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HomeMy WebLinkAbout1991/04/04 - Agenda Packet - (2)DATE: April 9, 1991 CITY 0FRANCHOCUCAMONGA MEMORANDUM ACTION 1977 TO: FROM: Residential/Institutional Design Review Con~ittee Larry McNiel Peter Tolstoy Dan Coleman John Melcher (Alternate) Steve HayeS,~A~ssociate Planner SUBJECT: DESIGN REVIEW COMMITTEE MEETING OF APRIL 4, 1991 The following is a description of projects which require review and rating by the Design Review Committee. Please review the attached plans, visit the project 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 scheduled projects. Dinner will be provided between 5:00 - 6:00 p.m., Consent Calendar items will be reviewed between 6:00 p.m. - 6:30 p.m., with the first design review item being heard at 6:30 p.m. Please notify our department if you will be unable to attend the meeting, or if you will be late, so that the dinner can be properly ordered and the necessary arrangements made. 6:30 - 7:00 (Steve H.) ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 14207 - HWANG - A residential subdivision and design review of 27 single family lots on 19.8 acres of land in the Very Low Residential Development District (less than 2 dwelling units per acre), located on the west side of Beryl Street, south of Heritage Park, on Wilson Avenue - APN: 1062-051-01. 7:00 - 7:30 (Steve H.) ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 14679 RANDAN INTERNATIONAL - A residential subdivision and design review of a one lot subdivision for condominium purposes for the development of 8 condominium units on 0.8 acres of land in the Medium Residential Development District (8-14 dwelling units per acre), located west of Amethyst Avenue, on the north side of 19th Street APN: 201-474-04. ASsociated with this application is Tree Removal Permit 90-17. DRC AGENDA APRIL 4, 1991 Page 2 7:30 - 8:00 (Steve H.) PRELIMINARy ORAL PRESENTATION FOR CONDITIONAL USE PERMIT 90-42 - VICTORIA COURTYARD - The development of an integrated shopping center including 15 commercial buildings totaling 320,975 square feet and a service station/car wash building totaling 2,300 square feet on 31.13 acres of land with Phase I development consisting Of 5 buildings totaling 267,960 square feet on approximately 22 acres in the Regional Related Office/Commercial District Of the Victoria Community Plan, located on the south side of Foothill Boulevard, west of the future Day Creek Boulevard - APN: 229-021- 10,15, 19, and 28. Related File: Tentative Parcel Map 13808 8:00 - 9:00 (Scott) PLANNING CO~LMISSION WORKSHOP PERMIT 88-12 - TOWN CENTER - CONDITIONAL USE 9:00 - (Nancy) 10:00 MULTI-FAMILy STANDARDS STUDY - The review and discussion of various development standards and design guidelines for multi-family projects. SH:mlg Attachments cc: Planning Commission/City Council RESIDENTIAL CONS~MT CALENDAR IM AGENDA April 4, 1991 T'~M 13693 - LUNA (Steve R.) Con~nittee Action: Alternative site master plans. The Committee (Tolstoy Coleman) recommended that Parcei 2 have frontage on a cul-de-sac which would be an extension of Cartilla Avenue. The Committee preferred this concept to the design which would have allowed Parcel 2 to access Cabrosa Place through Parcel 1. The Committee also stated that the project should return to the Trails Committee once the recommended design has been submitted. DR 13527 - WATT (Bey) Committee Action: C~anges to buila{.g elevations. The Committee (Tolstoy, Coleman) approved the substitutions to models 5 and 6. DESIGN REVIEW CO~4ENTS 6:30 - 7:00 Steve H. April 4, 1991 ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 14207 - HWANG - A residential subdivision and design review of 27 single family lots on 19.8 acres of land in the very Low Residential Development District (less than 2 dwelling units per acre), located on the west side of Beryl Street, south of Heritage Park, on Wilson Avenue - APN: 1062-051-01. Background: On March 7, 1991, the Design Review Committee (McNiel, Tolstoy, Coleman) reviewed the proposed site, landscape, and architectural plans for the above-referenced project and did not recommend approval as presented. The applicants were directed to revise the plans for further Committee review, as follows: The Design Review Committee recommended that the general architectural concepts be further embellished equally on all elevations to create the level of detail typical of recently approved residences in the same size and anticipated price ranges. Suggested architectural details include: a) Mullions in windows in areas visible from public streets; b) Where applicable, brick veneer, rock, or other accent materials should be used more extensively in areas such as foundations, skirts, chimneys and other recessed or popped-out areas; c) The forest green accent color on Plan 2 "Mediterranean" should be muted somewhat; d) Other architectural elements such as dormers, cornices substantial window panes, etc., should be explored to address the architectural concerns of the Committee. Return walls should be provided between all residences. The Committee suggested that individual return walls match the architectural concept of each particular residence. In cases where adjacent residences are of a different architectural style, the delineation should occur at the co~unon interior side property line with a step of the wall and dense shrubbery to hide the transition point. All corner side yard walls and other new perimeter walls should match the concept shown for the Wilson Avenue streetscape wall. The perimeter walls for Lots 26 and 27 should be constructed by the developer