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Home My WebLink About1997/10/22 - Agenda PacketCITY OF RANCHO CUCAMONGA PLANNING COMMISSION AGENDA WEDNESDAY OCTOBER 22, 1997 Rancho Cucamonga Civic Center Council Chamber 10500 Civic Center Drive Rancho Cucamonga, California 7:00 PM I. CALL TO ORDER Roll Call Chairman Barker Vice Chairman McNiel Commissioner Bethel __ Commissioner Macias__ Commissioner Tolstoy __ II. ANNOUNCEMENTS III.APPROVAL OF MINUTES September 10, 1997 September 10, 1997, Adjourned Meeting October 8, 1997 IV. CONSENT CALENDAR The following Consent Calendar items are expected to be routine and non- controversial. They will be acted on by the Commission at one time without discussion. If anyone has concern over any item, it should be removed for discussion. DEVELOPMENT REVIEW 97-23 (DESIGN REVIEW FOR TENTATIVE TRACT 13564) - STANDARD PACIFIC - The design review of the detailed site plan and building elevations for a previously County approved residential subdivision of 182 lots on 117 acres of land in the Very Low Residential District (less than 2 dwelling units per acre), located between Wardman Bullock Road and the San Sevaine Wash - APN: 226-082-30 and 58 through 63. V. PUBLIC COMMENTS This is the time and place for the general public to address the Commission. Items to be discussed here are those which do not already appear on this agenda. Vl. COMMISSION BUSINESS B. FOOTHILL BOULEVARD ACTIVITY CENTERS VII. ADJOURNMENT The Planning Commission has adopted Administrative Regulations that set an 11:00 p.m. adjournment time. If items go beyond that time, they shall be heard only with the consent of the Commission. I, Gall Sanchez, Planning Commission Secretary of the City of Rancho Cucamonga, or my designee, hereby certify that a true, accurate copy of the foregoing agenda was posted on October 16, 1997, at least 72 hours prior to the meeting per Government Code Section 54964.2 at 10500 Civic Center Drive, Rancho Cucamonga. 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RR CITY HALL ~) CITY OF RANCHO CUCAMONGA COMMUNITY DEVELOPMENT DEPARTMENT STANDARD CONDITIONS PROJECT#: SUBJECT: APPLICANT: LOCATION: DEVELOPMENT REVIEW 97-23 (DESIGN REVIEW FOR TENTATIVE TRACT 13564) 182 LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION STANDARD PACIFIC OF ORANGE COUNTY BETVVEEN WARDMAN BULLOCK ROAD & THE SAN SEVAINE WASH ALL OF THE POLLO=~ ~WING:CONDITIONS?'APPL~Y TO'YOUR PROJECT. APPLICANT SHALL CONTACT THE PLANNING DIVISION, (909) 477-2750, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: Time Limits 1. Approval shall expire, unless extended by the Planning Commission, if building permits are not issued or approved use has not commenced within 24 months from the date of approval. 2. ~[~to recordation of the final map or the issuance of building permits, whicheve.~s first, the-'~RM~t shall consent to, or participate in, the establishment of a Mell~ Community Facilities ~r the construction and maintenance of necessary s~cilities. However, if a yn school dist~eviously established such a Communi.,~maf~~ies District, the applicant shall, in th ae Iternative,""~ -ent to the annexation of ht e.r;¥m~ct si..~ teinto the territory of such existing District prior to the recu,;_~of the fi~n~-or the issuance of building permits, whichever comes first. Further, if the~hool district has ot fn ormed a Mello-Roos Community Facilities District within tw.,~e~l'io~ the date of approval of the project and prior to the recordation of the ~a op r issuance~N~ng permits for said project, this condition shall be deeme~~l~nd void. This condit' ~ ' d~f the C'ty~ ~ rece~'ves notice that the applicant an~ school distri asar . 3. Prior to recordation of the final map or prior to the issuance of building permits when no map is involved, written certification from the affected water district that adequate sewer and water facilities are or will be available to serve the proposed project shall be submitted to the Department of Community Development, Such letter must have been issued by the water district within 90 days prior to final map approval in the case of subdivision or prior to the issuance of permits in the case of all other residential projects. Completion Date / / / / / / SC - 6~97 $plrl ofth Council Protecting and Conserving Biological Diversity, Native Plants, Native Animals and Native Lands October 22, 1997 Vera Rocha, Co-Founder $hoshone-Gabrielino Nation Cultural Affairs Director City of Rancho Cucamong(n)a Planning Commissioners and City Council 10500 Civic Center Drive Rancho Cucamong(n)a, CA. 91729 Hand Delivered Leeona Klippstein, Co-Founder Conservation Programs Director Douglas Doepke, Treasurer Policy Programs Coordinator Steven Fisher, Ecologist Science Programs Coordinator Daniel Patterson, Ecologist Desert Programs Coordinator Re: Development Review 97-23 (Design For Tentative Tract 13564 - Standard Pacific - located between Wardman Bullock Road and the San Sevaine Wash - APN 226-082-30 and 58 through 63. Related File: Development Review 97-08. Spirit of the Sage Council is an all volunteer non-profit project and coalition of conservation organizations and Native Americans that are dedicated to the protection and preservation of America's Natural and Cultural Heritage. Co-founded by Chief Ya'Anna, Vera Rocha of the Shoshone-Gabrielino Nation (a.k.a. California Mission Tribe) and Leeona Klippstein in 1991, Spirit of the Sage Council represents the cumulative biocentric interests of approximately 50,000 individual members and coalition organization members throughout California, the United States, British Columbia and Mexico. Pafi-ick Mitchell, Naturalist Peninsular Ranges Coordinator Kathy Knight, Public Affairs Coastal Wetlands Coordinator Elizabeth Francis, Public Affairs Arroyo Seco Coordinator Although Chief Ya'Anna, Vera Rocha, of the sovereign Shoshone Gabrielino Nation is a co-founder of Spirit of the Sage Council, and director of the Shoshone Sacred Lands Project, a separate non-profit project, only Vera, alone, makes decisions as the "Most Likely Descendant" (MLD) for the State recognized Gabrielino Band of California Mission Indians. Individually, Vera Rocha is recognized and identified through a "roll number" by the U.S. Department of the Interior, Bureau of Indian Affairs (BIA) as "GabrielinD." For purposes of this comment letter the Spirit of the Sage Council, Sacred Lands Project, Shoshone Gabrielino Nation, including members and supporters, are referred to as "Sage Council" or "we." AI Kelly, W~ldlife Biologist San Bernardino Valley Coordinator Udo Wald, Public Education Interfaith Outreach Coordinator POSITION The Sage Council is opposed to the proposed building of Tenlive Tract 13564 and any other project that would impact the proposed project site or disturb the Shoshone Gabrielino prehistoric village site of Cucamong(n)a, state and federally listed species, RAFSS and the designated Significant Natural Area, SBD-110, including the San Sevaine Wash habitats. This site is of biological and cultural significance that has not been adequately mitigated for. The County, City and Project proponent have denied the A nort-?rofi~ Froj~c~ of .6ocbtl and Ern~ironmen~,el En£r~ren~ur~ (~EE, toc.), Malibu, CA. Recycled Paper City of Rancho Cucamonga Planning Commission RE: Development Review 97-23 (Design For Tentive Tract 13564 - Standard Pacific Page Two Sage Council, our effected members and the public their due process rights under the Fourteen amendment and the Civil Rights Act. See CURE v. City of Rancho Cucamonga The project impacts, inadequate mitigation for the loss of public trust lands and resources, the review and approval process of the project, including project design, has caused us injury. Because a project EIR, pursuant to CEQA, was never provided to the public to adequately and scientifically assess the project impacts, or to provide a range of project alternatives including the No Project Alternative and mitigation, the Sage Council and public have been deprived of our due process rights. Regardless, the Sage Council requests the No Project Alternative at this time and denial of the proposed design review and final project approval. The proposed project is a "noxious use of land" that not only will cause significant impacts to the environment, but will also threaten the "health, safety and general welfare" of the people. The City and Project Proponent have inaccurately defined the project and conditions of the Negative Declaration, pursuant CDFG 1601/1603 strean~bed alteration agreement that was issued to the County flood control district, Bill Mann, on July 17, 1987, and the USFWS letter of September l, 1987. The City, County and Project Proponent have not adequately met all of the terms and conditions outlined in the permits and letter for the construction of levees and channels at the San Sevaine Wash. The Sage Council also brings to your anention that the agreement and letter do not make any mention of a residential development - Standard Pacific or that of previous land holders, Eftwanda Highlands, Caryn Co. and others. At question is the previous dedication of 37 acres by Joe DiOrio of the Caryn Co. in regards to the approval of the Standard Pacific project. Our research indicates that Joe DiOrio contributed 37 acres to the County to receive a conditional approval from the ACOE, FWS and CDFG for the construction of the San Sevaine levee. However, there are no records that the dedication for the levee was also mitigation for a future residential development of approx. 