HomeMy WebLinkAbout1991/10/03 - Agenda Packet - (4)DATE:
September 17, 1991
CITY OF RANCHO CUCAMONGA
MEMORANDUM
TO:
FROM:
Residential/Institutional
Design Review Committee Wendy Vallette
Peter Tolstoy
Dan Coleman
John Melcher (Alternate)
Steve Ha e ,~ss
y s ociate Planner
SUBJECT: DESIGN REVIEW CO~4ITTEE MEETING OF OCTOBER 3, 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 co~u~ents 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/reconunendation 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 - 5:45 p.m., Consent Calendar items will be
reviewed between 5:45 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
(Tom)
DEVELOPMENT REVIEW 91-16 - BAUMGARTEN - The development
of a single family house totaling 3,573 square feet on
0.161 acres of land in the Low Residential District (2-4
dwelling units per acre), located at 7712 Valle Vista
Drive - APN: 207-061-28.
7:00 - 7:45
(Steve R.)
ENVIRON~NTAL ASSESSMENT AND VESTING TENTATIVE TRACT
15354 - WILLIAM LYON COMPANY - A residential subdivision
and design review of a 156 unit multi-family development
on 12.4 acres of land in the Medium Residential District
(8-14 dwelling units per acre) of the Victoria Community
Plan, located at the northeast comer of Woodruff Place
and Kenyon Way - APN: 227-011-26.
DRC AGENDA
OCTOBER 3, 1991
Page 2
7:45 - 8:30
(Anna-Lisa)
ENVIRONMENTAL ASSESSMENT AND VESTING TENTATIVE TRACT
15289 WILLIAM LYON COMPANY - The development of
193 condominium units on 18 acres of land in the Medium
Residential District (8-14 dwelling units per acre) in
the Victoria Planned Community, located on the southeast
corner of Kenyon Way and Milliken Avenue - APN: 227-
011-17.
8:30 - 9:00
(Anna-Lisa)
MODIFICATION TO TENTATIVE TRACT 13717 - LEWIS HOMES - A
request to review the revised plans for the tot lot area
for a previously approved tract for 394 units on
23.5 acres of land in the Medium-High Residential
designation (14-24 dwelling units per acre) of the Terra
Vista Planned Community, located at the northeast corner
of Spruce Avenue and Church Street - APN: 1077-421-13.
SH:mlg
Attachments
cc: Planning Commission/City Council
DESIGN REVIEW COMMENTS
6:30 - 7:00 Tom
October 3, 1991
DEVELOPMENT REVIEW 91-16 BAUMGARTEN The development of a single
family house totaling 3,573 square feet on 0.161 acres of land in the
Low Residential District (2-4 dwelling units per acre), located at 7712
Valle Vista Drive - APN: 207-061-28.
Design Parameters:
This application pertains to the development of a single family house on
property subject to the Hillside Development Ordinance. The subject
property contains an existing structure totaling 418 square feet which
will be converted into a guest house.
Staff ~ents:
The following comments are intended to provide an outline for Committee
discussions:
Major Issues:
The following broad design issues will be the focus of Committee
discussion regarding this project:
The house design is contrary to the intent and requirements of the
Hillside Development Ordinance. Specifically, the standard
"flat-pad" floor plan configuration makes no attempt to be
sensitive to the natural grade which falls approximately 8 feet
from front-to-back of the proposed house. The house should be
completely redesigned to conform to the existing contours using the
various techniques as described in the Hillside Development
Ordinance, including but not limited to, split-level foundations
and splits on the second floor.
2. The massive bulk of the elevations should be reduced.
The design of the structure should give consideration to the lot's
size and configuration in order to avoid the appearance of
over-building or crowding and to minimize the blocking of views.
Secondary Issues:
Once all of the major issues have been addressed, and time permitting,
the Committee will discuss the following secondary design issues:
Provide additional quoins to tie the elevations together. Quoins
are typically used on elevations oriented towards public views,
however, those used on the proposed structure orient north away
from any possible public view.
DESIGN REVIEW COMMENTS
DR 91-16 - BAUMGARTEN
OCTOBER 3, 1991
Page 2
2. Provide additional detailing, such as stucco or wood trim around
all windows and doors.
Desig~ Review Co-~ittee ACtion:
Members Present:
Staff Planner: Tom Grahn
DESIGN REVIEW COF~4ENTS
7:00 - 7:45 Steve R.
