HomeMy WebLinkAbout1991/11/21 - Agenda Packet - (2)DATE:
CITY OF RANCHO CUCAMONGA
MEMORANDUM
December 3, 1991
ACTION C0~I~TS
TO:
FROM:
Residential/Institutional
Design Review Co~m~ittee
Wendy Vallette
Peter Tolstoy
Dan Coleman
John Melcher (Alternate)
Steve Hayes, Associate Planner
SUBJECT: DESIGN REVIEW COMMITTEE MEETING OF NOVEMBER 21, 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 comments 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/recommendation 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 p.m. - 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
(Steve H.)
ENVIRONMENTAL ASSESSMENT AND VESTING TENTATIVE TRACT
14211 - U.S. HOMES - A proposed tentative tract map and
design review for the development of 226 single family
lots on 81.2 acres of land within the Etiwanda Specific
Plan in the Medium and Low-Medium Residential
development districts (8-14 dwelling units per acre,
respectively), located on the east side of Etiwanda
Avenue south of the Devote Freeway and west of East
Avenue - APN: 227-231-01, 09, 12, 16, and 32; 227-191-
15, 227-181-24; and 227-261-11. Related File: Etiwanda
Specific Plan Amendment 89-03.
DRC AGENDA
NOVEMBER 21, 1991
Page 2
7:00 - 7:30
(Anna-Lisa)
ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 14509
BAAYOUN DEVELOPMENT - A residential subdivision and
design review of 18 single family lots on 3.84 acres of
land in the Low Residential District (2-4 dwelling units
per acre), located on the east side of Hermosa Avenue
between Wilson Avenue and Banyan Street - APN: 201-183-
01.
7:30 - 8:00
(Scott)
ENVIRONMENTAL ASSESSMENT AND VESTING TENTATIVE TRACT
14475 - SAHAMA INVESTMENTS - A residential subdivision
and design review of 72 single family lots and
13 numbered lots on 113.2 acres of land in the Hillside
Residential District (less than 2 dwelling units per
acre) and Open Space District, located north of Almond
Avenue between Sapphire and Turquoise Streets -
APN: 200-051-07, 55, 56, and 57.
SH:mlg
Attachments
cc: Planning Commission/City Council
DESIGN REVIEW COMMENTS
6:30 - 7:00 Steve H.
November 21, 1991
ENVIRONMENTAL ASSESSMENT AND VESTING TENTATIVE TRACT 14211 - U.S. HOMES
- A proposed tentative tract map and design review for the development
of 226 single family lots on 81.2 acres of land within the Etiwanda
Specific Plan in the Medium and Low-Medium Residential development
districts (8-14 dwelling units per acre, respectively), located on the
east side of Etiwanda Avenue south of the Devore Freeway and west of
East Avenue - APN: 227-231-01, 09, 12, 16, and 32; 227-191-15, 227-181-
24; and 227-261-11. Related File: Etiwanda Specific Plan Amendment 89-
03.
Abstract:
The purpose of tonight's meeting is to allow the development team the
opportunity to receive formal direction from the Committee. On two
previous occasions, the project was given "courtesy review" by the
Committee prior to the application being deemed complete by staff
(October 17, 1989 and September 5, 1991). Since the most recent
courtesy review, the project has been deemed complete by staff.
Please note that plans were not routed to the Committee Members for this
project; the plans to be reviewed at ~h~s meeting ere identical to those
reviewed at the most recent courtesy review of September 5, 1991.
The 9roject and related Specific Plan Amendment have been scheduled for
the Planning Commission meeting of December 11, 1991 to meet the time
limits established by the Subdivision Map Act.
As with previous meetings, the discussion tonight should focus primarily
on the major design issues. If time permits, then any secondary design
and policy issues of question may be discussed. Please refer to the
attached Design Review Committee Action Agenda comments from the
September 5, 1991 meeting to prepare for this agenda item.
