architectural features, enhanced landscaping islands, water elements, artwork, etc., are encouraged to create the suggested effect. Architecture: The building elevations, while a .departure from and more interesting than typical apartment buildings, should be refined. Generally, all of the two-story units rise straight up from ground level with very few vertical or horizontal breaks in the planes of the exterior walls, especially the three bedroom units in the middle of the auto courts and the four and five bedroom units facing the park and train tracks. Staff recommends that these areas receive further architectural treatment which will help reduce the apparent height and mass of the structures. 2. The exterior stucco/roof tile treatment and color schemes should be considered by the Commission. PC WORKSHOP COMMENTS DR 94-04 - NORTH TOWN DEV. April 13, 1994 Page 5 The wood lattice carport design integrates well with the design of the second-story balconies and patios, but the long range durability of materials should be evaluated with this design. 4. The project meeting room building should be significantly upgraded in design, similar to the day care building. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Commission will discuss the following secondary design issues: The perimeter fencing around the day care facility should be completely solid (especially from Feron Boulevard and Old Town Park) to obscure views into the area from the outside, as recommended by the Sheriff's Department. The pedestrian gates at the Main Street cul-de-sac and at the southeast corner of the site should be replaced with open crash gates, per the recommendations of the Sheriff's Department. Consequently, the loss of two parking spaces adjacent to the Main Street cul-de-sac and some spaces adjacent to the southeast parking spaces will be necessary. Generally, it appears that landscape planting areas should be widened adjacent to buildings and other structures to facilitate proper plant growth. Staff recommends a minimum width of 3 feet for all planter areas to accommodate the growth of shrub hedges and a minimum of 5 feet where trees are proposed. The setback between the rows of carports and the adjacent units should be increased to provide landscaping to enhance the appearance of these areas. Pilasters should be incorporated into the wall design along all interior property lines. Gates should be provided between private patios and driveways for increased security and privacy. Concrete curbs should also be provided to separate the driveway and patios to discourage the parking of cars in patio areas. Full columns should be used on the south and east elevations of the day care building. The tower element between the day care and project meeting room buildings should have a solid tile roof to appear more consistent with other tower elements throughout the project. PC WORKSHOP COMMENTS DR 94-04 - NORTH TOWN DEV. April 13, 1994 Page 6 Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. All windows, garage doors, vents, etc., should be recessed or receive wood trim with stucco over. me All perimeter fencing shall be composed of a decorative material or finish. Painted precision block does not qualify as a decorative perimeter wall. 3. Special paving should be used to a greater extent throughout the project area, especially at key vehicular and pedestrian entrances. Landscaping should be upgraded to screen unattractive view areas (i.e., ends of auto courts adjacent to walls, parking areas, utility equipment, air conditioning condensers). Retaining masonry, project. walls exposed to public view should be decorative consistent with the wall theme used throughout the RECOMMENDATION: Staff recommends that the Commission consider the issues raised by staff. After consideration of these issues and discussion with the applicant, if the Commission feels the issues can be addressed and conditioned to be verified by staff, then the Commission should direct staff to advertise public hearings on the project for formal Planning commission consideration. If however, the Commission feels that there are issues not yet resolved and/or addressed to its satisfaction, then the project should be rescheduled for another Commission workshop. Respectfully submitted, Brad Bull~ City Planner~-~ BB:SH:mlg Attachments: Exhibit "A" - December 14, 1993, Planning Commission Workshop Minutes Exhibit "B" - February 9, 1994, Planning Commission Workshop Minutes Exhibit "C" - Supplemental Application for Multiple Family Residential Projects Exhibit "D" - Development Plans (Full Size Plans Enclosed) CITY OF RANCHO CUCAMONGA PLANNING COMMISSION MINUTES Adjourned Meeting December 14, 1993 Chairman Barker called the meeting to order at 7t40 p.m. The meeting was held in the Rains Roo~ at the Rancho Cucamonga Civic Center, 10500 Civic Center Drive, Rancho Cucamonga, California. Chairman Barker then led in the pledge of allegiance. ROLL CALL COMMISSIONERSt PRESENTt David Barker, Heinz Lumpp, Larry McNiel, John Melther, Peter Tolstoy ABSENT: None STAFF PNESENT: OWNER/DEVELOPER: Brad Bullet, City Planner~ Nancy Fong, Senior Planner~ Steve Hayes, Associate Planner~ Dan J~s, Senior Civil Engineer~ Olen Jones, Senior Redevelopment Analyst~ Jan Reynolds, Assistant Redevelopment Analyst~ LeAnn Smothers, Redevelopment Analyst Nacho Gracia and Mark Aguilar, North Town Housing Development Corporation; Nora Brown, David Rosen & Associates~ Bob Benman, Pt&iris Pacific Investments~ Dan Guerra, Derbish Guerra Associates~ Michael Pyatok, Pyatok Associates~ Rafael Urena, Wolff, Lang, Christopher Architects. PRE-APPLICATION R~VISW 93-07 - PYATOK ASSOCIATES - Review of the conceptual site planning for an 8.7 acre site located south of the Rancho Cucamonga Middle School on the south side of Feron Boulevard and west of Old Town Park. Brad Bullet, City Planner, opened the workshop by explaining the purpose of the Pre-Application review process and the meeting format for this project. Olen Jones, Senior Redevelopment Analyst, provided an historical perspective of the site acquisition and previous develol~aent agreements associated with this site and the adjacent park property. He stressed the goals of redeveloping the entire North Town area and the strides made in accomplishing these goals. He introduced the members of the development team and their association with the project. ~. Bullet introduced the members of the Planning Commission and asked Mr. Jones to elaborate on the development agreement and State law regarding density bonuses and how the proposed density relates to these documents. Mr. Jones elaborated on the specifics of