117 acres adjacent to the levee and channels. In fact double dipping for project mitigation is unlawful under CEQA Unfortunately, all of the terms and conditions for the levee project alone have not been met. The County, City and Project Proponent have failed to provide a landscape and revegetation plan to CDFG and FWS. The Resolution before you tonight is not consistent with the previous agreements made to the FWS, CDFG and ACOE. The design of the project needs to be consistent with the terms and conditions of the State streambed alteration agreement, USFWS terms need to be met per the ACOE and CDFG Such requirements outlined include a revegetation plan, 4:1 ratio mitigation for the removal of trees, plants, and grasses. The project proponent is to consult with CDFG and the Service in regards to the removal of RAFSS. The Project Proponent and City staff may argue that the project site is presently "disturbed" and of low quality habitat. How the area became disturbed between 1987 and 1997 should be questioned here, because aerial photographs prior to 1991 reflect this area as being of high quality habitat. Again, we state that the terms and conditions of the construction of the associated flood control structures have not been met or adequately mitigated for. The City staff and Resolution outlines several additional conditions that the project proponent needs to meet, however the City conditions on the project design must also be consistent with the previous terms and conditions of agreements that were made with the State and Federal public trust agencies. , City of Rancho Cucamonga Planning Commission RE: Development Review 97-23 (Design For Tentive Tract 13564- Standard Pacific Page Three For these reasons, and others the Planning Commission should send the proposed project design back to the planning staff and direct the staff and project proponent to meet with CDFG, USFWS, County and the ACOE. The project design, if consistent with the previous terms and conditions of associated agreements, could then be brought back before the PI .arming Commission at a latter date. This would be a prudent action to take at this time due to the controversy and conflicting statements before you tonight. For the wild Earth, Leeona Klippstein, Co-founder Conservation Program Director Spirit of the Sage Council CITY OF RANCHO CUCAMONGA -- STAFF REPORT DATE: TO: FROM: BY: SUBJECT: October 22, 1997 Chairman and Members of the Planning Commission Brad Buller, City Planner Steve Hayes, AICP, Associate Planner DEVELOPMENT REVIEW 97-23 ('DESIGN REVIEW FOR TENTATIVE TRACT 13564 - STANDARD PACIFIC - The design review of the detailed site plan and building elevations for a previously County approved residential subdivision of 182 lots on 117 acres of land in the Very Low Residential District (less than 2 dwelling units per acre), located between Wardman Bullock Road and the San Sevaine Wash - APN: 226-082-30 and 58 through 63. Related File: Development Review 97-08. PROJECT AND SITE DESCRIPTION: The project site is vacant and void of any significant structures or vegetation. The slope of the site is generally from north to south and averages approximately 7 percent. The concrete lined Henderson Flood Control Channel bisects the site, running from northwest to southeast across the southern third of the property. The San Sevaine Flood Control Channel exists along the eastern edge of the site, and a Southern California Edison Utility Corridor forms the southern boundary of the project area. A continuation of the stucco theme wall used for Tentative Tract 13565 to the south exists along the Wardman Bullock Road project frontage. BACKGROUND: Tentative Tract 13564 was originally approved by the San Bernardino County Planning Commission and then annexed into the City per Development and Annexation Agreement 88-02. The City Council originally adopted this agreement on January 7, 1989, and a 10-year time extension was adopted by the City Council extending the life of the agreement until October 5, 2006. Development Review 97-08, which contemplated a revised grading scheme, eliminating cross-lot drainage, was recommended for approval by the Design Review Committee on May 6, 1997, and approved by the City Planner on May 12, 1997. ANALYSIS: General: The applicant is proposing to develop the entire 182 lot subdivision with two different product lines. Although the applicant anticipates some "mixing" of the two product lines throughout the site, the smaller homes are proposed to be used on the southern half of the site and the larger homes are proposed to be used on the northern half of the site. The proposed houses range in size from 2,402 to 3,742 square feet on lots that have a minimum size of 14,000 square feet. Each product line has a one-stow model as its smallest model and all models have three-car garages. Side-on garages are proposed to be used on approximately 40 percent of the lots, well in excess of the 30 percent required by the Etiwanda Highlands Development Plan. The architectural program has been designed to ITEM A PLANNING COMMISSION STAFF REPORT DR 97-23 - STANDARD PACIFIC October 22, 1997 Page 2 meet the requirements of the Etiwanda North Specific Plan by using three of the recommended architectural styles for the Etiwanda Highlands area: the Bungalow, the San Juan, and the Ranch. All other design elements, including the proposed walls and fences, will be designed to be consistent with the guidelines for the Etiwanda Highlands area in the Etiwanda North Specific Plan. Design Review Committee: On September 30, 1997, the Committee (Bethel, Macias. Coleman) recommended approval of the project with conditions, all of which are included in the attached Resolution of Approval. Action comments from this meeting have been attached for your convenience (see Exhibit "F"). Grading Committee: On September 30, 1997, the Grading Committee reviewed the project and determined that it is consistent with the previously approved Development Review application 97-08, which involved the new grading concept for the project, eliminating cross- lot drainage. RECOMMENDATION: Staff recommends that the Planning Commission approve Development Review 97-23 through adoption of the attached Resolution of Approval with Conditions. Respectfully submitted, City Planner BB:SH:mlg Attachments: Exhibit "A" Exhibit "B" Exhibit "C" Exhibit "D" Exhibit "E" Exhibit "F" - Site Utilization - Site Plan - Landscape Plan Details - Building Elevations - Floor Plans - Design Review Committee Action Comments - September 30, 1997 Resolution of Approval with Conditions .. J - / CITY OF RANCHO C~MONGA PLANNI~ DIVISK~ TrrL~.. ~t~ ~~~ EXHIBIT: A SCALE: ,~ 29 ._ .:, II£X JI4 %~ II Y.,~, 7 8 ', '! 9 ~ ,f, j'-. ..... : ~ ,:, .,' SOUTHERN CALIFORNIA EDISON 19 26 T£1dPORARY PARKING CONCEPTUAL SITE PLA~ TRACT NO. 13564 CITY OF RANCHO ¢UCAMONG. TEl P 15 42 16 SEE SHEET NO. 8 I:i~.~ 25: .; 36 MD $ ~;-'.f ? J,':'-:'. CONCEPTUAL SITE PLAN TRACT NO. 13564 CITY OF RANCHO CUCAMONGA 16 SEE SHEET NO. 4 26 MODEL ~EMPORARY PARKING TEMPORARY PARKING 27 32 TEMPORARY ~/ PARKING TEMPORARY PARKING MDS CONCEPTUAL SITE "' '~N TRACT NO. 13~ CITY OF eANCHO CUCAk ~. MET TnACT BOUNDARY CONCEPTUAL SITE PLAN TRACT NO. 13564 CITY OF RANCHO CUCAMONGA 35 EXISTING MORSE CANYON OVERFLOW CHANNEL AND LEVEE · '~' 2 ! 20 t7 TRACT NO. 135( CITY OF RANCHO CUCAM{,. 42 CONCEPTUAL SITE PLAN TRACT NO. 13564 CITY OF RANCHO CUCAMONGA LEGEND: ~ :::::::::-: Conceptual Landscape Plan Brentwood Estates - Tract 13564 Rancho Cucam~a, Ca~f~a Sta~ard Pacif~ C~alion ~5 W. ~c~t~ ~v~ Cmta ~a, Caif~ 926~ ./ /' ! WOOD FENCE - INTERIOR YARDS PAVING MATERIALS LEGEND: TUBULAR SIEEL FENCE DECORATIVE POS I' 3' WIDE WOOD GATE 11til/fL .......... ' IJlllllli' - ,.,,;,,:.?,j., ,,t~. ........ ~:"_i liIi I~ Typical Streetscene and Conceptual Site Details Brentwood Estates Rancho Cucamonga, California Standard Padtic Corporation 1565 w. MacArtJ'aJ' Blvd. Costa Mesa, Caifonaa 92626 ',~"_",'~f L2 :.'_","...~( ',.".',', L-2 ENTRY PLANVIEW COLONBERO ROAD Section NORTH BOUNDARY Section C-C \ ~..~:~,.: :.....' ,.j,',:',,~ .'-.'_',~-_. ..... NORTH BOUNDARY EQUESTRIAN TRAIL Seedon E-E ,' , '~' "~ '¥.:;,~? < "::,;:'" ~' ..........................~- ~':;'L.,, SAN SEVAINE ROAD Semion G-G Conceptual Site Details Brentwood Estates - Tract 13564 Rancho Cucamonga, Calforria Standard Pacific Corporation 1565 w. MacA~0u Blvd. Costa Mesa, Callfo~ria 92626 PLAN 1 IIUNGAI.OW PRODUCT A RANCHO CUCAMONGA STANDARD PACIFIC P~N 1 PRODUCT A STANDARD PACIFIC RK~ I1' PLAN 1 SAN JUAN PRODUCT A RANCHO CL_JCAMONGA STANDARD PACIFIC RK"J IT PLAN 2 BUNGALOW PRODUCT A RANCHO CUCAMONGA STANDARD PACIFIC RASH PROD~T A RANCHO CUCAMONGA STANOARD PACIFIC RfAR PLaN 2 SAN JUAN PR(')DI~ T A RANCHO CUCAMONGA STANIDARD PACIFIC PLAN 3 BUNGALOW PRODUCT A RANCHO CUCAMONGA STANDARD PACIFIC I[I:T . - ~ - - ~-- .a ~ - ~ ..... ,'-~-,-~ ~,~ ,"/~'2~ ~ -..,,..-, . .. -~..~..,..,,, ,,p,..... ......-., --'L~. "., ,~.,~--r~ri~'~f'""-~,,~,....~t~~~1tll._~.l' i .,,~i.._'i! .~." -i." ; .~,,..'.'~,., .. ~,,. ,~- ~ --~-~Eit~!~~-'--..~~,._~.~ ~i,,~,,~l,,,.~-~' ..: .....,~, ~, I~¥'P - - ' - ' ~' Pki~-~ ........~---~~-~,,,--,,.~_~'__,.....:..~;.:. ~-~-...~_~.._E~:..~-..':~11~?,~' /.,::.:::::,~,., I ............. PLAN 3 RANCl t PRODUCT ^ RANCHO CUCAMONGA STANDARD PACIFIC PRODUCT A RANCHO CUCAMONGA STANDARD PACIFIC ' · -"~ -II III:~ - ._~,-~"l 'l~'.-' ,- ',. --. .: ,~ · .~ .__ ~..~ -... ,.~ LEFT / "'"~. ~[~'~ ~l'~-lt~ ~[- : ~ - ~ · · ~ . ' . -,--.~,~ 'll ....~;;o~;':.~'"~ ...............I Z~_ .......,.~'~-~;'~-" PLAN 4 IIU~LOW PROD~T A AMCHO CUCA~ONGA STANDARD PACIFIC .,..,.f:~.,~'~[ ~ ~ . · ..~ ~ ~,.~, ..-~:,.~-~,~' .~:~ ~.~1 I,. · · ,.l ~.~ lEFT ~ ~.~.~,-:,~,~..~ .~..,-~,:?_~,:;~..-.--:::~i~;![!~!~. ,.. ~ [ - . .., , ' ]~ t- [ ,. ' " · .· . ~.'.':~~~·.·...,.~ ~ RASH PRODUCT A RANCHO CUCAMONGA STANDARD PACIFIC ~ - ~ '~ . ~ '~,'.., · ' ~n-~' "~:' ~ '" ~ ' ~' ~ ~ · ~ ' 'H' ~'H' '." ~ :-~ ~.~ ,-~, -~_. ..,.'"~ ~ ~! ~-, .,'. '. ' ':'~, ,~) [ · . .... ]~i~[ -- ~~ i I!! ii Jill/ 11111~'11 r[~ ,-..~:, : ' ' ' ' ' i -~'"~ ~ ~ .,~-.~~.- ~L t~,['/.L-: ~Y~,,.."'~' ~ ~ ' ~ "~ .... '- ,,~,~ ~,~:~ ~ ...... PLAN 4 ~N IUAN PROD~T A RANCHO CUCAMONGA STANgARD PACIFIC I¢ - ~on "BI~NTHOOP E~TATE.~" - 6TANDARP PA¢11=IC., C.,ORP. PLAN I "BRENTI,~OD E.STATE..9" - 5TANDARD PA(.,IFI¢.., (.,ORP. PLAN I "IDRENTHOOD EDTATE5" - 5TANDARI2 P'AC, IFIG C,,O~I~. DLANI "E~EI~THOOI~ E~TATE.~" - .STAN~A~ PA61FI¢ 60~P. PI. AN I "D~ENTHOOD I~$TATI~$" - 5TANDA~I:::; PAGIFIG GO~P. PLAN "BRENTHOOD E..STATE~" - .STANDARD PACIFIC CORP. PLAN 2 "BRENTHOOP ESTATES" - 5TANPARP PA(.,1t:I(., (,ORP. PLAN 2. "BI~NTHOOD E~TATE~" - .~TAN!~AI~ PAGII=IG GO~P. PLAN ~A - "B~NTHOOP ESTATES" - .$TANPARP PAGIFIG CORP. PLAN "BRENTHOOP ESTATE5," - 5TANPARP PA(.,IFI(., (.,ORP. PLAN "B~ENTHOOD ESTATES" - 5TANDA~ PAGIFI6 60~P. PLAN PLAN 4 4A - "BI~NTHOOI2 ESTATES" - .STANPAI~ PAF~IFI~ PLAN 4 "BRENTHOOP EgTATES" - ,.gTANPARP PAC, IFIC, C, ORP.PLAN 4 ~,,.,,..,, ' J[Jrll , ,L,,,lrj] .i]lrllnI .r,w," "-? / "BRENTHOOP ESTATES" - 5TANPARP PAd, IF:I(,, (.,ORP. PLAN 4 PRODUCT A RANCHO CUCAMONGA STANDARD PACIFIC PRODUCT A RANCHO CUCAMONGA STANDARD PACIFIC ..% - t=r**--=*~-*=*'*=~'='=~ =~: = =4 PRODUCT A R ANCFI© CUCAMONGA ST/\NDARD PACIFIC I I I I I I I I I P~T A RANCHO CUCAMONGA STANDAI~D PACIFIC I I ' ESTATES"- 5TANOARD PACIFIC CORP. "iDI~NTI,'tOOD ESTATEg" - 9TANPAIR, I:2 PAOli=I(., GORP. PLAN 2 ~o~o ~. ~T. "B~ENTHOOP ESTATES" - 5TANPAP, P PA(,IFI(, CORP. "BI~NTHOOI:2 EgTATEg" - 9TANPAI~ PA¢..,11=I(., ¢..,ORP. PLAN 4 ~4: r~.,~. 7:40 p.m. DESIGN REVIEW COMMENTS Steve Hayes September 30, 1997 DEVELOPMENT REVIEW 97-23 (DESIGN REVIEW FOR TENTATIVE TRACT 135643- STANDARD PACIFIC - The design review of the detailed site plan and building elevations for a previously County approved residential subdivision of 182 lots on 117 acres of land in the Very Low Residential District (less than 2 dwelling units per acre), located between Wardman Bullock Road and the San Sevaine Wash - APN: 226-082-30 and 58 through 63. 