City of San Juan Capistrano Agenda Report

Transcription

1 ITEM F1 City of San Juan Capistrano Agenda Report TO: FROM: DATE: SUBJECT: Design Review Committee Development Services Department Reviewed & Submitted by: David Contreras, Senior Planner ~ _ L4 /} Prepared by: Laura Stokes, Housing Coordinator I Assistant P l a nn e~ May 26,2016 Consideration of Architectural Control (AC) ; Capistrano Dental Group, review of plans for a remodel and addition of 697 square feet to an existing 1,930 square foot medical office building, demolition of landscaping for additional area and a new covered entry located at Camino Capistrano (Assessor Parcel Number )(Applicant: AWK Design, Atef Khalii)(Project Manager: Laura Stokes, Housing Coordinator I Assistant Planner). RECOMMENDATION: Staff recommends that the Design Review Committee (DRC) review development plans for a remodel and addition of 697 square feet to an existing 1,930 square foot medical office building, demolition of landscaping for additional area and a new covered entry and colors and materials; and forward a recommendation to the Development Services Director for an Administrative Approval. APPLICANT/OWNER: Applicant: AWK Design, Atef Khalil 615 N. Euclid Ave., Suite 220 Ontario, CA Property Owner: Dr. Diaa Fahmy 44 Calle Amino San Clemente, CA EXECUTIVE SUMMARY: The applicant submitted architectural plans for a remodel and addition of 697 square feet to an existing 1,930 square foot medical office building. The proposal includes the demolition of 591 square feet of the existing landscaping and flatwork for construction of additional building area and a new covered entry. The remodeled medical office

2 DRC Agenda Report May 26, 2016 Page 2 of 5 building would accommodate a dental office. Staff recommends that the Committee review the applicant's request, provide comments and provide recommendations to the Development Services Director for consideration of a possible Administrative Approval. DISCUSSION/ANALYSIS: Landscaping: The existing landscaping in the front of the building is proposed to be removed and replaced with stone pavers, an ADA walking path, and new landscaping. The new landscaping is proposed to consist of two 24" Box Arbutus Marina, two 5 Gallon Howard McMinn Mazanita, eleven 5 Gallon Dwarf Coast Westringia, six 1 Gallon Creeping Mahonia, eight 5 Gallon Orange Kangaroo Paw, twelve 1 Gallon Blue Bedder, and sixteen 1 Gallon Burst Berry Monkey Flower. Building Design: The applicant has submitted a color/materials board that depicts the proposed building design details; which will be presented at the meeting for consideration. Roof: The roof is proposed to be modified to create a central peak from the front of the building to the back with two flat roof sections on either side. The mechanical equipment which is currently located on the roof with screens around it is proposed to be relocated to the ground behind the building. The central peak will have Eagle Tiles Capistrano 3125 Terracotta, while the flat roof will have wood molding painted Behr Navajo White SC-157. Building Finish: The proposed building finish will include 7/8" smooth stucco siding, Eldorado Stone wainscot, and Mesa Precast Column base and cap on each column. The stucco will be finished with Behr Dun MS-22. The Eldorado stone will be Madrona with a coarse cut, and the column base and cap will be Tusk in color. Doors and Windows: A 27'-2" wide covered entry (4'-3" deep) is proposed along the west building elevation. All windows and door along the west elevation are proposed to be removed and reconfigured for a more symmetrical layout. Specifically, the doorway is proposed to be centered on the building, by demolishing the existing three foot wide doorway and two adjacent three foot wide windows and adjacent wall, and replacing with a 6' wide 8'-4" tall double door entry and a 2'-4" wide archway window with the highest point being 9'-6" above finish grade. The four windows within the covered entryway are proposed to be three feet wide and 5'-10" tall. The six windows outside the covered entryway, four on the west elevation and two on either side of the entry, are proposed to be two feet wide and five feet tall. The windows are proposed to be removed from the south elevation, due to it's proximity to the neighboring building, and the side door is proposed to be removed from the north elevation. The two doors on the

