HomeMy WebLinkAbout2000/10/11 - Agenda Packet - Adj Wkshp CITY OF RANCHO CUCAMONGA
PLANNING COMMISSION
WORKSHOP AGENDA
WEDNESDAY OCTOBER 11, 2000 7:00 PM *
Rancho Cucamonga Civic Center
Council Chamber
10500 Civic Center Drive
Rancho Cucamonga, California
I. CALL TO ORDER
Roll Call
Chairman McNiel Vice Chairman Macias __
Com. Mannerino Com. Stewart__ Com. Tolstoy__
II. NEW BUSINESS
A. ENVIRONMENTAL ASSESSMENT AND VICTORIA COMMUNITY
PLAN AMENDMENT 98-01 AND ETIWANDA SPECIFIC PLAN
AMENDMENT 98-01 - AMERICAN BEAUTY DEVELOPMENT CO.
- An overview of the land use and village concept for a proposed
project known as the Victoria Arbors Village on approximately 420
acres in the Victoria Community Plan and the Etiwanda Specific Plan
area, generally bounded by Base Line Road to the north, Day Creek
Channel to the west, Etiwanda Avenue to the east, and Foothill
Boulevard to the south - APN: 227-201-04, 13 through 18, 22, 28
through 31, 33, 35, and 36; 227-161-10, 21, 24, 28, 33, 35, 36, and
38; 227-171-3 through 8, 10 through 13, 19, 20 through 23, and 25;
227-201-4, 13 through 18, 22, 29 through 33, 35, and 36; and
227-211-07, 28, 30, 39, and 40.
II1. PUBLIC COMMENTS
This is the time and place for the general public to address the commission. Items
to be discussed here are those which do not already appear on this agenda.
IV. ADJOURNMENT
The Planning Commission has adopted Administrative Regulations that set an
11:00 p.m. adjournment time. If items go beyond that time, they shall be heard
only with the consent of the Commission.
* Meeting will occur immediately following regular Planning Commission meeting
Gail Sanchez, Planning Commission Secretary of the City of Rancho
Cucamonga, or my designee, hereby certify that a true, accurate copy of the
foregoing agenda was posted on October 5, 2000, at least 72 hours pdor to the
meeting per Government Code Section 54964.2 at 10500 Civic Center Drive,
Rancho Cucamonga.
Page 2
Vicinity Map
Planning Commission
Workshop
October 11, 2000
~ ' hland
19th/210
Line
!
~ Foothill
Arrow
I
I
(13
c 4th
City of Rancho Cucamonga
THE CITY OF
I~ANCfl 0 CUCAMONGA
DATE: October 11, 2000
TO:. Chairman and Members of the Planning Commission
FROM: Brad Buller, City Planner
BY: Nancy Fong, AICP, Senior Planner
SUBJECT: ENVIRONMENTAL ASSESSMENT AND VICTORIA COMMUNITY PLAN
AMENDMENT 98-01 AND ETIWANDA SPECIFIC PLAN AMENDMENT 98-01 -
AMERICAN BEAUTY DEVELOPMENT CO. - An overview of land use change and
village concept for a proposed project known as the Victoria Arbors on
approximately 420 acres in the Victoria Community Plan and the Etiwanda Specific
Plan area, generally bounded by Base Line Road to the north, Day Creek Channel
to the west, Etiwanda Avenue to the east, and Foothill Boulevard to the south -
APN: 227-201-04, 13 through 18, 22, 28 through 31, 33, 35, and 36; 227-161-10,
21, 24, 28, 33, 35, 36, and 38; 227-171-3 through 8, 10 through 13, 19, 20 through
23, and 25; 227-201-4, 13 through 18, 22, 29 through 33, 35, and 36; and
227-211-07, 28, 30, 39, and 40.
ABSTRACT: The purpose of this workshop is to review proposed text and graphic changes to
the Victoria Community Plan.
BACKGROUND: In January of 1998, the applicant submitted multiple land use amendments to
the City. Because there were substantial changes to the land use, an Environmental Impact
Report (EIR) was required. The EIR was completed and processed according to California
Environmental Quality Act (CEQA). In July of 1999, with the Planning Commission
recommendations, the City Council certified the EIR to be complete and adequate; however, did
not approve the land use amendment. With regards to the proposed land use changes, the City
Council raised the issue of the appropriate land use for the super-block generally bounded by
Base Line Road, 1-15 Freeway, Day Creek Channel, and Foothill Boulevard. The super-block
included the proposed project area. In particular, the City is concerned with the transition of
density from residential areas to the regional mall site and the appropriate land uses
surrounding the historic winery. The reasons for the concerns were: there was a strong
sentiment to preserve the existing winery, and the City was taking on updating the General
Plan. Both the Planning Commission and the City Council felt uncomfortable in reviewing and
taking action on the proposed land use changes without the completed General Plan Update.