'Background: This subdivision was originally approved by the San Bernardino County Planning Commission and annexed to the City per Development Agreement 88-02, which was adopted by the City Council on January 7, 1989. The developer recently processed a revised rough grading scheme for the entire tract which eliminated the need for cross-lot drainage and incorporated undulating, landscaped slopes in rear and side yards as a design feature. This concept was recommended for approval by the Design Review Committee (Bethel, Coleman) on May 6, 1997, and approved by the City Planner on May 12, 1997. Design Parameters: The site is vacant and void of any significant structures or vegetation. The slope of the site is generally from north to south and averages approximately 7 percent. The concrete lined Henderson Flood Control Channel runs from northwest to southeast across the southern half of the site. The San Sevaine Flood Control Channel runs along the eastern boundary of the site, and a Southern California Edison Utility Corridor forms the southern boundary of the site. A continuation of the theme ~vall along Wardman Bullock Road used for Tract 13565 to the south exists along the project frontage of Wardman Bullock Road. Staff Comments: The folloxving comments are intended to provide an outline for Committee discussion. Major Issues: The following broad design issues will be the focus of Committee discussion regarding this project. The proposed architecture has been upgraded from the original submittal. However, many large expanses of blank xvall areas still exist, especially on the side elevations of some two-story models. Staff would recommend that additional detailing be incorporated on these elevations to be consistent with the Planning Commission policy for 360 degree architecture. (e.g., where wood siding is used as an accent element on gables on the front elevations, it should also be used on gables on the side and rear elevations). The footprints for all four of the "B" model lines are nearly identical and would result in very similar appearing houses throughout the northern half of the subdivision. Staff would recommend that the footprints of the units be more varied to avoid a homogenous street appearance. A one-story model in this portion of the tract is strongly recommended and would help somewhat in addressing this issue. Secondarv Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues. Due to technical setback problems associated with the proposed plotting of homes on lots 23, 30 and 31 of Tract 13564 (see sheet 7 of 9), different models that do not require as much lot depth, such as the Plan A2 or A4, should be plotted on these lots. DRC COMMENTS DR 97-23 - STANDARD PACIFIC September 30, 1997 Page 2 A uniform xvall or fence concept should be used along all lots that oack up to the Henderson Flood Control Channel. The project entry wall should be designed to be consistent with the Etiwanda North Specific Plan by using brick veneer and replace split face with stucco wall and be designed as shown in the attached example (Exhibit "A"). Driveways should be located as far axvay from street intersections as possible. The proposed houses in the model complex best represent this issue. The wall and pilaster concept used along the west side of San Sevaine Road for the project to the south should be continued northward into this subdivision, consistent with the design guidelines within the Etiwanda North Specific Plan (Exhibit "B"). A return wall and cap design more consistent with the other perimeter walls for the project, as recommended by the above issue, should be used between homes. Policv Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: Where possible, driveways should be '.'grouped" in twos in order to provide larger areas of front yards adjacent to each other. The final design of the special paving and walkway treatments should be reviewed and approved by the City Planner. A minimum of 5 feet should be provided between the back of sidewalk and comer side yard walls to allow for sufficient space for trees to grow in these areas. All block and retaining walls exposed to public view should be composed of a decorative block material or exterior finish. 5. Ira river-type cobble is proposed on the homes, then real native river rock should be used. Staff Recommendation: Staff recommends that the Committee direct the applicant to revise the plans accordingly per the staff recommendations, as deemed appropriate by the Committee, and have the item return as a full item for further review. Attachment Design Revie~v Committee Action: Members Present: Bill Bethel, Rich Macias, Dan Coleman Staff Planner: Steve Hayes The Design Review Committee recommended approval of the project to the Planning Commission subject to the following conditions: DRC COMMENTS DR 97-23 - STANDARD PACIFIC September 30, 1997 Page 3 The side elevations should be upgraded throughout xhe project to the satisfaction of staff. Recommended elements include wood or stucco over surrounds around all windows, attic vents and sliding glass doors and window breakups in and shutters around side elevation second-story windows. It was also recommended that the windows in question could possibly be doubled in size to further address the concerns of the Committee. These items should be incorporated into the final submittal of plans for the Planning Commission meeting. The perimeter wall along San Sevaine Road should be designed consistent with the design for the Etiwanda Highlands Neighborhood within the Etiwanda North Specific Plan. However, the interior side return walls between units inside the project area can be designed with the split face block and decorative cap material as proposed. A tubular steel fence or decorative block wall should be constructed directly adjacent to the existing chain link fence on the outside of the Henderson Flood Control Channel. Secondao' issues 1 and 4 and all referenced Policy issues should be addressed to the satisfaction of staff or should be recommended Conditions of Approval for the project. RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT REVIEW 97-23 (DESIGN REVIEW FOR TENTATIVE TRACT NO.13564) THE DESIGN REVIEW OF THE DETAILED SITE PLAN AND BUILDING ELEVATIONS FOR A PREVIOUSLY COUNTY APPROVED RESIDENTIAL SUBDIVISION OF 182 LOTS ON 117 ACRES OF LAND IN THE VERY LOW RESIDENTIAL DISTRICT (LESS THAN 2 DWELLING UNITS PER ACRE), LOCATED BETWEEN WARDMAN BULLOCK ROAD AND SAN SEVAINE WASH, AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 226-082-30 AND 58 THROUGH 63. A. Recitals. 1. Standard Pacific of Orange County has filed an application for Development Review 97-23, the Design Review of Tentative Tract No. 13564, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Design Review request is referred to as "the application." 2. On the 22nd day of October 1997, the Planning Commission of the City of Rancho Cucamonga held a meeting to consider the application. 3. All legal prerequisites prior to the adoption of this Resolution have occurred. B. Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1. This 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 upon substantial evidence presented to this Commission during the above- referenced meeting on October 22, 1997, including written and oral staff reports, this Commission hereby specifically finds as follows: a. That the proposed project is consistent with the objectives of the General Plan; and b. That the proposed design is in accord with the objectives of the Development Code and the purposes of the district in which the site is located; and c. That the proposed design is in compliance with each of the applicable provisions of the Development Code; and d. That the proposed design, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 3. Based upon the findings and conclusions set forth in paragraphs I and 2 above, this Commission hereby approves the application subject to each and every condition set forth below and in the Standard Conditions, attached hereto and incorporated herein by this reference. PLANNING COMMISSION RESOLUTION NO. DR 97-23 - STANDARD PACIFIC October 22, 1997 Page 2 Planning Division 1) The side building elevations shall be upgraded throughout the project, to the satisfaction of the City Planner. Elements such as wood or stucco over surrounds around all windows, attic vents, and sliding glass doors, window breakups, shutter details and, where possible, larger view windows shall be provided on the side elevations, to be consistent with the design policies regarding 360 degree architecture. These items shall be adequately shown on the construction plans, prior to the issuance of building permits. 2) The perimeter wall and project entry monument along San Sevaine Road shall be designed consistent with the design for the Eftwanda Highlands neighborhood within the Etiwanda Nodh Specific Plan. 3) The final design of the interior return walls (including decorative cap) shall be reviewed and approved by the City Planner, prior to the issuance of building permits. The final design may incorporate a split face block material as the primary wall material. 4) A tubular steel fence of decorative block wall shall be constructed directly adjacent to the existing chain link fence on the outside of the Henderson Flood Control Channel. The final design and location of the fence or wall shall be reviewed and approved by the City Planner, prior to the issuance of building permits. 5) The final plotting of units on Lots 23, 30, and 31 of Tentative Tract 13564 shall be modified to meet all required setback criteria, to the satisfaction of the City Planner. 6) Driveways shall be located as far away from local street intersections as possible, to the satisfaction of the City Planner and City Engineer. 7) Driveways shall be grouped in twos in order to provide larger front yard areas adjacent to each other, to the satisfaction of the City Planner. 8) The final design of the special paving and walkway treatments shall be reviewed and approved by the City Planner, prior to the issuance of building permits. 9) A minimum of 5 feet shall be provided between the back of sidewalk and comer side yard walls to allow for sufficient space for trees to grow in these areas, to the satisfaction of the City Planner. 10) All block and retaining walls exposed to public view shall be composed of a decorative block material or extedor finish, to the satisfaction of the City Planner. 11) The proposed landscape species shall be consistent with those recommended for use in the Etiwanda Highlands area per the Etiwanda North Specific Plan, to the satisfaction of the City Planner. PLANNING COMMISSION RESOLUTION NO. DR 97-23 - STANDARD PACIFIC October 22, 1997 Page 3 12) All applicable conditions relating to the development of this project contained in Development and Annexation Agreement 88-02 shall apply to this project. Engineering Division 1) Phased boundaries on the final maps shall correspond to lot lines shown on the approved Tentative Tract Map, and assure secondary access and drainage protection. Prior to finalization of any development phase, sufficient improvement plans shall be completed, with security posted, beyond the phase boundaries to assure secondary access and drainage protection to the satisfaction of the City Engineer. 