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HomeMy WebLinkAbout1997/11/18 - Agenda Packet DESIGN REVIEW COMMITTEE MEETING TUESDAY NOVEMBER 18, 1997 7:00 P.M. RANCHO CUCAMONGA CIVIC CENTER RAINS ROOM 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA Committee Members: Bill Bethel Rich Macias Dan Coleman Alternates: Peter Tolstoy Dave Barker Lary McNiel PROJECT REVIEW ITEMS This is the time and place for the Committee to discuss and provide direction to an applicant regarding their development application. The following items do not legally require any public testimony,although the Committee may open the meeting for public input. 7:00 p.m. (Miki) CONDITIONAL USE PERMIT 97-27 -NEXTEL COMMUNICATION INC - A request to construct a cellular transmitter facility which is not staffed, including a 60 foot monopole and a 120 square foot equipment shelter within a 1,600-square foot leased area located on a 55.86 acre parcel north of Arrow Highway and east of Etiwanda Avenue in the General Industrial District(Subarea 8) of the Industrial Area Specific Plan - APN: 229-032-24. 7:40 p.m. (Steve) DEVELOPMENT REVIEW 97-21 (DESIGN REVIEW FOR TENTATIVE TRACT 15796) - CITATION HOMES - The design review of the detailed site plan and building elevations for a previously approved tentative subdivision map consisting of 94 single family lots on 18 acres of land in the Low-Medium Residential District (4-8 dwelling units per acre), located at the northeast corner of Milliken Avenue and Victoria Park Lane - APN: 227-011-17. 8:20 p.m. (Steve) DEVELOPMENT REVIEW 97-22(DESIGN REVIEW FOR TENTATIVE TRACT 15797) - CITATION HOMES - The design review of the detailed site plan and building elevations for a previously approved tentative subdivision map consisting of 61 single family lots on 12.4 acres of land in the Low-Medium Residential District (4-8 dwelling units per acre), located at the northeast comer of Milliken Avenue and Victoria Park Lane - APN: 227-011-26. CONSENT CALENDAR The following items are expected to be routine and non-controversial. Typically they are items such as plan revisions prepared in response to discussions at a previous meeting. NO ITEMS HAVE BEEN SUBMITTED DRC AGENDA November 18, 1997 Page 2 PUBLIC COMMENTS This is the time and place for the general public to address the Committee. State law prohibits the Committee from addressing any issue not previously included on the Agenda. The Committee may receive testimony and set the matter for a subsequent meeting. Comments are limited to five minutes per individual. ADJOURNMENT 1, Mary Lou Gragg, Office Specialist 11 for the City of Rancho Cucamonga, hereby certify that a true, accurate copy of the foregoing agenda was posted on November 13, 1997, at least 72 hours prior to the meeting per Government Code Section 54954.2 at 10500 Civic Center Drive, Rancho Cucamonga. DESIGN REVIEW COMMENTS 7:00 p.m. Miki Bratt November 18, 1997 CONDITIONAL USE PERMIT 97-27 -NEXTEL COMMUNICATION INC. - A request to construct a cellular transmitter facility which is not staffed, including a 60 foot monopole and a 120 square foot equipment shelter within a 1,600-square foot leased area located on a 55.86 acre parcel north of Arrow Highway and east of Etiwanda Avenue in the General Industrial District (Subarea 8) of the Industrial Area Specific Plan - APN: 229-032-24. Design Parameters: The facility will be located on a 40-foot by 40-foot leased site located 415 feet north of Arrow Highway and adjacent to the west property line of the Metropolitan Water District parcel. The Metropolitan Water District facility is screened by a landscaped berm which is in "dismal" condition. Driving west along Arrow, the facility will be substantially screened by the existing berm. Also, computer generated photographs indicate the pole will be virtually invisible from Foothill Boulevard and from Etiwanda Avenue. However, the lease site is visible from Arrow Highway through chain link fence along the west property line and along the gated access connecting the site to Arrow Highway. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Major Issues: The following broad design issues will be the focus of Committee discussion regarding this project: 1. Adequate screening should be provided. An 8-foot high decorative block wall with decorative cap should be constructed along the south and west perimeter of the lease site to provide required screening. A decorative solid gate should be provided to continue the screen across the drive access. An irrigated landscape palette of shrubs and vines should be planted around the exterior of the block wall to soften the appearance of the wall with a minimum 4-foot planter width. (The north and east perimeters of the leased site are not visible from public view and may be secured by chain link fencing). 