3 DRC Agenda Report May 26, 2016 Page 3 of 5 east elevations are proposed to be removed, and two new two feet wide by five feet tall window and three foot wide by 6'-8" tall door is proposed to be added at the south east corner, where the 43 square foot addition is proposed. Architectural Design Guidelines: The City's Architectural Design Guidelines establish General Design Principles for projects that shall be used as a reference during the design process and shall serve as the framework for project evaluation. The following principles should be considered in the review of the proposed addition's building colors and materials. Design Issue/ Principle 2: Eclectic Building Styles San Juan Capistrano embraces a diversity of building styles. Building styles in San Juan Capistrano include but are not limited to Mediterranean, Spanish Colonial, Monterey, Mission Revival, Rural Agrarian, Modern, Western and Early California. Regardless of style, buildings must relate to surrounding development patterns in scale, orientation, height and bulk. "New" and "old" styles can co-exist if building context is properly considered. Design Issue/ Principle 3: Authenticity Buildings should convey a sense of timelessness, elegance and quality regardless of style or genre. Buildings should look durable and permanent not temporary of makeshift. The particular style chosen should be well-executed and consistently carried out from overall building form to fine detail. Design Issue/Principle 6: Richness of Details and Materials Building materials, surfaces, finishes, lighting and landscaping should be high quality. They should be designed and executed with a high degree of craftsmanship. Design features should be subtle, not ostentatious. High quality design standards should apply to all private as well as public projects including elements of street design, landscaping, street lighting, etc. The character, scale and quality of the architecture, site design and landscaping are consistent with the adopted Architectural Design Guidelines of the City because the project will be consistent with the Architectural Design Guidelines' Polices, as shown in the Design Review Committee Checklist, which has been attached for reference (Attachment 1 ). Additionally, the following Architectural Design Guidelines' Polices are specifically met in the proposed remodel: Policy 5.D.3.a. Exterior building materials should complement those used in the surrounding area. Use of the following materials is encouraged within Downtown San Juan Capistrano:

4 DRC Agenda Report May 26, 2016 Page 4 of 5 o o o o o o stucco (smooth or textured) brick granite marble stone wood The project complies because it will incorporate smooth stucco finish, wood molding, and stone wainscot, which are complementary with the surrounding Downtown area and the adjacent commercial properties; Policy 5.D.4.a High quality roof materials, complementary and appropriate to the proposed building style, shall be utilized as part of the building design. The project complies because it proposes Spanish style tile roofing, complementing the proposed smooth stucco finish; Policy 5.D.5.a. Main building entries should be emphasized by utilizing one or more of the following design techniques: o o o Recessed or projecting architectural features such as porticos, storefront bays, towers etc. Landscaping planter paving or other hardscape details Roofline changes The project complies because it proposes a projecting covered entry way with roofline changes. The project also proposes to include landscape planters along the frontage and stone pavers in the front courtyard; Policy 5.D.5.d. Use of high quality door design, storefronts and hardware details is encouraged. Appropriate door types include: o Traditional solid wood doors o Wood and glass panel doors o Metal and wood frame storefront The project complies because it proposes high quality ornamental door and window designs that incorporate wood and glass panel doors and hardware details; Policy 5.D.6.g. Window details could add to the architectural variety along street frontages. Use of the following window enhancements should be considered: o Tile borders o Dormers o Colored window framing o Projecting bay windows o Shutters o Window boxes o Plant-on relief features o Window pop-outs o Iron or wooden grills o Deep recesses

5 DRC Agenda Report May 26, 2016 Page 5 of 5 The project complies because it proposes new windows throughout the project especially along the street frontage, and includes new colored window framing; ATTACHMENT(S): Attachment 1: Design Review Committee Checklist Attachment 2: Architectural Plans (AWK Design, May 9, 2016) ENCLOSURE{S): Enclosures 1 and 2 are to be provided at the Design Review Committee Meeting. Enclosure 1: Colors & Materials Board (AWK Design, November 13, 2015) Enclosure 2: Colors and Materials Board (AWK Design, May 9, 2016)