2) The interior/cul-de-sac streets with a 50 feet wide right-of-way dimension and curb adjacent sidewalk will be required to have street trees planted behind the sidewalk; however, the call-out on the Tentative Tract Map for a 5-foot wide landscape easement beyond the right-of-way shall be deleted. The public utility easement, however, shall remain. Engineering shall have the authority of determining which species of street tree shall be planted, but not the liability or maintenance. These trees will not have to be shown on the public improvement plans or secured for prior to placement. 3) Alternate No. 1 shown for Street 'D' and Street 'E' on the Tentative Tract Map, shall have the call-out for the 5-foot landscape easement deleted. The sidewalk easement, however, shall remain. If Alternate No. 1 is used, the required street trees shall be placed between the curb and sidewalk. These street trees shall be shown on the public improvement plans and secured for with the rest of the public improvements. 4) 5) Curb-adjacent sidewalk shall be 6 feet wide and, where it crosses over the drive approaches, shall be designed to meet the American Disability Act (ADA) requirements. A'non-refundable deposit shall be paid to the City covering the estimated operating costs for all new street lights for the first six months of operations, prior to Final Map approval. 6) In accordance with City Ordinance No. 118 and Resolution No. 92-17, where drainage from one lot flows through another hot, the drain shall be a minimum size of 12-inches and shall be a reinforced concrete pipe (RCP). The outlet of said drain pipe in a public street shall be by a curbside drain outlet, pursuant to City Standard Drawing No. 107-B. 7) 8) Grading of the subject property shall be in accordance with the Uniform Building Code, City Grading Standards, and accepted grading practices. The final Grading Plans shall be completed and approved, prior to issuance of building permits. Slopes within City-maintained areas shall be no greater than 3 to 1. PLANNING COMMISSION RESOLUTION NO. DR 97-23 - STANDARD PACIFIC October 22, 1997 Page 4 9) All previous development Conditions of Approval apply and shall be complied with. The Secretary to this Commission shall certify the adoption of this Resolution. APPROVED AND ADOPTED THIS 22ND DAY OF OCTOBER 1997. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: E. David Barker, Chairman ATTEST: Brad Buller, Secretary I, Brad Buller, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 22nd day of October 1997, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: COMMUNITY DEVELOPMENT DEPARTMENT STANDARD CON DITIONS PROJECT#: SUBJECT: APPLICANT: LOCATION: DEVELOPMENT REVIEW 97-23 (DESIGN REVIEW FOR TENTATIVE TRACT 13564) 182 LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION STANDARD PACIFIC OF ORANGE COUNTY BETWEEN WARDMAN BULLOCK ROAD & THE SAN SEVAINE WASH ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. APPLICANT SHALL CONTACT THE PLANNING DIVISION, (909) 477-2750, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: Time 1. Limits Approval shall expire, unless extended by the Planning Commission, if building permits are not issued or approved use has not commenced within 24 months from the date of approval. Completion Date / Prior to recordation of the final map or the issuance of building permits, whichever comes first, the applicant shall consent to, or participate in, the establishment of a Mello-Roos Community Facilities District for the construction and maintenance of necessary school facilities. However, if any school district has previously established such a Community Facilities District, the applicant shall, in the alternative, consent to the annexation of the project site into the territory of such existing District prior to the recordation of the final map or the issuance of building permits, whichever comes first. Further, if the affected school district has not formed a Mello-Roos Community FacilitiEs District within twelve months from the date of approval of the project and prior to the recordation of the final map or issuance of building permits for said project, this condition shall be deemed null and void. This condition shall be waived if the City receives notice that the applicant and all affected school districts have entered into an agreement to privately accommodate any and all school impacts as a result of this project. Prior to recordation of the final map or prior to the issuance of building permits when no map is involved, written certification from the affected water district that adequate sewer and water facilities are or will be available to serve the proposed project shall be submitted to the Department of Community Development. Such letter must have been issued by the water district within 90 days prior to final map approval in the case of subdivision or prior to the issuance of permits in the case of all other residential projects. Project No. DR 97-23 Comoletion Date B. Site Development The site shall be developed and maintained in accordance with the approved plans which include site plans, architectural elevations, exterior materials and colors, landscaping, sign program, and grading on file in the Planning Division, the conditions contained herein, Development Code regulations, the Etiwanda North Specific Plan. / / Revised site plans and building elevations incorporating all Conditions of Approval shall be submitted for City Planner review and approval prior to the issuance of building permits. / / All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved use has commenced, whichever comes first. / / Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and applicable Community or Specific Plans in effect at the time of building permit issuance. / I If no centralized trash receptacles are provided, all trash pick-up shall be for individual units with all receptacles shielded from public view. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berming, and/or landscaping to the satisfaction of the City Planner. For single family residential developments, transformers shall be placed in underground vaults. / / All building numbers and individual units shall be identified in a clear and concise manner, including proper illumination. / / The Covenants, Conditions, and Restrictions (CC&R's) and Articles of Incorporation of the Homeowners' Association are subject to the approval of the Planning and Engineering Divisions and the City Attorney. They shall be recorded concurrently with the Final Map or prior to the issuance of building permits, whichever occurs first. A recorded copy shall be provided to the City Engineer. The Homeowners' Association shall submit to the Planning Division a list of the name and address of their officers on or before January 1 of each and every year and whenever said information changes. / / All parkways, open areas, and landscaping shall be permanently maintained by the property owner, homeowners' association, or other means acceptable to the City. Proof of this landscape maintenance shall be submitted for City Planner and City Engineer review and approved prior to the issuance of building permits. 10. 11. 12. For single family residential development, a 2-inch galvanized pipe shall be attached to each suppdrt post for all wood fences, with a minimum of two ~-inch lag bolts, to withstand high winds. Both post and pipe shall be installed in an 18-inch deep concrete footing. Pipe shall extend at least 4 feet, 6 inches above grade. Wood fencing shall be treated with stain, paint, or water sealant. Slope fencing along side property lines may be wrought iron or black plastic coated chain link to maintain an open feeling and enhance views. / / / / / / SC - 6/97 Project No. 13. On corner side yards, provide minimum 5-foot setback between walls/fences and sidewalk. 14. For residential development, return walls and corner side walls shall be decorative masonry. 15. VVhere rock cobble is used, it shall b real river rock. Other stone veneers may be manufactured products. C. Parking and Vehicular Access (indicate details on building plans) 1. Multiple car garage driveways shall be tapered down to a standard two-car width at street. D. Landscaping A detailed landscape and irrigation plan, including slope planting and model home landscaping in the case of residential development, shall be prepared by a licensed landscape architect and submitted for City Planner review and approval prior to the issuance of building permits or prior final map approval in the case of a custom lot subdivision. All private slopes of 5 feet or less in vertical height and of 5:1 or greater slope, but less than 2:1 slope, shall be, at minimum, irrigated and landscaped with appropriate ground cover for erosion control. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. All private slopes in excess of 5 feet, but less than 8 feet in vertical height and of 2:1 or greater slope shall be landscaped and irrigated for erosion control and to soften their appearance as follows: one 15-gallon or larger size tree per each 150 sq. ft. of slope area, 1-gallon or larger size shrub per each 100 sq. ft. of slope area, and appropriate ground cover. In addition, slope banks in excess of 8 feet in vertical height and 2:1 or greater slope shall also include one 5-gallon or larger size tree per each 250 sq. ft. of slope area. Trees and shrubs shall be planted in staggered clusters to soften and vary slope plane. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. For single family residential development, all slope planting and irrigations shall be continuously maintained in a healthy and thriving condition by the developer until each individual unit is sold and occupied by the buyer. Prior to releasing occupancy for those units, an inspection shall be conducted by the Planning Division to determine that they are in satisfactory condition. Front yard and corner side yard landscaping and irrigation shall be required per the Development Code and/or Etiwanda North Specific Plan. This requirement shall be in addition to the required street trees and slope planting. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included in the required landscape plans and shall be subject to City Planner review and approval and coordinated for consistency with any parkway landscaping plan which may be required by the Engineering Division. All walls shall be provided with decorative treatment. If located in public maintenance areas, the design shall be coordinated with the Engineering Division. DR 97-23 Completion Date / / / / / / / / SC - 6/97 Project No. DR 97-23 Comoletion Date E. Other Agencies The applicant shall contact the U.S. Postal Service to determine the appropriate type and location of mail boxes. Multi-family residential developments shall provide a solid overhead structure for mail boxes with adequate lighting. The final location of the mail boxes and the design of the overhead structure shall be subject to City Planner review and approval prior to the issuance of building permits. / / APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 477-2710, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: F. Site Development The applicant shall comply with the latest adopted Uniform Building Code, Uniform Mechanical Code, Uniform Plumbing Code, National Electric Code, and all other applicable codes, ordinances, and regulations in effect at the time of issuance of relative permits. Please contact the Building and Safety Division for copies of the Code Adoption Ordinance and applicable handouts. / / Prior to issuance of building permits for a new residential dwelling unit(s) or major addition to existing unit(s), the applicant shall pay development fees at the established rate. Such fees may include, but are not limited to: City Beautification Fee, Park Fee, Drainage Fee, Transportation Development Fee, Permit and Plan Checking Fees, and School Fees. / / Street addresses shall be provided by the Building Official, after tract/parcel map recordation and prior to issuance of building permits. / / G. Grading Grading of the subject property shall be in accordance with the Uniform Building Code, City Grading Standards, and accepted grading practices. The final grading plan shall be in substantial conformance with the approved grading plan. / / A soils report shall be prepared by a qualified engineer licensed by the State of California to perform such work. / / 3. The final grading plans shall be completed and approved prior to issuance of building permits. / / APPLICANT SHALL CONTACT THE FIRE PREVENTION/NEW CONSTRUCTION UNIT, (909) 477-2730, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: H. General Fire Protection Conditions 1. Mello Roos Community Facilities District requirements shall apply to this project. / / / / 2. Fire flow requirement shall be 1,500 gallons per minute. A fire flow shall be conducted by the builder/developer and witnessed by fire department personnel prior to water plan approval. / / For the purpose of final acceptance, an additional fire flow test of the on-site hydrants shall be conducted by the builder/developer and witnessed by the fire department personnel after construction and prior to occupancy. / / Project No, DR 97-23 Completion Date Fire hydrants are required. All required public or on-site fire hydrants shall be installed, flushed and operable pdor to delivery of any combustible building materials on site (i.e., lumber, roofing materials, etc.). Hydrants flushing shall be witnessed by fire department personnel. / / Existing fire hydrant locations shall be provided prior to water plan approval. Required hydrants, if any, will be determined by the Fire District. Fire District standards require a 6" riser with a 4" and a 2-1/2" outlet. Substandard hydrants shall be upgraded to meet this standard. Contact the Fire Safety Division for specifications on approved brands and model numbers. / / Prior to the issuance of building permits for combustible construction, evidence shall be submitted to the Fire District that an approved temporary water supply for fire protection is available, pending completion of required fire protection system. / / Hydrant reflective markers (blue dots) shall be required for all hydrants and installed prior to final inspection. / / 7. Roadways within project shall comply with the Fire District's fire lane standards, as noted: X All roadways per Rancho Cucamonga Fire Protection District Ordinance 22. / / 8. Plan check fees in the amount of $145.00 shall be paid: X Prior to final plan approval. / / Note: Separate plan check fees for fire protection systems (sprinklers, hood systems, alarms, etc.) and/or any consultant reviews will be assessed upon submittal of plans. Plans shall be submitted and approved prior to construction in accordance with 1994 UBC, UFC, UPC, UMC, NEC, and RCFD Standards 22 and 15. / / 10. With the home located above Hillside Road, it shall comply to the Rancho Cucamonga Fire District's Standards for a high fire hazard zone. / / I. Special Permits Project is located in a high fire hazard area and is subject to special wildland/urban interface hazard mitigation .requirements. Such requirements may include requirements related to vegetation management plans, special construction enhancements, emergency access, water supply, automatic fire extinguishing systems, and other special requirements. Contact the Fire/Building Safety New Construction Unit for information. / / APPLICANT SHALL CONTACT THE POLICE DEPARTMENT, (909) 477-2800, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: J. Security Hardware One-inch single cylinder dead bolts shall be installed on all entrance doors. If windows are within 40 inches of any locking device, tempered glass or a double cylinder dead bolt shall be used. / / 2. All garage or rolling doors shall have slide bolts or some type of secondary locking devices. / / SC - 6/97 Project No. DR 97-23 Com101etlon Date Windows 1. All sliding glass windows shall have secondary locking devices and should not be able to be lifted /__/__ from frame or track in any manner. Building Numbering 1, Numbers and the backgrounds shall be of contrasting color and shall be reflective for nighttime __/ /__ visibility. SC - 6/97 CITY OF RANCHO CUCAMONGA -- STAFF REPORT DATE: TO: FROM: BY: SUBJECT: October 22, 1997 Chairman and Members of the Planning Commission Brad Buller, City Planner Alan Warren, Associate Planner FOOTHILL BOULEVARD ACTIVITY CENTERS BACKGROUND: Included with this Staff Report are excerpts from the Foothill Boulevard Design Supplement and the Foothill Boulevard Specific Plan which address the Activity Center provisions for the City. The specific Activity Center references are shown by an '"~, with support information included to properly place them within the Specific Plan design concepts. Respectfully submitted, Brad Buller City Planner BB:AW/jfs Attachments: Exhibit "A" - Exhibit "B" - Exhibit "C" - Excerpts from Foothill Boulevard Specific Plan Excerpts from Foothill Boulevard Specific Plan Design Supplement Photographs of Activity Centers ITEM B fT' CITY OF FIANOHO CUCAMONGA ~The city of Rancho Cucamonga is a community committed to excellence. The Foothill Boulevard Specific Plan is a long term commitment for the development of this vital corridor.' FOOTHILL BOULEVARD SPECIFIC PLAN SUMMARY The CiJE of Rancho Cucamonga is a community committed to excellence. The City's development and design review process places heavy emphasis on quality, long term viability, and support of community goals in all development projects. WHAT IS THIS PLAN ABOUT ? Foothill Boulevard is the most significant commer- cial corridor in the City. Established as a major east/west commercial thoroughfare, the corridor is an important pan of the developing regional business area for the West Valley. The Boulevard's pan in this potential commercial growth will be all the more significant with the de- velopment of the regional mall at Foothill Boule- vard and the 1-15 Freeway. ~, The purpose of this Plan is to provide a balanced and unified panem of development along Foothill Boulevard by taking advantage of opportunities in future community growth. SUBAREA I SUBAREA 2 SUBAREA 3 ' 'Beer Gulch' i 'Vineyard' I 'Old Cucemonga' ~ I ~ "~. ~- --7 - .-,,~,.4: ~ ~ ~'~~~"'~~~~~'~~~ -~ ............... i __ I~~ ~ ~ Foothill II ~~~ ~ ~ = [ ~Foothill It Vineylrd [EArchlblld Avenue i , FOOTHILL BOU YARD SPECIFI . REA COMMUNITY DESIGN The Plan aims to visually unify the entire corridor. To do so, the Plan calls for a series of highly identifiable activity centers and gateways which ~e ~ed by a uni¢ing sub~b~ p~ay design as follows: ~ Activity Centers ~e points of major inte~ections ~or l~ks ~ong Corridor. They are to provide individual identity by concentrating commercial activity at the following areas: * Foothill at Bear Gulch * Foothill at Vineyard Avenue * Foothill at Archibald Avenue * Foothill at Turner Avenue * Foothill at Etiwanda Avenue . ~ These activity centers are generally more urban in ~ nature, with buildings closer to the street and a ~ The essence of the Plan is to facilitate the devel- opment of projects and public improvements which meet these criteria: * Provide high quality standards Help unify the communitiy's image Reflect the communities heritage Strengthen the economic viability of the corridor z Provide a balanced mix of land uses or tenants ' Deal effectively with traffic and safety problems WHY A SPECIFIC PLAN ? The Specific Plan is a tool that combines traditional zoning with detailed design and development standards tailored to specific conditions. It is a comprehensive document which contains all policies and development standards necessary for the design of any project within the Foothill Boulevard Corridor. The Specific Plan examines the needs of the commercial and residential area and implements the policies of the General Plan. Because the conditions along the corridor vary significantly, the Plan and its Development Standards are divided into four subareas. Each of these planning areas have unique problems and opportunities: SUBAREA 1 "Bear Gulch" Grove to Cucamonga Creek SUBAREA 2 "Vineyard" Cucamonga Creek to Hellman Ave. SUBAREA 3 "Old Cucamonga" Hellman to Deer Creek SUBAREA 4 "Etiwanda" I-15 to East Avenue Development Standards unique to each subarea are used to provide the necessary guidelines for development. The Foothill Boulevard Specific Plan includes four major elements: Community Design Circulation Implementation SUBAREA 3 SUBAREA 4 'Old Cucamonga' I [ Foothill It Turner Avenue Activity Clnler / Suburban Parkway Transitions: These areas link the activity centers with a less formal streetscape design to include meanderin~undulating sidewalks and informal landscaping. Buildings in these areas have deeper setbacks and are often separated from the street by landscaped parking areas. Architecture: One of the more recognizable aspects of a community design image is its architectural style. This Plan recognizes the importance of the community's heritage and identifies significant historical structures and ThePlan does not 1' '~rmt architecture to a single the~e. o~ s_t lye. Rather, !t.carchitectural elements along the boulevard. for arch!tecture t~ alls certain elements from h'sto~ n'cal styles found in Rancho Cucamonga. This architectural C° en ptc is strongly~ encouraged throughout the corridor, and particularily in the activity centers, where existing historical..