2. The pole should be located as far as possible from Arrow Highway. Therefore, the pole should be located to the rear of the lease site and behind the facilities structure. Secondary Issues: Once all of the major issues have been addressed, and time permitting,the Committee will discuss the following secondary design issues: I. A minimum of five fast growing columnar trees should be incorporated into the landscape plan (1 per 30 linear feet) in order to provide visual softening of the monopole. 2. The pole should be painted to be compatible with surrounding structures. The applicant proposes galvanized metal however, either white or an aggregate finish would blend better with the surroundings, for example: the buildings to the west are painted white and light standards along Arrow Highway are concrete aggregate. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. Landscaping along the public right-of-way on the north side of Arrow Highway should be restored and maintained in good condition by the underlying property owner, Metropolitan Water District. DRC COMMENTS CUP 97-27 - NEXTEL COMMUNICATION, INC. November 18, 1997 Page 2 2. The irrigated landscape berm which provides screening for Metropolitan Water District's facilities and also provides a portion of the required screening for the subject site should be restored and maintained in good condition by the underlying property owner. Staff Recommendation: Staff recommends that the Design Review Committee approve the project subject to the modifications recommended above. Design Review Committee Action: Members Present: Staff Planner: Miki Bratt DESIGN REVIEW COMMENTS 7:40 p.m. Steve Hayes November 18, 1997 DEVELOPMENT REVIEW 97-21 (DESIGN REVIEW FOR TENTATIVE TRACT 15796) - CITATION HOMES-The design review of the detailed site plan and building elevations for a previously approved tentative subdivision map consisting of 94 single family lots on 18 acres of land in the Low- Medium Residential District (4-8 dwelling units per acre), located at the northeast corner of Milliken Avenue and Victoria Park Lane -APN: 227-011-17. Background: The Design Review Committee (Bethel, McNiel, Coleman) reviewed the project at their October 14, 1997 meeting, and recommended that the project return as a full item for further review of the Committee. Staff has attached the Design Review Committee Action Comments from that meeting for your convenience. Staff Comments: The following comments are intended to provide an outline for Committee discussion: At the time of comment preparation,revised plans reflecting the requested modifications had not yet been received. Staff will provide the Committee with an oral update at the meeting. Attachment: DRC Action Comments dated October 14, 1997 Design Review Committee Action: Members Present: Staff Planner: Steve Hayes DESIGN REVIEW COMMENTS 7:50 p.m. Steve Hayes October 14, 1997 DEVELOPMENT REVIEW 97-21 (DESIGN REVIEW FOR TENTATIVE TRACT 15796) - CITATION HOMES-The design review of the detailed site plan and building elevations for a previously approved tentative subdivision map consisting of 94 single family lots on 18 acres of land in the Low- Medium Residential District (4-8 dwelling units per acre), located at the northeast comer of Milliken Avenue and Victoria Park Lane - APN: 227-011-17. Dbsien Parameters: The project site is bounded by a neighborhood commercial project to the north, a neighborhood park on a portion of the east side, and single family residential development in all other directions. A pedestrian trail exists along the east side of the project area. Victoria Park Lane, which exists along the southern border of the site, has been developed and includes an expanded width right-of-way for a linear park. No significant vegetation or natural features exist on the property. The site is currently in the process of being rough graded per the precise grading plan approved in conjunction with the subdivision. Staff Comments: The following comments are intended to provide an outline for Committee discussion. ivfaior Issues: The following broad design issues will be the focus of Committee discussion regarding this project: 1. Due to the ratio of lot size to the size of the footprints of the Series 5500 models of homes, staff would recommend that a greater number of the Series 5000 (the smaller) footprints be plotted on more of the smaller lots within the subdivision to provide a greater amount of usable (especially rear) yard area. Several of the lots backing Milliken Avenue do not meet the technical requirement of providing a minimum 45-foot building setback from the ultimate curb face along Milliken Avenue and others do not have the minimum 15-foot flat, usable rear yard area. 2. All of the plans in the Series 5500 models have a very similar appearing rear elevation which, given the number of units that back on to public viewing areas, such as Milliken Avenue, could produce monotonous appearing rows of homes visible from public view. A house model with a varied roofline (perhaps gable ends on the front and rear elevations) could help resolve this concern. 