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Home My WebLink About1999/08/03 - Agenda Packet r DESIGN REVIEW COMMITTEE MEETING ACTION AGENDA AND MINUTES TUESDAY AUGUST 3, 1999 7:00 P.M: RANCHO CUCAMONGA CIVIC CENTER RAINS ROOM 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA Committee Members: Larry McNiel Pam Stewart Nancy Fong Alternates: Peter Tolstoy Rich Macias John Mannerino 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. (Brent) ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 14759 - RANCHO SUMMIT-The proposed subdivision of 132 acres of land into 358 single family lots and 3 lettered lots for common open space/parks totaling 28.7 acres in the Low Residential District (2 to 4 dwelling units per acre) of the Etiwanda Specific Plan, located on the east and west sides of Wardman Bullock Road, north and south of Summit Avenue - APN: 226-102-17. 7:40 p.m: (Debra) DEVELOPMENT,REVIEW 99-37- LEWIS RETAIL CENTERS-The design review of elevation and detailed site plan for a 6,500 square foot retail Pad A of a previously approved Master Plan (Conditional Use Permit 89-18) for the Central Park Plaza within the Neighborhood Commercial District of the Terra Vista Community Plan, located on the north side of Terra Vista Parkway at Milliken Avenue - APN: 227-182-001 through 008, and 010 through 012. 8:00 p.m. (Debra) DEVELOPMENT REVIEW 99-38 - LEWIS RETAIL CENTERS -The design review of elevations and detailed site plan for two buildings totaling 7,500 square feet of a previously approved Master Plan (Conditional Use Permit 95-11) for the Terra Vista Promenade, within the Community Commercial District of the Terra Vista Community Plan, located on the north side of Foothill Boulevard westerly of Rochester Avenue - APN: 227-151-040. 8:30 p.m. (Nancy/Warren) DEVELOPMENT REVIEW 99-35 - ROBERT A. FRETS - A request to construct a 7,549 square foot single family home on .74 acres of land within the gated King Ranch Estates (Tract 10277) in the Very Low Residential District, located at 5073 Earl Court-APN: 1061-791-09. Related File: Tree Removal Permit 99-19. DRC AGENDA August 3, 1999 Page 2 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 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 July 29, 1999, at least 72 hours prior to the meeting per Government Code Section 54954.2 at 10500 Ci is Cen r Drive, Rancho Cucamonga. DESIGN REVIEW COMMENTS 7:00 p.m. Brent Le Count August 3, 1999 'i ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 14759 - RANCHO SUMMIT- The proposed subdivision of 132 acres of land into 358 single family lots and 3.lettered lots for common open space/parks totaling 28.7 acres in the Low Residential District(2 to 4 dwelling units per acre) of the Etiwanda Specific Plan, located on the east and west sides of Wardman Bullock Road, north and south of Summit Avenue - APN: 226-102-17. Design Parameters: The site is surrounded to the north by single family homes across Wilson Avenue, to the east by single family homes, to the west by a flood control channel, and to the south by a flood control basin. The site slopes from north to south at approximately 3.5 percent. The site contains a grove of Olive trees required to be preserved per the Etiwanda Specific Plan. Access will be via an extension of Wardman Bullock Road connecting the current termini at Wilson Avenue and at the southwest area of Tract 13566 and by an extension of Summit Road into the site connecting with Wardman Bullock Road. A master planned access to the Etiwanda Northeast Park to the west of the site is proposed. The proposal is for subdivision only, home plans would be reviewed with a future Development Review application. The site is proposed to be developed under both the Basic and Optional Development Standards of the Etiwanda Specific Plan. The northeastern portion of the site (93 lots north and east of Wardman Bullock Road)would be developed under Basic Standards with the remaining area south and west of Wardman Bullock Road under Optional Standards. The Etiwanda Specific Plan requires green ways for projects developed under Optional Development Standards. Green ways are required to be 10 feet to 20 feet wide, private trail easements to connect private common areas with public areas. Three "community parks" are proposed within the project varying in size from 3.7 acres to approximately 8 acres. The southern two parks within the Optional Standards area are proposed to be linked via a trail system following Wardman Bullock Road and Summit Avenue. The third park is located in the Basic Standards portion and is not connected to the greenbelt system. The applicant is currently working with Parks Development staff on resolving park design issues. Variances: The applicant is requesting to reduce the required building separation per Optional Development Standards from 20 feet to 15 feet to allow the construction of larger homes on the small lots. Such a reduction would require the applicant to seek approval of a Variance and staff does not believe findings can be established for granting of such. Furthermore, maximizing home size on smaller lots would be contrary to the rural character of the Etiwanda area. The applicant is also requesting reduced setbacks along