the development agreement regarding the density bonus and explained how State laws affect the proposal. Mike Pyatok, Pyatok Associates Architects, summarized the issues discussed during the neighborhood workshops that occurred with the residents of North Town. He presented slides of the meeting and described the design kits used in the workshops. He noted that each lot included 88 units, 150 trees, 226 parking spaces, and drive aisles. He explained how the residents' comments and concerns, which included safety and proximity of vehicular parking areas to living quarters, the need for an ample amount of private open space, the request for a more single family look to the architectural design, the safety of children, and the overall security for residents within the project, were incorporated into the proposed site plan. He explained the purpose behind and placement of the community center and child care facility and stressed how the "grid' pattern fit in with the fabric of the existing neighborhood, only on a smaller scale. He concluded by stating his goal is to resolve the site planning issues raised by staff at this time and that architectural schemes would soon follow. Chairman Barker asked the applicant if the requirement8 for visitor parking were being met on the proposed plan. Mr. Pyatok confirmed that 22 spaces, or one per every four units, was being provided. Steve Hayes, Associate Planner, presented a brief summary of staff's major concerns and asked for input from the Commission relative to these issues as well as any other major items the Commission wished to raise. Mr. Bullet pointed out that it has been the Commission's position in the past to require that all projects meet or exceed all City standards. Commissioner Melcher questioned the amount of Council involvement up to this point. Mr. Jones explained that the Council has had only limited input on the project so far. He stated however, that the Council has stressed that no compromises should be made to City development standards and that the goal of having a quality affordable housing project is of extreme importance. Chairman Barker asked if the North Town residents were given an option of using less than the 88 units in the kits at the workshops. Mr. Pyatok responded that this was briefly mentioned but it never really became an issue with the participants at the workshops. Commissioner Melcher inquired if 88 units were necessary to make the project financially feasible. Ms. Nora Brown, David Rosen & Associates, responded that a loss in the number of units could drive up the cost per bedroom ratio, which could potentially Planning Commission Minutes -2- December 14, 1993 inhibit the developer from receiving the affordable housing tax credit incentives for this project. LeAnn Smothers, Redevelopment Analyst, added that the City's Comprehensive Housing Affordability Strategy (CHAS) stressed the importance of allowing for as much affordable housing as necessary within the City's redevelolanent area. Commissioner Lumpp asked staff how the addition of these 88 units affects the overall CHAS projections. Mr. Jones stated that this project is the only current project of its magnitude. He said several single family lots had been purchased in the past by the Redevelopment Agency for the purpose of providing affordable housing but recent Council direction and economic strategy has been to sell those lots. Commissioner McNiel asked how many affordable units were provided in the Grove Avenue project. Mr. Jones indicated that over 80 units were deemed affordable within that project. Commissioner Lumpp questioned the number of affordable units that should be provided in the redevelopment area. Mr. Jones responded that the goal is to deem 20 percent of the available housing stock in the redevelopment area as affordable. Commissioner Tolstoy asked if any other significant affordable housing sites were being considered by the City at this time. Mr. Jones noted that the City had purchased the Ellena Winery site, which is zoned for high density residential development, but the focus of the agency at this time was to look at the possibilities of deeming some of the existing housing stock affordable. Con~nissioner Lumpp inquired as to how the density bonus prescribed by State law applies to this project. Mr. Jones stated that a 25 percent density bonus is permitted for projects that devote a minimum of 20 percent of the units to meeting the affordable unit provisions. Bob Banman, Prairie Pacific Investments, talked about how management of the facility would occur, including the control of inoperable cars. Commissioner Melcher asked the neighborhood representatives' opinion of the ~ignificance of the parking deficit. Nacho Gracia, North Town Housing Development Corporation, stated that he felt the proposed on-site parking is insufficient. Planning Commission Minutes -3- December 14, 1993 Commissioner McNiel felt that parking will be a problem as currently proposed. He felt comfortable with the proposed product type, density, grid site plan design, and use of common open space areas. He concurred with the developers that residents will take advantage of the park for large outdoor group events and felt that two-story units next to the park would provide a greater sense of security. commissioner Melcher questioned the value of the small common open space areas but felt they were designed appropriately and with good purpose. He stated that the land use transition and site plan layout issues were handled appropriately by the architect. He agreed that the parking impacts could become a problem but generally supported the project as proposed. Commissioner Tolstoy liked the idea of the neighborhood meeting with the design kits as a method to gain knowledge of the potential issues of the surrounding neighborhood. He felt the site was in a perfect location for the type of housing and density proposed, near a park and school. Me indicated that the day care and Community Center were in an appropriate location, but felt the parking situation, both near these facilities and on the site as a whole, should be addressed. He added that the management will not be able to control the parking situation. He liked the linear common open space concept and agreed that major outdoor activities could best take advantage of the adjacent park. He found the grid layout acceptable, as it blends in well with the surrounding neighborhood. Commissioner Lumpp concurred that the level of community involvement to this point was an excellent idea. He found the density acceptable, but thought the parking situation needs to be addressed. He