to avoid odd wall relationships adjacent to the flag of Lot 26. DESIGN REVIEW CO~4ENTS TT 14207 - HWANG APRIL 4, 1991 Page 2 Drought tolerant landscaping with a water saving irrigation system should be provided along both sides of the Lot 26 driveway. The Wilson Avenue wall should wrap around the entire Buckthorne Avenue frontage adjacent to Lot "A." The wall should be terminated with a pilaster at the southerly property line of Lot "A." All discrepancies of the building elevations should be corrected to the satisfaction of the Planning Division. Staff Coments: At the time of comment preparation, staff has not been afforded the opportunity to review the revised development plans. Therefore, the Committee should review the revised plans in light of the previous meetings design issues. Design Review Comm{ttee Action: Members Present: Peter Tolstoy, Dan Coleman Staff Planner: Steve Hayes The Design Review Committee recommended approval of the above-referenced project subject to the following conditions: Additional elevations and Beryl). window mullions should be provided on all front and rear elevations visible from major streets (Wilson Rock or brick, whichever is applicable, should be utilized exclusively on all freestanding chimneys on the "Ranch" and "Colonial" models. Wood siding or stucco, as applicable, is an acceptable treatment on all interior chimneys, per the current policies of the Design Review Committee. The wood fascia band should be continued across the exterior of the freestanding chimney on Plan 1 "Mediterranean" side elevation. The fenestration above the front entrance on the Plan 2 "Ranch" should be more symnetrically balanced. The forest green accent color on the Plan 2 "Mediterranean" should be muted somewhat. All discrepancies between building elevations should be resolved between the applicant and the Planning Division. DESIGN REVIEW COMMENTS TT 14207 - HWANG APRIL 4, 1991 Page 3 10. 11. The return wall design was acceptable to the Committee, provided structural details are worked out prior to building permit issuance. As recommended at the last meeting, the stepped transition points between walls should be hidden with dense shrubbery. The entire perimeter wall between Lots 26 and 27 should be constructed by the developer to avoid odd wall relationships adjacent to the flag of Lot 26. The Committee recommended approval Of the modified parkway design in front of the existing residence on the south side of Wilson Avenue, as long as a radius planter at the property line, adjacent to the corner of the wall, is provided. If Lot "A" is not sold to the adjacent property owner to the south, the Con~ittee reco~nended that the lettered Lot "A" become a buildable numbered lot, with the intention that variances will be required for lot size, width, depth, and possibly, setbacks for structures. The house design was recommended to be processed as a custom lot residence by City staff. Also, if the lot becomes a numbered lot, then the Wilson Avenue streetscape wall should terminate near the intersection of Wilson and Buckthorne. The exact termination point will be determined when plans for a residence on this lot are processed. The Committee recommended that Lot "B" be incorporated into the lot immediately to the south by means of a lot line adjustment. DESIGN REVIEW COMMENTS 7:00 - 7:30 Steve April 4, 1991 ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 14679 - HANDAH INTERNATIONAL - A residential subdivision and design review of a one lot subdivision for condominium purposes for the development of 8 condominium units on 0.8 acres of land in the Medium Residential Development District (8-14 dwelling units per acre), located west of Amethyst Avenue, on the north side of 19th Street - APN: 201-474-04. Associated with this application is Tree Removal Permit 90-17. Design Parameters: The parcel is currently improved with an old craftsman style single family residence that was determined not to be significant by the Historic Preservation Commission. The proposed development is in an area of old Alta Loma where existing parcels have an irregular shape. In this specific case, the parcel is very deep and narrow. These site specific constraints limit the methods by which this site can be designed for development. During the initial review phase, staff required the applicant to provide a master plan for developement of the vacant and/or non-conforming use parcels immediately west of the site (see Page A-l). Although staff does not consider this master plan to be the optimum development situation, or in conformance with established design policies, it does indicate that development of Medium Density can occur. Project Background: On October 18, 1990, the Design Review Committee (McNiel, Chitiea, Coleman) reviewed the above-referenced project and did not recommend approval as presented. The following design issues were recommended to be addressed: The site plan should be redesigned to alleviate the rigid pattern and "tunnel" effect. In addition, the proposed density is not warranted through the lack of site plan innovation, lack of common open space and amenities. The Committee recommended the following items be addressed to alleviate these concerns: Vary the unit plotting, unit types and meander the drive aisle to create a less symnetrical site plan; The units could be single stacked on one side of the driveway or a shared drive aisle with the adjacent property to the west could be considered; c. More elaborate common open space amenities should be provided. DESIGN REVIEW COMMENTS TT 14679 - HANDA~ INTERNATIONAL APRIL 4, 1991 Page 2 10. 