Wardman Bullock Road because the City allowed the portion of Wardman Bullock Road east of the subject site (Tract 13566) to have reduced parkway dimensions (7 feet as opposed to 12 feet) due to inclusion of a public utility easement to make up the additional 5 feet (the setback is taken off of the right-of-way/property line). According to Engineering staff, the portion of Wardman Bullock Road, referenced by the applicant, was approved and constructed subject to rules and regulations no longer in affect (such as permitting curb adjacent sidewalks). Current City standards require a 12-foot wide parkway and the Etiwanda Specific Plan requires setbacks to be based off the property line. Such reduction in setbacks would also require approval of a Variance and there do not appear to be strong findings to justify. Planning Commission Workshops: The Planning Commission conducted two Pre-Application Review workshops with the applicant on May 3rd and August 12th, 1998. Concerns expressed during the first workshop related primarily to the increased density proposed. The Commission felt that increasing density by relying on the Optional Development Standards of the Etiwanda Specific Plan should only be undertaken if "exemplary, innovative, and special" design amenities would be provided. The applicant revised the plan to include parks and trails for the second workshop. The Commission reacted favorably to the open space elements,density transition, street scape design, and trails connecting major open space elements proposed with the new plan and directed the applicant to work closely with Parks Development and Planning staff on the open space elements. The applicant has been working diligently with staff to that end. DRC COMMENTS TT 14759 - RANCHO SUMMIT August 3, 1999 Page 2 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. Provide a green way trail system to link each neighborhood with parks and trails. This could take the form of pedestrian paseo connections between lots (for example: a paseo between Lots 7 and 8 linking the Parcel A park site with the greenway trail on Wardman Bullock Road, a paseo between Lots 73, 74, 75, 82, and 83 to link the "J" Street cul-de- sac/neighborhood pocket with the Parcel A park site). 2. Expand "common landscape lot" on both sides of Wardman Bullock Road and Summit Avenue. The"Conceptual Development Plan"booklet provided by the applicant and shown to the Commission at the August 12, 1999 workshop, showed extensive landscape areas on both sides of Wardman Bullock Road and Summit Avenue which appear to be approximately one half the adjoining lot depth. The current proposal is about one fourth as deep as the adjoining lots. The Community Trails on the south and west side of Wardman Bullock Road and the south side of Summit Avenue should be paralleled by on-site pedestrian pathways. Secondary Issues: Once all of the major issues have been addre'ssed, and time permitting, the Committee will discuss the following secondary design issues.: 1. Avoid having lots side-on to rear of adjacent lots such as Lots 74/75 in Parcel A, and 70/94 in Parcel B-2. 2. For "T" intersections, plot lots to avoid headlight glare of oncoming traffic from the street. 3. Avoid having lots front onto "R" Street as it will function as a busier, collector level street. 4. Avoid straight sections of street longer than 800 feet. Streets"B"and"E" have almost 1000 foot long straight sections. 5. Wherever possible, make corner lots wider than interior lots to allow additional room for buffering from side streets. Code/Policy Issues: The following items are a matter of Code or Planning Commission policy and should be incorporated into the project design without discussion: 1. Replace existing Eucalyptus windrows with new on-site plantings per Etiwanda Specific Plan at 50 linear feet per acre. (132 acres x 50 = 6600 linear feet of new windrow). Windrows shall follow a 330 foot by 660 foot grid pattern. Windrows should be used along the perimeter of the site to function as a landscape buffer similar to that portrayed in the "Conceptual Development Plan" booklet provided by the applicant. 2. The existing Olive grove along the northern tract boundary is required to be preserved by the Etiwanda Specific Plan. An arborist report for the project recommends that the trees have value and should be transplanted. It is recognized that the trees are in conflict with proposed improvements;therefore,transplant the existing Olive trees into on-site and street scape landscaping and enhance with additional Olive tree planting. DRC COMMENTS TT 14759 - RANCHO SUMMIT August 3, 1999 Page 3 Staff Recommendation: Staff recommends that the project be revised in light of the above comments and brought back for further Committee review. Attachments Design Review Committee Action: Members Present: Pam Stewart, Nancy Fong Staff Planner: Brent Le Count The Committee requested that the project be revised in light of staff's comments and the following additional comments be brought back for review as a Consent Calendar item. The applicant agreed to the Committees direction and staff's comments. 