stated that the proposed tandem parking actually creates a loss of two parking spaces typically available within a driveway. Me felt that since this is not a senior project, more parking needs to be made available. He thought the open space and overall site plan were designed appropriately, based on input from the neighborhood. He felt the land use transition between this use and the existing single family homes and the park was appropriate; and the two-story homes next to the park gave a sense of security. Chairman Barker agreed that it made good sense to have the community involved in the early stages. He indicated that the overall parking situation was a disaster waiting to happen and that the parking and access adjacent to the day care facility and Community Center should be addressed. He noted that special attention should be given to the design of the perimeter harrier adjacent to the park so it does not become laden with graffiti. He felt that security gates should be incorporated into the design at all vehicular and pedestrian access points. In addition, he noted that the enlargement of the linear common landscape areas presented in the package were optimistic and would likely become a maintenance burden. commissioner McNiel asked staff for clarification on the parking issue and ~hat would actually need a variance as currently proposed. Planning Commission Minutes -4- December 14, 1993 Mr. Hayes stated that a variance would be needed for the number of covered garage parking spaces and total number of parking spaces as currently proposed. However, he noted that it was feasible to provide the required number of spaces on the property, thus Limiting a variance requir~nent to only the number of covered stalls. Commissioner Tolstoy stressed the need to select building materials that do not require a tremendous amount of maintenance. Commissioner Lumpp concurred, but stated that the attractiveness of these materials is also critical. Mr. Bullet summarized the concerns and comments of the Commission by stating the most critical issue for the development team to resolve is the parking situation. He stated that the majority of Commission members felt that the proposed site plan adequately addresses issues such as land use transition, site plan design, open space, and density. He asked the Commission whether or not they would like to review the formal application as a workshop or through the regular Design Review Committee. The Commission felt a Planning Commission workshop would be preferable. Mr. Pyatok asked the Commission about the possibility of preparing a parking study to justify the proposed number of parking spaces within the project. Chairman Barker said it was inappropriate to negotiate but that the Commission was willing to look at any information provided so long as all of the variables associated with the Southern California environment and automotive life-style are used. ADJOURNMENT The meeting adjourned at 9:05 p.m. to 5:00 p.m. on Tuesday, December 21, 1993, in lieu of the regularly scheduled meeting on December 22, 1993. Respectfully submitted, Brad Bullet Secretary Planning Commission Minutes -5- December 14, 1993 CITY OF RANCHO CUCAMONGA PLANNING COMMISSION MINUTES Adjourned Meeting February 9, 1994 Chairman Barker called the meeting to order at 5:00 p.m. The meeting was held in the Rains Room at the Rancho Cucamonga Civic Center, 10500 Civic Center Drive, Rancho Cucamonga, California. ROLL CALL COMMISSIONERS: STAFF PRESENT= OWNER/DEVELOPER: PRESENT: David Barker, Heinz Lumpp, John Melcher, Peter Tolstoy ABSENT: Larry McNiel Brad Buller, City Planner; Steve Hayes, Associate Planner; Dan James, Senior Civil Engineer; Olen Jones, Senior Redevelopment Analyst; Jan Reynolds, Assistant Redevelopment Analyst; LeAnn Smothers, Redevelopment Analyst Nacho Gracia, Santos Fuentes and Gabriel Guerra, North Town Housing Development Corporation; David Rosen and Nora Brown, David Rosen & Associates; Bob Banman, Prairie Pacific Investments; Dan Guerra, Derbish Guerra Associates; Michael Pyatok, Pyatok Associates; Rafael Urena, Wolff/Lang/Christopher Architects NORTH TOWN AFFORDABLE HOUSING - Review of the conceptual site planning with specific review of the revised on-site parking concept for an 8.7 acre site located south of the Rancho Cucamonga Middle School on the south side of Feron Boulevard, west of Old Town Park. Chairman Barker opened the workshop by inviting the development team to present the revised site plan, explaining how the concerns relative to parking had been addressed since the previous Planning Commission workshop on December 14, 1993. Michael Pyatok, Pyatok Associates Architects, provided a chart summarizing the revisions to the parking situation since the site plan was previously reviewed by the Commission on December 14, 1993. He explained that the "tandem" parking spaces in individual driveways no longer need to be counted as required parking for the project. He noted how the new carports would be assigned and the use and purpose of the meeting facility and the child care center. Commissioner Tolstoy inquired on how the drop-off area for the child care facility would function. Mr. Pyatok stated that children would be assisted inside by their parents or guardians and signed in. The parking spaces nearest the entrance would be designated as short-term parking for a drop-off/pick-up area. Chairman Barker asked about the range of ages intended to be cared for at the child care facility. Mr. Pyatok noted that a majority of children would most likely be pre-school age (two to five years old). Chairman Barker asked who would operate the child care facility. Mr. Pyatok stated that the facility will be managed by a State licensed operator. David Rosen, David Rosen & Associates, added that child care priority will be given to parents living within this project. Commissioner Melcher asked Mr. Pyatok to highlight those areas where open space had been lost to carport parking spaces. Mr. Pyatok indicated those areas, primarily at the end of the auto courts, in front of the five bedroom units. Commissioner Melcher inquired as to the need for a drive aisle wider than 36 feet in some areas of the project. Dan James, Senior Civil Engineer, clarified that the Fire District will have jurisdiction over the design and width of the drive aisles since they are not intended to be public streets. He reported their current policy is to have a minimum 26-foot wide free and clear area for fire access. Chairman Barker expressed concern that resident8 may park in their private patio areas. He suggested that a low wall be introduced along the patio edge