11. 12. Additional guest parking spaces should be provided in order to reduce the potential for illegal parking on 19th Street or adjacent private property. The continued effort to preserve existing healthy heritage trees should be considered when redesigning the site plan. The 19th Street wall should be redesigned to be consistent with the streetscape wall master plan concept for 19th Street. Said wall should be stucco treated with a neutral color and include natural river rock pilasters. Also, the Con~nittee recommended that the project side of the interior perimeter walls and pilasters be stucco treated to match the proposed architecture of the buildings. Although not a concensus of the Committee, they recommended that the applicant consider modifying and varying the unit types, by reducing the number of duplex buildings, in order to give each building uniqueness and avoid the "barrick" look. It was suggested that varying colors, materials, textures, etc., could be considered to comply with this concern. If duplex buildings are still proposed, then a variation of roof masses should be provided to mitigate the repetitiveness of the roof masses. Since this project is proposed in such a way where the sides and rears of the buildings are facing areas of public view, then these elevations should be upgraded to incorporate the level of detail shown on the front elevations of Plan 2 (single unit building). The Conunittee reinforced their policy of complete 360 degree architecture, especially in situations such as this. All bathroom and kitchen plant-on windows should include a design element to enhance their exterior appearances. The door entry area treatment should include a material other than brick veneer. The stucco color should be modified to a more neutral hue. Garage doors should be painted to match the new stucco color of the building, as to blend in and vanish into the structure. Front doors should be of a natural wood color. The planter along the north side of the drive aisle adjacent to the entrance, should be widened to incorporate shrubs. Consequently, the retaining wall in~nediately behind this planter should be moved to the north and/or terraced with a planter in between to soften the appearance of the walls. DESIGN REVIEW CO~4ENTS TT 14679 - HANDAH INTERNATIONAL APRIL 4, 1991 Page 3 13. Items such as vine arbors, reveals on all sides, additional window framing, additional gable detailing, and substantial patio covers should be provided on all buildings within the project. Following the meeting, the applicant attempted to address the site planning issues by means of a Consent Calendar review by the Design Review Co~m~ittee. The new site plan had two fewer units, (down from 10 to 8), which alleviated the requirement of the project to be designed under the Optional Development Standards, since the proposed density was now under 11 units per acre. The Committee (McNiel, Melcher, Coleman) reviewed the revised site plan on the November 29, 1990 Design Review Committee Consent Calendar and directed the applicant to revise the plan package with the following site plan recon~nendations: Due to the recently adopted ordinance requiring fire sprinklers for all new residential development, the vehicular connection for the property to the west may be deleted and replaced with additional common open space area, unless specifically required by the Rancho Cucamonga Fire Protection District; An effort should be made to plot and design units so that no garage doors are visible from 19th Street and the adjacent church site; and Additional common open space amenities such as spas, recreational courts, etc., should be considered. Enlarged details of the open space areas should be provided on the revised plans. Staff ~ents: The following design issues should be considered by the Committee in relation to the revised plans and previous design comments: Site Plan: The new site/master plan still indicates turf-blocked emergency secondary access with wrought iron crash gate to the adjacent property to the west toward the rear of the site. Since this connection is no longer needed for fire safety purposes, the Committee should determine if the connection is desirable from an aesthtic perspective and, if so, if the proposed location, to the rear of the site, is acceptable, in light of the proposed design for Tentative Tract 15247, immediately to the west. (Plans for this tentative map will be available at the meeting.) DESIGN REVIEW CO~ENTS TT 14679 - HANDAH INTERNATIONAL APRIL 4, 1991 Page 4 In Order to address the previous concern of visibility of garage doors from 19th Street, the unit closest to the street has been set back 84 feet from the face of the curb, with the recreation/tot lot area plotted between the street and the first unit. By doing this, the block wall along the east property line should aid in screening the garage door of Unit I from 19th Street. The Committee should determine if the site plan revisions address the screening concern. A spa and additional open space have been added to the recreation area. However, the entire recreation area has been relocated to the front of the site, which aids in addressing site plan comment No. 2. This location is not equally accessible to all units. Therefore, consideration should be given to relocating the recreation area to a more central location on-site. Consequently, if the Committee recommends relocation, then another design alternative may be required to address site plan issue No. 2. Even though the required number of on-site parking spaces is proposed, additional