City of San Juan Capistrano Agenda Report

Transcription

1 ITEM F1 City of San Juan Capistrano Agenda Report TO: FROM: ATE: SUBJECT: esign Review Committee evelopment Services epartment Prepared & Submitted by: avid Contreras, Senior P_!~~ Reviewed by: Sergio Klotz, AICP, Assistant irector r ~ February 23, 2017 Consideration of a Worksession to introduce Architectural Control (AC) ; "River Street, San Juan Capistrano", Review of evelopment Plans for the Proposed Commercial and Office evelopment Project Located on the Ito Nursery Property at Los Rios Street (Assessor Parcel Numbers , 28, 49) (Applicant: an Almquist and Frontier Real Estate Investments). RECOMMENATION: Staff recommends the esign Review Committee (RC) receive a presentation from the applicant and provide the applicant with comments regarding the proposed site plan, building design and landscape. APPLICANT/OWNER: Applicant: an Almquist River Street SJC, LLC 610 Newport Center rive Suite 410 Newport Beach, CA EXECUTIVE SUMMARY: Property Owner: Sheree Ito Los Rios Street San Juan Capistrano, CA Architect: Bickel Group Architecture 3600 Birch Street Suite 120 Newport Beach, CA On October 4, 2016, the City Council approved an initiation for an amendment to the Los Rios Specific Plan and directed the evelopment Services epartment to conduct an appropriate study of a proposal to allow general retail, eating and drinking establishments, and office and wellness uses on the Ito Nursery Property. The applicant proposes development/architectural plans for a new commercial and office development project located on the Ito Nursery property located at Los Rios Street (Enclosure 1 ). The Ito Nursery Property currently consists of an approximately 5.6 acre commercial nursery. The applicant proposes to develop the 5.6 acre site into

2 RC Agenda Report February 23, 2017 Page 2 of 2 approximately 58,000 square feet of commercial and office space, along with associated improvements. The proposed commercial center would combine restaurant, office, and artisan retail space in several unique buildings totaling approximately 58,000 square feet. According to the applicant, the center would reflect the City's agricultural roots and include metal/wood barn themed buildings, a courtyard design with California Native landscape, and amenities consistent with early San Juan Capistrano. The center would provide indoor and outdoor dining, farm fresh produce, and unique retail venues. A grassy common with varied seating options, communal tables for outdoor dining, amenities such as a bocce ball court and a horseshoe court, a vegetable garden for farm-to-table inspired dining, and other landscape elements would be designed to contribute to the dining experience. The project also includes a parking area with an olive grove that would be accessed via Paseo Adelanto and Los Rios Street, and bike racks and hitching posts. Anchoring the project would be a Marketplace with a variety of offerings that reflect the diversity and history of San Juan Capistrano. The proposed project requires a Code Amendment to various sections of the Los Rios Specific Plan; specifically, to the Low ensity Commercial (LC) istrict, w~ich currently establishes specific development standards and land uses. In an effort to continue to develop the raft Specific Plan amendment and the required plans and technical documents, the applicant is seeking input and direction from the esign Review Committee regarding the overall design of the project. ISCUSSION/ANALYSIS: The proposed development plans consist of the following items: Conceptual Site Plan RenderingsNignettes Conceptual Landscape Plan Preliminary Utility Plan Building Floor Plans Preliminary Grading Plan Building Elevations Staff has completed an initial review of the project plans and has provided a copy of the esign Review checklist prepared by staff - to the applicant (Attachment 1). The checklist includes staff's analysis, comments and recommendations as they relate to the project's conformance with the City's Architectural esign Guidelines. The staff review concludes that the project should be refined to complement the City's traditional, historic character through site design, architecture, and landscaping. While staff continues to work with the applicant to develop a complete application, the applicant is seeking the Committee's comments in order to continue to develop the architectural package. The Committee's comments will also assist with the refinement of the project description. ATTACHMENT(S): Attachment 1 - esign Review Checklist ENCLOSURE(S): Enclosure 1- evelopment Plans (Bickel Group Architecture) February 10, 2017