adjacent to the driveways to deter people from parking cars on their patios. Commissioner Lumpp noted his concern for potential burglaries and per80nal injuries in the carport areas. Mr. Pyatok felt that this issue would be lessened by the way in which carports were assigned, so that the only vehicle traffic in the auto courts would be residents of that court. Commissioner Melcher noted his concern for personal security for the house plan without a connection from the back of the unit to the living area. Mr. Pyatok agreed to provide a solution to this problem. ~r. Rosen indicated a willingness to provide security sensors in critical areas. lights with motion P C Adjourned Meeting Minutes -2- February 9, 1994 Chairman Barker asked Mr. Pyatok to show how their proposal addresses the security needs at all vehicular and pedestrian access points. Mr. Pyatok stated that the entire project will be fenced or walled around its perimeter, with the exception of the main vehicular access. He said the gates at the pedestrian entrances will be locked at times determined by the community, but most likely from after dark until morning. Commissioner Lumpp asked if the requirements for common open space are being met with this proposal. Steve Hayes, Associate Planner, responded that the common open space requirement of 10 percent of the net lot area was easily provided with the previous proposal and the revisions to this plan did not constitute a significant loss of common open space. Chairman Barker asked how the developer would be initiating efforts toward minimizing graffiti. Mr. Pyatok indicated that vines and a drip irrigation system are proposed along the railroad right-of-way on the outside of the wall. Chairman Barker also expressed this concern relative to the west property line. Brad Bullet, City Planner, asked how the exterior of other walls, fences, and buildings would be treated to inhibit graffiti. Mr. Pyatok noted that the initial plan is to plant shrub hedges along the interior sides of the perimeter walls and fences to discourage graffiti. Mr. Rosen added that the resident management association will support the goal of neutralizing graffiti in the project. Commissioner Tolstoy inquired about the amount of space between walls and pedestrian walkways for landscaping. Mr. Pyatok stated that the width of these areas range from 3 to 10 feet. Chairman Barker reiterated his concerns about safety and graffiti and noted that it is the Planning Commission's responsibility to reduce these concerns through proper site plan and landscape design. Commissioner Lumpp inquired about the height of the walls along the railroad tracks. Mr. Pyatok stated that the wall would be required to be approximately 10 feet in height to mitigate train noise to acceptable levels. Commissioner Tolstoy asked if double-paned windows would be necessary for internal sound attenuation. P C Adjourned Meeting Minutes -3- February 9, 1994 Mr. Pyatok responded affirmatively. Chairman Barker felt that this project should set the tone for future residential development in responding to safety and graffiti concerns. He noted that security patrol would be advisable to augment the security fences. Nacho ~racia, North Town Housing Development Corporation, reiterated neighborhood concerns, such as security, proximity of attached garages to the living quarters, and the need for larger private yards as opposed to large common open spaces. He stated that this concept was a result of neighborhood participation and if the concept is altered significantly, then the project would no longer be the neighborhood's project. Chairman Barker felt that the established theme should not and would not be required to be altered significantly. Mr. Rosen noted that the number of five bedroom units had been reduced significantly. Chairman Barker stated that he was impressed that the architect could fit the required parking on-site without losing any units. Commissioner Melcher asked Mr. Gracia if he was satisfied with the number and location of parking spaces. Mr. Gracia responded affirmatively. Mr. Rosen indicated that all of the financial officers reviewing this project were quite receptive to providing the necessary financial support. Santos Fuentes, North Town Housing Development Corporation, felt confident that the selected management team will preform their job competently. Bob Banman, Prairie Pacific Investments, noted that due to the unique approach to affordable housing, most financial agencies were willing to provide the necessary funding. Commissioner Lumpp reiterated that special attention should be paid to the wall and fence designs throughout the project. Commissioner Tolstoy expressed his enthusiasm on how the site plan design was derived from the neighborhood meetings and felt that successful management would be the key to having a successful project. Mr. Bullet asked the applicant if a tiered report could be developed to address the security measures and the mitigations to security concerns through design (fences, security lighting, etc.). Mr. Pyatok felt that this would be an excellent idea and said he would be willing to work on the document. P C Adjourned Meeting Minutes -4- February 9, 1994 Chairman Barker summarized by stating that the parking situation appeared to be addressed and the resolution to the security issues could set the precedent in reviewing future projects. ADJOURNMENT The meeting adjourned at 5:55 p.m. Respectfully submitted, Brad Bu le~ Secretary P C Adjourned Meeting Minutes -5- February 9, 1994 CITY OF RAHCHO CUCAIfONGA FEB 2 5 1994 APPLICATION FOR R]:SmENTIAL ~PBfEHT mlDKiqTIAL APPLICATION ~'VALUATION A. (kmm~l: All new r~rlentlal development a~ subject to the Evaluation u described in Section 17.0~0.030 , except for the following: · New r~__m_entisl development 4 units or le~ · New residential subdivision 4 lots or les~ · Ind_tvidual single family con~ruci~m · Others as deter~mned by the Ctty P!nnner R Purpoee: The Intent of the Supplemental L~e33t-ln1 ~-'val~mtlon is to ensur~ that the development will meet and satisfy the City'm SoMa and objectives . Th~ r~vi _ew is based upon eomm_umty objectives ~.prcmed tn the Genentl Plan. Crttena usecl in the evaluation of a resfdentlal project and in conjunction with the Development/Design Review considerations ar~ described in Section 17.060.010 . These criteria a~ listed as follows: Absolute Policies - Section 17.06.050 Development Stmtdards - Sectton 17.08.040 Des~n G-id*llnes - Section 17.08.090 1 -- RECEIVED CiTY O_F ~ANNINO DIVISION m L I. the app~c~nt. Michael Pyatok Principal Pyatok & associates. representtng the