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HomeMy WebLinkAbout1992/12/15 - Agenda PacketDATE: TO: FROM: December 1, 1992 Primary Design Review Committee CITY OF RANCH0 CUCAMONGA MEMORANDUM ACTION CO~MENTS Larry McNiel John Melcher Dan Coleman Peter Tolstoy (1st Alternate) Wendy Vallette (2nd Alternate) $ss ,, Suzanne Chitiea (3rd Alternate) Steve Hayes ociate Planner SUBJECT: DESIGN REVIEW CO~{4ITTEE MEETING OF DECEMBER 15, 1992 The following is a description of projects which require review and rating by the Design. 8eview Committee. Please review the attached plans, visi~ the pro~6t sites, and write down your comments using the blank space provided under each project on the attached sheets. After the meeting, the consensus of the Committee's concerns will be typed up as the formal action/recommendation of the Committee and distributed to the Commission and Council. As always, feel free to contact the appropriate project manager (noted in parentheses along the left margin), prior to the meeting date, if you have specific questions related to the schedu~ projects. '~Consent Calendar items will be reviewed 'be~en 5:00 p.m. - 5:30 p.m., ~ith the first design review item being heard at 5:40 p.m. Please notify our department if you will be unable to attend the meeting. 5:00 - 5:30 CONSENT CALENDAR 5:40 - 6:Q0 (Steve H.) 6:10 - 6:30 (Scott) ENVIRONMENTAL ASSESSMENT AND TENTATIVE .TRACT 155~ - HIXi_._ DEVELOPMENT - A -residential"~ubdivis~on of 30 single family lots on 10.6 acres of land in the Low Residential Development District (2T4~...~elling hnits p~r~--acre)'- generalay locate~6~"~the north side of ~9th Street between Mayberry Avenue and Morocco Street - ~bN+.-~076- 141-01 and 02, 1076-13~-01. Related File: Tree Removal Permit 92-20. DEVELOPMENT REVIEW 92-14 POMONA FIRST FEDERAL A request to construct a 5,996 square foot bank (with drive-thru) within a previously approved shopping center in the Neighborhood Commercial designation Of the Tetra Vista Planned Community, located at the southeast corner of Base Line Road and Milliken Avenue - APN: 207-182- 05. DRC AGENDA DECEMBER 15, 1992 Page 2 6:40 - 7:30 (Steve R.) ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 15526 LEWIS - A residential subdivision and design review for 62 single family homes on 7.86 acres of land in the Low- Medium Residential District (4-8 dwelling units per acre) of the Terra Vista Planned Co~unity, located at the southwest corner of Mountain View Drive and Milliken Avenue - APN: 1077-091-36. SH:mlg Attachments cc: Planning Commission/City Council PR/~Ry CO~SM CALENDAR I~MS AGE~DA December 15, 1992 MDR 92-24 -CARL'S JR. (Steve R.) Review of proposed awning and color scheme. Conunittee Action: The Committee (McNiel, Melcher, Coleman) denied the proposed awning because it was inconsistent with the design of the shopping center. The Committee approved the change to the color scheme, with the condition that the colors match the rest of the shopping center. CUP 90-28 - MOBIL (Steve H.) Proposed monument sign along Highland Avenue. Committee Action: The Co~Taittee (McNiel, Melcher, Coleman) recommended that staff approve the proposed signage with the condition that the "Car Wash" sign be removed from the monument. DESIGN REVIEW COMMENTS 5:40 - 6:00 Steve Hayes December 15, 1992 ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 15531 - HIX DEVELOPMENT - A residential subdivision of 30 single family lots on 10.6 acres of land in the Low Residential Development District (2-4 dwelling units per acre) generally located On the north side of 99th Street between Mayberry Avenue and Morocco Street - APN: 1076-149-09 and 02, 1076-131- 01. Related File: Tree Removal Permit 92-20. Design Parameters: The site is generally bounded by predominately one-story single family residential development in all directions. The northernmost 230 feet of the site is the vacant right-of-way for the future Foothill Freeway, which has been designated as a lettered lot on the Tentative Tract Map. The majority of the site consists of a cultivated citrus grove. The westernmost strip of the property includes the H.W. Minor house, which is in the process of being designated a local point of historic interest, and the Alta Loma Egg Ranch, which includes a small building used for retail sales and numerous chicken coops north of the site. A windrow of mature Eucalyptus trees exists along the east property line. (The applicant is proposing to remove these trees, per Tree Removal Permit 92-20.) The site slopes from north to south at approximately 4 percent. Staff Coments: 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: The infill tract has been designed with east/west streets that line up with existing streets east and west of the site. By doing this, lots will not front onto adjacent development. Traffic and safety conflicts will be minimized through this design. Therefore, in staffs opinion the subdivision layout should be supported by the committee. Secondary Issues: time permitting, design issues. Once all of the major issues have been addressed, and the Committee will discuss the following secondary Open fencing with rock pilasters, similar to that used in front of the, Lord House along Hellman Avenue, should be utilized in front of the historic H.W. Minor House along 19th Street. DESIGN REVIEW COMMENTS TT 15531 - HIX DEVELOPMENT DECEMBER 15, 1992 Page 2 The 19th Street streetscape and wall should incorporate elements utilized in review projects in close proximity to the site, with the specific design subject to review and approval of the Planning Division. To embellish the historic character of the site, mature citrus trees should be selectively preserved throughout the site, where grading and future house plotting may allow. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion. The design Of the sound attenuation wall shall be considered with the Design Review application for this subdivision. Design Review Committee ACtion: Members Present: Larry McNiel, John Melcher, Dan Coleman Staff Planner: Steve Hayes The Committee reviewed the proposal and recommended approval subject to the following conditions: Rather than providing a 90 degree angle for the block wall at the southwest comer of Lot 29, an angled or curved wall should be provided as a transition to the wrought iron fencing on Lot 30. This will open the views to the H.W. Minor house. Landscaping and wall treatment for 19th Street should be consistent with the master plan for 19th Street. Rock pilasters should be used along Mayberry Heather Street. This will provide a logical 19th Street theme wall. from 19th Street to terreination of the The Committee deferred the design of the sound wall until a Design Review application is submitted for the product type. The Committee felt that the preservation of citrus trees was not feasible. With the grading of the site, the trees would have to be relocated and the chances of their survival were slim. Additionally, the trees would not do well in lawn areas because of the excessive amount of water necessary to maintain the turf. DESIGN REVIEW COMMENTS 6:10 - 6:30 Scott Murphy December 15, 1992 DEVELOPMENT REVIEW 92-14 - POMONA FIRST FEDERAL - A request to construct a 5,996 square foot bank (with drive-thru) within a previously approved shopping center in the Neighborhood Commercial designation of the Terra Vista Planned Community, located at the southeast corner of Base Line Road and Milliken Avenue - APN: 207-182-05. Background: On June 27, 1990, the Planning Commission approved the master plan for Central Park Plaza, a neighborhood shopping center, and the adjoining day care facility. Additionally, the Commission approved the Phase 1 development plans for the shopping center consisting of Ralphs (Major 1), Thrifty (Major 2), and 3 shop buildings attached to Ralphs and/or Thrifty. Ralphs and Shop 1 have since been constructed. During the past year, 2 free-standing pad buildings have been approved by the Planning Commission. On August 12, 1992, Pad "B" was approved for a 3,175 square foot Carl's Jr. fast food restaurant. On October 28, 1992, the Commission approved a 7,000 square foot retail building for Pad "E" at the northeast corner of the site. Both buildings reflect the theme established with the master plan and Phase 1 approvals. Staff Comments: The following comments are intended to provide an outline for Committee discussion: The northwest and southwest corner of the building are very 'close to the drive-thru lane. Additional setback should be provided from the drive-thru curb to allow landscaping and soften the edges. This can be accomplished by sliding the building to the east roughly 3 feet. The applicant is proposing a design that incorporates ~ny of the elements found in Phase 1 and the recent approvals. These items include the pre-cast columns, tile medallions, awnings, cornice detail, etc. One element that is not proposed is the ceramic tile wainscot. The applicant is proposing to use stucco across the entries. This simpler approach, while not objectionable, does represent a departure from previous schemes and should be discussed by the Committee. The left side of the south elevation and the west elevation should receive additional treatment. DESIGN REVIEW COMMENTS DR 92-14 - POMONA FIRST FEDERAL DECEMBER 15, 1992 Page 2 The drive-thru lane will be located approximately 6 feet below Base Line Road, thereby providing adequate screening of the drive-thru lane. Additionally, a 2-foot retaining wall is proposed adjacent to the drive-thru lane to raise the grade and make landscaping more visible from the street. This will provide sufficient screening from public view. Roof-mounted equipment will be located within an 8-foot deep well on the roof. The depth of the well and the elevation above Base Line Road (19 feet) will screen the equipment from public view. Design Review Committee Action: Members Present: Larry McNiel, John Melcher, Dan Coleman Staff Planner: Scott Murphy The Committee reviewed the application and recommended that revisions be submitted for additional review (on the Consent Calendar) to address the following concerns: Espaliers should be provided on the west elevation on both sides of the drive-thru canopy. An option to the espalier is the use of trellises similar to those used in Terra Vista Town Center. 