- structures serve as" architectural deterrmnants". ~ ~t ~ THOMAS BROS. WINERY CIRCULATION A major concern to which the Plan must provide solutions is titat of future traffic congestion. The traffic analysis predicts an ultimate daily traffic count of 50,000-60,000 cars. This means that the importance of adequate traffic control measures cannot be over-emphasized. This Plan calls for the construction of Foothill Boulevard as a six lane divided arterial, with: * Synchronized signalization at all intersections. * A continuous median island, with openings limited to major intersections and selected additional locations. * Selected access location points on Foothill Boulevard based on a restrictive policy for driveway locations and minimum spacing. * Multiple left-turn lanes and separate right-turn lanes at critical intersections. The Plan also provides criteria under which additional median openings or access points may be considered. However, it must be recognized that the corridor is an integral part of the City-wide and regional circulation system and that all traffic control measures must work in concert with one another. 'The desire to provide additional median openings or points of access to localized areas must be weighed against the Boulevard's ability to carry safely the projected volumes of traffic. .' ~* ~ TYPICAL MID-BLOCK LOCATION ,, I,AND USE Specialty Commercial (SC) In an effort to establish the Corridor as a viable regional commercial area the plan provides for significant commercial opportunities along the boulevard. The land use designations and activities have been carefully selected to enhance the community design concept and improve its" commercial viability. The Plan is tailored to unique opportunities and constraints of selected areas, and contains special land use provisions highlighted below: Re,,zionallv Related Commercial (RC) This category is located immediately adjacent to the east side of the I- 15 Freeway to take advan- tage of the land's freeway exposure and close proximity to the regional mall. The intent is to provide available environment for retailers of re- gional nature that will not locate within the mall tself. This designation was incorporated into the Plan to facilitate specialized development of landmark and activity centers along the corridor. The intent here is to provide high quality, pedestrian-ori- ented activity areas, with eating establishments, entertainment and specialty shopping. The loca- tion of this designation is at key areas, as follows: * Bear Gulch * VineyardAvenuelntersection (Thomas Brothers Winery) * ArchibaldAvenueIntersection In addition, the Plan calls for more traditional commercial, office, and residential developments, with focus on quality, balance, and community identity. IMPLEMENTATION To ensure that the plan area develops successfully, the implementation section provides suggested methods of f'mancing for needed public improvements. Cost estimates and proposed phasing of improvements are provided. This section includes a lot consolidation program which provides incentives for small lot owners to work together with the Redevelopment Agency to improve development potential at certain target areas. The Plan also recognizes the need to bring high sales volume businesses into the City, and this section suggests certain incentive to attract these strong market performers. In addition, it is recognized that the existing businesses along the corridor need to be helped in the corridor's revitalization with a small business assistance program with the Redevelopment Agency, Small Business Administration, and other pro.ams. Uniqueness. This quality can be derived from a single feature, a district-wide theme reflecting ethnic or historical themes, or an event which is staged in a special place each year. A sense of place in a shared past, which gives people a sense of belonging. 5.3 COMMUNITY DESIGN VOCABULARY In an effort to provide a unique com- munity image for the Foothill Boulevard Corridor, a variety of existing or pro- posed image enhancement elements will be provided or enhanced, designed to in- crease corridor identity. Vocabulary of these image giving elements include the fol lowing: ~ection at major streets or landmarks along the Foothill Boulevard Corridor. As such, they are points of concentrated activity which give identity to individual subareas. Major Activity Centers located contic to the Foothill Boulevard Corridor include the areas surrounding the following i ntersec t ions: 0 0 0 0 0 Foothill at San Bernardino Foothill at Vineyard Avenue Foothill at Archibald Avenue Foothill at Turner Avenue Foothill at Etiwanda Avenue The injection of small doses of urbanity at these key activity centers is suggested method for creating a more interesting, formal and diverse impression of the >,Foothill Corridor. The Activity Center at Foothill and San Bernardino is a more rural, informal village design concept. 5.3.2 Suburban Parkway Transitions !t is recognized that the Foothill Boulevard Corridor will not become a totally pedestrian oriented environment. Therefore, the five pedestrian oriented activity centers listed above, will be linked together by "suburban parkway" transition areas. These parkway transi- tion sections will consist of informal landscape treatments, dominated by drifts of London Planes, California Sycamore, and Purple Plum trees. Other parkway characteristics include rolling turf berms and meandering/undulating sidewalks, de- signed to complement informal landscape treatments. 5.3.3 Landmarks Specific elements of the environment that exhibit and promote an individual or uni- que identity include landmarks. Because landmarks are, by definition, unique and distinct, they are also few in number. Landmarks are typically associated with historic structures/features or prominent land forms which exhibit memorable qual- ities and project a strong identity or image. Landmarks located contiguous to the Foothill Boulevard Corridor include: O O O O O O O O O O O O O The Sycamore Inn The Oso Bear Monument The remnants of the Cucamonga China Town The Thomas Brothers Winery The Virginia Dare Winery The First U.S. Post Office site in Cucamonga John and George Klusman Houses Mitchell House Mandala House Bell House Guidera House Sacred Heart Aggazzotti Winery COMMUNITY DESIGN CONCEPT S.1 INTRODUCTION This section of the Specific Plan estab- lishes parameters within which the com- munity character for the entire Foothill Boulevard Corridor can be created. To do so, a number of issues and design concepts have been previously explored. However, at the core of all discussion and investigation has been the attempt to define community character in an accu- rate, comprehensive, and pragmatic manner. The Community Design Plan is primarily focused on the creation of aes- thetic character. It's purpose is to create a visual environment that evokes a distinctive and unifying image which is unique to Rancho Cucamonga. To accom- plish this task, the Foothill Boulevard Corridor must first distinguish itself from other major thoroughfares in nearby com- munities; and second, it must serve as a visually unifying concourse that links the entire community of Rancho Cucamonga. Lastly, it is important to have a design statement for the Foothill Boulevard Corridor with each contributing communi- ty design element skillfully orchestrated to promote a contiguous, cohesive, community design image. The community design section consists of the following components: Image Enhancement Features (5.2), define common community design qualities which enhance community image and identity. O O Community Design Vocabulary (5.3), defines and describes various image enhancement features including nodes/activity centers, suburban o parkway transitions, landmarks, gateways, and views. Key Existing Community Design Feature [5.4), identifies a variety of existing community design features including prominent building struc- tures, and natural features. These elements hold potentiat for the Foothill Corridor. Overall Community Design Concept (5.5), describes overall design concepts related to subarea struc- ture, activity center and suburban parkway definitions, architecture, and landscape architecture. 5.2 IMAGE ENHANCEMENT FEATURES Community image is related to the way people experience the City driving through it, observing its natural qualities and the character of it's buildings, walk- ing through commercial areas, and visitin9 specific destinations. The best communities have the followin9 memorable image enhancement features: A clear sense of arrival through a distinct change in landscape, hard- scape, built areas, or special entrance monumentation features. A civic, commercial, or cultural public urban open space, which de- fines the activities, history, com- merce, or natural/manmade features which the community as a whole values. Typical public urban open spaces consist of plazas, courtyards, urban paseos, market streets, historic landmarks, and public parks. A clear orqanization of streets, identifiable districts, and landmarks which 9ives people a sense of direc- tion and orientation. The extent of confusion in traffic circulation, and the amount of congestion increasing- ly figures in people's perceptions of cities. COMMUNITY DESIGN CONCEPT Foothill Archibald Intersection Th' i t tnersec ires on is located at the center f thF thle oo Io I uBo levard Corridor and hold t tpo n ials e for establishing a _major, rban oriented au ct, 'vm ity center. Develop- t d'~~ ~ Is intersection will te ped t i~n oriented retail ser- v'ce cles~ signed to serve the specialty eedn s of the community. Major redevel- opment on all oc nr ers, excluding the Millers Outpost Center, will promote Z ac ivt e corn lame c uses wr I )thin a pedes-_ t 'rman cio ' attoran ed context. The opportunity of establishing a 'commons" or public urban open sp cema uho Id be explored, de-Z~ sic en d t..o reinforce and promote ._ ,,.._ "'.~'""I" I. '-', . -': ', "-. :- ''_.- .: · 25' URBAN SETBACK · PEDESTRIAN LEVEL ARCHITECTURE STEPPED TO UPPER LEVELS · FORMAL LANDSCAPE A · URBAN STREETSCAPE VOCABULAR · MAJOR URBAN DESIGN STATEMENT ALONG FOOTHILL · PUBLIC PLAZA SPACE · PEDESTRIAN AMENITIES 5.~.3 Sycamore Inn The Sycamore Inn activity center is dom- inated by a quality sit-down restaurant, complemented by small specialty oriented restaurants, shops, and support offices. Originally established in the 1880~s this large two-story structure was constructed as an inn/stage stop in the area com- munity known as Bear Gulch. The architecture is characterized by chateau and craftsman details. The building is sheathed in vertical wood siding and has a moderately pitched gable roof with a native stone chimney. The building and site are enhanced by the presence of numerous mature California Sycamore trees. 5.~.q Magic Lamp Restaurant The Magic Lamp Restaurant is located in an eclectic building which is character- ized by brick walls, and a unique clay tiled hip roof. The roof of the structure is composed of a variety of roof tiles stacked in such a fashion as to provide a rich textured effect. The restaurant lies within the Bear Gulch activity area. 5.