developer. pmpertyowner~dm*mbersofthe {Name) (Tttle) (Ftrm'm Name). professional tenm am reasonably f~mili~r with all the pertinent Codes, Laws. Ordin~nces . PoLi_~es etc.. that apply to the development of this proposed project. Check the doormerits that apply to the project: Development Code General Plan Etlwanda Spec/fic Plan Ten'a Vista Plumed C4~lmu~iiy Foothill Bird Specific Plato ( S mtum ) ~'---lut, l~#el~. These are abelute requirements each project muat satis~ before approval can be grin_ ted. The Absolu. te policies have been deve2oped in response to the most crit/cal issues ~ociatea with residential development. These include a _s~u _r~ n_elghborhood compatibility, compliance with adopted plans, aaequacy of public f~cl~tles and ~_~, and protection of the public environment and public health. These Almslute PolleYre m'e contmn,,d in Section 17.080.050. Describe , m written form. ~ustrated graphics or a combtrmt!ou of both , how this p_ro __p~d__proJect ha~ been dealgned. to meet each of the criteria as stated in Section 17.080.050. { Attached addmodal sheets as necessary } SEE ATTACHMENT K De~elomme~t B~m~am~m. The~e are the development standards d~mltr~ with ~.m req~ents for setl~ck~ lot area. bufiding height, open space, etc. The specific development standards which a project must satisfy are dependent upon the base development district . The~e standards are contatned in Section 17.0~.040 of the Development Code. _Projects within Specific Plmm ~nd p~nned Communities areas must ast!~r the development standards cont=in in thlt Specific p!.n and Describe . in.. wrltt.en form_. Ihustrated grapkics or a comlmm~ of both .how_this p. roJ.ect has oeen a~_~ed to meet ~ dz~,ed the m~.~m.m requirements of the aevelopment standard~. ( Attached addishal sheets as necemm~ ) SEE ATTACHMENT. expFesaed in_ the Genertl Plan end enco_urqe the orderly and harmonious appearance ~ structuru _~and property tncludind ne~hborhood compa~ ribflAy. s~te p~anm~_. arclmectu~_ .mxL. hndscapin~. The ~ui/!e~nes are_tntend.~ to be flemble enough to allow individual exln'samon and Innovation mthm a rr~,.,,.work of an _established I~h ~ for ~fe~n quality. The des~n gutdett,~. ar~ e,-.-t~t-ed in ~-uon 17.0~0.090. SEE ATTACHMENT.. e Absolute Policies. Section 17.05.050. Plans and Policies. The project is consistent with the General Plan, Land Use Plan, Development Code, Master Plan of Trails, Parks and Recreation Plan, Circulation Plan. Neighborhood Compatibility. 1. This rental development provides each family with its own 2-story home to reflect the character of the neighborhood. l~¢h home is separated from its neighboring homes by a one story garage so that each home is distinctly visible. The homes, ranging in size between 1200 sf and 1500 sf, are approximately the same as the nearby homes of the old Northtown neighborhood. While the density is 2595 higher than surrounding areas as allowed by State law, the one and two story development appears less dense because the one garages separate the 2 story masses into smaller pieces. The frontage along Feron Boulevard is lined with what appear to be single family homes with their front porches facing the street. Opposite the Middle School entrance are located the Daycare Center and Project Meeting Room to create a hub of non-residential facilities. The style is an interpretation of the regional Mission style, with red tile roofs, colorful stucco wnlls reminiscent of the colors used in Mexico, and some wood railing details with traditional decorative iron work around some openings. 2. The homes adjacent to the single family parcel on the west side are one story in height to help mainthin privacy in the rear yard and fit the scale of the adjacent home. The 6' high concrete block wall along this edge is set back from the property line to allow vines with irrigation to grow on the wall on the side facing the neighbor. The property line around the edge of the new Main Street cul-de-sac will be lined by a decorative metal fence to permit a vista down Main Street to the Park. The remainder of this side will be lined by a 6' high concrete block wall, planted with vines on both sides. The homes along the park edge are given a strong public front to enhance the park edge, but at the same lime provide view corridors between the homes into the open spaces of the development. This edge is lined with a decorative metal fence, 8' high. The rear of the parcel is lined with a 10' high concrete block wall, alternately setback from the propeW] line to articulate the wall and to pe./u,it vines with irrigation to grow on the side facing the railroad tracks. Do 3. No Uaffic generated by the new development will enter from Main Street which will deadend with its own cul-de-sac. Each of the two entries from Feron Boulevard leads to deadend hammerheads to discourage cruising by outside drivers. However, emergency vehicles can connect these two streets by removing bollards at the ends of the hammerheads. Public Facilities and Services. 1. The school district is expected to certify that the project will not negatively impact their local facilities. 2. The project includes proper ~anitary sewers on site and is connected to adequately sized sanitary sewers under Main Street. Also includes proper water supply on site and is connected to adequately sized water supply under Feron Boulevard. 3. The traffic generated by the project will generate levels lower than Level D on Feron Boulevard. 4. There are two means of access and these streets are internally connected at two points for easy emergency access. These two points noon-ally separate the two streets by removalable bollards. 5. A new stoim drain will be built leading to this site prior to the completion of this project. The Master Plan storm drain will be constructed westerly in Main Street and southerly in Archibald Avenue to connect to the Deer Creek Channel. 6. There will be a non-profit Board of Directors for the project which will include tenants and some members of the Board of the Northtown Development Corporation. This Board will oversee the work of the management company and its subcontractors responsible for daily maintenance of the buildings and the grounds. 7. NA 8. The project permits pedestrian access from the neighborhood west of the site through the site to the park during daylight hours. After sunset, metal padlocked gates on the east and west sides will be shut by the management to secure the site. Public Health and Safety 1-6. NA 7. The nearest fire station is on San Bernardino Road, west from Archibald Avenue and approximately I 1/I mile away f~om the site. The project is within a seven minute response time from this fu~ station. E. Resource Protection 1-6. NA 7. The buildings are designed to meet TITLE 24 energy requirements. In addition, 65 % of the buildings are oriented in an east-west direction to get good southern exposure om one side. The remainder are oriented north-south permitting both sides of the buildings to get sun, one in the afternoon and the other in the morning. Large shade trees will shade the streets and driveways. 