Design Review Committee Action:
Members Present: Peter Tolstoy, John Melcher, Dan Coleman
Staff Planner: Steve Hayes
The Committee recommended that the project
Planning Commission with the remaining
potential conditions of approval as follows:
be forwarded to the full
unresolved issues and/or
The site plan should be redesigned to avoid the "grid" pattern
proposed throughout the project. Of primary concern was the area
south of Miller Avenue.
DESIGN REVIEW COMMENTS
~ 14211 - U.S. HOMES
NOVEMBER 21, 1991
Page 2
Cul-de-sac streets "D", "K" and "M" should be shortened in length
to allow lots at the ends of the cul-de-sacs to "fan", thereby
avoiding side/rear yard relationships between lots. Any other lots
which side-on the rear of other lots should be redesigned. The
Committee should review these modifications prior to recordation of
the final map.
The grading plan should be revised to be more sensitive to the
natural grade in areas where rear and side yards incorporate large
retaining walls in combination with steep slopes. Staff should
review the areas of concern prior to issuance of any grading
permits.
In order to address the Committee's concern of similarity of form
of the side and rear of the proposed homes, streetscape plans of
the project as seen from Miller and Etiwanda Avenues should be
provided for further review of the Committee.
The masonite siding should be wrapped entirely around all of the
proposed units. Also, the selected base element (rock or brick, as
applicable) should be continued to a logical point on each
residence (return wall, chimney) as to not appear as a "tacked-on"
element.
The design of the sound attenuation wall along the Devore Freeway
should he reviewed by the Design Review Con~nittee, prior to
issuance of any permits or recordation of the final map, whichever
occurs first.
The Miller Avenue and "A" Street walls should be redesigned to add
more interest to the streetscape by varying the wall setback with
transitions, providing more substantial pilasters (24-inches
square) and decorative capping, to the satisfaction of the
Conlmittee.
More attention to architectural detailing (i.e., variety of garage
door design, shutters, louvers, material use, etc.) should be
incorporated into the building elevations. The specific
modifications should be reviewed by the Design Review Committee,
prior to issuance Of building permits.
The secondary entry monument should be redesigned to provide a
landscape area between the sidewalk and the sign walls. Also, a
cap should be provided on the wall and the pilasters that is
aesthetically consistent with the monument design.
DESIGN REVIEW COMMENTS
~ 14211 -U.S. HOMES
NOVEMBER 21, 1991
Page 3
10.
11.
12.
15.
16.
17.
18.
The use of decorative hardscape materials within all driveways
should be provided for further review of the Committee, prior to
issuance of building permits.
Two-story homes should be avoided on all comer lots, particularly
on those adjacent to the perimeter streets. Any replotting of
units should be reviewed by the Design Review Committee, prior to
the issuance of any permits.
Homes facing perimeter streets and interior streets should be
oriented so that the flat wall (non-entry or garage side) does not
face the street. All side and rear elevations along these streets
should also be substantially upgraded with additional siding and
roof, fascia, and rafter detailing, to the satisfaction of the
Design Review Committee.
A minimum 4-inch cap should be used on the perimeter walls. The
stone columns should also be upgraded in design by extending them
beyond the wall height. A stone cap similar to the entry
monumentation walls should be utilized.
The perimeter wall along Etiwanda Avenue should be kept visually
open where cul-de-sac streets side onto it. Wrought iron fencing
should be utilized if the acoustical study permits it. Paved
pedestrian walks should be provided to the Etiwanda sidewalk. The
pad elevations along Etiwanda Avenue should be kept as low as
possible.
Siding and additional detailing should be used more extensively on
all side and rear elevations. Additional upgrading of all street
facing elevations including siding and band bards on the
second-story of two-story units and additional roof, fascia, and
rafter detailing, should be reviewed and approved by the Design
Review Con~nittee, prior to the issuance of building perTaits.
Porches should be expanded in size for most of the homes. The
porches should be extended in length along garages or living areas.
Chimney detailing should be revised so that the entire chimney is
constructed of stone or brick.
Design alternatives on the side elevation of Plan 3378 should be
explored for further review of the Committee. Additional stone
work was recommended for the front elevation of Plan 3234.