Sensing that the Planning Commission and the City Council would not be supporting the
proposed land use changes, the applicant requested to put his land use applications on hold
indefinitely. Now that the City's General Plan Update is progressing steadily, and in anticipation
of a future regional center proposal from Forest City Development Company, the applicant
requested to re-activate the proposed land use amendments.
ITEM A
PLANNING COMMISSION STAFF REPORT
VCPA 98-01 AND ESPA 98-01 - AMERICAN BEAUTY DEV. CO.
October 11,2000
Page 2
ANTICIPATED DEVELOPMENT APPLICATIONS IN VICTORIA LAKES (ARBORS}: Staff
believes that development applications in this super-block are accelerating since the City's
General Plan update is in progress and a future regional center will be proposed by Forest City
Development Company soon. Because they have been attending the General Plan
Subcommittee meetings and understand the direction the City is heading toward for land use in
the super-block, the applicant requested reactivation of their applications. They have been
working in concert with Forest City in jointly molding the development concept. They are the
largest landowner and have a big stake in this super-block. More importantly, according to the
applicant, they have to meet certain critical milestone for their proposed project and report to
their financial partners, the Advanti Group. Following is a list of the applications from the
applicant and the anticipated ones from the City and Forest City Development Company:
A. American Beauty Development Company
1. General Plan Amendment to change the land use to Mixed Use.
2. Victoria Community Plan Amendment to change the land use plan, the Lakes village
to Arbors village, circulation concept, and various text and graphics within the
document.
3. Etiwanda Specific Plan Amendment to move approximately 27 acres from the
Etiwanda Specific Plan to the Victoria Community Plan and change the land use
from Office Professional to Mixed Use.
4. Master Plan to establish development standards and design guidelines for both
single family and multi-family development.
5. Tentative Tract.
B. City of Rancho Cucamonga
1. City initiated Victoria Community Plan Amendment to change the name of Victoria
Lakes to Victoria Arbors. The amendment from American Beauty Development
Company only applies to their project boundary and does not include the regional
center and various parts of the village. The proposed City initiated amendment is to
remove the technical issue of having two names in one village.
C. Forest City Development Company
1. General Plan Amendment to change the land use to Mixed Use. This amendment
would not be needed if the City's General Plan Update were to be completed in time.
2. Victoria Community Plan Amendment to change the text and graphics related to
commercial use and the regional center.
3. Master Plan to establish development standards and design guidelines for
commercial development and the regional center.
PLANNING COMMISSION STAFF REPORT
VCPA 98-01 AND ESPA 98-01 - AMERICAN BEAUTY DEV. CO.
October 11,2000
Page 3
VICTORIA COMMUNITY PLAN AMENDMENT
A. Land Use Concept. The land use concept proposed is a Mixed Use Zone. It is based on
the direction of the City's General Plan Update and the Subcommittee. Exhibit "E" shows
the proposed Mixed Use zoning boundary for the proposed project. The remaining areas
that are "not-a-part" within the entire village will be subject to separate General Plan and
Victoria Plan Amendments or the citywide General Plan Amendment slated tentatively in
the first quarter of 2001. A proposed Mixed Use Zone will allow a range of residential
uses from Low to High density, a mix of commercial, community, and civic uses, and a
mixed use of commercial with residential above. Based on the applicant's proposal, the
core of the village, which is bounded by Base Line Road, Foothill Boulevard, Day Creek
Channel, and Etiwanda Avenue, can be divided into three main neighborhoods in land use
arrangement. Between Base Line Road and the future Church Street is the more single
family oriented neighborhood. Between Day Creek Boulevard and Day Creek Channel,
south of the future Church Street, is a neighborhood with a mix of multi-family residential
and commercial uses. The last neighborhood is the regional center.
Staff Comments: Staff believes that the proposed Mixed Use Zone is consistent with the
direction of the City's General Plan update. Through the requirement of a Master Plan,
the final arrangement and pattern of residential land use densities, commercial, and
civic/community uses, and the buffering of incompatible land uses will be established.
