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HomeMy WebLinkAbout1994/10/04 - Agenda Packet DESIGN REVIEW COMMITTEE MEETING ACTION AGENDA AND MINUTES TUESDAY OCTOBER 4, 1994 5:00 P.M. REVISED AGENDA RANCHO CUCA14ONGA CIVIC CENTER RAINS ROOM 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA Committee Members: Heinz Lumpp John Melcher Dan Coleman Alternates: Peter Tolstoy Larry McNiel Dave Barker 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 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. 5:00 P.M. (Steve) DESIGN REVIEW FOR TRACT 13753 - LEWIS HOMES - The design review of building elevations and detailed site plan for 91 lots within a previously recorded tract map consisting of 129 lots on 25.29 acres located within the Victoria Planned Community in the Low-Medium Residential District (4-8 dwelling units per acre) , located west of Kenyon Way, north of Ellena West, and south of the Southern Pacific Railroad - APN: 227-671-01 through 36 and 227-681-01 through 05, 38 through 87. 5:40 p.m. (Steve) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 94-30 - MCDONALD'S - A request to demolish an existing bank building and construct a 2,210 square foot drive-thru restaurant and enclosed playland on 1. 1 acres of land in the Office Professional District located on the southeast corner of Base Line Road and Carnelian Street - APN: 207-031-27. DESIGN REVIEW COMMITTEE ' October 4, 1994 , Page 2 6:40 p.m. (Steve) ENVIRONMENTAL ASSESSMENT AND VESTING TENTATIVE TRACT 15477 - MATREYEK HOMES - A residential subdivision for condominium purposes and design review for the development of 153 detached condominium units on 20. 15 acres of land in the Medium (8-14 dwelling units per acre) and Medium High ( 14-24 dwelling units per acre) Residential Districts, located at the northeast corner of Base Line Road and Milliken Avenue - APN: 227-691-01. Related File; Variance 94-05 and Pre-Application Review 92-06. 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 DESIGN REVIEW COMMENTS 5:00 P.M. Steve Hayes October 4, 1994 DESIGN REVIEW FOR TRACT 13753 - LEWIS HOMES - The design review of building elevations and detailed site plan for 91 lots within a previously recorded tract map consisting of 129 lots on 25.29 acres located within the Victoria Planned Community in the Low-Medium Residential District (4-8 dwelling units per acre) , located west of Kenyon Way, north of Ellena West, and south of the Southern Pacific Railroad - APN: 227-671-01 through 36 and 227-681-01 through 05, 38 through 87. Design Parameters: The project site is bounded by the Southern Pacific Railroad to the north, a single family residential subdivision under construction to the south, a future park site to the east and a future multiple family development to the west. The entire site has been rough graded for building pads and streets and all side yard retaining walls on the north/south cul-de-sac streets have been constructed. A perimeter slump stone block wall is completed around a portion of the project perimeter. Thirty-eight lots (homes) have either been completed or are under construction at this time, per the previous design review approved by the Planning Commission on May 13, 1992. Background: Tentative Tract 13753 was approved by the Planning Commission on January 27, 1988. This approval included the subdivision, the conceptual grading and a housing prototype to assure that the minimum setbacks could be maintained. At that time, the Victoria Community Plan only required a minimum 5-foot side yard setback on both sides in this zone. Subsequently, this development standard was amended to require minimum side yard setbacks of 5 and 10 feet. Since the subdivision occurred prior to this modification, the old setback standards may be proposed. However, the Committee has the discretion to recommend greater side yard setbacks in instances where further compliance with design policies is needed (i.e. , building separation, RV storage, streetscape variety, etc. ). On June 13, 1990, the Planning Commission approved a design review (Pennhill) for the tract. Because these homes were larger, a majority of the lots were plotted with building pads at the minimum 5-foot side yard setbacks on both sides. On May 13, 1992, the Planning Commission approved another design review for the tract (Lewis Homes) . These homes were smaller and hence were able to be designed more sensitively to the streetscape issues included in the City's Residential Design Policies. Staff Caxments: The following comments are intended to provide an outline for Committee discussion. DESIGN REVIEW COMMENTS ' TRACT 13753 - LEWIS HOMES October 4, 1994 Page 2 Major Issues: The following broad design