6 Design Review Checklist Architectural Control (AC) : Capistrano Dental Group - Ill Ill c::..!!! ~ Q) -~ g-a..q :.::: (I) - Cll Design Goals & Policies & Principles ~ ~~ "' e _g;g Q) 0 0 o e,g (.) & (.) 0} oo::c Communit~ Design Goal 1: Encourage and Qreserve a sense of Qlace. Policy 1.1: Preserve significant amounts of land and important natural features for open space. Policy 1.2: Encourage high quality and human scale design in ~ development to maintain the character of the City. Policy 1.3: Encourage the participation by all members of the community in activities which promote the City and create local pride. Communit~ Design Goal 2: Preserve the historic character of the communit~. Policy 2.1: Encourage development which complements the City's ~ 0 traditional, historic character through site design, architecture, and 0 0 landscaping. Communit~ Design Goal 3: Preserve and enhance natural features. Policy 3.1: Limit development of important natural characteristics such as ridgelines, unique hillside features and creeks. Policy 3.2: Encourage the recreational use of natural features, such as ~ D D 0 hillsides and creeks. Policy 3.3: Preserve and enhance scenic transportation corridors, including Interstate 5 and the railroad. Policy 3.4: Conserve important viewsheds. Design Issue/ PrinciQie 1: Human Scale. Buildings and public spaces should have strong pedestrian orientation and human scale. Design Issue/ PrinciQie 2: Eclectic Building St~les San Juan Capistrano embraces a diversity of building styles. Building [gl styles in San Juan Capistrano include but are not limited to [gl 0 0 D Mediterranean, Spanish Colonial, Monterey, Mission Revival, Rural Agrarian, Modern, Western and Early California. Design Issue/ PrinciQie 3: Authenticit~. Buildings should convey a sense of timelessness, elegance and quality regardless of style or genre. Design Issue/ PrinciQie 4: Dialog with Surroundings. Buildings should be oriented, designed and sited to interact with their surroundings. Siting and design of buildings should take account of the overall physical setting in order to help frame and accent building form. Design Issue/ PrinciQie 5: Heritage and Tradition. San Juan Capistrano's history and tradition should be reflected in the design of specific project elements where appropriate such as building details, landscaping, site fixtures, etc. Design Issue /PrinciQie 6: Richness of Details and Materials. Building r2j 0 D D [gl ~ D 0 D materials, surfaces, finishes, lighting and landscaping should be high ~ D 0 D quality. ATTACHMENT 1

7 City of San Juan Capistrano Design Review Checklist AC Capistrano Dental Group Design Issue/ Princi[21e 7: Relationshi[2 to Natural Settings. Buildings should be sited and oriented to maximize views to and from surrounding ~ D 0 0 landforms, topographical features, view corridors, vistas, community landmarks and cultural features. Design Issue/ Princi[21e 8: Linkages and Connections. Site planning should maximize linkages and connections to surrounding public uses, ~ 0 0 D activities and pedestrian networks. Design Issue/ Princi[21e 9: Incremental Growth. The community of San Juan Capistrano favors slower, "organic" growth and development ~ patterns over "large sum" big scale projects. Analysis & Recommendations: Complies - staff finds that the proposal complies with Community Design Element's Goals and Policies because the project is a modification to an existing medical office building, and the change to a Spanish eclectic architecture better integrates the building into the San Juan Capistrano community. Additionally, the proposal complies with the City's Architectural Design Guidelines and is redesigned to be better oriented, and sited to interact with nearby and surrounding buildings in the General Commercial zoning district. (/)..!!:! ~ ~-~ -..Q g-a - Cll Design Issues ~ ~~ (/) e 0.~ Cll 0 0~ :c:l 0 ~ CJ 0~ ~ 1. Relationship of project to setting a. Topography, grades, vegetation, drainage, adjacent uses. >< b. Location and orientation of buildings on site. >< c. Character, size, massing, scale, bulk. >< d. Privacy, noise, view impacts on adjacent uses. :>< e. Consistency with other design elements in district. )( f. Daytime, night time, seasonal variations considered. ~ g. Consistency with San Juan Capistrano history, character and "sense of place." ~ 0 D 0 h. Phasing shown; interim/ final improvements adequate. ~ Analysis & Recommendations: Complies - no additional analysis is necessary as a large majority of the site planning, installation of infrastructure, and rough grading has already occurred. 2. Hillside developments a. Design follows natural contours; minimizes cut and fill; preserves natural drainage patterns. ~ D D 0 b. Avoids abrupt grade changes at pro_per!y_lines. ~ c. Slope gradients are 2:1 or less. ~ d. Appropriate use of terracing, retaining, walls. ~ e. Slopes re-vegetated and stabilized. ~ f. Grades on walkways, driveways and parking areas less than 6 percent, or as appropriate. ~ Analysis & Recommendations: Complies - no additional analysis necessary. All development related issues have been previously addressed with the overall development of the site. 2