This is very important that at the time of developing a Master Plan, strong development
and design criteria on the arrangement of residential land use and the proper transition of
residential density with higher density such as condominium and apartments adjacent or
mixed with commercial would be set up. For the commercial-oriented land uses including
the regional center, a separate Master Plan should be developed at the time of
development. The Design Review Committee/Planning Commission will have the
opportunity to review the Master Plan through a series of workshops.
B. Villa.qe Concept. The purpose of a village concept is to establish a distinctive character of
a village by describing its looks, features, design, and flavor. The Victoria Lakes concept
has a dynamic and urbane look. With the outgoing lakes concept, the applicant has to find
a substitute distinctive character. Because there is community sentiment in preserving the
existing winery located at Base Line Road, the applicant tries to capture this and creates a
winery theme and uses it as the essence of the entire village. By describing the design
and architectural elements typically found in wineries or wine countries, the applicant
hopes to establish a winery character for the residential development. According to the
applicant, those described elements will be expanded in the future Master Plan design
guidelines for the residential neighborhoods. The village features a school, park,
demonstration vineyards around the winery as a buffer, multiple greenways, paseos and
trails linking residential neighborhoods to the school and park and regional trails such as
along Day creek Boulevard, and a strong north/south central spine street from the winery
south to the heart of the regional center terminating at a village green or square. In
addition to establishing the flavor of the residential neighborhoods, the applicant describes
the flavor of the regional center as a "downtown main street open air mall." Graphics or
pictures depicting the flavor of the central spine street are shown in the plan.
Staff Comments: The current Victoria Lakes village is unique in design using the lakes
as a strong central unifying element for the entire village. However, the winery-flavor
PLANNING COMMISSION STAFF REPORT
VCPA 98-01 AND ESPA 98-01 - AMERICAN BEAUTY DEV. CO.
October 11,2000
Page 4
village concept proposed by the applicant merits consideration. The following are staff
responses to the general concept:
1. Add language in the residential portion of the village concept to state that small lots
(5,000 square feet and less) should have superb, sophistication, and innovation in
subdivision design and housing products, and reference that the illustrations of
innovative housing products are provided in the future Master Plan.
2. The applicant must demonstrate how the buffering vineyards south of the winery
facility can be privately maintained without burdening City's resources.
3. The connection between the linear park, Victoria Park Lane, at Base Line Road and
Victoria Loop Road is very weak. The intersection should have a special treatment
and should be provided with a significant entry as a linear park/trail component to the
central spine street. The Victoria Loop Road should then revert to a typical traffic-
carrying street.
4. The central spine street should be the extension of Victoria Park Lane and resume
the planned community concept in its street width (133 to 180 feet) and trail
continuation, but in a formal configuration responding to the axial street design. This
central spine street serves as the focal point of the residential portion of the village
and is intended to connect to the future regional center through an open space
village green and square. To make this central spine street a focal point and
pedestrian friendly, staff has the following suggestions: the street pavement should
be kept to a minimum as deemed safe by the City Engineer, a Class I bike path
should be provided to one side of the widened parkway, a centralized theme of
amenities should be provided in the median island such as arbors with showcase of
grape varieties, pedestrian friendly street furniture, water elements, display of art
pieces, etc.
5. The Illustrative Concept Plan (Exhibit "F") shows the central spine street terminates
to a curvilinear village green. Staff recommends that this curvilinear village green
should maintain its strong axial design. When this central spine street terminates at
the village green, a landmark, for example a tall clock tower, should be provided.
The strong axis of the central spine street and the village green in Victoria Arbors is
equivalent to the Washington Monument in Washington DC.
6. According to the Engineering Division, to ensure pedestrian safety and comfort
within the median island of the central spine street, a minimum width of 40 feet is
needed. Also, within City maintained areas, demonstration vineyards, viticulture
and/or agriculture displays and landscaping should be discouraged. Instead, the
grove imagery of citrus or other orchard crops could be promoted through formal
ornamental tree plantings.
7.' Lack of greenways and paseos for the neighborhood west of Day Creek Boulevard
south of future Church Street
8. School and Park. The location of a school and park was considered previously by
Etiwanda School District and the Park and Recreation Commission. To date, staff
has not heard from the school district that they are in opposition to the site. Staff has
PLANNING COMMISSION STAFF REPORT
VCPA 98-01 AND ESPA 98-01 - AMERICAN BEAUTY DEV. CO.
October 11,2000
Page 5
scheduled the review of the park site for October 19, 2000, Park and Recreation
Commission meeting. The graphics showing the design of the park is for illustration
only, and is subject to Park and Recreation Commission review and approval.