8. The few existing trees will be preserved and are noted on the site plan. Land Use Conflicts 1. A 15' wide landscape buffer will separate the homes from the park. To increase security of the park, the homes along that edge do not face their backs but present a friendly facade with ample windows. This is considered an important public edge just like a street so the architecture, enhanced by landscaping, addreeses the park rather than hides itself. An open metal fence will permit people to see the park and permit park users to see the landscape and architecture of the housing through the fence. The Daycare facility is located adjacent to the park to permit easy access by the children to the park facilities and to connect visually the open space play area of the daycare center to the park. For other edge conditions, see 'B. Neighborhood Compatibility' above. Development Standards ......This development is following Table 17.08.040 - C Optional Development Standards. The designation i s "LM'*. 1. ~ross Site Area ..............9.206 acres. 2. Net Site Area .................8.736acres. 3. Minimum dwelli,mg size .....units varies from 1200 sf. to 1500 sf. 4. Setbacks: a. Local Street ..................32 ft. avg. b. East property line ............15 ft. c. South property line ..........15 ft. d. West property line ...........15 ft. e. Private Street .................15 ft. avg. throughout the site. f. Side yard ......................10ft. min. 5. Residential Building Separations: a. Front to Front (25') .........Varies between 25'-9" to 34'-0'. b. Side to Side (10') ..........10 ft. 6. Height Limitation (35') .....Varies between 14' (ridge over typical garage) and 28' (ridge over 2-1/2 story 'tower' elements). 7. Open Space Required: a. Private Open Space: Each unit has a rear patio area and front porch which when combined varies between 320 sf and 850 $f. The four and five bedroom units each have a second level deck adjacent to the master bedroom which varies between 40 to 60 sf. b. Comm. Open Space: The development has 127,159.87 sf common open space which is 33.35% of the site area. c. Usable Open Space: The combined private and common open space is 187,382.87 sf which is 49.14% of site area. 8. Recreation facilitiea: The development is immed_ia_tely adjacent to a large neighborhood park and Im 2 acce~ gates into the park. In addition there are 8 smaller courts designed for children's play and a court between the Project Meeting Room and the Daycare Center for community gatherings equipped with picnic tables and bbq grill. 9. Landscaping: "Northtown's" landscape has been designed to enhance the project's scale, identity and continuity. Plant materials have been selected and placed to define "A, B, C & D" streets as well as to give pedestrian scale and character. Larger canopy trees have been placed in conjuntion with vertical evergreen trees. These verlical evergreens also serve to define the project edges and visually screen the i~-~in tracks at the southern Each back yard street court has been designed with medium scaled canopy trees at streetscape edges to enhance these areas. Each court is terminated with plantings of vertical accent trees to create interesting focal points as well as to interrupt the perimeter planfngs of evergreen trees providing visual diversity. Each pedestrian court has been planted with small to medium sized trees as individual specimens or in clusters to define hardscape areas. These materials have been extended to the streetscape edge to identify these areas as pedestrian points of entry. All plant materials have been selected to be compatible with enviromental conditions in Rancho Cucamonga. During the construction document phase, we will be selecting the sizes for the different planting materials in compliance with the City Standards. 10.Energy Conservation: During design development and constrution document phases, we will be evaluating different energy systems to provide the most economical and efficient one as well as to comply with the City Standards. 4. Design Guidelines. Preface In order to explain the proposed plan for this development, it is important to review the three main sources of ideas which helped shape the plan. The first source is the planning principles developed by the City of Rancho Cucamonga and conveyed to this design team by City staff. The second source is the approximately 50 people from the immediate neighborhood who participated in two community planning workshops followed by a working session of the Northtown Board of Directors. The third source is the shared experiences of architects and developers who specialize in designing affordable housing and which were brought to the project by this design team. The past thirty yeaxs of management experience and.post-occupancy research into communities designed with affordable rental housing have yielded some general planning principles to insure their 1ong-te~ui liveability and maintenance. Since the latter two sources may not be familiar to the Planning Commission, the following summarizes the basic principles which were gathered from these two sources to blend with the intentions of Rancho Cucamonga's design guidelines in the preparation of the Northtown Housing proposal: A. Ideas from the immediate neighbors and the Northtown Board: a) While this will be rental housing, every effort should be made to design it to be just like homeowner housing, that is, every family should have its own home, with its own garage, front yard and back yard. b) The development should fit into the older Northtown neighborhood and not wall itself off into a separate compound. c) Since these will be larger families (3,4,5 bedroom homes), as much of the open space as possible should be within the fenced yards of each family's residence. d) The houses should appear to be as detached as possible from each other to avoid the look of 'a rental project'. e) Children should be protected from areas of higher vehicular traffic. 