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HomeMy WebLinkAbout1994/04/13 - Workshop Minutes - PC-HPCCITY OF RANCHO CUCAMONGA PLANNING COMMISSION MINUTES Adjourned Meeting April 13, 1994 Chairman Barker called the meeting to order at 9:30 p.m. The meeting was held in the Rains Room at the Rancho Cucamonga Civic Center, 10500 Civic Center Drive, Rancho Cucamonga, California. ROLL CALL COMMISSIONERS: PRESENT: David Barker, Heinz Lumpp, Larry McNiel, John Melcher, Peter Tolstoy ABSENT: None STAFF PRESENT: Shintu Bose, Deputy City Engineer; Brad Buller, City Planner; Steve Hayes, Associate Planner; Dan James, Senior Civil Engineer; Jan Reynolds, Assistant Redevelopment Analyst OWNER/DEVELOPER Nacho Gracia, North Town Housing Development Corporation; Nora Brown, David Rosen & Associates; Bob Banman, Prairie Pacific Investments; Dan Guerra, Derbish Guerra Associates; Michael Pyatok, Pyatok Associates; Rafael Urena, Wolff/Lang/Christopher Architects; Larry Ryan, RJM Landscape Architects , , , , OLD BUSINESS DEVELOPMENT REVIEW 94-04 - NORTH TOWN HOUSING DEVELOPMENT CORPORATION - The proposed development of 88 rental units for affordable housing on 8.56 acres of land in the Low-Medium Residential District (4-8 dwelling units per acre), located on the south side of Feron Boulevard, west of Old Town Park - APN: 209-085-20. Related Files: Pre-Application Review 93-07, Conditional Use Permit 94-10, and Tree Removal Permit 94-01. Brad Bullet, City Planner, introduced the item and explained this workshop would substitute for the regular Design Review Committee meeting in this case, based on the recommendation of the Commission at the previous workshop of February 9, 1994. Steve Hayes, Associate Planner, presented an overview of the staff report, framing the topics for discussion for the applicant and the Commission. Michael Pyatok, Pyatok Associates, presented perspective drawings of the vehicular entrances and explained all of the features that are proposed to make the entrances project "focal points." Also, he presented a perspective of a typical interior street scene and auto court scene and noted the features and elements indicated in the drawings. Chairman Barker asked for clarification as to the fence material proposed for private patios. Mr. Pyatok stated that wood fencing was proposed. Chairman Barker and Commissioner Tolstoy noted their concern for the long term wear and durability of wood fencing. Mr. Pyatok indicated that the wood fencing would not be used in areas exposed to outside public view. chairman Barker recommended that the applicant consider other options to replace the proposed wood fencing. Mr. Pyatok asked the Commission if a scored textured wall could be used to keep the project cost in the area eligible to receive federal tax credits. Chairman Barker inquired as to the height of the walls in question. Mr. Pyatok stated that the walls are 6 feet in height. Commissioner McNiel questioned what special paving material is proposed at the vehicle entrances and other areas. Mr. Pyatok stated that they were hoping to use Bomanite. Commission McNiel expressed his concern for the long-term durability of Bomanite. Mr. Buller noted that the Planning Commission's current policy is to require concrete interlocking pavers or decorative scored and textured concrete as the special paving treatment. Commissioner McNiel felt that the selected special paving material should be strong and able to survive for a long period of time without damage. Also, he noted the importance of the aesthetics of the selected treatment. Commissioner Tolstoy added that it is important to select a durable decorative paving material because of the budget constraints of the project. He felt comfortable in allowing staff to resolve this issue. Commissioner McNiel suggested increasing the thickness of the material and the mesh to aid in the long-term durability at the control joint locations. Mr. Buller reminded the Commission that the use of stamped concrete is not consistent with current Planning Commission policy. Chairman Barker felt that any decorative paving material could be used as long as the durability issues are addressed to the satisfaction of staff. PC Adjourned Minutes -2- April 13, 1994 Mr. Pyatok presented his justification for the building massing, pointing out that smaller homes of this architectural style were given stature through height during the 1920s and 30s. He also explained the specific details of the recessed balconies, porches, and window sills. Commissioner McNiel asked how far the balconies were popped-out from the main building walls. Mr. Pyatok stated that the balconies protrude 18 inches from the main building walls. Commissioner Tolstoy. inquired about the depth of the porches. Mr. Pyatok said the minimum depth would be 5 feet and that some units will also receive a secon~ story balcony off the master bedroom areas. Commissioner tolstoy asked how much of a roof overhang is proposed. Mr. Pyatok noted that the stucco cornice was raised approximately 4 inches. Commissioner Tolstoy expressed his concern with water dripping down and staining the building walls. Mr. Pyatok stated that a roof gutter system was proposed and hence would minimize potential building staining. Commissioner McNiel asked if belly bands or control joints are proposed to minimize cracking of the exterior stucco. Mr. Pyatok indicated the locations of the proposed control joints and offered to provide more as requested. He then embellished on the proposed color scheme, noting that the stronger color palette was indicative of that used in Mexico. He stated that the windows will be recessed 2 to 3 inches and that the primary building colors will be used in the recessed areas. Commissioner McNiel asked Mr. Gracia his opinion of the proposed color schemes. Nacho Gracia, North Town Housing Development Corporation, felt the proposed colors would be acceptable. Commissioner McNiel asked if there would be an equal distribution of the three proposed color schemes. Mr. Pyatok responded that a distribution of colors had not yet been determined, but it was likely that some color schemes would be used more than others. Commissioner Tolstoy felt that the color palette was acceptable. Mr. Pyatok indicated that the colors had not yet been determined for the wood details, but that most likely a light opaque stain would be proposed, with a PC Adjourned Minutes -3- April 13, 1994 slightly darker stain on the wood carports. Chairman Barker noted his preference for light wood