9. One of the amendments is to move 27 acres located at the northwest quadrant of
Etiwanda Avenue and Church Street from the Etiwanda Specific Plan to the Victoria
Community Plan and to change the land use from Office Professional to Mixed Use.
Strong language referencing the use of development standards and design
guidelines of the Etiwanda Specific Plan for development projects within 150 feet
along Etiwanda Avenue is a must.
10. Master Plan. The Master Plan to be developed for the village must include
standards and guidelines on subdivision and home product design. If small lots are
proposed, a higher degree of specification should be provided in the Master Plan to
ensure that there will be a compatible fit with the surrounding land uses and home
products.
11. Regional Center. The proposed concept describes it as a "downtown main street
open-air mall." Redevelopment Agency has requested the "open-air mall"
description be taken out until the City has received a development proposal from
Forest City Development Company. At that time, the developer will be amending the
Victoria Community Plan to reflect their concept of the regional center and the
related commercial uses.
C. Staff Comments on Text and Graphics of the Community Plan Chanqe.~: Staff returned
the first draft of the proposed Community Plan changes with comments to the applicant in
September. The applicant agreed to revise the text and graphics to address staff
comments. On October 2, he resubmitted a second draft incorporating many comments
from staff in the document (Exhibit "B). Staff has additional comments on the second draft
as marked on the document.
RECOMMENDATION: Staff recommends that the Planning Commission review the proposed
changes to Victoria Community Plan and direct the applicant to revise the text and graphics to
address the comments as marked and as outlined above. Staff recommends that the item be
reviewed by the Planning Commission again at the next meeting (October 25, 2000) as another
workshop.
City Planner
Attachments: Exhibit "A" Excerpts of Victoria Community Plan That Need Changes
Exhibit "B" Proposed Changes to Victoria Community Plan
Exhibit "C" Current Land Use Plan in Victoria Community Plan
Exhibit "D" Proposed Land Use Plan in Victoria Community Plan
Exhibit "E" Super-block Development Applications
Exhibit "F" Illustrative Concept Plans
/ Area i will be a residential village called Vi¢%oria Groves
/" and will contain a multi-use open space, which will use the
exis~fng'~-ep.~'r' e:ee grove~on'the-old .f,-rm fas.
Area 2 will be a residential.village called victoria
VineFards and its thematic character will' be generated by an
active use park in its center with combined school and
¢orm~unit~ faci!it~.
Area 3 wi~-~~ become a residential village called Victoria
Windrows. Its central open space will ~e a more passive
park with a small lake as its ~ocus. The design of this
park will extend and reflect the existing E=iwanda character
with a plan~ing design ~hat utilizes the existing windrows
and palm trees.
including a se~S, each surrounded.b~ a successi:n
cf land uses from residential to office to commercial,
oulmina:ing in a Regional Shopping Center a= Foothi!! and
=he Devote Treeway.
C C.~AT~ A COF/~UN~T~. W~33w. OPEN SPAC-i S!$T~---'4 - A "LINEAR PARK" · - THAT TI?S TH.~ VILLAGES TOG~T.~ A~ND CONN,'eTS TO TH~-
~XISTING AND PROPOSED CIT~ A~ND COUNTY OPEN S~AC.T, SYST-~4S.
Victoria Linear Park will connect each of She Villages'
Central ope~ spaces ~nd~ in 'turn, connect the residential
portions of the community together. The park will have a
rustic, natural feeling: informal tree masses and
na=ura!ized shrubs and grasses, meandering pedestrian an~
bicycle trails will run the entire length, providing a
framework for community activity.
D CREATE A RECREATIONAL TRAIL SYST=M THAT ENCOURAGES
pEDESTRIAN, BICYCLE AND EQUESTRIAN CIRCULATION
A system of trails will weave throughout the community,
connecting residential areas to one another, and to the
community open space system. The trails will connect the
community with the regional open space and trail system along
Day Creek and Deer Creek.
The trail system will take various forms: sometimes along
roads, between different land uses, through residential
areas, or within open space corridors. It is a system which
is adapted to its particular location yet ties together as an
uninterrupted connecting system.
The diagram shows conceptually how the open space and trail
system will work to accomplish this.
2 9 REVISED DATE
CREATE AN OVERALL LANDSCAPED URBAN ENVIRON'KENT WHICH IS
· PERCEIVED AND USED AS A SPECIAL PLACE BY THE RESIDENTS AND
VISITORS OF VICTORIA, THE CITY OF RANCHO CUCAMONGA, AND THE
RFnION.