October 3, 1991
ENVIRONMENTAL ASSESSMENT AND VESTING TENTATIVE TRACT 15354 WILLIAM
LYON COMPANY - A residential subdivision and design review of a 156 unit
multi-family development on 12.4 acres of land in the Medium Residential
District (8-14 dwelling units per acre) of the Victoria Com~nunity Plan,
located at the northeast corner of Woodruff Place and Kenyon Way
APN: 227-011-26.
Design Parameters:
The site is bounded by Highland Avenue and a Community Facility parcel
on the north, a trail and existing single family homes to the east,
Kenyon Way on the south, and Woodruff Place on the west. The Vineyards
Marketplace shopping center is under construction on the west side of
Woodruff Place, and a park is located on the south of Kenyon Way, next
to a vacant school site.
Background:
In April 1990, the William Lyon Company began processing Tentative Tract
14536 for this site, which consisted of 57 single family lots. When
that application was withdrawn in December 1990, the William Lyon
Company stated that a medium density type product would be more
appropriate, given the current market conditions.
A neighborhood meeting was held on Monday, September 10, 1991, to allow
Victoria residents the opportunity to view this proposal and
Tract 15289. The residents in attendance were concerned that the
proposed tracts are multi-family projects, as opposed to the single
family detached units which exist throughout the surrounding area.
Residents expressed numerous concerns about the proposals, including
devaluation of their properties, schools impaction, traffic congestion,
lack of parking, and an increase in crime.
Staff Comments:
The following comments are intended to provide an outline for Committee
discussion.
Major Issues:
The following broad design issues will be the focus of Committee
discussion regarding this project:
Architecture:
Overall, the architecture is undistinguished. Architectural
enhancements are needed, particularly on rear elevations. We
suggest that the designer investigate the following:
DESIGN REVIEW COMMENTS
V~ 15354 - WILLIAM LYON COMPANY
OCTOBER 3, 1991
Page 2
a. Break up rear elevations with "pop out" elements and planes.
b. Greater amount of architectural details on all sides.
c. Using different chimney heights to differentiate units.
d. On larger buildings, avoid "mirror-image" design.
The recreation areas as shown are constrained by a combination of
2:1 slopes, buildings, and roads. These open space areas should be
increased to make them more functional and pleasant.
The site plan is dominated by graded 2:1 slopes which should be
softened by using variable, undulating slopes and rounding off the
top/toe to create a more interesting, semi-natural appearance.
Retaining walls should be curved Or broken up by offsetting the
wall plane or adding pilasters.
Building pads should be split On north-south buildings to help
minimize the amount of grading/retaining walls and to add character
to the buildings.
Secondary Issues:
Once all of the major issues have been resolved, and time permitting,
the Con~nittee will discuss the following secondary design issues:
A decorative wall or fence should be provided along the common
boundary with the Community Facility parcel.
Stairs should be constructed for pedestrian access to the corner of
Kenyon Way and Woodruff Place to encourage residents to cross the
street at the intersection.
Sidewalks should not be placed directly against retaining walls. A
small landscaping planter is usually preferable to having
horizontal and vertical, hardscape directly adjacent to One another.
The use of decorative stucco or slump block walls, rather than wood
fence, should be considered to enclose patios.
Policy Issues:
The following items are a matter of Planning Commission policy and
should be incorporated into the project design without discussion:
DESIGN REVIEW COMMENTS
VTT 15354 - WILLIAM LYON COMPANY
OCTOBER 3, 1991
Page 3
1. Interlocking concrete pavers should be provided in those locations
where enhanced paving is proposed.
Design Review Cc~M~ttee Action:
Members Present:
Staff Planner: Steven ROSS
DESIGN REVIEW COMMENTS
7:45 - 8:30 Anna-Lisa October 3, 1991
ENVIRONMENTAL ASSESSMENT AND VESTING TENTATIVE TRACT 15289 - WILLIAM
LYON COMPANY - The development of 193 condominium units on 18 acres of
land in the Medium Residential District (8-14 dwelling units per acre)
in the Victoria Planned Community, located on the southeast corner of
Kenyon Way and Milliken Avenue - APN: 227-011-17.
Design Parameters:
There are no significant structures or features on the site. The site
is bounded by a park site and single family residential to the east,
single family residential to the west and south, and a village
commercial shopping center to the north, under construction. The
project is one of the first to incorporate the new multi-family
development standards. The 193 unit townhouse project is proposed with
3 different unit types: duplex, tri-plex and four-plex units with
stucco and concrete tile roofing.
