Environment Planning Development Solutions, Inc.

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1 Environment Planning Development Solutions, Inc. March 10, 2016 Mathew Evans Planning Division Development Services Dept. City of San Juan Capistrano Paseo Adelanto San Juan Capistrano, CA Dear Mr. Evans: RE: Architectural Control Application, Pacifica San Juan Tract (The Cove) Please find enclosed an application for an Architectural Control approval for Pacifica San Juan Tract 16747, referred to as The Cove. The Cove consists of 70 attached townhomes in duplex and triplex configurations. The proposed architecture is consistent with the Forster Canyon Planned Community Comprehensive Development Plan (CDP) and the Pacifica San Juan Design Guidelines. Tract is within the Country district of the CDP. No revisions are required or proposed to the Final Map for condominium purposes that has already been approved for this tract. The following items are enclosed: Application & Authorization Form 2 full-size plan sets 10 11x17 copies of plan set CD containing plans Colors and materials boards Architectural Control deposit check for $15,000 Please contact me at (949) or rafik@epdsolutions.com with any questions. Respectfully submitted, EPD Solutions, Inc. Rafik Albert, AICP, LEED AP Urban Planning Due Diligence Entitlements CEQA/NEPA Development Services Management Public Outreach 2030 Main Street, Suite 1200 Irvine, Calif info@epdsolutions.com

2 Consistency with Comprehensive Development Plan and Design Guidelines The Cove (Tract 16747) is located within the Pacifica San Juan master planned community, which is governed by the Forster Canyon Planned Community Comprehensive Development Plan (CDP 81-01). The Cove tract has a recorded Final Map and approved rough grading plan. The Cove is within the Country Residential district in the CDP. The table below assesses the project s compliance with the CDP s requirements for this district (p. 79): Country Residential Development Standards 1. Development standards, other than those identified below, shall be established by Area Plans. 2. Maintain a 20-foot (minimum) setback between any structure and A Street. Compliance: All buildings along Avenida California ( A Street) are set back a minimum of 20 feet. 3. Maintain a 10-foot (minimum) setback between any structures and private streets. Compliance: No private streets are proposed. 4. Maintain 10-foot (minimum) distance between clusters of attached units. Compliance: All buildings are a minimum of 10 feet apart. 5. Common open space shall be integrated throughout the development and designed to pedestrian scale. Compliance: The Cove is designed with a common open space feature crossing through the core of the tract, providing a safe and functional landscaped pedestrian path and passive recreational space. As shown in the table, the proposed architecture meets all CDP development standards for this tract. As required by item 1. in the development standards, all other standards are subject to approval on a sitespecific basis through the Area Plan (Architectural Control) process, and are not dictated by the CDP. Development within The Cove is also guided by the Pacifica San Juan Design Guidelines. As noted on page 6 of the Design Guidelines, the development standards and design guidelines in this document are not intended to be absolute standards, but rather create a framework that permits design flexibility for implementing the community Plan. Additionally, the guidelines leave some flexibility for design creativity to meet the intent of the Plan. The Design Guidelines identify five architectural styles that are appropriate for Pacifica San Juan. The Cove incorporates two of these styles, Craftsman and American Farmhouse, thereby creating a diverse, eclectic streetscene, which nonetheless maintains desired similarity in structure size, height, and setbacks. High quality, style-appropriate detailing is present throughout. The proposed architecture is firmly rooted in the essential elements of the approved styles within the design guidelines. Page 7 of the Design Guidelines requires that at least four of the essential design elements of the chosen architectural styles must be incorporated in the exterior design. Both of the proposed architectural styles meet and exceed this requirement. The Craftsman style as proposed for The Cove offers cross-gabled, side-gabled and hipped roof forms. The heavier feel and deeper color palette of the structural forms are realized by the use of expressive elements such as exposed rafter tails, brackets or out-lookers and deeper eave and rake overhangs. A rich material palette reinforces the Craftsman feel, offering stone, brick accents, shaped corbels, shingle and wood siding, as well as batt and board siding along the gable ends. Deeply recessed front door and garage entries offer a sense of refined articulation and arrival. The use of asymmetrical massing and 2