The special landscape quality of Victoria will be created 'by
using -the establishe~ local landscape vocabular~'thr0ughout
the new community. The windrow style of planting - trees
with a vertical growing habit that are planted in a closely
spaced linear pattern - will be found throughout Victoria as
Special Boulevards, adjacent to utility corridors, and
weaving through residential areas as part of the trail
system. The naturalized landscape character of Victoria-
Linear Park is an extension and enrichment of the rustic
quality that pervades the planning area.
The lake syste_.m is a dramatic .ew element which will
reinforce the connectzon between the residential and
_
/
-
'~THE VICTORIA COMMUNITY LAND USE PLAN
On the following pages is the land use plan for the planning
area. On this diagram, the integrative open space elements
that unify the residential and commercial uses. of each
village have been illustrated. Victoria Groves, Victoria
Vineyards and Victoria Windrows each have a multi-use
community facility as the central village amenity. Victoria
Linear Park links these open spaces together and provide one
continuous pedestrian and bicycle trail system for the
entire community. At the terminus of Victoria Linear Park,
adjacent~to Victoria Lakes, is a large community recreation
facility. A lake overlook at this loc~tion will allow views
into the heart of the regional center.
connection to the regional center is provided by the public
pedestrian and bicy~%e trails of Victoria Lin-ar Park, which
follow the lake edge into the regional center. 'The
residential areas are connected to the central community
open space of their village by the trail system.
The focus of urban activity is the regional shopping center.
The lake s~stem actually comes into th~ heart of the
shaped center, creating an active exciting place for people
with a mix of civic, community and commercial activities
along the lake edge. Surrounding the regional center will be
related commercial businesses, offices and some residences.
Within each Village, a convenient neighborhood shopping
center will serve the everyday needs of Village residents.
The goal is to provide a balance of commercial activities
within Victoria and Rancho Cucamonga ~hat encourage a more
interesting and diverse city and promotes the conservation
of energy and natural, resources by placing these facilities
close to the people who will be using them.
3'
PROPOSED ..... FWY. ! ,~; *
LM
BASELINE h-
z uJ
,-J ....... '* · - ~ w' ** "*~,.~
COMMUNITY PLAN
Victoria
A Planned Community
in Rancho Cucamonga
LAND USE LEGEND
RESIDENTIAL ~
COMMERCIAL
CF Community Fadli~y
RC Regional Center
NOTE: Ha,checl area represents pr,va,e,y he,c~ ~ J~
~..~.oti.~h. pl...~co~...u.,y REVISED DATE 04/15/98
38
/, ~._ PROPOSED FWY
...... HIGHLAND
VC L
L
L
LM
LM
LM
ILM LM
_~ LM
LM
M
~ ;ELINE
LM
MH
..~ ., COMMUNI~ PLAN
~ ~ ~ / Victoria
~ ?" A Planned Communi~
..' in Rancho Cuca~o~
LAND USE LEGEND
~HILL RESIDENTIAL
M M~ium 8-14 DU/A
COMMERCIAL
:" ~ CF Communi~
REVISED DATE 04/15/98
h a r' ' k '
relationship of the residential, commercial and recreational land
uses surrounding the lakes which become the village's central
open space. The intent is to create a high quality, water related
community, with an active, people-oriented water edge that serves
the'residents of the Victoria Lakes Village, the entire community
of Victoria, and the City. of Rancho Cucamonga in general.
VI?J~GE
The most gracious entrance to residenti,z portions of the Village
is on Victoria Park Lane at Baseline. North of Baseline, Victoria
Linear Park's landscape character and design is similar throughout
its entire length. South of Baseline, however, Victoria Park Lane
takes on a more formal character, with regularly spaced trees.
Victoria Park Lane terminates at a large circular pedestrian plaza
at the north end of North Victoria Lake. Victoria Park Lane
terminates at a large circular pedestrian plaza at the north end
of North Victoria Lake. There will be a lake overlook at this
point, a destination where pedestrians and bicyclists can gather
and lock across the open vista created by the lakes and lakes'
edges. A conceptual plan of the pedestrian plaza is shown below:
[1] This circular pedestrian plaza shall be softened to reduce
the impact of the amount of hardscape.