3. Additional upgrading of the side elevations on the Series 5500, Plans 2 and 3 should be discussed and provided to the satisfaction of the Design Review Committee. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: 1. More pilasters and varied wall setbacks should be provided along the Milliken Avenue frontage. 2. Wherever possible, houses should be flipped in order to allow driveways to be grouped together to provide larger groupings of front yard areas on contiguous lots. 3. Window mullions should be used on all full-size second story windows in addition to those already shown on the elevations. 4. Front porches should be enlarged on some models to make them usable. 5. Where wood siding is proposed as an architectural treatment on the front elevations, it should also be use on the side and rear elevations, in areas such as under the ends of roof gable elements, to provide 360 degree architecture. DRC COMMENTS DR 97-21 - CITATION HOMES October 14, 1997 Page 2 6. Additional architectural embellishments,such as additional window shutters,wood barges,clipped roof lines, etc, should be used to also help in providing a complete 360 degree architectural treatment on all elevations. 7. Accent base treatments used on front elevations, such as rock, brick veneer, wood siding, etc., should be wrapped around on the garage side elevations to the point where it is anticipated the return wall will be constructed. Policv Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. Front yard setbacks should be varied to a greater extent, especially on long stretches of straight streets, to create more street scape variety. 2. A minimum landscaped area of 5 feet should be provided between the back of sidewalk and walls in corner side yard situations. 3. Wood siding should not be used on chimney stacks; a stucco or rock accent treatment should be provided. Staff Recommendation: Staff recommends that the Design Review Committee direct the applicant to make the appropriate design modifications and return to the Committee as a full item once the plans are revised to the satisfaction of staff. Design Review Committee Action: Members Present: Bill Bethel, Larry McNiel, Dan Coleman Staff Planner: Steve Hayes The Design Review Committee did not recommend approval of the project as presented. The Committee recommended that the applicant to work with staff during the next three weeks in preparation for returning to the Committee as a full item on the next agenda. Items that should be addressed by the applicant are as follows: 1. The Committee felt that there were several instances in the project where the proposed Series 5500 homes may be too large for the lots. The applicant should possibly plot some of the Plan 5000 series models on lots where setback constraints, such as the building setback along Milliken Avenue, or on lots with limited rear yard areas, in order to meet the required setbacks and/or provide the necessary yard areas. The Committee agreed with the applicant that the submitted Minor Exception could be justified for the lots backing onto the combination right turn lane/bus bay on Milliken Avenue and for some of the more constrained lots throughout the project. 2. The required sound wall along Milliken Avenue should be designed consistent with the sound wall used along the Highland Avenue frontage for Tract 14121, immediately northwest of the project. Pilaster spacing and details should be consistent with existing projects along Milliken Avenue. Vines should be used extensively along the outside of the wall to soften the appearance of the wall. DRC COMMENTS DR 97-21 - CITATION HOMES October 14, 1997 Page ') 3. In addition to the wood trim around all windows and attic vents, the side and rear elevations of all models should be upgraded by using accent elements such as, but not limited to, shutter details, potshelf details, clipped roof lines, window breakups and wood siding and barges under all gable ends (where applicable). 4. Driveways should be grouped in twos to produce larger clusters of front yard areas wherever possible. 5. Accent base treatments used on the front elevations should be wrapped around on the garage side elevations to the point where it is anticipated the return wall will be constructed. 