19. Walls should terminate at least 5 feet behind all sidewalks or at
side yard return fencing locations.
DESIGN REVIEW CO~MENTS
~ 14211 - U.S. HOMES
NOVEMBER 21, 1991
Page 4
20.
21.
22.
23.
24.
25.
26.
27.
28.
A future stub street connection should be studied by the
Development team to insure future access for the parcels now zoned
"LM" to the west.
Additional lots should have a larger (10-12-foot) side yard setback
on the garage sides to allow for vehicular access to the rear
yard. These specific revisions should be reviewed by the Design
Review Co~nittee, prior to the issuance of any permits.
A greater variety of front yard setbacks should be provided to the
satisfaction of the Design Review Con~nittee.
Rear and side elevations of units exposed to perimeter streets
should have varied roof designs and detailing to provide a pleasant
streetscape view and a high design quality to all elevations to the
satisfaction of the Comnittee.
Floor plans with 2-car garages and bonus rooms and/or offset third
garage door space should be utilized to mitigate the concern of
garages dominating the streetscape.
Field stone should be native rock.
manufactured products.
Other forms of stone may be
A neutral color should be selected for all side yard return walls
for review by the Co~unittee.
Accent naturals (i.e., rock, brick) should be utilized to a greater
extent on all side and rear elevations to the satisfaction of the
Design Review Committee.
A landscape palette should be selected that is sensitive to
microclimatic conditions, will not create maintenance and safety
hazards. Staff should review the specific landscape design in
conjunction with the Xeriscape Ordinance, prior to the issuance of
any permits.
DESIGN REVIEW COMMENTS
7:00 - 7:30 Steve H.
September 5, 1991
~COURTESY I~[VI~.'FOR- ~TATZVE TI~.%4~{~'F-~L~8~-~...~-',- The courtesy
review of a tentative tra~{ map a~'design review for the development of
226 single family lots on 81.2 acres of land within the Etiwanda
Specific Plan in the Mediem and Low-Medium Residential D~velopment
Districts (8-14 and 4-8 dwelling units per acre, respectively), located
on the east side of Etiwanda Avenue south of the Devote Freeway and west
Of East Avenue - APN: 227-231-01, 09, 12, 16, and 32; 227-191-~5,227-
181-24; and 227-261-11. Related Pile: Etiwanda Specific Plan
~dnendment 89-03.
Abstract:
The purpose of tonight's meeting is to allow an opportunity for the
deveIopment team and the Con~nittee to discuss the major design issues
associated with the project. If time permits, any secondary design and
policy issues of question may be discussed. Following the meeting, the
applicant will then have the opportunity to revise the plan package
based on Committee recomendations for the formal Design Review
Committee meeting preliminarily scheduled for September 19, 1991.
The overall intent of the time schedule is for the development team to
receive input on the major design issues from the Committee prior to the
Planning Comission hearing of September 25, 1991. As you may recall,
this project was continued specifically to the September 25th Planning
Commission meeting from the April 24, ~991 meeting to allow the
applicant approximately 150 days to process the project through the
Development Review process. The project will be scheduled for the
September 25th Planning Co~mission meeting regardless of the project
status at that time.
Background:
This project was formally submitted on May 17, ~989, after being
reviewed as a preliminary review in December of 1988 and February of
1989. Following formal submittal, the application was deemed incomplete
on five separate occasions, most recently in July, ~991. As a courtesy
to the developer, the project was reviewed by the Grading, Technical
Review, and Design Review Comittees in October of 1989 with the
provision that the project would again be reviewed by the Committees
once deemed complete. The developer has been working with staff to
resolve all completeness items.
Design Parameters:
The 82 acre project area is bounded partially by East Avenue, FOothill
Boulevard and Etiwande Avenue. Miller Avenue bisects the site in the
northern third of the project and the Devore Freeway forme the project
boundary near the northwest corner of the site. Several windrows of
DESIGN REVIEW COMMENTS
TT 14211 - U.S. HOMES
SEPTEMBER 5, 1991
Page 2
Blue Gum Eucalyptus trees (many of which have been infested by the
Eucalyptus Borer Beetle) traverse the site. Existing residences
fronting Miller Avenue are east of the project boundaries.