PEDESTRIAN PLAZA: '-----'--'" ----
7 3 REVISED DATE
'TME VILLAGE =_DGES
The Village edges a:e =be rai!=oad =racks on =he Nor=h,
E=iwanda Avenue on =he ~as=, =he Devote Freeway on =he
$ou=heas= and Day Creek on the Wes=. The e~ge =rea~men= fo=
E=iwanda Avenue and =he railroad =racks have been discussed
previously. The progosed ~=eat. men= Of =he Day Creek riCh=-
of-way and =he adjoining Sou=hem California Edison cor:idor
is shown i= below. Beoause of =he excellen= =[sibili=y of
=he sou=hem half of =he Village from =he Devote Freeway,
mos= of ~5e land adjacen= ~ =he freeway will be occupied by
=he regional shopping CCh=er and rela=e~ oo~er¢ial
scores for freeway visibili=y and access, and =he needs of
=he residential communi=y for buffering from =he freeway.
PUBLIC PA~.K AT NORTH VICTORIA LAKE
Along the western edge of North Victoria Lake, a public park
facility will be located. This park will serve the entire
community and provide uses compatible with the character of the
lake. Lake edges will be public to provide maximum access to
this special park. A conceptual plan of the park and lake is
shown on page 76a.
REGIONAL RELATED USES ON LAKE EDGE
The regional related uses adjacent to South Victoria Lake would be
compatible with both the residential community to the north and
the regional center to the south. Some commercial activity, 'such
as restaurants, etc., would be appropriate in this area.
Additional residential uses, should they be necessary, would also
be appropriate on the lake. edge.
TRAILS FOLLOW LAKE SYS~'~M INTO HEART OF THE REGIONAL CENTER
[3'] The park and trail system of Victoria Park Lane shall
continue around both sides of all three lakes down to Miller
Avenue where it is expected to cross Miller and continue into the
regional center.' The q~ality of the edge, that is, whether it
appears as
a natural lake edge or an urban water edge may vary. [3]
However, the lower lake edge shall be designed with a more urban
water edge, such as bulk-heads. The Natural Lake Edge cross-
section shows a typical eight-foot trail and edge condition at the
lake in the residential areas along North Victoria Lake.
A cross section depicting a portion of the trail system that
connects the lake area to Victoria Loop Road between the
residential areas east of the lakes is shown on page 76a.
76
'~J) '7 REVISED DATE :- ": '
I
PARK / LAKE CONCEPT
TRAIL SECTION
(Scc Page 77)
I
~ ....... ,. ,:.:/ ILLUSTRATIVE CONCEPT PLAN
~ ~.~% ./,, .? . VICTORIA LAKES SOUTH
~ ~1 ~'?~[~ .,' AND REGIONAL CENTER
:~" '~' ' Victoria
.... ,~...,~. ~ Planne~ Communit~
in ~aneho Cucamon~a
77
~EV~SED DATE
P, ESIDENTIAL LAND USE IN VICTORIA LAKES
The residential.land uses of this village will be consistent with
the character of the place that is being proposed. Residential
densities will range from Low-Medium to Medium-High in this
village. The Low-Medium residential (LM) designation allows from
4 ~o 8 dwelling units per acre. The Medium-High Density
residential land use category (MH) includes housing products in a
range of 14 =0 24 dwellings per acre. Because of their location
on ~he lake edge these dwellings will be of quality character and
highly desirable, matching ~heir unique se~ting.
78
4/13/89
REVISED DATE
VICTORIA ~KES
,r /' COMMUNITY PLAN
'~'",' "~' Victoria
.: / A ~ann~ ~mmun~
" ~ ~o Cu~monga
7 9 REVISED DATE
~EGIONAL CF2~T~ IS ~ FOCUS FOR VICTORIA
The regional center will be the commercial focus of Victoria and
of the region (which extends beyond the City of Rancho Cucamonga
to include western San Bernardino County). It is important that
this center fulfill its role as the active terminus of the
community-wide open space system, and as an outstanding regional
commercial facility. The array of department stores and
commercial activities that typically fill a regional center will
be a great credit to the city of Rancho Cucamonga, both in the
image it creates for the city, and in the revenue it provides
through sales taxes collected by the regional center merchants.
The pedestrian plaza and trail system that connects the center to
the community will make this development a unique place that will
function as the civic plaza for Rancho Cucamonga, and where many
public functions can occur.
On the following page is an illustrative diagram showing the
character of the center's north entry that will make this place
exciting, people-oriented and active. This entry, to the regional
center is conceptually designed to function in concert with the
entry to the Regional Related uses directly north across Miller
Avenue. The potential for two specialty restaurants at this
location would include water features flanking their entry. The
trail system will have direct, convenient access to the center
from the expected specialty restaurant uses.