1. The Variances requested (front yard setback reduction and building separation) would be more appropriately requested with a formal Development Review submittal. The Committee would prefer design solutions that do not rely upon variances. 2. It is recognized that the secondary design issues identified by staff may not be complied with in an absolute fashion. So long as these items are minimized to the degree possible. 3. The proposed 40-foot width of landscape swaths on Wardman Bullock Road and Summit Avenue are acceptable so long as the Community Equestrian Trails are paralleled by on- site pedestrian pathways. 4. The applicant is willing to provide a green way trial system to link each neighborhood with parks and trails as necessary to comply with Etiwanda Specific Plan requirements. The applicant will work with staff to resolve this item. . W%50N AVENUE �RRJJJ i V11V rte... �1��.�'}'�• �- X14 � aP� AREA A 1 AREA A-2 -,t-"s L 01 :713-63 Lori e.ow e.nac.t AREA B-1 7,000«nrw--& lar5 4.0w lw^T'cx ?p _q'IN f-- 1 AKss oi�3 �pQ HICKOX LANE ' - 72 AREA d-3 I AREA 6-2 I see-�o Larf : 4°0O•'^-c..4 AREA C-1 J� HOrrE DRIVE :se-••x Lora I �a'' •aoo«r+..cx • r Cti t'P•1,i.7,.1�,�. Id-U-- -- :� AREA AREA C-2 m•, ti. sae seivra °:�Sie-.r: ;t mv._. 4000«T.r.Cµ L512 1 4A COO-* ,.nuoro.•. n.'....t._ u.t •t....o,,.. �V�I�/) (tine � �� 7"!'�}�1N R A N C H O S U M M I T ILLUSTRATIVE LAND USE PLAN_" �� Lennar Communities N Q.- Ac are" 751 ENTRY INTERSECTION CONCEPT AREA f3-3 OPEN SPACE CONCEPT COMMON LANOSCAPE LOT PROJECT ENTRY A, D"h L4eT7 AIRPA.E e LAN05CAPE LOT AIL— AL 4 oc,1 -11 1 4c PROJECT E,,4 r Ry COKuUu�'� '(�!� ;�. ;, r� ,. sue,,. .�r ;. 7. DOUBLE FRONTAGE V CONCEPT jt .1 CITY OF RANCHO CUCAMONGA PLANNING COMMISSION MINUTES Adjoumed Meeting August 12, 1998 Chairman McNiel called the Adjoumed Meeting of the City of Rancho Cucamonga Planning Commission to order at 11:05 p.m. The meeting was held in the De Anza Room at Rancho Cucamonga Civic Center, 10500 Civic Center Drive, Rancho Cucamonga, Califomia. ROLL CALL COMMISSIONERS: PRESENT: Dave Barker, Rich Macias, Larry McNiel ABSENT: Peter Tolstoy STAFF PRESENT: Brad Buller, City Planner, Cecilia Gallardo, Associate Planner, Dan James, Senior Civil Engineer NEW BUSINESS A.- PRE-APPLICATION REVIEW 98-05 - LENNAR COMMUNITIES - The proposed subdivision of 123.4 acres of land into 390 single family lots in the Low Residential District (2-4 dwelling units per acre) of the Etiwanda Specific Plan, located on the east and west sides of Wardman Bullock Road, north and south of Summit Avenue - APN: 226-102-17. Brad Buller, City Planner, introduced the revised project and briefly reviewed the changes. Ray Allard, Steve Stewart, and Bill Storm, representing the applicant, presented explained why the changes were made and indicated their thanks for all the feedback the Commission gave at the May 13, 1998, meeting. The Commissioners indicated their support for significant open space elements within each of the three development areas. They also noted that the transition in density and lot sizes was better. The historic nature of the street scape design for Wardman Bullock Road was considered an important element to the success of the project. Trails connecting the major open space elements together was also considered important. The Commission directed the applicant to work closely with the Park; Development staff and Planning staff on the open space elements of the project proposal. PUBLIC COMMENTS There were no public comments at this time. i ADJOURNMENT The Planning Commission adjourned at 11:45 p.m. Respectfully submitted, Br uller Secretary PC Adjourned Minutes -2— August 12, 1998 of To-vn Center and Town Center Square illustrating various sign colors and pa:terns, specifica!ly for the in-line tenants. The applicant's requested a maximum 244-inch letter height (existing maximum height is 18 inches), and the use of six colors (blue, red, green, yellow, black, white). They reported that Town Center Square currently allows five colors (black not presently included). The applicants indicated that color is extremely important to the prospective tenants, more so than size. The Commission generally concurred that because of the regional size and nature of the Center in question, the use of six colors may be appropriate. However, the Commission felt uncomfortable in allowing more colors for neighborhood shopping centers. The Commission concurred with the idea of making both centers consistent in terms of design details and the use of color. The adjourned meeting was continued, pending the submittal of additional information by Lewis Homes. B. PRE-APPLICATION REVIEW 98-05 - LENNAR CONAMUNITIES - The proposed subdivision of 123.4 acres of land into 390 single family lots in the Low Residential District (2.4 dwelling units per acre)of the Etiwanda Specific Plan, located on the east and west sides of Wardman Bullock Road, north and south of Summit Avenue - APN: 226-102-17, Brad Buller, City Planner, indicated that the applicant had requested that Pre-Application Review 98.05 be continued to August 12, 1993. It was the consensus of the Commission to continue the item to August 12, 1998. PUBLIC CO1%t"',!AN7S There were no public comments. ADJOURNMENT The Planning Commission adjourned at 9:50 p m. Respectfully submitted, Brad Buller Secretary PC A.j;ourned Min:.;tes 3 July 22. 