issues will be the focus of Committee discussion regarding this project: 1 . The footprints of the proposed models, Plans 250, 268 and 399, are wider than the homes constructed under the previous application. Because of the width of the homes, a majority of lots are plotted at the minimum 5-foot side yard setback on both sides. Despite this, more than 20 percent of lots are plotted with a side yard setback large enough to accommodate recreational vehicle storage access. The Committee should consider whether the side yard setbacks and resulting building separations are acceptable. Greater separation would require a modification to the building footprints or the elimination of lots. 2. A three-car garage is proposed on all models, including the one-story plan. Garages have a tendency to dominate the front elevation. Staff would recommend that a bonus room option with an alternative elevation be designed. Secondary Issues: Once all the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: 1. Planters in front of the living room windows should be deep enough to accommodate mature trees, as shown on the front building elevations throughout. Front porches could be provided in some situations in lieu of the planters. 2. Accent materials (rock, brick, etc. ) should be used to a greater extent on the side elevations, wrapping around corners to return wall locations. 3. Window mullions should be used on the second story side and rear elevations for greater compliance for the requirement of 360 degree architecture. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. All return and corner side yard walls shall be of a decorative block material or finish, preferably consistent with the existing homes within the subdivision. 2. All retaining walls in public view shall be of a decorative material or decorative exterior treatment. 3. Corner side yard walls should be located at least 5 feet behind the back of the sidewalk to allow planting areas capable of ensuring adequate area for tree growth. 4. Decorative hardscape treatments, similar to that used for existing homes within the subdivision, should be used in all driveways as an accent to break up large areas of concrete. DESIGN REVIEW COMMENTS TRACT 13753 - LEWIS HOMES October 4, 1994 Page 3 5. Wood trim should be provided around all windows and other architectural features and should be a minimum size of 2 inches by 6 inches. 6. Corner side yard landscaping that will be privately maintained should be low maintenance and drought tolerant. 7. Real river rock should be used if a rock accent material is proposed. 8. Driveway approaches should be necked down to 16 feet at the right-of-way and, on corner lots, be located as far away from local street intersections as possible. 9. Building footprints should be plotted to allow for the pairing of driveways to create larger grouped front yard areas. Staff Recamendations. Staff recommends that the Design Review Committee recommend approval of the project to the Planning Commission with conditions as deemed appropriate. Design Review Com ittee Action: Members Present: Dave Barker, Heinz Lumpp, Dan Coleman Staff Planner: Steve Hayes The Design Review Committee recommended approval of the project subject to the following conditions: 1. The side yard building separation between adjacent two-story units should be increased wherever possible. 2. The percentage of reduced width 16-foot wide drive approaches should be increased to the satisfaction of the City Planner. It was suggested that houses with deep rear yards could be set back further on the lot to increase the front yard building setback and hence give additional maneuvering area for the third garage space. 3. The Committee recommended that stuccoed over 2 by 4 trim was acceptable around all windows, vents and all similar architectural features. 4. All other secondary and policy issues mentioned in the staff report will be included as conditions of approval for the project. DESIGN REVIEW COMMENTS 5:40 p.m. Steve Hayes October 4, 1994 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 94-30 - MCDONALDIS - A request to demolish an existing bank building and construct a 2,210 square foot drive-thru restaurant and enclosed playland on 1. 