3 esign Review Checklist Code Amendment (CA) , Architectural Control (AC) Grading Plan Modification (GPM) , Site Plan Review (SPR) Tree Removal Permit (TRP) , Flood Plain Land Use Permit (FP) Sign Permit (SP) River Street San Juan Capistrano January 13, 2017 esign Goals & Policies & Principles Communit~ esign Goal 1: Encourage and greserve 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. esign Goal 2: Preserve the historic character of the Communit~ communit~. Policy 2.1: Encourage development which complements the City's traditional, historic character through site design, architecture, and landscaping. Communit~ esign 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 hillsides and creeks. Policy 3.3: Preserve and enhance scenic transportation corridors, including Interstate 5 and the railroad. Policy 3.4: Conserve important viewsheds. esign Issue/ Princigle 1: Human Scale. Buildings and public spaces should have strong pedestrian orientation and human scale. esign Issue/ Princigle 2: Eclectic Building St~les. 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. esign Issue/ PrinciQie 3: Authenticit~. Buildings should convey a sense of timelessness, elegance and quality regardless of style or genre. esign Issue/ PrinciQie 4: ialog 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. esign Issue/ PrinciQie 5: Heritage and Tradition. San Juan Capistrano's history and tradition should be reflected in the design of specific project CIJ CIJ c:: Q).!!!.~ -0~ :.:::: Cl) c:: Q, CIJ ~ ~~ e 0 o e ~ Q) 0 u (.) (.)~ ~ ~ IZI IZI IZI 0 IZI 0 IZI..2!.Q - Cll ~~ Q, Q, q: 0 IZI ATTACHMENT 1

4 esign Review Checklist CA AC River Street elements where appropriate such as building details, landscaping, site fixtures, etc. esign Issue /Principle 6: Richness of etails and Materials. Building materials, surfaces, finishes, lighting and landscaping should be high 0 ~ 0 quality. esign Issue/ Principle 7: Relationship to Natural Settings. Buildings should be sited and oriented to maximize views to and from surrounding [8] 0 0 landforms, topographical features, view corridors, vistas, community landmarks and cultural features. esign Issue/ Principle 8: Linkages and Connections. Site planning should maximize linkages and connections to surrounding public uses, ~ activities and pedestrian networks. esign Issue/ Principle 9: Incremental Growth. The community of San Juan Capistrano favors slower, "organic" growth and development 0 0 [8] patterns over "large sum" big scale projects. The project includes approximately 57,593 square feet of retail/restaurant/office uses located within 5 structures, 295 parking stalls, landscaped gathering space, site access via Los Rios Street and Paseo Adelanto, and pedestrian access via River Street. Landscaping is proposed throughout the site and along the perimeter of the buildings. The proposed site plan includes the five buildings clustered on the northeast portion of the property and parking on the south and west side of the property. The building heights vary from 28'-6" to 35'-6". The proposed buildings reflect "Agrarian" architecture that incorporates the use of glass, corrugated metal siding, wood siding, stone veneer siding and weathered finishes. Although the City's Architectural esign Guidelines include a list of eclectic architectural styles and specifically lists "Rural Agrarian", the Los Rios Specific Plan esign Element provides the following four esign Goals: esign Goal #1. The City will seek to maintain and enhance the pedestrian entry plaza to serve as the principle pedestrian connection between the planning area and the downtown and will emphasize non-motorized transportation modes in the istrict. esign Goal #2. The City will promote the preservation of historically significant structures and sites, those within the National Register Historic istrict or on the City's Inventory. esign Goal #3. The City will assure that new development is architecturally compatible with existing historically, significant structures. esign Goal #4. The City will seek to buffer non-residential development and uses from residential uses, and buffer the National Register Historic istrict from new development. Based on the submitted application and associated plans, the proposed architectural style and site plan are not consistent with esign Goal #4. Staff recommends that the project be redesigned to comply with the esign Goal or propose an amendment to this section of the Los Rios Specific Plan. In an effort to achieve compliance, consider widening the landscape planter located between the service driveway and the rear yards of the homes along Los Rios Street - widen from 5 feet to 20 feet and include trees and shrubs. Staff also recommends that in order 2