1593 CITY OF RANCHO CUCA,'vtONGA PLANNING COti1i%IISSION MINUTES Adjourned kleeting May 13, 1993 Chairman Barker called the Adjourned Meeting of the City of Rancho Cucamonga Planning Commission to order at 8:50 p.m. The meeting was held in the De Anza Room at Rancho Cucamonga Civic Center, 10500 Civic Center Drive, Rancho Cucamonga, California. ROLL CALL COMMISSIONERS: PRESENT: David Barker, William Bethel, Rich Macias, Larry McNiel, Peter Tolstoy ABSENT: None STAFF PRESENT: Brad Buller, City Planner: Dan Coleman, Principal Planner: Elline Garcia: Associate Planner: Dan James, Senior Civil Engineer: Brent Le Count, Associate Planner NEW BUSINESS A. PRE-APPLICATION REVIEW 95-05 . RANCHO SUMMIT t I (' - Consideration of a 343 lot single family subdivision on 132 acres in the Low Residential District (2-4 dwelling units per acre) of the Etiwanda Specific Plan, located at the southeast corner of Wilson Avenue and Wardman Bullock Road - APN: 226-102.17. Brad Buller, City Planner, introduced the project. Ray Allard, Allard Engineering, discussed the regional setting of the project and outlined the specific site setting and approved projects in the area. Steve Stewart, one of the project partners, indicated the site had been purchased in January of 1998. He outlined the design proposals which include: 1) Basic design standards proposal (343-lot subdivision), and 2) Optional design standards (a 390-lot proposal). He felt that both of these designs meet the intent of the Etiwanda Specific Plan and would provide adequate infrastructure for the area. He said the project would also complete the roadway system in the area. Mr. Allard discussed both the optional and basic design standards - He said Option 1 (343 lots) meets design standards except the minimum average lot size. He emphasized the challenges in the area, particularly the flood control issues. He also emphasized that the lot yield is important to the viability of the development. He felt the proposal meets the intent of the Etiwanda Specific Plan. Mr. Stewart expressed the opinion that the open space provided on the vest side of the project site (390-lot option) would enhance flood control measures and meet the intent of the Fish and Game Wildlife concerns. He said they are willing to work with the City on open space locations. Mr. Stewart acknowledged the existence of Eucalyptus trees on-site which will require future direction and policy. He felt that the lot count would provide infrastructure financing, and that both design options meet the intent of the Specific Plan and :fouid blend well with the existing approved tracts in the area. Elline Garcia, Associate --nner, outlined the issues critical to th6 ,,roposals. These included, density standards which were not being met in either design proposal, the neighboring tract densities which are not consistent with the proposals, the historic olive grove, and the ability of the applicant to successfully argue the necessity of a Specific Plan Amendment. She felt it was questionable whether the Planning Commission could make the findings to support an amendment to the Specific Plan to reduce the required minimum average lot size for this site. Mr. Buller summed up the history of the density standards as they were put together when the Etiwanda Specific Plan was developed. Commissioner McNiel questioned where the channel will be located and the location of the stand of olive trees. He also asked whether the product would be the same on both projects, or had that been determined as yet. Mr. Stewart indicated the product has not yet been determined, but that the smaller lots in Option 2 would necessitate a different product. Commissioner Bethel felt the open space proposed in Option 2 was not useful to the neighborhood. He thought there would need to be an intermixing of open space throughout the site. He fell that the two proposals were extreme and there needs to be a compromise between the two and the lots are just too small. Commissioner McNiel supported development of the property in Etiwanda, but felt that the optional development standards were thrown in for reduced lot size. Brad Buller pointed out that even Option 1 does not meet the minimum average lot size and asked if the average should be amended? Commissioner Tolsloy fell the optional development standard proposal did not show something special, and that a better use of open space should be utilized. He thought both options should meet minimum standards. Commissioner Macias concurred with Commissioner Tolsloy, He did not think he could support an amendment to the Etiwanda Specific Plan. Chairman Barker reminded the Commissioners of the history of the area, saying the residents wanted low density and that even the Low Residential designation had been somewhat of a compromise. He thought that allowing an even lower density would be contrary to the Plan. He felt utilizing the optional development standards should be a reward for exemplary design, which he did not think was depicted in these plans. He said he was not inclined to reduce density further in the area. Commissioner McNiel concurred with Chairman Barker that the optional standards must show something special in