1 acres of land in the Office Professional District located on the southeast corner of Base Line Road and Carnelian Street - APN: 207-031-27. Design Parameters: The site is located within the existing Exchange Business Complex, which contains a large two-story multiple tenant office/retail building and a bank building with drive-thru facility. The applicant proposes to remove this unoccupied bank building and build a McDonald's restaurant. Because of new development, additional right-of-way will be required to be dedicated along Base Line Road and Carnelian Street. Curb, gutter, and sidewalk will be removed and relocated to the ultimate design location for both streets. In addition, the two existing driveway approaches serving the parcel will be widened to current City standards and a bus bay and bus shelter will be required along Base Line Road. The site currently is bermed along the street frontages to screen the former drive-thru bank activities from view of the streets. Within the property, the site slopes from north to south unevenly, but averaging roughly 6 percent. 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: A. Site/Landscape/Grading Plan: 1 . The drive-thru policies encourage the use of building orientation to screen the drive-thru lane. The proposed site plan is a typical McDonald's corporate design. To address the screening of the drive-thru lane, McDonald's proposes to cut (approximately 4 feet) into the existing grade which is already 4 feet below the perimeter streets. Also, a new 5-foot high retaining wall with open view fencing is proposed along the outside edge of the new drive-thru lane. In order to reduce grading yet adequately screen drive-thru activities, staff would recommend that a retaining/block wall of lesser height with pilasters be constructed and a dense evergreen landscape hedgerow be planted at the outside of the drive-thru lane. Both the Mobil Service station and Taco Bell Restaurant at the southeast corner of Milliken and Highland Avenues have used this concept to screen the pump islands and the drive-thru lanes from view. The Mobil Station received a City's design award for its overall development. 2. An outdoor plaza area should be provided on-site. DESIGN REVIEW COMMENTS CUP 94-30 - MCDONALD'S October 4, 1994 Page 2 Architecture: 1. The overall architectural concept should be more consistent with the architectural design of the main building within the Exchange Complex as follows: a. Tile roof elements should become a more integrated and significant part of the overall architectural design. b. The depth of the triangular paraphets should be increased or a modified paraphet or roof design proposed. C. The playland structure is proposed for the future. In the interim, the west elevation of the building will be exposed to view. This elevation is flat with no architectural variation. Therefore, this elevation should be significantly upgraded by using elements such as variation of the building plane, roof tile elements (similar to what the Committee may request as an upgrade for the entire building) , etc. d. The wood lattice elements should be upgraded in structural integrity, including ground-mounted posts for structural support. e. The number of exterior lights should be significantly reduced. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: 1. The linear planter between the east leg of the drive-thru lane and the adjacent parking spaces should be widened to a minimum inside dimension of 5 feet to accommodate trees for shading purposes. Consequently, the parking spaces can be reduced in depth to 18 feet. 2. Special paving should be introduced at the new driveway entrances and at key pedestrian crossings throughout the project. 3. Densely planted landscape shrub hedgerows, significant berming, low walls, or any combination thereof should be provided to screen parking spaces from view of perimeter public streets. 4. Stepping stones should be provided in the planter area between the north/south oriented parking spaces for easier pedestrian access and to avoid deterioration of landscaping in the planter. 5. A bus shelter should be provided at the Base Line Road bus stop. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1 . Landscaping should be provided to screen the existing utility vault from public view. DESIGN REVIEW COMMENTS CUP 94-30 - MCDONALD'S October 4, 1994 Page 3 2. The landscape palette should be consistent with that currently used within the Exchange Complex. 3. Retaining and block walls should consist of a decorative material or exterior finish. 4. Interim landscaping should be provided in the area proposed for the future playland, to the satisfaction of the City Planner. 5. The trash enclosure and freezer storage area should be designed with materials and architectural elements consistent with that used in the Exchange Complex, including lattice trellis covers, chain link webbing to prevent blowing of trash, a pedestrian door, and a roll-up door on the front of the enclosure. 