Due to the increased runoff anticipated by the development of the
project, an interim detention basin will be located at the south end of
the site, adjacent to Foothill Boulevard. Adjacent to and east of this
basin is a 450-foot wide utility easement- The site slopes from north
to south at roughly 3 percent. Given the numerous adjacent undeveloped
parcels and irregular slope of the project, staff required that a
conceptual master plan for the future development of these parcels be
prepared. This plan will be available at the Design Review meeting.
Staff Co~__~.nts:
The following comments are intended to provide an outline for Committee
discussion:
Major Issues:
Site Plan:
Cul-de-sac streets "D" and "M" should be shortened and the lots
fronting these cul-de-sacs should "fan" (narrow at the street,
wider in the rear) tO avoid the concern of side yards adjacent to a
number of rear yards.
The current proposal includes the development of single family
detached units north of Miller Avenue. At the present time, some
of this area is zoned Medium Residential, which only allows single
family detached housing under the Optional Development Standards
set forth in the Etiwanda Specific Plan. (The applicant has
submitted an Etiwanda Specific Plan amendment to allow single
family detached housing in the Medium Residential Zone under the
basic standards.) Notwithstanding any direction on the amendment,
the Committee may wish to consider if, given the close proximity of
the Devore Freeway, if the proposed conventional layout is
appropriate or; 1) should the Optional Development standards be
applied (i.e., smaller lots in trade for co-~on Open space areas)
or should a different type of development (condominiuma, duplexes,
etc.) be proposed in this area.
/
DESIGN REVIEW CO~ENTS
TT 14211 - U.S. HOMES
SEPTEMBER 5, 1991
Page 3
Grading:
In general, the proposed grading concept is of a conventional
design using flat pads throughout. By doing this, unnecessary
cut/fills, retaining walls and "engineered" 2:1 slopes are being
proposed. Given the relatively flat topography of the site, the
grading scheme should be revised to be more sensitive to the
natural grade by eliminating unnecessary retaining.walls and steep,
man-made slopes.
Architecture:
'A majority of the building elevations are very similar in
appearance (building form, material use, etc.) that may result in a
lack of architectural variety as seen from Streets internal to the
· project and, even more so, perimeter streets (Miller, Etiwands,
East). Therefore, further ~mhellishment and variety to
architectural concept should be provided.. Of specific concern is
the material use end form similarities between Plans 2654, 2945,
and 3234.
Secondary Issues:
Once all of the major issues have been addressed, and time permitting,
the Committee will discuss the following secondary design-issues:
1. The Comittee should consider possible designs for the required
Devore Freeway sound attenuation wall, for this project will set
the precedent for the future residential projects requiring such
walls in the future. Staff will then compare the Committees
recommended designs to Caltrans design criteria.
2. The Miller Avenue and "A" Stree~ walls should be redesigned to add
more interest to the streetscape by varying the wall setbeck with
transitions, providing more substantial pilasters (24-inches
square) and decorative capping. ..
More attention to architectural detailing (i-e., variety of garage
door design, shutters, louvers, material use, etc.) should be
incorporated into the building elevations-.
The secondary entry monument should be redesigned to ,,provide a
landscape area between the sidewalk and the sign walls. Also, a
cap should be provided on the wall and the- pilasters that is
aesthetically consistent with the monument design.
DESIGN REVIEW COMMENTS
Tf 14211 - U.S. HOMES
SEPTEMBER 5, 1991
Page 4
The use of decorative hardscape materials within all driveways
should be provided.
Outstanding Design Issues:
The following issues were reco~unended to be addressed by the Committee
(McNiel, Blakesly, Kroutil) at the Courtesy Design Review Committee
meeting on October 17, 1989 as follows:
TWo-story homes should be avoided on all corner lots, particularly
on those adjacent to the perimeter streets.