design. Commissioner Tolsloy stated he likes innovation and would be willing to look at optional development standards proposed in an innovative plan, but he felt the proposal before the Commission was not innovative. Mr. Buller summarized the Commission's comments. He said the Commission generally concurred with staff that density remains an issue of concern. He indicated the direction for Option 1 (343 lots) was to meet the development standards of the Etiwanda Specific Plan, and Option 2 (390 lots) had a long way to go in depicting exemplary, innovative, or special design.amenities, and that these elements have to be shown at a minimum before optional design standards would be viewed favorably by the Planning Commission. PC Adjourned Minutes -2• May 13, 1993 ALLARD ENGINEERING Engineering Surveying Land Planning June 29, 1999 Mr. Brent LeCount City of Rancho Cucamonga Planning Department 10500 Civic Center Drive Rancho Cucamonga, CA 91729 Re: Tract 14759 Dear Brent: Per your request attached are the 20 sets of the development package for Tentative Tract 14759 for processing through the Planning Commission. We appreciate the hard work by all the City staff and allowing us to finally arrive at this point. As you are aware, modifications have been made to the circulation system to address concerns by the Transportation, Engineering and Planning Departments. We feel that this plan represents the best compromise between the various City departments. In utilizing optional development standards of the Etiwanda Specific Plan over a portion of the site, we have been able to develop a public park program that everyone agrees is necessary in this part of the City. At our last meeting the City agreed to prepare an analysis indicating the increased maintenance costs of our parks and open space and the applicability of park fees to be used within the development to enhance our park system. As both of these issues are critical to our development options, we appreciate the City's response as soon as possible. For the portions of the site that utilize optional development standards of the Etiwanda Specific Plan (parcels b and c) we will be utilizing side yard setbacks of 10 feet and 5 feet per the City's development code. We are requesting a reduction of the building setback requirements of the optional development standards of the Etiwanda Specific Plan from 20 feet to 15 feet. The purpose of this request is to be more in conformance with the development code and allow for the construction of larger units on the smaller lots within the development. This will help ensure high quality subdivision with larger homes. 6101 Cherry Avenue, Fontana, CA 92336 (909) 899-5014 - FAX (909) 899-5011 Mr. Brent LeCount City of Rancho Cucamonga June 29, 1999 Page 2 Since the adjacent tract was designed with a 5-foot public utility easement, which reduced the 12-foot parkway to 7-feet, and we agreed to dedicate a 12-foot parkway at the request of the City Engineer, we request our front yard setbacks be measured from a point 7-feet behind the curb to be consistent with the adjacent tract. We feel this request is appropriate in the light of the fact that the Etiwanda Specific Plan indicated the tracts were to be designed as one Master Plan. Brent, we appreciate your assistance with this project, and look forward to a timely .process through the Planning Commission. Should you require any additional information, please contact Michele Lantis or me. Sincerely, Raymond J. Allard Principal kat 6101 Cherry Avenue, Fontana, CA 92336 (909) 899-5014 - FAX (909) 899-5011 DESIGN REVIEW COMMENTS 7:40 p.m. Debra Meier August 3, 1999 Development Review 99-37 - LEWIS RETAIL CENTERS - A design review of elevation and detailed site plan for retail Pad A of a previously approved Master Plan (Conditional Use Permit 89- 18) for the Central Park Plaza within the Neighborhood Commercial District of the Terra Vista Community Plan. The buildings total 6,500 square feet, located on the north side of Terra Vista Parkway at Milliken Avenue - APN: 227-182-001 through 008, and 010 through 012. Master Plan Approval: The Central Park Plaza Master Plan was approved under Conditional Use Permit 89-18. A modification to Conditional Use Permit 89-18, which affected Pad A, occurred in November 1993 (Resolution No. 93-102). At that time Pad A was identified as a Goodyear Tire Center. The Master Plan was modified again in May of 1999 under Conditional Use Permit 99-07 to incorporate a Rite-Aid Drug Store at the corner of Base Line Road and Ellena Way (Resolution No. 99-41). The Development Review of Pad A will complete the Central Park Plaza. 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. Building Footprint - The pad A building as proposed has maximized the floor area of the building leaving no space along the north elevation for appropriate landscaping and colonnade. The building size should be reduced in order to accommodate a covered walkway along north elevation so that customers do not have to walk in drive aisle. 2. Site Plan Orientation - The approved Master Plan oriented the building at an angle to Milliken Avenue,which maximized landscape and plaza area at intersection. The proposed scheme creates extra pavement area but offers more direct access to the plaza at intersection. Committee should discuss which orientation is preferred. 