8 City of San Juan Capistrano Design Review Checklist AC Capistrano Dental Group II) II) r::::... :a ~ Cll-~ g~ ::::Cf)... IIJ Design Issues ~ ~~ II)~ ~~ Cll 0 8 0~ ~ CJ a: 0 ~ 'o:( 3. Functional and User-Friendly Design a. Circulation, parking, access convenient for vehicles, pedestrians, [8J transit users and cyclists. D D D b. Large parking areas broken into smaller units. D ~ c. Driveway location, number appropriate. ~ d. Pedestrian pathways defined throughout parking areas to building entrances and between buildings. ~ D D D e. Building orientation creates usable, orderly spaces (not random remnant areas). ~ D D D f. Site and building entries clearly defined. ~ g. Courtyards and seating areas conveniently located, human-scale; sun, shade, protection from wind & noise considered. ~ D 0 D h. Sound attenuation provided where needed. t8l i. Dead end drives avoided. rzl j. Adequate stacking areas and turn lanes shown. ~ k. Shared access/reciprocal access with adjacent properties as ~ D D D appropriate. I. Trail connections maintained or enhanced. rei m. Avoidance of barriers to movement throughout site. ~ D Analysis & Recommendations: Complies - no additional analysis is necessary. The project is for an addition to an existing medical office building, which has been carefully considered. The parking configuration will be maintained, and all ingress and egress easements will be preserved. Pedestrian access and movement, including accessibility access, within the project has been carefully considered and enhanced. 4. Architectural Style and Visual Interest a. Style is appropriate for use and setting. X D 0 b. Long, tall walls and roof planes broken up. >< c. Human scale elements at base of buildings. )>< d. Adequate relief and features on all sides. >< e. Setbacks varied; second story setbacks as appropriate. ~ f. Design and materials are authentic with "richness of detail." ~ g. Balconies, arcades, dormers, gables, detailing, fascia, eaves, rafters ~ 0 D D and other features as appropriate. h. Window and door placement, shape, style, colors complement building design. ~ D D D i. Building colors of darker earth tones- walls, roof, trim complementary. >< 0 j. Building materials substantial and authentic. x k. Roof height, pitch, equipment screening, overhangs. >< I. Architectural projections/towers of appropriate height, location, scale, design ~ m. Accessory structures of compatible design. IZJ 3

9 City of San Juan Capistrano Design Review Checklist AC Capistrano Dental Group Cl) Cl) c:... Gl -~ 0~ a ~ ::::: Cl) c:q.... ca Design Issues Cl) ~ ~.g e 0.~ Gl 0 :C:Q. 0~ 8 ~ u Q. 0~ oq: Analysis & Recommendations: Complies - staff finds that the project is compliant with the City's Architectural Design Guidelines which requires adherence all of the Architectural Style and Visual Interest elements as listed above in A-K (there are no anticipated architectural projections or accessary structures). The style of the dentist office is appropriate for this location as the applicant has proposed to closely match the architectural styles that currently exist in the General Commercial zoning district. 5. Utilities, equipment, refuse and service areas a. Utility vaults - location and screening. fzi b. Loading zones- access, location, screening. ~ c. Trash enclosures, recycling, compactors; location, access, design, visual screening, noise attenuation. ~ D D D d. Overhead utility lines under-grounded. [g e. Drainage, sewer, water, utility easements considered. ~ f. Outdoor storage screened. ~ Analysis & Recommendations: Complies - no additional analysis is necessary. All underground wet and dry utilities have been previously installed, and the utility equipment is proposed to be relocated off the roof and installed at the rear of the building and within an enclosure that matches the building finish. 6. Lighting a. Design, placement of fixtures; pole height. J (gl b. Screening of lighuglare from sensitive uses, adjacent streets and freeways. D D D ~. c. Overall illumination not excessive. ~ D d. Up-lighting as architectural or landscape feature. ~ e. Definition of site/building entrances with lighting. >ci f. Pedestrian path lighting; stairways, ramps. X g. Illuminated signs. X Analysis & Recommendations: Complies - no additional analysis is necessary. All lighting within the project will conform to the required lighting standards and will be equal or less than the intensity of the existing site lighting. 7. Landscaping a. Reinforces community identity. ~ [ b. Adequate proportion of site to be landscaped; excessive hardscape avoided. c. Use of native plant materials in plant palettes. ~. d. Use of soft edges; sharp angles, edges avoided. ~ e. Plant material with like water requirements grouped together; water conservation considered in design. f. Type, location and spacing of street trees appropriate. ~ g. Shade trees provided throughout parking areas. 8 h. Buildings enhanced; entrances defined with landscaping. X 4 ~ D D D lgj D D D