· Homes facing perimeter streets and interior streets should be
oriented so that the flat wall (non-entry or garage side) does not
face the street. All side and rear elevations along these streets
should also be substantially upgraded with additional siding and
roof, fascia, and rafter detailing.
A minimum 4-inch cap should be used On the perimeter walls. The
stone veneer columns should also be upgraded in design by extending
them beyond the wall height. A stone cap similar to the entry
monumentatiOn walls should be utilized.
The perimeter wall along Etiwanda Avenue should be kept visually
open where cul-de-sac streets side onto it. Wrought iron fencing
should be utilized if the acoustical study permits it. Paved
pedestrian walks should be provided to the Etiwanda sidewalk. The
pad elevations along Etiwanda Avenue should be kept as low as
possible.
Details should be provided on the design of the freeway sound wall
to be permitted by Caltrans.
Siding and additional detailing should be USed more extensively on
all side and rear elevations. Additional upgrading of all street
facing elevations was recommended, including siding and bend boards
on the second-story of two-story units and additional roof, fascia,
and rafter detailing.
Porches should be expanded in size for most of the homes. The
porches should be extended in length along garages or living areas.
Chimney detailing should be revised so that the entire chimney is
constructed of stone or brick. The "patches" of brick and stone
should be deleted.
DESIGN REVIEW COMMENTS
T~ 14211 -U.S. HOMES
SEPTEMBER 5, 1991
Page 5
The applicant was instructed to explore design alternatives on the
side elevation of Plan 3378. Additional stone work was recomended
for the front elevation of Plan 3234.
10. Walls should terminate at least 5 feet behind all sidewalks or at
side yard return fencing locations.
AS of the most recent submittal to the Planning Division (dated
July 26, 1991) only items 4 and 8 from the above list have been
addressed.
Policy Issues:
The following items are a matter of Planning Comission policy and
should be incorporated into the project design without discussion.
Additional lots should have a larger (10-12-foot) side yard setback
on the garage sides to allow for vehicular-access to the rear yard.
2. A greater variety of front yard setbacks should be provided.
3. Lots which side on to the rear of other lots shculd be red. signed.
If the front of the houses are proposed to be sided the other sides
should be wrapped in siding to comply with the requirement for 360
degree architectural treatment.
Rear and side elevations of Units exposed to perimeter streets
should have varied roof designs and detailing to provide a pleasant
streetscape view and a high design quality to all elevations.
Floor plans with 2-car garages and bonus rooms and/or offset third
garage door space should be utilized to mitigate the concern of
garages dominating the streetscape.
Field stone should be native rock. Other forms of stone may be
manufactured products.
8. A neutral color should be selected for all side yard return walls.
Accent naturals (i.e., rock, brick) should be utilized to a greater
extent on all side and rear elevations.
A landscape palette should be selected that is sensitive to
microclimatic conditions, will not create ~!ntenance and safety
hazards.
DESIGN REVIEW COMMENTS
TT 14211 - U.S. HOMES
SEPTEMBER 5, 1991
Page 6
1·
Additional tr~es should be
with the requirements for
Specific Plan.
planted on all corner lots consistent
all other corner lots in the Etiwanda
12.
Fencing on corner side yards should be set beck a minimum 5 feet
behind any sidewalks. Replotting of residences may be necessary to
meet this requirement.
Design Review Cubittee Action:
Members Present: Peter Tolstoy, Wendy Vallette, Dan Col.m~n
Staff Planner: Steve Hayes
The Comnittee reviewed the project as a courtesy to the development team
and recomnended that the following items be addressed in the revised
plan, which will be formally reviewed by the Con~ittee on
September 19, 1991.
The site plan should be redesigned to avoid- the "grid" pattern
proposed throughout the project. Of primary concern was the area
south of Mil}e~ Avenue. Also, a non-conventional approach to the
site planning, possibly utilizing optional development standards,
should be implemented for the 10 acre area closest to the freeway·
Cul-de-sac streets D, M, K, and T shonld be shortened in length to
allow lots .atethe ends of the cul-de-sacs to "fan", thereby
avoiding side/rear yard relationships between lots.