3. Elevations -The building is located at the corner of two prominent streets, Milliken Avenue and Terra Vista Parkway, and yet the architecture is very simple. Due to the setting of the pad, there will be no architectural "back side" of the building. The building should provide orientation to the existing plaza at the street corner and address the elevations that faces Milliken Avenue and Terra Vista Parkway, perhaps by providing changes in roof line, providing a tower element, providing a more pronounced colonnade around the entire building, adding spandrel glass, or other architectural elements reflective of the center. 4. Landscaping-Provide trees along the north elevations. Landscaping along Milliken Avenue and Terra Vista Parkway is existing and will be protected in-place. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: 1. No trash enclosure has been sited on the plan, nor is an existing enclosure noted in close proximity to pad A. A trash enclosure should be sited in the proximity of Pad A for use of the future tenants. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. Designs of the trash enclosure should match existing enclosures within the center. DRC COMMENTS DR 99-37 - LEWIS RETAIL CENTERS August 3, 1999 Page 2 Staff Recommendation: Staff recommends that the project be revised.to address the identified issues, and brought back for further Committee review. Attachment Design Review Committee Action: Members Present: Pam Stewart, Nancy Fong Staff Member: Debra Meier The Committee recommended the applicant to revise conditions as modified and return for Design Review Committee review. 1. Building orientation and general footprint, as compared to the Central Park Plaza Master Plan, is acceptable as proposed. 2. Building elevations do not adequately address the Milliken Avenue or Terra Vista Parkway frontage. The architect was directed to incorporate the use of additional colonnades, walkways and landscaping, particularly along the north elevation and Milliken Avenue frontage. 3. The Committee directed the architect capture the setting of the existing plaza to the proposed building. The architecture must incorporate some additional element characteristic of the center (i.e., tower, columns, etc.) to add changes in the vertical and horizontal building planes. 4. Incorporate a trash enclosure within the Site Plan area. Consider proximity to future tenants and parking convenience in locating the enclosure. CL I �• <J�\ I u v' l U •\ ••r�7 I yY�� \ ` 7 Ul M ME- D!V dl ' •' \��\ 2,11 1 �2ts _ (f , 1 tee.: •� /V at��/ QI JNILI��I^, •Q� i • I I N'Di l W 1 1 DESIGN REVIEW COMMENTS 8:00 p.m. Debra Meier August 3, 1999 DEVELOPMENT REVIEW 99-38 - LEWIS RETAIL CENTERS -The design review of elevations and detailed site plan for two buildings totaling 7,500 square feet of a previously approved Master Plan (Conditional Use Permit 95-11) for the Terra Vista Promenade, within the Community Commercial District of the Terra Vista Community Plan, located on the north side of Foothill Boulevard westerly of Rochester Avenue - APN: 227-151-040. Master Plan Approval: Terra Vista Promenade Master Plan was approved under Conditional Use Permit 95-11 (Resolution No. 95-140) by the Planning Commission in September 1995, and the City Council in October 1995. Since that time, development within the Promenade has included Home Depot, Spaghetti Factory, Arco Service Station,and Carl's Jr. restaurant. The development approval of the Spaghetti Factory included modification to the Master Plan pertaining to Pad A, and the restaurant at the corner of Foothill Boulevard and Rochester Avenue and as shown in Exhibit "A." The proposed project is within the area identified as Pad C of the Master Plan, which showed a single building pad. The applicant proposes two building pads that are planned for Sprint PCS and Discount Tires stores. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Major/Secondary Issues: The following design issues will be the focus of the Committee discussion regarding this project: 1. Site Plan: The overall circulation pattern on the site is not significantly affected by this modification from single to two building pads. However, staff has identified the following issues that need to be addressed: a. Based on the total floor area of 7,500 square feet and the parking ratio for retail and auto repair uses, the required number of parking spaces is 34. A total of 30 spaces is provided on-site. Although there is reciprocal access and parking required for the master plan, the applicant should provide a cumulative parking accounting of the developed portion of the Terra Vista Promenade to ensure that it meets the parking requirement. b. The landscape planters adjacent to the main driveway spine need to be widened to provide sufficient car-stacking distance. 