6. All above-referenced policy issues should be addressed by the applicant. DESIGN REVIEW COMMENTS 8:20 p.m. Steve Hayes November 18, 1997 DEVELOPMENT REVIEW 97-22 (DESIGN REVIEW FOR TENTATIVE TRACT 15797) CITATION HOMES -The design review of the detailed site plan and building elevations for a previously approved tentative subdivision map consisting of 61 single family lots on 12.4 acres of land in the Low- Medium Residential District (4-8 dwelling units per acre), located at the northeast comer of Milliken Avenue and Victoria Park Lane - APN: 227-011-26. Back rg ound: The Design Review Committee (Bethel, McNiel, Coleman) reviewed the project at their October 14, 1997 meeting, and recommended that the project return as a full item for further review of the Committee. Staff has attached the Design Review Committee Action Comments from that meeting for your convenience. Staff Comments: The following comments are intended to provide an outline for Committee discussion: At the time of comment preparation,revised plans reflecting the requested modifications had not yet been received. Staff will provide the Committee with an oral update at the meeting. Attachment: DRC Action Comments dated October 14, 1997 Design Review Committee Action: Members Present: Staff Planner: Steve Hayes DESIGN REVIEW COMMENTS 8:30 p.m. Steve Hayes October 14, 1997 DEVELOPMENT REVIEW 97-22 (DESIGN REVIEW FOR TENTATIVE TRACT 15797) - CITATION HOMES -The design review of the detailed site plan and building elevations for a previously approved tentative subdivision map consisting of 61 single family lots on 12.4 acres of land in the Low- Medium Residential District (4-8 dwelling units per acre), located at the northeast corner of Milliken Avenue and Victoria Park Lane - APN: 227-011-26. Design Parameters: The project site is bounded by the future Foothill Freeway to the north, a neighborhood park to the south, a single family residential subdivision to the east and a future church site and a neighborhood commercial shopping center to the west. A pedestrian trail exists along the east side of the project area. No significant vegetation or natural features exist on the property. The site is currently in the process of being rough graded per the precise grading plan approved in conjunction with the subdivision. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: The following broad design issues will be the focus of Committee discussion regarding this project: 1. Additional upgrading of the side elevations on the Series 5000 should be discussed and provided to the satisfaction of the Design Review Committee. 2 , The 5000 series, Plans 1 and 2 have a very similar appearing front elevation. Staff recommends that additional variation could be provided through the use of unique detailing and additional material variety. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: 1. Additional architectural embellishments,such as additional window shutters,wood barges,clipped roof lines, wood siding under gable ends on applicable elevations, etc, should be used to help in providing a complete 360 degree architectural treatment on all elevations. 2. Accent base treatments used on front elevations, such as rock, brick veneer, wood siding, etc., should be wrapped around on the garage side elevations to the point where it is anticipated the return wall will be constructed. 3. Window mullions should be used on all full-size second story windows in addition to those already shown on the elevations. Policv Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. Front yard setbacks should be varied to a greater extent, especially on long stretches of straight streets, such as Fallingstar Court and Cotton Cloud Drive, to create more street scape variety. 2. A minimum landscaped area of 5 feet should be provided between the back of sidewalk and walls in comer side yard situations. 3. Wherever possible, driveways should be grouped in twos to allow for larger groupings of front yard areas on contiguous lots. DRC COMMENTS DR 97-22 - CITATION HOMES October 14, 1997 Page 2 Staff Recommendation: Staff recommends that the Design Review Committee direct the applicant to make the appropriate design modifications and return to the Committee as a full item once the plans are revised to the satisfaction of staff. Design Review Committee Action: Members Present: Bill Bethel, Larry McNeil, Dan Coleman Staff Planner: Steve Hayes The Design Review Committee did not recommend approval of the project as presented. The Committee recommended that the applicant to work with staff during the next three weeks in preparation for returning to the Committee as a full item on the next agenda. Items that should be addressed by the applicant are as follows: 1. The front elevations of the Series 5000, Plans I and 2, should be redesigned to not have such a similar appearance. 2. In addition to the wood trim around all windows and attic vents, the side and rear elevations of all models should be upgraded by using accent elements such as, but not limited to, shutter details, potshelf details, clipped roof lines, window breakups and wood siding and barges under all gable ends (where applicable). 3. Driveways should be grouped in twos to produce larger clusters of front yard areas wherever possible. 4. Accent base treatments used on the front elevations should be wrapped around on the garage side elevations to the point where it is anticipated the return wall will be constructed. 5. All above-referenced policy issues should be addressed by the applicant.