0 Common facilities such as the child care center and Project Meeting Room should be located at the north east comer of the site. ttowever, there should not be facih'ties such as a swimming pool which will become an atuactive b~ to many other children i~. the development. g) There should be e~trances from the development directly into the adjacent park so that people in the new development can both use and supervise the park. These entrances can be secured after hours by the property management. People from the surrounding neighborhood may walk or bicycle through the development but at night the connections to Main Street and to the park should be .locked. h) There should be no large common open spaces since these will not be well supervised and individual families need as much open space as possible close to their own homes or within their own fenced yards to supervise their children. i) Autos should be in attached garages, conveniently situated in relation to the house entry. B. Ideas from the design team and f'mancial consultants. a) Since this development must take advantage of the Federal Tax Credit Program in order to be financially feasible, it must be built within a certain cost/unit as proscribed by the program for the Southern California region. Therefore, while some amenities are possible, some are not allowed at all and some must be limited so as not to exceed the allowable limits. For example, a public swimming pool is not allowed and garages for two autos/unit would push costs beyond the allowable limits of the Federal Tax Credit Program. Fortunately, this site is immediately adjacent to a neighborhood park and middle school, both providing many recreational amenities. It would seem that these fortuitous circumstances allow this development to work within the Federal Tax Credit guidelines and meet the intentions of the City's planning guidelines for amenities. b) Renters Uv. at their dwellings with greater care if they have their own houses, with their own front and rear yards. This helps to establish long-term occupancy, improved vigilance by tenants regarding maintenance and generally contributes to lowered operating expenses. Hence, stacked fiats should be avoided. c) Far~i]ies with several children who earn more modest incomes generally experience more stress. For example, there may be a higher number of families with live-in grandparents, or with children working yet still living at home, or with single parents both working and raising children. Under such conditions it is very important that site plans cluster families into smaller groupings around smaller open spaces so that families who rent can develop tight neighborly bonds. This will help foster mutual support such as watching out for each others' children, watching out for strangers, and generally taking an interest in their immediate surroundings much like homeowners do. For this reason, the conventional wisdom in site planning for these circumstances is not to create large open spaces for recreation. No one claims such spaces as their territory and as a consequence they are less supervised and are difficult to manage and maintain. d) Traditional American small towns combined vehicular and pedestrian circulation within the public realm of the street. This created very secure conditions since any one walking through a neighborhood had to use the sidewalks and was seen by people sitting on their front porches, or by other pedestrians or vehicles passing by, or by patrolling police cars. Backyards were secured by private fences and did not allow passage. Recent planning efforts to create another network of pedestrian pathways independent of the public streets tends to break away from the traditions of the American small town. While such landscaped li~tmges may. be pleasant and workable under certain circumstances, they can cause the streets to become less populated and as a consequence less secure. They double the amount of publicly accessible areas within a site, reducing the ability of both its residents and the police to keep the public domain secure. For this reason, no~ only should shared open spaces be smaller u note in 'c' above, they should not be linked to discourage 'back' passages through the site. ~:~eh open space should be semi-private so as to be claimed and supervised by the immediate families who surround it. CirculatiOn through the site should be only along the streets as is the pattern in the existing Northtown neighborhood. This approach to planning has seen a recent resurgence and is referred to as 'nco-traditional'. It nol only creates greater security, it encourages the placement of buildings so that once again they address the streets and generally improve the aesthetic quality of the public domain. e) Eve~ family has an enclosed, attached, one-car garage with a second covered carport at the rear of each court. This protects the most valuable possession owned by a renter as well as improves the appearance of the public streets and the fronts of homes. f) Private streets within a development should discourage through-circulation or cruising by outside vehicles. Dead-end streets should be used where possible, yet still allow emergency through access. This reduces the intrusion of outsiders without resorting to fencing the entire development. g) A development's street pattern should match the pattern in the neighborhood so that it will fit into its historical context. C. Project Description: There are 88 2-story homes with a daycare center for approximately 40 children and a project meeting room. a. Density. The density of 10 units/acre is permitted by a 25% bonus allowance provided by the State for affordable housing. The perception of density is mitigated by: a) reducing the number of attached dwellings typically to three; b) evenly distributing the available outdoor spaces so that no area has a concentration of buildings c) separating the two-story houses by one story garages, further adding to the appearance of single family detached homes; d) utilizing existing open space amenities nearby with easy access to the adjacent park with lockable gates in two locations; e) by organizing open space and circulation to insure good supervision of the semi-public and public spaces by all residents. b. Acc~_~s_ and Circulation. The development has two entrances from Feron Boulevard, located opposite the driveways leading to the middle school property. Each of these entrances leads to a private dead-end street, with a hammerhead torn-around for fire vehicles. In an emergency the two streets can connect at the front and back ends of the site through cross drives with removable bollards. As in traditional small towns, people walk along the sidewalks as part of the public street experience. This increases security for the reasons noted above. c. Dwelling type. Every family has a two story home with its own fenced backyard. The homes adjacent to the existing single-family homes are one story in height. d. Open Space. Nearly all families are organized into small groups of about 6 each to encourage tight neighborly re:l~tions and to maintain close scrutiny of .all outdoor public spaces. All outdoor space is organized into smaller parks, each lined with the fronts of homes and each governed by the group of 6 families for security and maintenance reasons. The homes along Feron have front doors and porches facing the street to repeat the pattern of the existing neighborhood. A single large open space is intentionally excluded f~om the design both by recommendation from the neighborhood planning group and the design team, reflecting contemporary lessons learned from similar developments elsewhere in California and the U.S. Such spaces are counterproductive under these circumstances for developing a sense of place or recreational amenity for the reasons outlined above. 