5 esign Review Checklist CA , AC River Street to achieve a design with buildings that convey a sense of timelessness, elegance and quality, architectural design elements from the Los Rios Historic istrict should be incorporated into the overall project. Siting and design of buildings should take account of the overall physical setting in order to help frame and accent building form. Overall consideration should be given to relocating the Red Barn, Farmstead and Green House buildings closer to Paseo Adelanto to create a separation between the project area and the Los Rios Historic istrict - Los Rios Street and River Street. esign consideration should be given to the selection of building colors/materials that complement the proposed architectural style and existing adjacent structures located within the Los Rios Historic istrict. Submit a trash enclosure design that matches the architecture of the buildings. (/) c: Q)....~ Q).!2J 0:::.., :Q Q. :::: "' C:Q esign Issues ~~ (/) E ~;g E Q) 0 0 o e 8u 8: (.) Oi 'C( 1. Relationship of project to setting a. Topography, grades, vegetation, drainage, adjacent uses. >< [ ] b. Location and orientation of buildings on site. ;x c. Character, size, massing, scale, bulk. >< d. Privacy, noise, view impacts on adjacent uses. >< e. Consistency with other design elements in district. >< f. aytime, night time, seasonal variations considered. ;x [ J g. Consistency with San Juan Capistrano history, character and "sense of place." ~ h. Phasing shown; interim/ final improvements adequate. [ J [8J [ ] The project includes four buildings with long and expansive roof-lines and results in a design with large massing, scale, and bulk. Although the buildings incorporate an architectural style that is connected to the City's history, consideration should be given to integrate architectural design elements from the Los Rios Historic istrict. Overall consideration should be given to relocating the Red Barn, Farmstead and Green House buildings closer to Paseo Adelanto to create a separation between the project area and the Los Rios Historic istrict. The proposed grading plan identifies a fill of approximately 2-3 feet along the center portion of the site; which requires review of a Grading Plan Modification (GPM) application per MC Section Although the submitted site plan and grading plan includes an overlay of the existing contours, additional information including cross sections thru the site are required in order to assess grade comparisons with adjacent properties. In an effort to create a sense of privacy for the adjacent residential units located along Los Rios Street, consideration should be given to widening the landscape planter located between the service driveway and the rear yards of the homes along Los Rios Street - widen from 5 feet to 20 feet and include trees and shrubs. 2. Functional and User-Friendly esign a. Circulation, parking, access convenient for vehicles, pedestrians, ~ transit users and cyclists. b. Large parking areas broken into smaller units. [ ] [gl [ ] 3