~.5 Eucalyptus Windrows The remnants of a windrow are found on either side of Foothill Boulevard, east of the Southern Pacific Railroad bridge crossing which traverses the boulevard. The trees are mature and appear healthy, although are not maintained and set a distinctive open space character along Foothill Boulevard. COMMUNITY DESIGN CONCEPT 5.5 OVERALL COMMUNITY DESIGN CONCEPT The overall Community Design Concept is comprised of a hierarchy of urban design components which range from the devel- opment of large subareas, to specifically located district activity centers. The intent of the Community Design Concept is to provide a broad-brushed overview of qeneral design components which ulti- mately lead to the development of specific design guidelines. The overall Community Design Concept consists of the following components: O O O O O Subarea structure Activity centers Suburban parkways Overall architectural concept Overall landscape architectural concept Activity Centers Each subarea within the planning area is punctuated by an urban oriented activity center. Typically located at major inter- sections, these activity centers function to provide a district level focal point which ultimately increases district level density. The activity centers will be composed of urban oriented specialty commercial uses, designed in such a man- ner as to accommodate pedestrian orient- ed activities. Individual structures and large commercia~ shopping centers will be designed in such a manner as to promote an urban oriented "Rancho Winery .Reviva. l" the..me complemented by higher r~ intensity built fo~ 5.5.1 Subarea Structure In an attempt to provide individual district identity, the planning area has been segmented into four distinct sub- areas. Each subarea contains an activity center or focal point, such as a concen- tration of urban oriented specialty uses, which is intended to increase the "image- ability" of each individual subarea. These separate subarea identities will promote a sense of place for the residents and visitors to the Specific Plan area, and will ultimately enhance property values. 11-5.8 ACTIVITY CENTER CONCEPT ~~ COMMUNITY DESIGN CONCEPT 5.5.3 Suburban Parkways Suburban parkways will be designed to link individual activity centers. The parkways will be designed with informal clusters of trees and rolling turf betres, which evoke pastoral, suburban oriented, qualities. 1I-5.10 Overall Architectural Concept 5.5.5 Overall Landscape Architectural Concept The overall architectural concept is characterized by architectural elements which complement Rancho Cucamonga's heritage. A diversity of architectural styles are allowed within the corridor, rather than one specific style, in an effort to promote a richness of archi- tectural character. White no specific architectural theme is required, "Rancho Cucamonga Heritage" architectural styles such as California Barn, winery, mission, agriculture character are encouraged. The Landscape Concept for the Foothill Boulevard Corridor proposes the use of a specific palette of trees in designated areas, designated to reinforce both urban and suburban architectural features. The activity centers will distinguish from suburban parkway areas to the use of formal urban oriented tree plantings except as noted in Bear Gulch. These formal tree plantings will border all activity centers and will define these areas as being higher intensity urban oriented districts. informal plantings will provide a casual backdrop to suburban parkway areas which lie between activity nodes (see graphic). The informal plantings will be located between activity centers in order to relate to these lower intensity suburban transition areas. In addition, the overall landscape concept shall incorporate a mixture of landscape and hardscape features using native materials. 11-? 11 COMMUNITY DESICN CONCEPT LAND USE CONCEPT 6.1 INTRODUCTION The Specific Plan Component Section includes a variety of individual component plans which define the overall framework for development within the planning area. Major components include: o Overall Land Use Concept o Land Use Categories and Types o Subarea Structure o Vehicular Circulation Concept o Community Design Concept o Implementation The intent of these concept plans is to describe, in detail, various planning con- cepts related to the items listed above, in order to outline an evolution or process designed to transform broad-brushed goals, objectives, and policies into specific design and development regul- ations. The concept plans are in direct response to the various implementing actions listed in the goals, objectives, and policy section. 6.2 OVERALL LAND USE CONCEPT The Overall Land Use Concept is based on the concept of dividing the planning area into four maior subareas; all of which should be punctuated by higher in- tensity urban activity centers. Subareas were determined by various environmental features; such as topography, recent de- velopment patterns, architecture, blight, physical form, and circulation routes. The activity centers are designed as neighborhood/subarea focal points. For example Bear Gulch Village, which already contains a variety of quality sit-down oriented restaurant uses, provides an overriding "restaurant row" theme which is unique to its subarea. Other subareas within the planning area also contain concentrations of unique land uses which foster the potential to create and strengthen higher intensity activity centers. Specific land uses within the planning area also contribute to the diversity of the planning area. As is evident when viewing the Overall Land Use Plan, the planning area contains a variety of land uses ranging from higher intensity com- mercial oriented uses; such as conven- ience, specialty, and regional related commercial designations, to residential uses. Other land uses include office, light industrial, and public oriented uses. Related to these land uses are their accompanying Development Standards I see Section 9.0) which provide the necessary setbacks and landscaping to buffer the adjacent properties. See the Overall Land Use Plan Map. 11-6.1 LAND USE CONCEPT RESOLUI~f~NO. 91-276 A RESOLUI~ON OF THE CITY ODUNCIL OF ~{E CITY OF RAN(~O C3CAMDNGA, CALIFC~N/A, APPROVING FOOTHIIL BOULEVARD ~J/~C PLAN ~ NO. 91-01, AM~qDING THE pDO/~4T~L BOULEVARD ~~C PLAN TO INCLUDE T~E PARCEL ~ OF APPRO~ 8.3 .ACRES AT THE ~ C0~N~R OF ~BOULAVA~DAND RO~m~R~AV~fu~~ SUBAREA4 FINDINGS IN SUPP(H~THEREOF. APN: 227-152-1SAND 30 A. Recitals. (i) The City of ~ O~cammnga has initiat~ an application for Foothill Boulevard Specific Plan Am~ent No. 91-01 as d~ibed in the title of this Resolution. Hereinafter in this Resolution, the subject Foothill Boulevard Specific Plan Am~-~Lent is referred to as "the application." (ii) On July 10, 1991, the Planning C~mdssion of the City of Rancho Cucamonga conducted a duly noticed public hearin~ with respect to the application. Foll~ing the cc~clusion of said public hearir~, the Plann/ng C--.~,~j-~sion adopted its Resolution No. 91-95, thereby reo~L,~d/ng that the City Council adopt Foothill Boulevard Specific Plan Amendment No. 91-01. (iii) On Se~.18, 1991, the City Council of the City of Rancho Cucamonga cor~luct~ a duly noticed public hearin~ and concluded said hearing (iv) All legal ~e~w~4uisites prior to the adoption of this B. Resolution. NOW, THeREFOr, the CityCouncil of theCityofPanchoCucamor~adoes hereby find, determine and resolve as follows: 1. This Council hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. Based upon substantial evidence presented to this Council during the above-referenced public hearir~ on September 18, 1991, including written and oral testimony, this Council hereby specifically finds as follows: (a) The amendment pertains to a _+ 8.3 acre parcel of land which is locat~ at the no~a-~t corner of Foothill Boulevard and Rochester Avenue with a street frontage of _+900 feet along Foothill Boulevard and _+400 feet along R~hester Avenue and is presently vacant. Said parcel is currently designated as "OP" (Office Professional); and (b) T~e property to the north is designated for residential uses and is developed with single family hc~es. The property to tb~ west is designated for office and o~ercial uses and is vacant. The property to the south is designated for industrial uses and is developed with a single family residence. The property to the east is designate_ for utility and flood control facilities. and is developed with such; and Resolution No. 91-276 Page 2 (c) This amendment will incorporate the +_8.3 acre parcel located at the northeast cox~_r of Foothill Boulevard and Rochester Avenue into Subarea 4 of the Foothill Boulevard Specific Plan as an Activity Center; (d) ~ ~,L~,ent will "tie" together the visual aspects of Foothill Boulevard as a major c~L,~.rcial corridor through the implementation of stree~ and site design standards contained within the Foothill Boulevard Specific Plan. 3. Based upon the substantial evidence presented to this Council during the above-referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 ar~ 2 above, this Council hereby finds and concludes as follows: (a) That the Amendment will ~ovide for develcgment of a ~ensively planned urban c~m~'unity within the District that is superior to develo~ otherwise allowable under airsmate re~tions; and (b) That the Amendment will provide for development within the District in a manner consistent with the General Plan and with related_ develo~m~_nt and growth management policies of the City; and (c) That the ;~L~,~L will provide for the c~ction, improw~ent, or extension of trOtion facilities, public utilities, and public services required by development with the District. 4. This Oouncil hereby certifies that the project hm~ been reviewed and considered in compliance with the California Envi~u,~tal Quality Act of 1970 and, further, this Oouncil hereby issues a Neqative Declaration. 5. NOW, THEREFORE, BE IT RESOLVED, based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, that this Oouncil hereby approves and adopts Foothill Boulevard Specific Plan Amendment 91-01 as attached in Exh/bit "A". PASSIm, ~, and ADOPT]~ this 18th day of September, 1991. Resolution No. 91-276 Page 3 ~ j. ;u~ m~/City Clerk I, DF~RA J. ADAMS, CITY ~.FRK of the City of Rancho Cucamonga, California, do hereby cexe_~y that the foregoin~ Resolution was duly passed, approved, and adopted by the City Council of the City of Rancho Cuc~3~, California, at a re~alar meeting of said City Council held on the 18th day of ~, 1991. Executed this 19th day of ~, 1991 at Rar~ho O,c~monga, California. m x I .! iI I~ I I ° i I I iCiC] - I I I [II I"( )( )'l'l Ill.i. Ig }tll.i.;VAIt I) · %1'1':('! I:l(' I'I.AN PLANNING SUB-AREA 4 SET. TING I I l I"()()'1'1111.1. ll()l I.I.{VAIII) .~1'1.