Loading...
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.