6 esign Review Checklist CA AC , River Street esign Issues ~ ~{l c. riveway location, number appropriate. JIZ! d. Pedestrian pathways defined throughout parking areas to building entrances and between buildings. IZl e. Building orientation creates usable, orderly spaces (not random remnant areas). f. Site and buildinq entries clearly defined. JIZ! g. Courtyards and seating areas conveniently located, human-scale; sun, shade, protection from wind & noise considered. ~ - II) c:... Cll Q).~ 0 ::....Q ~ fj) c:- Q,... C1l ~ e ~~ 0 0 ~ 0 0 Q, (,) Oi Q u Q, oq: ~ 0 0 ~ h. Sound attenuation provided where needed. JIZJ i. ead end drives avoided. IZI j. Adequate stacking areas and turn lanes shown. IZI k. Shared access/reciprocal access with adjacent properties as appropriate. IZI I. Trail connections maintained or enhanced. ] m. Avoidance of barriers to movement throughout site. IZl IZJ The project includes two large parking areas with landscape planted-islands with trees, shrubs and groundcover. In an effort to direct pedestrians to the building entrances, staff recommends creating pedestrian paved-pathways within the planters; include a 12" wide concrete step-off behind the raised curb at each stall that is located adjacent to an island planter. The plans do not provide sufficient information to indicate that the proposed driveway entrances at Paseo Adelanto and Los Rios Street are adequate to provide safe-turn movements in and out of the site. The angled parking appears to be located within the public right-of-way and within the northbound travel lane. The plan proposes the use wheel stops in the landscape plantedislands. The City's Municipal Code Section (C) provides that "Continuous curbs and/or headers shall be used instead of individual wheel stops, unless otherwise approved by the Planning irector." Staff recommends the use of a raised curb to delineate all parking lot planter-islands. 3. Architectural Style and Visual Interest a. Style is appropriate for use and settinq. X 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. IZl f. esign and materials are authentic with "richness of detail." J ~ g. Balconies, arcades, dormers, gables, detailing, fascia, eaves, rafters 0 IZI 0 and other features as appropriate. h. Window and door placement, shape, style, colors complement building design. i. Building_ colors of darker earth tones- walls, roof, trim complementary. >< j. Building materials substantial and authentic. >< k. Roof heiqht, pitch, equipment screeninq, overhangs. >< 4 0 ~ 0

7 esign Review Checklist CA , AC , River Street II) c::.!!! Ql ~.!2> - 0~.Q :::: Cl) c:: Q, Q, - IV esign Issues Ill E ~~ E ~;g o e Ql 0 Q, 8 ~ \) Q, Oi q; I. Architectural projections/towers of appropriate height, location, scale, design. m. Accessory structures of compatible design. JIZI 0 rgj 0 0 See the comments and recommendations provided in esign Goals & Policies & Principles Section above. 4. Utilities, equipment, refuse and service areas a. Utility vaults- location and screening. 0.[8;1 b. Loading zones- access, location, screening. JIZI c. Trash enclosures, recycling, compactors; location, access, design, visual screening, noise attenuation. 0 t8j 0 0 d. Overhead utility lines under-grounded. ~ e. rainage, sewer, water, utility easements considered. [8 f. Outdoor storage screened. ~ All proposed above-ground utility boxes and devices need to be screened with landscaping. The plans do not provide elevations and details for the trash enclosures, revise the plans to include all elevations and details and provide a materials board. The plans need to include all drainage, sewer, water, and dry utility easements. Submit a vehicle delivery plan that shows the travel path for all deliveries. 5. Lighting a. esign, placement of fixtures; pole height. J 0 [8J b. Screening of light/glare from sensitive uses, adjacent streets and freeways. 0 0 rgj 0 c. Overall illumination not excessive. >< 0 d. Up-lighting as architectural or landscape feature. )< e. efinition of site/building entrances with lighting. >< 0 f. Pedestrian path lighting; stairways, ramps. g. Illuminated signs. >< The submitted plans do not include a photometric plan. Please submit a photometric plan that includes details/specifications for all proposed free standing and building mounted fixtures. The plan needs to be designed to protect the "night-sky" and to comply with MC Section , Lighting standards. 6. Landscaping a. Reinforces community identity. ~ b. Adequate proportion of site to be landscaped; excessive hardscape J IZI 5