~('11.'1(' I'I./\N PLANNING SUB-AREA 4 CIRCULATION CONCEPT tl, 7.1 · FOOTHILL BOULEVARD DESIGN SUPPLEMENT AmenclJng the Terra Vista Community Plan, Victoria Community Plan, and Industrial Area Specific Plan. INTRODUCTION WHAT IS THI-q RUPP! FMFNT AROUT? O~ September 16, 1987, the City CouncU approved the Foothi/i Boulevard Spedtic ~n (~SP). ~e was e~ ~ pm~de a u~ develop~t ~ for ~e F~U ~ule~ comdor ~mu~ ~e co~~. ~ p~ ~~ to ~ ~P ~ ~ s~ s~~ d~i~ pm~o~ w~ "fie" t~er ~ ~ ~ of ~ ~~ r~d~y. Figure I - Missing Link Area The portion of Foothill Boulevard between Haven Avenue and the Interstam 15 Freeway (I-15) was not a part of the specific plan study; 0a:refor¢, its provisions did not apply to the development of this "miss- ing link." At the time of the FIISP approval, the City Council and Planning Commission expressed a desire to include significant design provisions of the plan in the devetol:nnent of the "missing link." This amendment to the Terra Vista Community Plan CIWCP), the Victoria Community Plan (VCP), and the Industrial Area Specific Plan (ISP) is proposed to include specific streetscape design provisions of the FtISP in the develop- ment of the properties adjac~mt to Foothill Boulevard. WHFRF nOFR IT APP! Y? The following provisions will apply to all properties bordering Foothill Boulevard within the TVCP. VCP, and ISP. This amendment augments the development regulations and standards of the TVCP, VCP. and ISP. When an issue, condition, or situation occurs which is not covered or provided for in this amendmere provisions of the TVCP, VCP, or IS'P, the regulations of the Development Code of the City of Rancho Cucamonga that are most applicable to the issue, condition, or situation shall apply. II. COMMUNITY DESIGN CONCEPT The Foothill Boulevard Design Supplement is intentled to extend the concepts of the Foothill Boule- vard Specific Pla~ to the "l~i~i~tg link" thi'ough the creation of a dynamic concourse that is attractive and of high quality with a unifyir~ community design image reflective of the community heritage and identity, providing an economically viable setting for a balanced mixture of co~i avxt residential uses with safe, efficient circulation and access. Create a community ixnage that expresses and enhances the unique character and identity of Rancho Cucamonga. B. ORJFCTIVFR: Develop a streetscape system which designates major intersections as activity centers and emphasizes the suburban parkways between the activity centera as vehicular areas. Promote compatible building elevations which afford a human scale at pedestrian areas and provide transitions to buildings of greater height, while protecting adjoining residential conditions. Promote appropriate landscape treata~-nts throughout the corridor, particularly those that are low maintenant, drought tolerant, and wind resistant within intense urban conditions. Provide for the control of vistaally objectionable views, such as outdoor storage and loading areas, through proper site design and sc~ening. C. PO~ ICI!=g: Develop consistent streetscape and architectural palettes which are sensitive to creating a "heritage" statement for Foothill Boulevard. Require compliance with community design guidelines in plans for new development and expansion or redevelopment of existing developtreat and make community design a major consideration in site plan review and approval. Utilize landscape materials which are clean, safe, wind resistant, and relatively low maintenance. Formal forms and configurations should be utilized at activity center taxies while less formal configurations should be utilized throughout the parkway links between nodes. Designate special landscape and architectural features at major int~,.r~-ctions. Combine thematic plantinge with contemporary architectural statefronts designed to promote a distinctive character for the activity centers. Changes in paving materials, lighting, signing, and siting of adjacent structures should occur at major intersections to enhance their distinctivenes.~ 7/91 III. DESIGN GUIDELINES Activity center~ ..~e ~i ~nt" ~ w~ch fie ~ ~e ~ a~ of ~ F~t~l ~~d comdor ~ou~ ~ d~, ~ pm~m ~~ a~ at ~ ~, a~ ~ id~fi~ ~d the~ to ~ areas m w~ch t~ am ~ l~t~. ~e ac~ cen~ ~ i~ con~ous ~ F~t~l ~ev~d as i~t~ in Fi~m 2. ~ . · o Figure 2 - ActlvRy C nter Lochflorin Because three comers of the Haven Avenue intersection are fully or partially developed, the devel- opment provisions of the activity center are limited to those streetscape and landscape improvements witch/ the public right-of-way. Therefore, many of the following standards apply only to the Milliken Avenue and Rochester Avenue activity centers: ~,~ a. All building orientations will relate to the Foothill Boulevard frontage. The building setback areas will be ~ pedestrian zones with special hardscape material, formal landscape arrange- ments, and pedestrian level lighting. b. Streetscape elements such a~ lmilards, crosswalks with special paving materials, light standards, and street furniture should be uniform throughout the Foothill Boulevard corridor. c. The concept within the activity center is to incorporate a formal, regularly spaced, street tree planting system utilizing a palette of informally shaped, colorful trees. d. The urban or forrna} streetscape design characteristic of the activity center should extend along FoothiLl Boulevard and secondary/intersecting steers to a point of logical transition to the suburban parkway. TypicaUy, the design will extend to at least the first driveway or as modified through the design review process. The extent of the urban streetscape should be able to adjust to changes in public ncht. of-way conditions, such as right turn lanes and bus bays. SU~LEWE~W 2. Site Planning: a. At activity centers, buildings may be placed at or adjacent to the front setback line to c-mate a more appealing, active streetscape. Front yard areas of parking lots dominating the streetscene am speci~cally prohibited. b. Multi-story buildings sha~l be designed to relate to the pedestrian level. All ~round story facades shall be designed to relate to the human scale. This can be accomplished through the breaking of facades into bays and the siS;nage brought down in size and location. Further, this reduction in scale can be established tlvough the use of elements which add horizontal articulation to the facades. Examples of these elements include pedestrian arcades and awnings. (Milliken & Rochester only.) c. Buildinss ~ be designed to eliminate a fra~nented, strip commercial appearance and should be oriented to the ac'Uvity center (Milliken & Rochester only). d. Archil~-'tum and outdoor spaces along Foothill Boulevard shall be integraUy desi~;ned and oriented toward the pedestzian experience. The experience should be visually diverse and stimulating and should include activities that create a sense of variety and interest (Milliken & Rochester only). e. Structures, pathways, and landscaping shall be incorporated within the site so as to ensure ease of access from one site to adjoining sites in a safe manner. f. Building enhances shall be designed to accommodate logical pedestrian access from the Foothill Boulevard right-of-way. This may include direct entrances from Foothill Boulevard, separations in the buildings that aUow access to the interior plaza areas, or other appropriate methods. 3. Architectural Concept: a. Within individual activity center, the architectural style should be consistent to provide continuity of design at the intersection. 1. Milliken Activity Center - There are no existing buildings located at the Milliken activity center intersection. As a result, the Development Review process will establish the flavor for the area when reviewing the development proposals. New developments need not "duplicate" the architectural style of previous submittals but must be compatible in terms of architecture and orientation with the other comer(s) of the intersection. 2. Rochest~ Activity Center - New proposals shall consider and respect the architectural style of existing buildings. For example, the Aggazzotti Winery at the southeast comer of Foothill and Rochester, is a potential National Historic Registry candidate. Any proposals for this activity center should be des/g;ned to be compatible with this structure. This does not mean that new proposals must emulate the architectural style of the winery but, rather, that they must complement existing buildings. b. Differentiate the ground floor facades from the second floor in recognition of the differences in the character of activities at the ground floor level. Examples include, but are not limited to. the use of storefront glass, stepped-back or tiered forms, fenestration, and other appropriate architectural feature.- facin. g Foothill Boulevard, Milliken Avenue, and Rochester Avenue. 7/91 4. Landscape ~Qnoept: The activity centres shall be distinguished from suburban (informal) p~rkway azeas through the use of fon'na], urban t~e plantLngs. These forrnal plantings shall border all activity centers ~ shall de~m~ these areas as being higher intensity, urban districts. The plantings shall consist of ~ offset double mw of Crape Myrtle (Lagetstroemia indica) trees along each road frontage. Addi- tional pla~t materials ( ever~nee~ c~nopy trees, paJzns, etc.) may be introduced to supplement the Crape MyTtJe as a backdrop. The type ~ location of the additior~l materials shouJd be based on the particuJar buiding design, scale, and ~ SL;lapL EId E N l'~'ld Figure 3- Activity Center Concepts/Examples Page6 ~~ B. RUInURBAN PARKWAYS: 1. Streetscape: a. Th~ parkways will be designed with irdormal dusters of tin. es, rolling turf ben'as, and meandering/undulating sidewalks evoking pastoral, suburban qualities. b. Streetscape elements such as boilards, crosswalks with special paving, light standards, and street furniture shaU be identical m style and finish to those used in the FBSP area. 2. Architectural Concept: a. The architectural characteristics shall be governed by the existing standards of the Development Code, TVCP, VCP, and ISP. b. In situations where buildings are highly visible from the side streets and/or adjacent parking areas, special emphasis shall be placed on creating architectural interest. 3. Landscape concept: The plantings will consist of informal h~atments, dominated by London Plane (Platanus acerifoila), California Sycamore (Platanus racemosa), and Flowering Plum (Prunus cerasifera) trees. Other species may be used to accent and/or supplement these designated tree types. The type and location of these species should be reviewed in conjunction with specific development proposals. C. PARKWAY TRAN-qiTIONR: In order to provide a gradual transition from the urban activity centers to the suburban, informal parkways, "parkway transitions" will be introduced along the comdor. Parkway transitions are designed to blend the formal hardscape and tree planting pattern of the activity centers with the inYormal landscape and hardscape treatment of the suburban parkways. Specifically, the parkway transition is characterized by a 75-foot to 150-foot zone, dominated by Flowering Plum trees. Other tree species may be introduced to supplement the Flowering Plum to assist in creating a smooth transition. '\ ' 6' Meendorifig Sidewalk - Primary Parkway Tree (Sycamore) \~- Ac=¢ent Trae (Flowef,n~ P%um! ~ Mounded Turf 7291 Figure 5 - Parkway Transition