3 e. Parking. Every family has an enclosed, attached, one-car garage. Private driveways are entered from short private streets shared by only 6 families, increasing the security and governance of these public outdoor areas. Each cluster of 6 homes has a rear parking court providing access not only to the garages but to 6 to 8 additional covered carports at the rear of the court. In this manner, each three and four bedroom home has two covered parking spaces (one garage and one carport). Most of the five bedroom homes have three covered parking spaces. In addition to these required spaces, each home has a driveway in front of the garage which can accommodate a third auto. By separating the autos into backyard areas and placing parks in front yard areas, younger children are given safe, intimate places to play within the immediate sight of their homes and all autos are completely screened from public view. Visitors park in parallel along the private streets to replicate the traditional small town si~eetscape and to insure that these areas are well supervised. These are distributed in small groups so as not to mar the streetscape and are shaded by street trims. The daycare center for 40 children will be primarily for the residents with some participation by families from off-site. The city requires 1 parking space for every 5 children (8 spaces) and one space for every three staff. There will be approximately two adults for every ten children or about 8 staff in the building. This will generate the need for 3 additional spaces for staff. Hence, the plan now includes 11 spaces for the daycare center, designed as though all children in the program were from off- site, even though the large majority will be from on-site, who's parent will walk their children to the center. Parents who may be delivering children to the daycare center from off-site will enter the property at the northeast entry and enter the parking lot behind the building. In this manner the building screens the parking from the street to preserve the architectural and landscape character of the street and also to safely separate the drop-off from the traffic along Feron Boulevard. In summary, the total number of on-site spaces, 231, meets and exceeds City requirements, and is supplemented by 88 additional tandem parking spaces in private driveways, producing a total of 319 possible on-site parking spaces. f. Street Pattern. The streets in the development are intentionnily short, about one-half the length of streets in the grid of the existing Northtown neighborhood, and they are even shorter than the straight portions of curving streets in nearby newer developments. In addition, each short street is bent at its midpoint to further shorten the streetscape perspective and to slow traffic. The edge conditions are intended to mimic the traditional streetscape patterns of the neighborhood. g. Park Frontage. The majority of the park frontage is occupied by only four dwellings, positioned so that open space corridors will visually link the park to the open spaces of the development. These four units have one and two story elements. Only. in the back comer of the site, nearest the outfield of the adjacent bnl!~ld, are there located three attached units, separated by one story garages. At two locations the~ will be gates nilowing passage from the development's open spaces into the park. The homes along the park are set b~k 15 feet with a landscape buffer. This should be more than adequate, since setbacks are generally intended to create open space between adjacent sUuctures. There will be a 8 feet high decorative metal fence along the park edge. ,'; h. Architectural Chnracter. The architectural character is inspired by the tradition of 'California bungalow courts', utilizing what is referred to as a 'Spanish Eclectic' style. There are a variety of one and two story elements throughout the development with some 2-1/2 story accent towers in important public locations. There are vailing roof shapes, porches to every house and occassional bays and second-level balconies. The skin will be stucco, with curved concrete tile roofs. 4 i. Security. A number of strategies are used to insure security throughout the site. First, the two entries lead into two independent dead-end streets which will discourage 'cruising' and create a difficult escape for anyone contemplating illegal activities. Secondly, all of the public outdoor space is subdivided into smaller, well-secured courts surrounded by only six families each and all roads and driveways are viewed by the front porch and and back patios of dwellings. Pedestrians walking within the site must use the sidewalks on the main sixeets which are well-observed by the dwellings. All visitor parking $t~!15 are along parallel along the streets in full public view. All private parking are in small courts serving only 6 families, well supervised by the back patio areas. The edge of the site facing the adjacent private house will receive a 6' high block wall, set back one foot onto the property to allow for vines and irrigation along the private side of the wall. The rear block wall along the train tracks will be 10' tall and also planted on the train side with vines. As noted above the edge along the park and facing Main Street will be a decorative metal fence, 8' high. The two gates, one on the park and one on the Main Street cul-de-sac will be equipped with heavy duty locks and hinges and will also be 8' high. To safeguard against graffiti, all walls and buildings will be edged with 'foundation planting', shrubs that will grow to a height of about 3' to hold people back from the walls.