10 City of San Juan Capistrano Design Review Checklist AC Capistrano Dental Group Design Issues - Cll Cll c: J!! Q).~ ~ g~.q :::: Cl) -~~~ ~~ Cll ~ ~;g Q) 0 ~ 0~ 8 CJ 8: 0 0 i oq: i. Trees to be retained are identified on plan, with no severe grade changes at base of trees. D D D ~ j. Erosion control provided on slopes. [ [ J IZJ k. Open space areas, patios and seating areas appropriately landscaped; focal points provided. ~ I. Landscaping preserves scenic views and screens unsightly areas. ~ L: [ J Analysis & Recommendations: Complies - no additional analysis is necessary. The applicant is proposing to upgrade the landscaping by removing turf and installing drought tolerant trees and shrubs. 8. Retail and Office Uses a. "Strip commercial" appearance with parking areas along entire street frontage avoided. ~ 0 0 D b. AdeQuate setbacks, screening from residential uses. ~1 [ J c. Traffic not routed through residential areas. ~1 D d. Retail storefronts pedestrian-oriented, with visual interest, windows, [gj facade variation. 0 0 D e. Bicycle racks conveniently located. [ J ~ f. Architectural focal points provide customer orientation. ~ 0 g. Use of shared parking where appropriate. :8 ( J h. Walls and fences avoided except where necessary; decorative materials and design where used. ~ D D D i. Truck/loading areas separated from customer access. [ IJ ~ j. Shopping cart storage corrals in parking lots and screened area along 0 D 0 [81 storefront. Analysis & Recommendations: Complies - no additional analysis is necessary. The applicant is proposing minor changes and upgrade the architecture, and building closer to the street frontage to create a front~ge with visual interest. 9. Industrial Uses a. Loading areas, roll-up doors, outdoor storage, trash collection oriented to interior of site. where feasible. 0 0 D ~ b. Outdoor storage areas screened from public view. [ [ ] ~ c. Areas of site visible to public upgraded to commercial standards for architecture, landscaping, design. Analysis & Recommendations: N/A 10. Multi-Family Uses a. Variation in building orientation creates privacy, visual interest, and usable open space l8j ~ b. Parking dispersed throughout site and conveniently located. 0 ll [ ] rg] c. Headlight glare from parking screened from windows; window fz1 placement provides privacy. 5