8 esign Review Checklist CA AC , River Street esign Issues C/) C/) c:.l!.! Ql.~ ~ - 0~.Q :.::: Cl) c: Q,... Ill Q, C/) e ~~ e Ql 0 ~;g 0 0 ~ 8 u ~ 0 O'i q: avoided. c. Use of native plant materials in plant palettes. IX! [ J d. Use of soft edges; sharp angles, edges avoided. [ J ~ [ J e. Plant material with like water requirements grouped together; water conservation considered in design. ~ f. Type, location and spacing of street trees appropriate. ~ [ J g. Shade trees provided throughout parking areas. ~ h. Buildings enhanced; entrances defined with landscaping. ~ [ J i. Trees to be retained are identified on plan, with no severe grade changes at base of trees. ~ j. Erosion control provided on slopes. [ J IZI k. Open space areas, patios and seating areas appropriately landscaped; focal points provided. IZI I. Landscaping preserves scenic views and screens unsightly areas. [ J ~ [ J The submitted plan identifies the use of Olive trees that are proposed to be used within the parking lot. Staff recommends the use of the "Swan Hill" fruitless variety to avoid fruit drop and staining on vehicles and hardscape. The plan identifies narrow landscape planters adjacent to the buildings. Staff recommends installation of a landscape planter on the east side of the "Green House" building to soften the edges of the building. The plan identifies the "Farmstead" building located within 5 feet of the edge of River Street. Staff recommends installation of a planter between River Street and the building to soften the edge of the building and to frame the building with the proposed outdoor dining patio. The plan includes a variety of low-water use plants consistent with the City's Architectural esign Guidelines. The plans will be required to provide the WUCOLS (Water Use Classifications of Landscape Species) classification calculation tables. 7. Retail and Office Uses a. "Strip commercial" appearance with parking areas along entire street frontage avoided. IZI b. Adequate setbacks, screening from residential uses. c. Traffic not routed through residential areas. ~ [ ] ~ [ J [ J d. Retail storefronts pedestrian-oriented, with visual interest, windows, ~ fac;ade variation. e. Bicycle racks conveniently located. ~ [] f. Architectural focal points provide customer orientation. [8 0 _g. Use of shared parking where appropriate. 181 h. Walls and fences avoided except where necessary; decorative materials and design where used. ~ i. Truck/loading areas separated from customer access. l J ~ [ J j. Shopping cart storage corrals in parking lots and screened area along [ J [8J 0 [ ] 6

9 esign Review Checklist storefront. esign Issues CA AC River Street U) U) t: ~ Ql.!2l - 0~.Q ~ :.:::: Cl) t: Q, Q, - ca e ~~ ~ e ~;g 0 o e Q 0 u 0 ~ 0 0~ 'o:( With respect to adequate setbacks and building orientation on the site, see Section 1 above. The angled parking on Paseo Adelanto will result in traffic leaving the site to be diverted into the Los Rios istrict residential area; which is not in compliance with the Los Rios Specific Plan Circulation Goal #5: "The City designates Paseo Adelanto as the primary access to the Specific Plan area in order to reduce visitor traffic on Los Rios Street, preserve the historic character of the area, and provide a safer pedestrian environment... Access to the Jones and Ito properties will be provided via River Street and Paseo Adelanto. The Los Rios/River Street intersection will only provide access to the O'Neill Museum if and when the museum would secure legal access to Paseo Adelanto via River Street, and will only provide pedestrian and emergency access to the Jones and Ito properties." Therefore, the plan should be revised to incorporate a turn-around at River Street and Paseo Adelanto or remove the angled parking from the site plan. Submit a vehicle delivery plan (loading/unloading) that shows the travel path for all deliveries. If shopping carts are proposed, revise the plans to identify a shopping cart storage corral area. 8. 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 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 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), wood (carved or sandblasted), and metal (formed, etched, cast or 0 0 ~ 0 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 0 0 ~ 0 intricate typefaces as well as crowding of the siqn text. f. Sign Illumination: The light source for indirect lighting fixtures should be adequately shielded. Use of individual, internally-illuminated, back-lit, or 0 0 ~ 0 non-illuminated solid letters is encouraged. 7

10 esign Review Checklist CA , AC River Street VJ c::....!!! Q),~ 0~.Q :.:::: fl) c:: Q. ~ esign Issues ~ ~~ Sl e ~~ 0 o e 0 0 a: (.) Oj Q u "( h. Placement: Signs should be placed in proximity to the main business entrance. Wall sign placement should be coordinated with architectural l2:j features. The project will require the submittal of a sign program to address all proposed signage. 8