3 corner windows provide a unique, yet appropriate design for the Craftsman style. Wood trellises also provide each home s backyard space an extended porch element, which accents the style. For the Craftsman elevation, the following essential elements listed in Exhibit A-3 of the Design Guidelines are included in our design proposal: 1. Shallow pitched roofs with deep overhangs 2. Covered entry area 3. Exposed rafters and braces supporting roof elements 4. Material variation on elevations 5. Asymmetrical massing and window and door compositions The American Farmhouse style as proposed for The Cove is comprised of simple, gable roof forms that are shown both perpendicular and parallel to the front elevation. Roof pitch breaks and shed roofs accentuate the asymmetrical elevations by creating an informal and playful conclusion to the massing of the American Farmhouse style. Simple two-story forms feature material elements such as the use of wood siding, batt and board, stone accents and vented gable end details prominently throughout the elevations. The combination of composite shingle and standing metal seam roofs offer an enhanced character to the palette while the introduction of metal awnings over vertically oriented double hung windows gives the elevations a fresher take on the American Farmhouse style. For the American Farmhouse elevation, the following essential elements listed in Exhibit A-3 of the Design Guidelines are included in our design proposal: 1. Gabled roof forms, both perpendicular and parallel to the front elevation 2. Covered entry area 3. Simple two-story massing broken up by covered porches and gables 4. Significant use of siding The design and plotting of buildings within The Cove also supports implementation of the Design Guidelines. The following are relevant guidelines and a description of the project s consistency with the multi-family attached architectural design guidelines (page 14): Building Mass & Scale Building massing should not seem boxy, but appear to result from the combinations of several compatible geometric forms. Large monolithic forms should be avoided. The project proposes architecture which includes geometrical forms that complement the architectural style and create functional floorplans with a high degree of privacy for each unit. Boxy forms are avoided. Combinations of one and two story elements on the same building are encouraged to create visual diversity. Visual diversity is created through first- and second-story setbacks, landscaping in front of homes, and spacing between units on the second floor. Architectural elements such as chimneys, balconies, porches, pot shelves and window surrounds (consistent with the architectural style) should be provided for visual diversity. 3

4 The project includes a range of architectural elements and details to complement each architectural style. These include, for example, stonework at entries, window shutters and surrounds, exposed rafter tails, decorative lighting fixtures, and variations in materials on elevations. To the extent possible, entrances to individual units should be plainly visible. Entrances to each unit are marked by distinctive front doors, entry lights, stonework, covered entry areas, and other features. The overall composition of buildings should incorporate proportion and rhythm among a series of unit bays in the overall building mass. Each building in the project consists of proportionately sized units with clear bays for showing the boundaries of each residence. Building mass should be articulated to the extent practical to reflect the historical context of the architectural style. Each building contains significant detailing and articulation to create a varied and diverse streetscape. Entries and second stories vary in location and setback from the drive aisle, and materials such as stonework or siding are used to make distinctive, varying building masses stand out. Balconies, gables, eaves and other projections may be used to break up simple architectural forms. As appropriate for each architectural style, the project includes gables, eaves, exposed rafters, shutters and window surrounds, and varying building materials to break up simple architectural forms. Materials & Colors Building materials and colors should complement the natural surroundings of the site. Typical exterior wall colors are muted earth tones. The project uses a range of colors that are style-appropriate, consistent with the color palette of other neighborhoods in the community, and adequately diverse to create visual interest for residents and visitors. Stucco and combinations of stucco and wood or materials of a wood-like appearance, having the necessary fire retardant characteristics, are encouraged for exterior surfaces. A range of exterior materials, all having the required fire retardant properties, are proposed, including stucco, horizontal siding, board and batt siding, shingle siding, and stonework, as appropriate for the architectural styles. Where stucco is used, it should have a final coat of integral color in a muted tone consistent with the architectural style. As shown in the colors and materials boards, stucco will include a final coat of integral color in muted tones consistent with the architectural style in use. Use of natural materials such as wood, wood-like details and trim, and tile or wrought iron are encouraged for design accent and trim. A range of design accents and trims, such as wood shutters, brick trim, stonework, Accent color should be used for shutters, awnings, trim, fascia, balcony rails, stucco recesses, inlaid tile bands or cornice bands, and should relate to the architectural form and character of the building. 4