visitor spaces should be provided to reduce the potential for illegal parking on 19th Street and the church property to the east. 5. me vehicular manuevering area for unit No. 6 should be increased. A minimum 5-foot planter should be provided adjacent to the visitor parking spaces to increase tree growth potential. Landscape: TWo of the healthy mature trees (Juniperus chimneys and Pinus thunbergiana), proposed for preservation are within the proposed sandbox area. Therefore, for greater assurance of the continued health of these trees, the tot lot design should be modified so that the trees are within groundcover or other planter areas. A design for all perimeter and streetscape walls is required; per the design recommendations of the October 18, 1990 meeting. Architecture: Since the last review of architecture on October 18, 1990, the applicant has revised the architectural concept significantly. A much greater variety of materials is proposed. However, the Committee should review the revised building elevations relative to the following design issues: If wood siding is to be utilized, it should be used exclusively on all elevations, consistent with current Design Review Committee policy. DESIGN REVIEW COMMENTS TT 14679 - HANDAH INTEENATIONAL APRIL 4, 1991 Page 5 The base element (fieldstone veneer) should be carried around the entire base of all buildings. Further architectural embellishment should be provided in all chimneys (i.e., shape and material use). If wood siding is to be utilized, all chimneys that pop-out of the roof should be wood sided, consistent with Design Review Co~nittee policy- 4. All exterior gable ends should be finished in some way. Additional window mullion break-ups should be added to windows on side and rear elevations. A roof gable or other element should be added to reduce the prominence of the two right garage doors on the type "A" front elevation. The stucco pop-out on the Type "B" side elevation should be increased in size to appear as a more substantial, supportive element. The number of smaller bathroom windows around the type "B" pop-out area should be reduced or further articulated. Design Review CoMettee Action: Members Present: Larry McNiel, Peter Tolstoy, Dan COleman Staff planner: Steve Hayes The Design Review Committee did not recommend approval as presented. The Committee recommended that the following revisions should be incorporated into the project design for further Co~unittee review: Site Plan: The common space recreaton area should be relocated to an area between Buildings "A" and "B" (Units 3 and 4). Consequently, Building "A" (Units 1 through 3) should be plotted south of the recreation area, while maintaining the required 19th Street setback of 45 feet. In order to address the previous Committee concern of visibility of garage doors from 19th Street, the Committee recommended that a substantial entry monument/landscape statement be designed for the main project entry off the church parking lot, with design details available at the next formal review of the project. DESIGN REVIEW COMMENTS TT 14679 - HANDAH INTERNATIONAL APRIL 4, 1991 Page 6 The Committee recommended that the proposed emergency access and circulation on the revised site plan is acceptable, with the stipulation that the vehicular maneuvering area in front of Unit 6 should be increased. The mailboxes for the site should be located within the centralized common open space area, with an overhead shade trellis provided. In addition, it was suggested that a cantilevered trellis shade structure be provided over some of the visitor parking spaces. Design details of both trellises should be provided for further Committee review. A fourth visitor parking space should be provided along the east property line of the project. The Committee recommended that the developer continue to make the effort to preserve (or relocate, if feasible) all healthy mature trees on the property when redesigning the site plan. A design for the 19th Street streetscape wall should be provided, per the design recommendations of the October 18, 1990 meeting. Architecture: Horizontal wood siding should be used exclusively in cor~bination with the proposed fieldstone on all sides of all buildings; no areas of exposed stucco should remain on the elevations. Fireplaces should be treated with either a stone base and sided stack or an all stone base and stack. Some garage doors should be varied in their patterns to achieve a more independent feel for each unit. All eaves on side elevations (ex: Type "B") should be finished to appear as a more substantial architectural element. All inconsistencies between architectural elevations and proposed floor plans should be worked out with the Planning Division prior to scheduling the project for further review of the Committee. DESIGN REVIEW COMMENTS 7:30- - 8:00 Steve H. April 4, 1991 PRELIMINARY ORAL pRESENTATION FOR CONDITIONAL USE pERMIT 90-42 - VICTORIA COURTYARD - The development of an integrated shopping center including 15 commercial buildings totaling 320,975 square feet and a service station/car wash building totaling 2,300 square feet on 31.13 acres of land with Phase I development consisting of 5 buildings totaling 267,960 square feet on approximately 22 acres in the Regional Related Office/Commercial District of the Victoria Community plan, located on the south side of Foothill Boulevard, west of the future Day Creek Boulevard - APN: 229-021-10,~5, 19, and 28. Related File: Tentative Parcel Map 13808 Abstract: The purpose of tonight's oral presentation is to familiarize the Design Review