stain. Commissioner McNiel expressed his concern with some of the proposed colors. Commissioner Tolstoy felt the colors were indicative of those used in Mexico with similar architectural styles. Commissioner Melcher stated that the proposed colors are often found in Latino neighborhoods in the United States and he found the proposed color schemes acceptable. Mr. Pyatok pointed out the size of the wood members proposed for the carports. Commissioner Melcher noted his preference for light stain colors and resawn or roughsawn wood products due to the effects of the sun and pollution on wood in our climate. Mr. Pyatok stated that a heavy gauge wire mesh will be used on the carports to hold up the vines and most likely on balconies in lieu of a wood lattice material. Chairman Barker asked the architect for his opinion about the architecture of the project meeting room building. Mr. Pyatok felt that the exterior elevations need further embellishment. Chairman Barker found the focal point perspective acceptable as presented. Commissioner McNiel felt that the landscaping should be enhanced further to provide the full effect typical of focal points within multi-family residential projects. Commissioner Melcher stated that in his opinion, the entry treatment was acceptable for the area, as it reflects the modesty of the overall project. Chairman Barker asked if tile accents shown in the perspectives can be used at both entrances. Mr. Pyatok responded that would be acceptable. Commissioner McNiel reiterated that the entry statements should still be upgraded further. Commissioner Melcher noted that the perspectives of the affected entrance were not really meant to represent a "focal point," but rather the entrances themselves. He felt they are of an appropriate scale and aesthetic value in terms of identifying those entrances. Mr. Pyatok indicated the areas where a 3-foot high wrought iron fence is proposed along Feron Boulevard and stated the purpose of the fencing is to provide a separation between private and public space for those units fronting PC Adjourned Minutes -4- April 13, 1994 Feron Boulevard. Chairman Barker asked about the maintenance of the'property. Bob Banman, Prairie Pacific Investments, stated that the maintenance will be contracted out as part of the long-term maintenance agreement. All of the Commissioners indicated that the color schemes presented were acceptable provided an appropriate mix of the schemes is proposed to the satisfaction of staff. Commissioner Lumpp felt that the profile and massing of the buildings is appropriate. Chairman Barker noted his concern with the durability of the proposed exterior treatments but he felt the architectural concept was acceptable. He was concerned with the minimum recesses on the windows and the potential for water staining on the walls in these areas. Mr. Pyatok indicated the window sills could be increased in depth to avoid staining. Chairman Barker asked the other Commissioners for their opinion regarding the recessed window trim colors. Commissioners McNiel and Melcher noted their acceptance for the recessed window design and color selections in these areas. Chairman Barker expressed his desire to have durable railing materials of significant heft used throughout the project. Mr. Pyatok agreed that this was critical and agreed to address this issue. Commissioner Melcher recommended reinforcing the wire mesh layer in the floor line. Commissioner McNiel felt that a horizontal belly band would take away from the vertical effect of the architecture. He thought that using a double wire mesh and a reveal line at the floor line would be more appropriate. Commissioner Tolstoy expressed his concern with the long-term look of the project and felt that it should be protected by as many safeguards as possible. Commissioner Melcher felt that plywood sheathing will help the long-term appearance of the buildings. Mr. Pyatok offered options to address the narrow planter width issues raised by staff. He stated that deep root barriers could be installed or patio walls could be moved back 2 feet to increase planter width, but the option of providing deep root barriers was preferable to the development team. PC Adjourned Minutes -5- April 13, 1994 Chairman Barker felt either solution could resolve the planter width issue. Mr. Pyatok explained the variation of the wall plane along the south property line. Chairman Barker indicated his concern of potentially exposing blank wall areas open to graffiti along the project perimeters. Mr. Pyatok stated that the entire wall could be moved in 18 inches to become one continuous plane, broken up with pilasters, in order to provide continuous planting along the project perimeter. He noted that a vine material would be selected that would cover the areas of concern quickly and thoroughly, and be of a fairly low maintenance and water use. The Commissioners all felt that patio gates were not necessary unless pets are allowed within the project. Mr. Gracia noted that pets would not be allowed in the development. Mr. Pyatok addressed the issue raised by staff relative to the open lattice tower. He felt that in doing so, it provided a variation from the other towers used on the residential structures. The Commissioners generally supported the architect on this issue. Mr. Pyatok elaborated on the proposed scored, painted block wall concept. Commissioner Melcher inquired about the cost of scoring versus using decorative block. Mr. Banman responded that the cost difference would be minimal. Mr. Buller noted that a precedent had been set in this area when the perimeter wall along the railroad tracks was constructed with block and stucco texture. Mr. Pyatok felt it would be acceptable to use stucco over block construction. Mr. Buller asked the architect about the status of the security management plan. Mr. Pyatok replied that development of this plan was underway and would be submitted with the working drawings for plan check. Mr. Banman indicated that four companies had been interviewed to aid in developing and implementing the plan. Mr. Bullet felt the security plan should be of a quality that it could be used as an example for future projects in the City. He stated that with completion of this workshop, the project could now be scheduled for the Planning Commission at the next possible meeting. PC Adjourned Minutes -6- April 13, 1994 ..... Adi ournment The meeting adjourned at 11:05 p.m. Respectfully submitted, Brad Buller Secretary PC Adjourned Minutes -7- April 13, 1994