5 Details will incorporate appropriate accent colors, as shown in the colors and materials boards, and are designed to complement the architectural style. Roof Form & Materials When a project includes more than one building type roof forms should vary from one building to the next where practicable, in order to achieve visual interest and diversity. The project includes two distinct elevations (Craftsman and American Farmhouse) and two distinct building types (duplex and triplex) resulting, in significant variation of roof forms across the project. Roof pitch may vary, but generally be consistent with the architectural style. Roof pitch is designed as appropriate for each of the styles, with a steeper pitch for the Farmhouse elevation and a shallow pitch for Craftsman. Varied ridge heights should be utilized to create offsets in the ridgeline to better articulate roof forms and building massing. Varied ridge heights and roof forms are provided to ensure articulation and varied building massing. Roof colors and composition should vary within a project to add visual diversity. Roof colors and composition will vary across the site between the two elevation styles and two building styles. Roof colors shall be a neutral earth tone. Roof colors will be style-appropriate neutral colors as shown in the colors and materials boards. Roof materials should be concrete, clay, cement composition shingle or other fire resistant materials. Roof materials will be reviewed by the Orange County Fire Authority for compliance with the approved Fire Master Plan. Roof forms, materials and colors of garages or other detached structures should be designed to reflect the character and materials of the primary structure. No detached structures are proposed. Building Elevations & Siting Each elevation should be designed with a proper visual balance and sense of cohesion, and all elevations of a building should have detailing appropriate to the style, not just the front elevation. Buildings are designed to maintain visual balance and cohesion, with complementary forms and styleappropriate details. All elevations are appropriately detailed for the architectural style. Where building elevations other than the front (street) elevation are visible from a side street park, or other public area, these visible elevations should have the same level of detail and articulation as the front elevation. All elevations will be detailed to avoid blank walls or other undesirable features along visible elevations. Street facing elevations on attached projects shall have additive or subtractive elements to help break up the mass of the building facade. Additive elements include dormer windows, porches, bay windows, exterior stairs and similar architectural features. Subtractive elements include such things as carved openings, niches, windows and doors. 5

6 Various additive and subtractive features, such as recessed entries, second story setbacks, and decorative metal awnings, are used to break up the mass of the building façade. Functional covered balconies, decks, covered front porches, and other architectural detailing that reflect the style of the building are encouraged. Recessed entries are included to create architectural detailing along the drive aisle elevation. Use offset window, door, and exterior deck placement to preserve visual privacy. Windows and doors will be separated by an adequate distance to offer visual privacy. Each unit will have a private rear open space that has a degree of visual privacy from neighbors. Site buildings to take advantage of open space views, courtyard open spaces or private recreational facilities. The project is designed with a central pedestrian spine with passive open space areas. Units are located along this spine to take advantage of views. The project is also designed with a direct access walkway to the adjacent planned recreation center, Splashes. Limit buildings to 4 to 6 units to avoid overly long building elevations. The project consists of duplex and triplex structures with carefully articulated elevations. Units located adjacent to streets must face onto the street or may be grouped around a central green in a configuration which as a whole fronts the street. None of the project s units front Avenida California, the only adjacent street. A landscaped setback and wall separate Avenida California from the community. When units face a street, the primary facades and building entries should orient to the street. None of the project s units front Avenida California, the only adjacent street. A landscaped setback and wall separate Avenida California from the community. Off-street parking lots are allowed on no more than twenty percent of the parcel's street frontage. No off-street parking lots are proposed along Avenida California. Street oriented windows should be well articulated, and windows above the first story should have a vertical dimension equal to or greater than the horizontal dimension. Windows are well articulated with surrounds and shutters, and have vertical dimensions greater than horizontal dimensions. Additional Building Components Exposed gutters and downspouts should be painted to match adjacent roof, fascia, trim or wall colors. Any exposed gutters and downspouts would be painted to match adjacent features, as shown on the colors and materials boards. Gutters and downspouts should be placed so as not to detract from or compete with the architectural design of the building. Gutters and downspouts, as required, would be located to minimize visual impacts to the façade. No exterior antennas are allowed. No exterior antennas are proposed for the project. 6