Committee with the above-referenced project prior to the regular design review hearing on April 18, 1991. The developer (Hughes Investments) plans to use a majority of the allotted time to make an oral presentation. Following the presentation, an opportunity to discuss major architectural and site plan design issues may be possible if time permits. Design parameters: The 56 gross acre parcel is immediately adjacent to and west of the future extension of Day Creek Boulevard, with the southern part of the site bisected by the Boulevard where it curves to terminate at Rochester Avenue. A 300-foot wide Southern California Edison Utility Corridor borders the entire length of the west property line of the project. The site slopes slightly from north to south at approximately 3 percent. No significant native vegetation exists on the property, for it was most recently used as a grape vineyard, but has since been abandoned and is in a state of decay. All driveway locations are in conformance with the minimum standards of the City's driveway policies for spacing and distance from intersections. Staff Comets: The following major design issues should be addressed by the Commission, if time allows: The site plan has been designed to take advantage of the view corridor from the Devore Freeway, Day Creek Boulevard and to a lesser extent, Foothill BOulevard. Consequently, with this design, the rear elevations of the main row of buildings are oriented in view of eastbound traffic on Foothill Boulevard. As mentioned earlier, a Southern California Edison Utility Corridor runs north/south adjacent to and parallel to the west property line of the project. In most situations, Edison has strict limitations DESIGN REVIEW COMMENTS CUP 90-42 - VICTORIA COURTYARD APRIL 4, 1991 Page 2 as to the landscape screening materials placed in their easements. Therefore, the opportunity for providing a dense landscape buffer to screen the west elevation is substantially limited. The Committee should consider this constraint when reviewing the proposed site plan and the west elevations of Buildings K through N (Home Depot and K-Mart included). Now that the site plan has been designed per the Engineering Division policies for driveway spacing from intersections, no driveways are located on the future service station parcel. Therefore, service station users may short cut through parking areas for other building pads (example: Building "B") and increase the risk for internal circulation conflicts. Therefore, it may be advisable to study the possibility of relocating the service station to a parcel closer to a shopping center ingress/egress point (example: pads "A" and "B") Or redesigning the primary circulation routes as to eliminate "short cuts" through parking areas for other buildings. A barrier should be provided between the main vehicular aisle and the loading areas in front of Home Depot to encourage a continuous flow of traffic. Although the parking aisle widths and stall sizes technically meet the minimum requirements specified in the Development Code, the angled parking area east of K-Mart and Shops "L" should be designed to accommodate two-way traffic through each aisle. Proportionally equal numbers of parking spaces should be within a close distance of all buildings and minimize crossing of primary circulation routes. Please note the deficiency of parking spaces in front of Buildings "D" and "F." If time permits, the Committee should discuss the general architectural concept, with the understanding that architectural details will be discussed at the April 18, 1991 meeting. Design Review Cu---{ttee ACtion: Members Present: Staff Planner: Steve Hayes PLANNING COMMISSION WORKSHOP 8:00 Scott April 4, 1991 CONDITIONAL USE PERMIT 88-12 - WESTERN PROPERTIES - Review of an interim design solution in lieu of the construction of Major 4 and Building M within Phase III. Background: Earlier this year, the applicant submitted and had approved the working drawings for Major 4 and Building M. Prior to obtaining the building permits, however, the prospective tenant for Major 4, Childs' World, encountered financial difficulty and pulled out of Town Center. Western Properties has since been negotiating with another business to occupy Major 4. The building used by this tenant is slightly wider than the proposed design of Major 4. If the applicant is able to obtain this tenant, the design of Major 4 and Building M will have to be modified slightly. AS a result, the applicant does not wish to begin construction on the buildings until a tenant is obtained and any building modifications can be addressed. Staff Comments: In lieu of constructing Major 4 and Building M, the applicant is proposing to construct a temporary barricade around the pad areas. The barricade will be painted to emulate elements characteristic of Town Center. In addition, a temporary sidewalk and tree wells will be provided across the front of the pad area to allow the connection between Montgomery Wards and the TBA building. The applicant prefers this approach because it will maintain pedestrian access between buildings, even during construction of Major 4 and Building M. Staff suggests that the Planning Commission review the interim design solution and determine if it is acceptable or if other options should be pursued. Because of the conditions imposed Under the phasing plan, the applicant will also be coming before the Commission requesting a modification to the phasing as it relates to the construction of various buildings (including Building M) and occupancy of Montgomery Wards. Staff Planner: Scott