~ 8o
I~EVISED DATE
DEPT. STORE 6
81 REVISED DATE
TYFICAL REGIQNAL RELATED LAND USES
The category called Regional Related Commercial and Office
Use includes those activities that typically orient
themselves to a regional center, but, for various reasons,
do not need to be contained within the center itself. Below
is a conceptual diagram that shows how these various uses
may fit into a coherent pattern. The illustration is not to
be construed as a specifically proposed plan at this time.
/
,
~ "' ~SVIS~D DATE
PUBLIC %~NSPORTANDMASS TRANSIT
Victoria will accommodate several levels of public transportation.
At a local level, mini-bus service on Victoria Park Lane could
provide effi6ient community access to the regional center and
related commercial and office uses from the residential villages.
city-wide bus service on arterial roads will assure adequate
connections to city services and facilities. Should rapid transit
facilities be built within the existing railroad right-of-way, the
plan proposes a possible location for a rapid transit station at
Baseline and Day Creek Boulevard.
95
REVISED DATE
COMMUNITY FACILITIES
The Victoria Community Plan will provide community
facilities to meet con. unity needs. These facilities will
be conTenient tO village residents and. will minimize
dependence on facilities outside the community,
PARKS ~ND OPEN SPACE
Parks and open space have been integrated into the community
to form the character and identity of each individual
village, as well as Victoria as a whole. This will be
accomplished by locating park and community facilities at
the center of each village, connecting the residen=ial areas
to the central facilities via an extensive trail system, and
then connecting eaoh village open space by Victoria Linear
Park. Village Parks in residential areas will be large
enough to accommodate facilities for use by all village
residents. Placing parks next to school playgrounds and
facilities will also maximize efficient use of community
open space.
The lake system will serve as the open space for ~he re-
sidential, commercial and o:fice spau=~ Lha~ surround them,
and as--e.-r-~n:ergra:ive open space eiemen~ for all of _
victoria. This is assured by the public lake edge, which
will be accessible to all, and ~_he sequence of land uses on
the lake which will create an exciting transition from the
residential land uses to the north, and the regional
commercial center at the southern terminus.
In addition to the open space provided by Village parks,
Victoria Linear Park, and the Victoria Lakes open space
is part of the flood control or Southern California Edison
will serve many community needs. Where appropriate,
regional =rail connections can be made through the Day Creek
97
or Deer Creek flood control channel right-of-ways. ~dison
corridors can provide land for a~ricultur~! uses such
turf farms, nurseries, orchards, or community ~ardens.
Flood control land and public utility corridors will
otherwise remain in a natural condition, providing habitat
and refuge for native wildlife.
SCHOOLS
Schools have been planned for Victoria to complement and
reinforce the open space system. They will be located close
to the village parks in the residential neighborhoods, and
access by foot or bicycle via the trail system is assured.
Joint use of school facilities for broad come, unity needs
will be encouraged to make the schools a hub of activity for
village activities.
CHURCHES
In addition to the several sites that exist within, the core
planning area, this Plan has proposed several new si=es.
They are indicated on the Land Use Plan. Other arrangements
are also encouraged for religious groups including:
a. Shared facilities at local schools. Though this is not
a suitable permanent solution, it can serve temporary
needs.
b. Shopping centers or adjacent to shopping centers,
including Village Commercial, Regional Related and . ~
Regional Center, are permissible locations for
churches. They can share use of the commercial uses
parking during the off-hours of Sunday morning.
c. Condominium churches permi= joint use church complexes
and a reduced land cos= for church groups, such
innovative uses and plans are encouraged wi=bin the
?fanned Community.
CONSERVATION Of RESOURCES
Wi~n;n the Planned Community many e!~men:s have been
struc=ured to provide for ~he conservation of resources.
The following discussion sum:=arizes how this is
accomplished.
USE WATER FOR PLANT MATERIALS WHERE THE COMMUNITY BENEFITS MOST
wa=er will be conserved whereve= possible by using low
maintenance or drought to!erat= plan= material. For
example, Vic=oria Parkway will have a rus=ic, naturalized
charac=er urea=ed by informal plan=ings of trees, shrubs and
grasses. This %aracter exis=s now and is a conscious way
of ex=endim% the na=uralized landscape =o crea=e a s=rong
c~-'~unity identity. Allo~ing t. he grasses and shrubs =o
es=ablish a naturalized character will preclude the
necessi=y of ware=lng =hese plan=s heavily in ~he ~ryer
mon=hs and will lower fu=ure main=enance costs.