7 All flashing, sheet metal, vents and pipes should be painted to match the adjacent surface. The project will be painted in accordance with the approved colors and materials boards. Skylights may be incorporated into the roof design to provide natural light and passive solar energy. Frame color should blend with the surrounding roof color. Natural aluminum frames are not allowed. Any proposed skylights will include frames blending with the surrounding roof color. Open Space Provide private open space adjacent to each unit partially screened from common outdoor spaces. Each unit is provided a private, rear open space which is partially or fully screened from common open space areas. Provide pedestrian paths to connect to parking, open space and recreational facilities. Pedestrian paths are provided at the entry to the tract and through the passive open space in the center of the tract, connecting to the adjacent recreational facility (serving all of Pacifica San Juan) to the north. Use walls, arbors, trellises and hedges to define and separate outdoor recreation areas. Outdoor open space areas will be defined, as appropriate, using various structural elements such as walls as well as landscaping. Parking Lots and Garages Parking lots should be designed and lighted to ensure pedestrian safety. Parking areas are distributed throughout the site to minimize pedestrian walking distances and enhance safety. Lighting will be provided to meet City requirements. Sheet EP-1 is a Photometric Site Plan. Long rows of garages should be avoided. The project includes mild undulations of building placement and recessed garage entries to avoid the visual appearance of long rows of garages. Garages and parking spaces should be distributed throughout a development to ensure that each unit s assigned parking is reasonable close to the unit. The project includes two attached, direct-access garage spaces for each unit. Guest spaces are provided at the required ratio and are distributed evenly throughout the site. Guest parking should be distributed throughout the development and clearly identified. Guest spaces are provided at the required ratio and are distributed evenly throughout the site. Guest spaces will be signed or otherwise identified in accordance with City standards. Trash enclosures with solid screening shall be distributed throughout a development and sited to allow vehicular access from pick-up vehicles. Individual trash and recycling containers will be provided to each unit in the community. Reserved storage areas for these containers are present in each garage. Sheet C-3 is a Parking and Trash Collection Plan for the site showing routes of vehicular access for pick-up vehicles. 7

8 Required Findings Below are responses to each of the required findings for an Architectural Control application: (1) The proposed use and design of the project comply with all applicable provisions of Title 9 of the San Juan Capistrano Municipal Code and any applicable specific plan or comprehensive development plan. As described above and shown in the sequence sheet, the project is compliant with the applicable standards of the Forster Canyon Planned Community Comprehensive Development Plan (CDP 81-01), including, but not limited to, standards related to setbacks and building separation. (2) The proposed use and design of the project is consistent with the goals, policies and objectives of the General Plan, including the Community Design Element. The land uses, scope of development, and design features of the project are consistent with that of the CDP and Design Guidelines, which were determined by the City Council to be consistent with the General Plan at the time of their preparation. The project is the build-out of a tract with a Cityapproved Final Map. (3) The site is adequate in size and shape to accommodate all yards, open spaces, setbacks, parking, access, and other features pertaining to the application, except as otherwise approved. The project does not propose any modification to the existing lotting of the tract, which was approved by the City, with a recorded Final Map. As described above, the project complies with the development standards of the CDP. (4) The character, scale and quality of the architecture, site design and landscaping are consistent with the adopted Architectural Design Guidelines of the City. As described above, the project is consistent with the Pacifica San Juan Design Guidelines, including guidelines related to Building Mass & Scale, Materials & Colors, Roof Form & Materials, Building Elevations & Siting, Additional Building Components, Open Space, and Parking Lots & Garages. (5) The site plan provides functional and safe vehicular, bicycle and pedestrian access and circulation. The project provides a separated pedestrian access way across the site. Combined with slow speeds along the site s drive aisles, no unsafe conditions are anticipated to exist following construction. (6) The proposed use and design of the project are compatible with surrounding existing and proposed land uses and community character, including scale, intensity, massing, architectural design, landscape design, and other development characteristics. The project is part of the Pacifica San Juan master-planned community, and is consistent with the uses and designs for the community that were previously considered and approved by the City Council. The project is compliant with CDP standards and consistent with the Design Guidelines. 8