The grading plan should be revised to be more sensitive to the
natural grade in areas where rear and side yards incorporate large
retaining walls in comb~nation withsteep-slopes. .
In order to address the Committee's concernl of similarity of form
of the side and rear of the proposed homes, streetscape plans of
the project as seen from Miller and Etiwande Avenues should be
provided for further review of ~he Conmitts..
The masonits siding should be wrapped antirely around all of the
proposed units. Also, the selected base element (rock or brick, as
applicable) should be continued to a logical point on each
residence (return wall, chimney) as to not appear as a "tacked-On"
element.
The secondary, outstanding and policy issues will be discussed, as
time allows, at the September 19, 1991 meeting.
DESIGN REVIEW COMMENTS
7:00 - 7:30 Anna-Lisa November 21, 1991
ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 14509 - BAAYOUN DEVELOPMENT
- A residential subdivision and design review of 18 single family lots
on 3.84 acres of land in the Low Residential District (2-4 dwelling
units per acre), located on the east side of Hermosa Avenue between
Wilson Avenue and Banyan Street - APN: 201-183-01.
Site Characteristics:
The site is surrounded by Low Residential to the north and south,
Low-Medium Residential to the east and Very-Low Residential to the
west. The site is currently vacant except for some native vegetation.
The site slopes to the north at approximately 6 percent. The applicant
is proposing 3 primary elevations with 3 variations of each style.
Background:
The project was previously viewed by the Conunittee (Vallette, Tolstoy
Buller) on August 22, 1991. At the last meeting, the Co~nittee did not
recommend approval of the project and requested that the applicant
resubmit revised plans for their review addressing the Committee's
concerns. The Committee made the following comments:
Site Plan:
The Committee concurred with staff on those issues identified on
the comments dated August 22, 1991. (See attached) and recommended
that those items be incorporated into the plans as described below:
a)
The primary ridge line for elevation 1A-C should be broken up
for greater variation.
b) The side and rear elevations appear flat for Plan 1. The
elevations should incorporate pop-out elements for greater
movement in building planes.
c)
The river rock detailing on the left side of elevation 1B
provides an abrupt transition between the pop-out window
element and the chimney to the left. The Committee should
review the river rock detailing for elevation
d)
The river rock and brick detailing on the elevations should be
revised to finish off at a logical point. In addition, the
accents should be carried around the chimney element and the
rest of the front elevation.
e)
The roof line above the garage unit of elevation 2C should be
redesigned. all that is visible is roofing material for
16 feet vertically on the elevation.
DESIGN REVIEW COMMENTS
TT 14509 - BAAYOUN DEVELOPMENT
NOVEMBER 21, 1991
Page 2
f)
The elevations for Plans 2 and 3 appear to be almost identical
in roof lines, massing and detailing.
g)
Only 4 of the 18 units are proposed to be single story. Plan
1C should be incorporated into the plan to provide variation
in the streetscape.
In addition, the Committee recommended the following:
To maximize full potential for RV storage on all lots, the
Committee recorm~ended that: a) the 10-foot side yards be kept free
and clear of items such as gas meters, chimneys, etc. The
sideyards should also be widened where possible, to 12 feet,
instead of 10 feet (i.e. lots 8, 13, 14, 15, and 17 where the side
yards are slightly larger than required); b) a functional gate
system, consistent with the architecture should replace the solid
return wall fencing, a solid material, i.e. wood similar to the
garage doors.
Lot no. 5 should be flipped to "relate" to lot no. 4 (similar to
the south side - units form a "u" shaped open space).
The side yard fencing on lots I through 9 should be carried to the
northern property line to establish rear yard boundaries for those
units. A suggested material is wrought iron fencing.
The fencing on the east side of lot 1 should be of a permanent wall
structure to ensure privacy for the resident. In addition, the
material should match the project boundary wall.