Background:
In April 1990, the William Lyon Company began processing Tentative Tract
14535 at this site, which consisted of 90 lots for the future
development of single family detached housing. When the application was
withdrawn in December 1990, the applicant determined that the current
market conditions would warrant the processing of a medium density
project.
A neighborhood meeting was held on September 10, 1991, to allow
residents in the immediate vicinity an opportunity to view this proposed
project. The residents had several concerns with the project such as
unit type (attached versus detached), devaluation of property, school
impaction, traffic and crime.
Major Issues:
The following broad design issues will be the focus of Committee
discussion regarding this project:
Architecture:
Overall, the architecture is undistinguished. Architectural
enhancements are needed, particularly on rear elevations. We
~suggest that the designer investigate the following:
a. Break up rear elevations with "pop out" elements and planes.
b. Greater amount of architectural details on all sides.
c. Using different chimney heights to differentiate units.
DESIGN REVIEW COMMENTS
VTT 15289 - WILLIAM LYON COMPANY
OCTOBER 3, 1991
Page 2
d. On larger buildings, avoid "mirror-image" design.
Transition:
There should be better transitioning between the proposed units along
the eastern property boundary and the single family residents directly
east. One way Of achieving proper transition, is by locating the duplex
unit type along the boundary, instead of the tri-plex and four-plex
units. It would also serve to balance the massing between the two
projects.
Secondary Issues:
Once all of the major issues have been resolved, and time permitting,
the Con~nittee will discuss the following secondary design issues:
There are areas on-site that can be redesigned to eliminate paving
and increse landscapingjmost especially along the perimeter of the
project.
Visitor parking is not equitably distributed. Staff suggests that
the applicant redesign parking facilities and ensure accessibility
of all units.
Parking should not be located at end of aisle forcing cars to
back-up more than 30 feet to get out, such as west of Building 3.
The parallel parking spaces along both sides of spine at curve,
west of Building 34, should be deleted because of safety concerns
(i.e., sight lines).
The pedestrian trail within Lot F, doesn't feed into any other
sidewalks or walkways to the southeast.
The trail along the west side of the recreation building feeds from
the south and stops abruptly.
The sidewalk on the east side of the circulation spine should be
continuous (i.e., continue from recreation building to northwest
corner of Building 48).
The side yard for Lots 125 seems excessively large. An open space
area and trail from the east to feed into the primary recreation
area, would be more efficiently utilized within the project.
9. The side yard for Lot 19 should be considered for the same issue
discussed above.
DESIGN REVIEW CO~ENTS
V~ 15289 - WILLIAM LYON COMPANY
OCTOBER 3, 1991
Page 3
10. Sidewalk connections from entry walks to the pedestrian trail
should be provided whenever possible, such as at east end of
Building 23, to discourage people from trampling landscaping.
11. The use of decorative stucco or slump block walls, rather than wood
fences, should be considered to enclose patios.
Design Review Co-~ittee Action:
Members Present:
Staff Planner: Anna-Lisa Hernandez
DESIGN REVIEW COMMENTS
8:30 - 9:00
Anna-Lisa
October 3, 1991
MODIFICATION TO TENTATIVE TRACT 13717 - LEWIS HOMES - A request to
review the revised plans for the tot lot area for a previously approved
tract for 394 units on 23.5 acres of land in the Medium-High Residential
designation (14-24 dwelling units per acre) of the Terra Vista Planned
Community, located at the northeast corner of Spruce Avenue and Church
Street - APN: 1077-421-13.
Site Parameters:
The site is presently vacant with some grapevine vegetation. The site
slopes approximately 2 percent from north to south. An east-west row of
12 Eucalyptus trees exists near the southwestern edge of the project.
In addition, 33 olive trees of some historical value have been boxed for
relocation, a minimum of 12 of these will be planted within the future
La Mission Park, located directly southeast of the tract. (Additional
conditions have been added through a previous modification to the
project to ensure protection of these trees - Resolution 90-20A.)
Background:
The applicant is proposing to combine the two tot lot facilities on the
approved plan to one "super" tot lot. The tot lots were located on the
mid-east and west portions of the site.
Staff Comments:
DUe to the density of the project, it is staff's opinion that two
tot lots should be maintained for convenience of all future
residents.
Design Review Committee Action:
Members Present:
Staff Planner: Anna-Lisa Hernandez