11 City of San Juan Capistrano Design Review Checklist AC Capistrano Dental Group - II) II) c:.!!:! Cll ~ ~ g-a.q ::::: Cl) - CIS Cll 0 0 0~ 8u ~l (.) (.):& ~ Design Issues ~ ~~ ~~~ e 0.!:! d. Avoidance of dead spaces and areas with no public surveillance. e. Avoidance of spaces not clearly defined as public or private. ~. [81 f. Adequate common and private open space. ~ g. Long unbroken parking drives avoided; drives landscaped like streetscapes. D D D ~ h. Two means of ingress and egress. :X i. Private communities: adequate stacking at gates. X j. Good views provided to each dwelling. D ~ k. Walkways provided from parking, between units and recreational areas; connect to trails if possible. Analysis & Recommendations: N/A 0 D D ~ 11. Single-Family Subdivisions a. Distinctive entry and edge treatments. )'( b. Streets and trails connect to regional network. >< c. Street pattern continuous; dead ends avoided. ~ d. Passive and active open space provided. >< e. Perimeter walls decorative; view fencing where possible. ~ f. Lot patterns promote neighborhood character. ~ g. Variable setbacks and building footprints. ~ h. Flag lots avoided except to minimize grading. D >< i. Garages to rear or side of lot where feasible. >!< j. Increased setbacks adjacent to more intensive uses and streets. D ~ Analysis & Recommendations: N/A 12. Downtown Commercial a. Within Village area, maintain buildings along street frontage and parking in rear of buildings. b. Pedestrian connectivity and paseos from street to parking areas; D D D 12] D D D cgj arcades encouraged. c. Provide change in faqade appearance every feet. ~ d. Traditional forms and architecture. :2: e. Effective use of detail; authenticity. ~ f. Pedestrian amenities provided (benches, street furniture, art, shade, planters, tables, lighting). Analysis & Recommendations: N/A D Q D [8] 13. Other Uses a. For auto dealerships, service stations, auto repair, lodging, mixed use, and cell towers, refer to specific policies established in the City's D D D 12$1 Architectural Design Guidelines. Analysis & Recommendations: N/A 6

12 City of San Juan Capistrano Design Review Checklist AC Capistrano Dental Group Design Issues - "' c::.!!! Ql ~ "'.!:!' 0~.Q :.:::CI) c:: _., Q, ~.g ~ "' Ql e 0 ~~ 0~ ~ u 8: 0 0~ o::c 14. Signage a. The sign design should enhance the selected project style or theme. Sign size and proportions should be in scale with the building onto [8J 0 0 D which it is placed. b. Freestanding monument signs should be located within landscaped areas, perpendicular to approaching traffic and positioned to provide clear lines of sight at intersections and driveway approaches ~ c. Colors: Restrained use of color is recommended, use of multiple colors is discouraged. Color accents may be utilized to enhance sign legibility. [gl Use of contrasting colors should be considered. d. Materials: Recommended materials for signs may include ceramic tile, high-density foam (painted or finished to compliment architecture), 0 D 0 [8J wood (carved or sandblasted), and metal (formed, etched, cast or engraved). e. Lettering styles: These should be limited and should not exceed two styles for small signs and three for larger signs. Avoid using overly ~ D 0 D intricate typefaces as well as crowding of the sign text. f. Sign Illumination: The light source for indirect lighting fixtures should be adequately shielded. Use of individual, internally-illuminated, back-lit, or D D D ~ non-illuminated solid letters is encouraged. h. Placement: Signs should be placed in proximity to the main business entrance. Wall sign placement should be coordinated with architectural [8J 0 0 D features. Analysis & Recommendations: Complies - no additional analysis is necessary. The applicant is proposing a single tenant sign, in accordance with Municipal Code Section Signs. The location, style and size all meet the City's Sign code, and once the applicant determines the desired material and illumination, they will pursue a Sign Permit. 7

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18 R REVISIONS BY 1937 West 9th Street Upland, CA Phone: Fax: I E STER i h P D p i l L A NDS S. M C a A y PE A 4 R CH I T EG SIGNATURE RENEWAL DATE EC T DATE DENTAL OFFICE CAMINO CAPISTRANO SAN JUAN CAPISTRANO PRELIMINARY LANDSCAPE PLAN DRAWN C.C. CHECKED P.M. DATE 10/22/2015 SCALE 1/8"=1'-0" JOB NO SHEET 0' 8' 16' 20' 24' N OF L-1 1 SHEETS

19 R REVISIONS BY TREES PERENNIALS SHRUBS 1937 West 9th Street Upland, CA Phone: Fax: I E STER i h P D p i l L A NDS S. M C a A y PE A 4 R CH I T EG SIGNATURE RENEWAL DATE EC T DATE ARBUTUS 'MARINA' ORANGE KANGAROO PAW MCMINN MANZANITA PLANT PICTURES BLUE BEDDER DWARF COAST WESTRINGIA DENTAL OFFICE CAMINO CAPISTRANO SAN JUAN CAPISTRANO DRAWN C.C. CHECKED P.M. DATE 10/22/2015 SCALE 1/8"=1'-0" JOB NO BURST BERRY MONKEY FLOWER' CREEPING MAHONIA SHEET PP-1 OF 1 SHEETS

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