6. Any new light standards should be consistent in design with existing lighting in the Exchange Complex. Staff Recommendation: Staff recommends that the Committee consider the proposal in conjunction with the comments raised by staff in this report. Staff recommends that the applicant revise the plans after receiving direction from the Committee and return back for further Committee consideration upon revising the plan package. Design Review Committee Action: Members Present: Dave Barker, Heinz Lumpp, Dan Coleman Staff Planner: Steve Hayes The Design Review Committee did not recommend approval of the project. They recommended that the applicant submit a number of possible architectural concepts for a pre-application review with the full Planning Commission. In addition, the Committee forwarded additional comments, related to site planning, as follows: 1. The proposed retaining wall on the north side of the drive-thru lane should be reduced in height and an alternate screening concept used, including elements such as, but not limited to, lower terraced retaining walls with pilasters, as landscaped planters, hedgerows, and undulating berming. In addition, the lighting in the drive-thru lane area should be carefully selected for security purposes. 2. An outdoor eating area should be provided within easy view of the main store, but located as to not interfere with access to the building. 3. The design of parking spaces that back onto the main drive aisle east of the building should be modified if possible. 4. The words "primary" and "secondary" should be deleted from the loading zone areas. 5. All applicable secondary and policy design issues should be addressed in the revised plan or become conditions of approval for the project. DESIGN REVIEW COMMENTS 6:40 p.m. Steve Hayes October 4, 1994 ENVIRONMENTAL ASSESSMENT AND VESTING TENTATIVE TRACT 15477 - MATREYEK HOMES - A residential subdivision for condominium purposes and design review for the development of 153 detached condominium units on 20. 15 acres of land in the Medium (8-14 dwelling units per acre) and Medium High ( 14-24 dwelling units per acre) Residential Districts, located at the northeast corner of Base Line Road and Milliken Avenue - APN: 227-691-01. Related File: Variance 94-05 and Pre-Application Review 92-06. Background: The Design Review Committee (Barker, Lumpp, Coleman) reviewed this project at it's September 6, 1994 meeting. Action comments from this meeting were included in the plan package and comments distributed on September 22, 1994. Staff Comments: Modifications have occurred to the plans and/or requested information provided as follows: 1. The Milliken Avenue project entrance has been upgraded through the use of intensified landscaping and speciman size trees in a raised planter wall with open fencing and pilasters. 2. Immediately east of the pool, the basketball court has been replaced with a turf-blocked grass area to expand the large open lawn area yet create a turnaround area for oversized emergency vehicles. 3. All slopes have been contained and rounded off to produce a more natural appearance. 4. Eaves have been extended by 1-foot on all roofs on all models to reduce staining from run-off on the building walls. 5. Additional street scene elevations have been prepared for a typical greenway, a typical auto court and an entrance to an auto court as seen from the loop drive. 6. Enlarged plan view diagrams and elevations of the project entrances have been provided. Staff Recommendation: Staff recommends that the Committee review the revised plans in light of the previous meetings comments and recommend approval of the project to the Planning Commission with recommended conditions as deemed appropriate. Design Review Committee Action: Members Present: Dave Barker, Heinz Lumpp, Dan Coleman Staff Planner: Steve Hayes DESIGN REVIEW COMMENTS ' TRACT 15477 - MATREYEK HOMES October 4, 1994 Page 2 The Design Review Committee recommended approval subject to the following conditions: 1 . The sidewalk within the main east/west greenway should be widened to 8 feet with elements such as, lighting, special landscaping, etc. The intent is to pull the focal point back further from the main entry and gradually diffuse as this greenway moves toward the interior of the site. 2. An architectural plan for the typical cluster relationship (especially the relationship between side to side units) should be provided for the Planning Commission public hearing. 3. The architectural feature at the corner of Base Line Road and Milliken Avenue should be designed in the same vocabulary as the side entrance features at the Milliken Avenue access location. Attachment DESIGN REVIEW COMMENTS October 4, 1994 PUBLIC COMMENTS There were no public comments at this time. ADJOURNMENT The meeting adjourned at 7:40 p.m. Respectfully submitted, Brad Buller Secretary