2. Building Elevations: The building design incorporated many architectural elements approved for the Master Plan such as but not limited to towers, the use of columns, inset wall-mounted lattices with vines, and varied parapet heights to create interest along the street scape, etc. Staff believes that the building design is consistent with the architectural program established for the center, however, they could be improved with the following: a. The Discount Tire building features three roll-up doors on the north elevation, as is typical of similar auto-related facilities. The applicant has proposed the use of decorative pavements that will be carried across the entire north elevation, extending from the plaza at the northeast corner of Discount Tires to the westerly property line at the Arco service station. However, the roll-up doors are set back only a few inches from the building face, creating very little shade and shadow along a portion of the elevation. The Planning Commission/Design Review Committee have consistently required these auto-oriented uses to recess the roll-up doors for providing a greater degree of shade and shadow at the building face in order to de-emphasize the auto- related work area. Examples are: Montgomery Wards's Tires, Batteries, and Accessories store and Oil Max. DRC COMMENTS DR 99-38 - LEWIS RETAIL CENTERS August 3, 1999 Page 2 b. The west elevation of Sprint PCS building needs additional.treatment with storefront windows and colonnade because it is visible from Foothill Boulevard. C. During the development of Home Depot, the applicant has agreed that the horizontal trellis members would be increased in size from the 6-inch and 2-inch diameter to 8- inch and 3-inch diameter members. 2. Landscaping: Provide continuous shrub rows, except for a single 4-foot wide opening to the sidewalk along the driveway,to soften the 70-foot long edge between plaza hard scape and driveway to the east, and create a more pleasing outdoor space. 3. Conditions of Approval from the Promenade Master Plan: Various Conditions of Approval from the Promenade Master Plan approval from Conditional Use Permit 95-11 and Resolution of Approval 95-140 are applicable to this proposed development. Specific pertinent conditions are noted below for reference and discussion as warranted: a. All back sides of the enlarged storefront entrance features for all tenants and buildings shall be treated architecturally identical to the exposed front sides, to the satisfaction of the City Planner. Refer to comment provided under Building Elevations item number 2. b. The final design of the sidewalk connections from Foothill Boulevard sidewalk to the pad buildings shall be reviewed by the Design Review Committee as part of each design review application for development of the pad buildings. The sidewalk connection from Foothill Boulevard runs along the west side of the entry drive and enters the plaza at the northeast corner of the Discount Tires building. A concrete walkway with decorative bands extends west along the north elevation of both Discount Tires and Sprint PCS. With Committee concurrence, staff is of the opinion that this sidewalk connection to the plaza satisfies the intent of this condition. Staff Recommendation: Staff recommends that the Committee approved the proposed project with the above identified design issues placed as conditions of approval. Attachment Design Review Committee Action: Members Present: Pam Stewart, Nancy Fong Staff Member: Debra Meier The Committee directed the applicant revise as noted and return for further review on Consent Calendar. 1. The Committee requested that the roll-up garage doors be recessed to increase shadow. The existing 16-foot access is not sufficient. The Committee suggested increasing the column depth between doors, or consider use of trellis or other overhead element. DRC COMMENTS DR 99-38 - LEWIS RETAIL CENTERS August 3, 1999 Page 3 2. Because Discount Tires has requested additional storefront glazing and display area facing Foothill Boulevard, Sprint PCS building will have similar additional glazing in order to balance the design of the two elevations. This will address concerns regarding the west elevation of the Sprint PCS building. 3. Widen the landscape planters adjacent to the drive aisle shall be widened to allow more efficient circulation. 4. Prior to City Planner approval, provide a commutative accounting of parking on the developed portion of the project. 5. The Committee stated that the landscape hedge between the sidewalk, adjacent to the entry drive, and the courtyard in front of Discount Tire should have an opening approximately 10-15 feet for pedestrian access. cz r fill tc c � cam: �; ?; . .�i� �,� ..:+ • - - x� �' � L. _ , .j7� �j� 7_- 717 i 7-':7-1 u --.