The wall structure on the east side of lot 18 should be eliminated
beyond the return wall structure in the front yard area.
he use of a paving material (i.e. interlocking pavers with
concrete banding) along the drives would help to balance the widths
of the driveways with the massing of the buildings and the
landscape.
The return wall fencing between lots 1-18 should be placed
approximately 10 feet from the front elevation of the structure.
Staff Coments:
Most of the Design Review Committee comments have been addressed. Items
19, le, 2, 3, 4, 5, 6, and 8 have been incorporated into the revised
plans.
DESIGN REVIEW COMMENTS
TT 14509 - BAAYOUN DEVELOPMENT
NOVEMBER 21, 1991
Page 3
The overall massing of Plan 2 and 3 has
only change has been the hip element on
Plan 3.
remained the same. The
the front elevation of
The river rock detailing on elevation 1B and 3B should be carried
all the way across the elevation.
The use of a paving material along the drives would help to balance
the widths of the driveways within the massing of the buildings.
On October 29, 1991, a neighborhood meeting was held to get input from
all adjacent neighbors for the proposed project.
The primary concern has related to the obstruction of the view corridor
for those residents directly north of the proposed project. Staff notes
that this tract sits approximately 16-17 feet lower than the residences
to the north.
Design Review Cemnittee ACtion:
Members Present: John Melcher, Peter Tolstoy, Dan Coleman
Staff Planner: Anna-Lisa Hernandez
The Committee approved the project with the following revisions to the
proposed plans:
All detailing materials (i.e., brick, river rock, etc.) should wrap
across the front elevation and onto the side elevations to
terminate at the return fences.
The "false louvre" elements above the garage structure on elevation
1A should be eliminated for "true" louvre elements. The final
design and detail shall be subject to Planning Division review and
approval.
The wood detail trim piece over the garage door on elevation 1A
should be removed.
The roof line of the bay window structure appears awkward on the
rear elevation of elevation 1. The windows on the 45 degree lines
under the roof eaves should be eliminated.
Accent paving (i.e., brick pavers, stamped concrete, etc.) should
be added to the driveways to minimize and balance the width of the
driveways.
DESIGN REVIEW COMMENTS
TT 14509 - BAAYOUN DEVELOPMENT
NOVEMBER 21, 1991
Page 4
In addition to the above-referenced revisions, the Design Review
Comittee advised the applicant to hold a second neighborhood meeting,
prior to Planning Commission review, to address the view corridor issue
for those residents directly north of the proposed project.
DESIGN REVIEW COMMENTS
7:30 - 8:00 Scott
November 21, 1991
ENVIRONMENTAL ASSESSMENT AND VESTING TENTATIVE TRACT 14475 SAHAM3~
INVESTMENTS - A residential subdivision and design review of 72 single
family lots and 13 numbered lots on 113.2 acres of land in the Hillside
Residential District (less than 2 dwelling units per acre) and Open
Space District, located north of Almond Avenue between Sapphire and
Turquoise Streets - APN: 200-051-07, 55, 56, and 57.
Background:
This project has been reviewed by the Design Review Commlittee on several
different occasions as revisions have been made to the plans.
Generally, the mass and height of the units have been reduced to
minimize the two-story "box" appearance. The units have been redesigned
to step better with the terrain of the site. The street pattern and lot
configuration has been modified from the previous submittal to eliminate
the cul-de-sacs. One lot has been deleted from the previous submittal
(71 lots proposed).
The most recent Design Review was conducted on September 19, 1991. At
that time, the Committee (Tolstoy, Vallette, Coleman) recommended that
the plans be revised to address the following concerns:
Architecture:
Generally, the maximum roof pitch should not exceed 6:12. However,
there be selected lots where 7:12 and 8:12 pitches could be
utilized.
The Committee expressed reservations abut the use of barrel roof
tile. The applicant should provide samples Of proposed colors.
No "glazed" roof tile should be used. The applicant should provide
samples utilizing a dull finish.
Variation should be provided in the stone type proposed for the
elevations (i.e. flagstone, slate, etc.). Samples should be
provided for review.