2. An espalier should be provided on the west end of the south elevation. Additional landscape area should be provided between the northwest and southwest corners of the building and the drive-thru lane to soften the building corners. A minimum dimension of 6 feet was suggested. The drive-thru canopy elevation should be revised to depict the 6 full columns supporting the canopy as shown on the site and landscape plan. The walkway along the south side of the building should be integrated with the design of the plaza. A representative of Lewis Homes, the property owner, indicated that plans are underway for modifications to the plaza area to meet ADA requirements and, in turn, help integrate the ground plane. DESIGN REVIEW COMMENTS 6:40 - 7:30 Steve Ross December 15, 1992 ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 15526 - LEWIS - A residential subdivision and design review for 62 single family homes on 7.86 acres of land in the Low-Medium Residential District (4-8 dwelling units per acre) of the Terra Vista Planned Community, located at the southwest corner of Mountain View Drive and Milliken Avenue APN: 1077-091-36. Design Parameters: The site is bounded by Milliken Avenue, Mountain View Drive, the West Greenway Corridor, and a similar residential project Tract 14365, (currently under construction) to the west. Staff Oomments: The following comments are intended to provide an outline for Committee discussion. The applicant is proposing to construct 62 single family lots which average 4,160 square feet in size. The proposed architecture for the zero lot line homes, including the color palette, is identical to what is being constructed in Tract 14365 to the west. Major Issues: The following broad design issues will be the focus Of Committee discussion regarding this project: The tract should be redesigned to meet the requirement for two points of access. A street should be punched out to Milliken Avenue at the southern end of the tract. In addition to resolving major technical issues, this would create an Opportunity to change th~ unusual configuration of Lots 55-62. The streetscape setbacks along Milliken Avenue and Mountain View Drive are at the minimum allowed by the Terra Vista Community Plan. However, the setbacks should be increased to allow more area for landscaping, which will help to soften the environment created by the close proximity of the perimeter walls to the street. The increased setback along Milliken Avenue would also serve to transition from the narrow streetscape setback north of the site to the greater landscape setbacks south and east or the site. Secondary Issues: time permitting, design issues. Once all of the major issues have been resolved, and the Committee will discuss the following secondary DESIGN REVIEW COMMENTS TT 15526 - LEWIS DECEMBER 15, 1992 Page 2 The plotting of the perimeter wall at the southwest corner of Mountain View Drive and Milliken Avenue should be revised to create a pleasant landscape area at the corner. A diagonal wall might be more appropriate at this location. The unit on Lot 1 should have a greater setback from the western property line to be more sensitive to the future residents of Lots 40 and 41, as it is only 5 feet from the rear property lines of those lots. The units on Lots 45 and 46 should be reversed so that the most articulated side faces Milliken Avenue. Also, different plans should be plotted so that a mirror image is not created. The walls shown in Sections D-D and G-G should be reduced to a maximum height of 6 feet to reduce their effective height and to eliminate the requirement for a Minor Exception. Policy Issues: The following items are a matter of Planning Com~aission policy and should be incorporated into the project design without discussion. 1. The windows on the zero lot line wall should be non-vision glass. 2. Special paving treatment should be provided on the driveways and walkways subject to review of the City Planner. Design Review Committee Action: Members Present: Larry McNiel, John Melcher, Dan Coleman Staff Planner: Steve Ross At the beginning of the meeting, the applicant produced a revised site plan which addressed several of staff's concerns. The Co~nittee did not recommend approval of the revised proposal, but recommended that it be redesigned to reflect the following comments: The homes next to the southerly trail connection should be set back a minimum of ~0 feet from the side property lines. The unit on Lot 1 should have a greater setback from the western property line to be more sensitive to the future residents of Lots 40 and 41. The units on Lots 45 and 46 should have significant articulation on the side which faces Milliken Avenue. DESIGN REVIEW COMMENTS TT 15526 - LEWIS DECEMBER 15, 1992 Page 3 The wall height shown in Sections D-D and G-G should be reduced as much as possible to reduce their effective height as seen from below. Wrought iron fencing should be provided on top of the wall, except where a solid wall is necessary for sound attenuation. Provide an exhibit showing how the required rain gutters are to be attached to the zero lot line walls. The proposed Street "A" should line up with Corsica Court, located on the other side of Countryview Drive. The Design Review Committee clarified the following policy issues: The windows on the zero lot line wall should utilize obscure glass if they are placed where views into the adjacent yard are possible. Otherwise, clear glass may be used (i.e., window above vaulted ceiling or a stairway landing). Special paving treatment of driveways is not necessary in projects where narrow, short driveways are utilized. They should be required to mitigate long or wide driveways necessary required by flag lots or to accommodate three-car garages. During the meeting, the applicant also discussed a request to amend the Terra Vista Community Plan to allow exceptions to the City's required minimum right-of-way width of 60 feet. The Committee pointed out that less area required for dedication would allow the developer to achieve greater densities. Also, the Committee members did not reach a concensus regarding sidewalk placement (curb-adjacent versus separated with a parkway).