� { �� I•" I �.. ��, qq� i3 m l L.. 4. � i ('. n s � � i • i I DESIGN REVIEW COMMENTS 8:30 p.m. Nancy Fong/Warren Morelion August 3, 1999 DEVELOPMENT REVIEW 99-35- ROBERT A. FREIS-A request to construct a 7,549 square foot single family home on .74 acres of land within the gated King Ranch Estates (Tract 10277) in the Very Low Residential District, located at 5073 Earl Court-APN: 1061-791-09. Related File: Tree Removal Permit 99-19. Background and Design Parameters: The site is Lot 23 of Tract 10277, which is a 30-lot subdivision in a private gated community. The tract was approved, prior to the adoption of the current Hillside Development Regulations. There are 9 vacant lots including the project site remaining within the tract. They are roughed graded with house pads. On the east side of the tract is a natural drainage feature approximately 60 feet wide. This drainage feature reduces the buildable area of the site to .53 acres, and as shown in Exhibit "A." A 6-foot block wall and a Eucalyptus windrow separate the buildable portion of the site and the natural drainage easement. The applicant proposes to build a single story home with a tuck under garage. The construction of his proposed house will have a cut of 10 feet and a cut and fill of more than 2330 cubic yards of dirt. Because the cut and fill exceed 5 feet and 1500 cubic yards, this application requires Design Review Committee review and recommendation and Planning Commission action,according to the . Hillside Development Regulations in the Development Code. The purpose of the review is to ensure that the proposed project meets the intent of the Hillside Development Regulations. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: The following broad design issues will be the fo'cus of Committee discussion regarding this project: 1. Grading: The footprint of the single story house with a tuck under garage extends well beyond the previously rough graded pad area, which resulted in excessive cutting, 2 to 1 slopes, and high retaining walls. The primary issue is whether the proposed project meets the intent of the Hillside Development Regulations. The purpose of the Hillside Development Standards is to minimize grading and building mass. A survey of existing houses in King Ranch Estates showed that they are two-story with some houses having tuck- under garage. Most of the lots used terraced retaining walls, rounded contours and undulation (a mix of 2 to 1, 3 to 1, 4 to 1) of slopes to soften the hillside areas. To address the Hillside Development Standards, the applicant could reduce the size of the house to fit within the already rough graded pad, which would reduce the amount of grading. To further reduce grading, the driveway could be moved back to the original location, which is almost at the middle of the site, then loop southward to the tuck under garage and as shown in Exhibit "B." The only significant grading left to do is the proposed tuck under garage. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: 1. Grading.ading. The following requirements are a minimum that must be addressed whether or not the footprint of the proposed house is reduced: a. Provide contour grading and undulation and modulation of slopes with a mix of 2 to 1, 3 to 1, 4 to 1 and 5 to 1. This would soften the hard edges left by cut and fill and give the finished contours a natural look. b. Provide dense and mature landscaping for any slopes created by the proposed grading. DRC COMMENTS. DR 99-35 - ROBERT A. FREIS August 3, 1999 Page 2 C. Reduce the height of the retaining walls by terracing or stepping them for the up slopes and down slopes of the site. The maximum retaining height is 3 feet separated by a a- foot landscaped area. d. Provide 3-foot or lower retaining/decorative walls for holding back the 2 to 1 slopes and for framing the driveway, which would create a formal entry theme. e. The approval of the tract required the preservation of existing trees. The applicant proposes to removal all Eucalyptus trees along the east wall. Staff believes that many of the trees should be preserved in place. Staff Recommendation: Staff recommends that with the secondary issues addressed the proposed project meets the intent of the Hillside Development Regulations. Staff recommends that the existing trees be preserved as many as possible. Attachments Design Review Committee Action: Members Present: Pam Stewart, Nancy Fong Staff Planner: Nancy Fong/Warren Morelion The Committee noted that many homes within the tract were built before the adoption of the Hillside Ordinance and that the subject site is rough graded. The Committee recommended approval of the project with the following conditions to meet part of the Hillside Regulations: 1. Provide contour grading, that it, undulation and modulation of slopes with a mix of 2 to 1, 3 to 1, 4 to 1, and 5 to 1. 2. Provide terraced walls on slopes per Hillside Regulations. 3. Provide landscape elements to reduce and soften the project's size. 4. The committee reviewed color photos of the existing Eucalyptus tree and agreed that they are infested with bugs (possibly Lerps). The Committee recommended removal with replacement trees at a one-to-one ratio. Xt V7� J LY L-r Pp Yt j � t��, •, � I l 1� - Ilk IL r - • ,� � .' , '.'�ti. � � � �ti.� .� M N� � ��'* •:�� • � �r ., t Y � �' � .� .� "' - �� •� • ' n'� � tai ��'� .j ` , ,, ., . . ,��,� �� Erg :..■�� r-I S -� . . � . • .., '' 1• �, ,�::. a �.. ti �l. �' �f. t � �• '. � � - � � . � r • � � � �.� '� ,�, � in � ,.� � - �' � � � , - � � � , ' ;� :, a � '� '� � ,> � �J �*� ..a� �'.t Gam`► �' ••'-�.rr�►. .�• �:_ � �_..� �.... yam. � ;iti ' -, T' �pMI al• •'• w ,� • • • • . , �O •�. r .� .��... ,. } r • is '� '. - — 7,L, ipO, '•�tits- •I �g(V)SR r•.n '' - O _ =..J.� IL01* _ r•.� i IL jvw.LWUSn77 S 1N .DESIGN REVIEW COMMENTS August 3, 1999 PUBLIC COMMENTS There were no public comments at this time. ADJOURNMENT The meeting adjourned at 9:30 p.m. Respectfully submitted, Brad Buller Secretary _J