Site/Grading Plan:
Slopes should be varied to provide a "naturalized" appearance
rather than a "manufactured" look.
2. Greater separation should be provided between units and trails
(i.e. lots 57 and 67).
DESIGN REVIEW COMMENTS
%~ 14475 - SAHAMA
NOVEMBER 21, 1991
Page 2
The Street "F" and Street "G" cul-de-sac bulbs should be pulled
south to minimize the impact to areas in excess of 20 percent, to
reduce the grading for driveways, and increase the spacing between
driveways.
Staff Coments:
The applicant has provided revised plans to address the Conm~ittees
comments. In reviewing the plans, the Committee should consider the
following:
Architecture:
The applicant has provided plans that lower the roof pitch of the
units previously reviewed. The applicant would like to use some
plans with the steeper roof pitches in the project to create
variety and interest. These units would be placed in less
prominent locations (i.e., interior lots).
The applicant will be providing samples of roof tile and stone
types for Committee review.
Site Plan:
The applicant has modified the grading of the site to create a more
naturalized appearance through gentler slopes. Staff is continuing
to work with the applicant on further refinements.
The northeast corner has been redesigned, eliminating the two
cul-de-sacs by shifting the Skyline Road connection between the two
cul-de-sacs to their north ends. Where the new Lot 42 is now,
there was formerly two oddly-shaped lots. The house plotting on
Lots 36-44, 43 and 44 is identical to the former plan, and the
house on Lot 42 has been shifted slightly to the south of the
former. In addition, the access to Lot "M" (the future CCWD
reservoir tank) was shifted to utilize Lots "N" (Forest Service
Road). The effect of these changes is:
a)
That the impact of grading to areas in excess of 20 percent
has not changed (because the house on Lot 42 wasn't moved).
No significant change in impact of grading to areas between 15
and 20 percent.
b)
That the grading for driveways has increased as described
below; however, grading design has been modified to
incorporate more contouring and variable slope grades.
DESIGN REVIEW C0~MENTS
T~ 14475 - SAHAMA
NOVEMBER 21, 1991
Page 3
Lots 36-40 - The house plotting and driveways remain
unchanged. Toe of slopes smoothed out (more
curvilinear).
Lots 4 - Different floor plan with front entry garage;
hence, a shorter driveway. Driveway grade reduced from
14 percent to 10.6 percent. By using a front entry
driveway, the net effect is greater driveway
separations.
Lot 42 - Driveway twice as long as before and steeper.
The deletion of the grading for former Lot 46 was
traded-off for grading of the realigned street.
Lot 43 - Driveway length increased from 125 feet to 200
feet; however, 20 percent grade changed to 13.2 percent
grade. The deletion of the grading for the reservoir
access at the end of the cul-de-sac (former plan) will
require cutting an access road into steep hillside at
rear of lot which will be visible from the street.
Lot 44 - Drive length unchanged.
c)
That the spacing of driveways has been increased: 1) by
reducing their number from 5 to 3 on the easterly cul-de-sac,
and 2) using a front entry garage on Lot 41 on the westerly
cul-de-sac.
Design Review C~,m-~ttee Action:
Members Present: John Melcher, Peter Tolstoy, Dan Coleman
Staff Planner: Scott Murphy
The Committee reviewed the revised architectural and site plans and was
pleased with the changes made by the applicant to address the Committees
previous comments. The Committee recommended approval of the project
subject to the following conditions:
1. The retaining wall along the water tank access road should be
treated to blend in with the natural area.
Native landscape materials should be used on all slopes to be
landscaped. The plant species should be coordinated with any
requirements Of the Wildland Fire Study being prepared for the
project.
DESIGN REVIEW C0~ENTS
~ 14475 - SAHAMA INVESTMENTS
NOVEMBER 21, 1991
Page 4
~ne applicant should work with staff on further refinements to the
grading plan to create a more natural and less manufactured
appearance.
Once all Technical Review Committee comments have been addressed, the
project can be scheduled for full Planning Commission review.