Conserving wa=er in naturalized areas will allow the use of
water where i= will be mos= effec=ive for intense co-~unity
use, such as in ~he parks and lakes. The parks, =herefore,
will have some lawn areas which will acc~odate =he many
· uses ~hat require a well main~ained lawn.
~ALAKE S¥ST~ANS~VEWATF~ ~
A properly ins=ailed and well main=ained lake sys=em also
conse=ves wa=er in several impor~an= ways. Firs=, for lakes
of ~.he size proposed in this plan, the ac=ual water use on a
yea= =o year basis is about the same or less as for an
equivalent amount cf carefully cultured open space. They
will ao=ually use less water =hah an e~uiva!ent amoun= of
land in the same place used as a golf course. Second, a
properly designed lake will minimize percolation of water into the
ground water table, so that actual net losses will only be due to
evaporation. Third, the lake system could use recycled water,
should it become available. The lake system is not used as a
conveyance for project storm flows. During storm conditions,
North and Central Victoria Lake inflows from direct precipitation
over.the water surfaces.an~ the surrounding lake edges can
overflow and spill into South Victoria Lake from which flows are
directed to Day Creek. Finally, a body of water of the size
proposed by this plan will have a greater impact as a un~e
environmental ameni_~y than an equivalent amount of well irrigated
open space, and at the same time could result in a net water
savings. In the case of Rancho Cucamonga, a lake solution is the
most resourceful way to develop an interesting and viable
community center.
EXTENSIVE TRAIL SYSTEM ENCOURAGES USE OF BICYCLES AND PEDESTRIANS
Trail systems work best where they connect the community
residents to the places they use most. The trail system in
victoria is extensive'and will provide the connection that
will be most useful to its residents. Direct access is
provided to local parks and schools, to village commercial
centers, to regional trails and open space, and to other
villages. On a regional level, connections will be made to
the community's major commercial centers, to the developing
industrial center and =o neighboring Terra Vista. A
Community Trail is planned along t. he north side of Miller
Avenue that will connect the village =o the greenway trail in
Terra Vista. This system will encourage bicycles and
pedestrians thereby reducing automobile traffic and improving
air quality.
100
STATISTICAL SUMMAR~
STATISTICAL SUMMARY
PLANE'VOLVES THROUGH TIME
The purpose of this section is to explain how residential
density and the amount of acreage devoted to the land uses
proposed can work together to make the Victoria Community
Plmn-a-reality. As the plan is presented here, the optimum
residential yield is 8,255 dwelling units, or approximately
residential dwelling units per acre within the planned
community.
SUMMAF' ' OF LAND USE ACREAGE
The following acreage~ represent the proportions devoted to
each land use as shown on the Land Use Plan.
These calculations are based on planimeter readings and are
subject to corrections based on an accurate survey. ~
LAND USE ACREAGE
!. Cu~u,~er ci al Acres
Regional Center (including lakes
within Regional Center area only) !00
Regional Related Commercial
Village Commercial Centers 35
2. Community Facilities
Schools 40
3. Parks, Lakes and Community Trails
Village Parks (The Groves, The Vineyards,
The Windrows, including lake in
Windrows Park) 40
Lakes and Lake Edges (Village of Victoria
Lakes only, no= including lakes in
Regional Center area) 20
Victoria Linear ?ark (not including paved
area of Victoria Psrkway) 35
Con, unity Trails 5
4. unimproved O~en Soace
Southern California Edison Corridors 170
· "~ay'Cf~k'Channel; 'Ylood'Control Basin' ..... 1~5 ......
Southern Pacific Right-Of-Way 25
Roads
Milliken, Highland,Baseline,
Foothill, Day Creek
Boulevard and paved area of
Victoria Parkway (pavement width) 120
7. Residential Land Uses 955
4~ Land Within Planning Area Not A
Part of 21armed Comunity 280 ~ ·
Total Planning Area Acreage 2150
APt:::ROACH TO RESIDENTIAL BENSITY
The Land Use Plan for Victoria contains six different kinds
cf resided=ia! land use designs=ions. As described in the
plan, ea :esiden=ia! land use designation will contain a
varieay ¢: housing types at various densities that are
ccmpatib!e with that land use designation. Generally, the
types of housing products allowed within a given land use
area will be in a specific density range. These density
ranges are summarized in the following chart:
RESIDENTIAL DENSITY RANGES
Low Density
Single Family attached and detached 2-4 Dwelling
homes on large lots, or clustered to Units Per
maximize the effective use of open space Adjusted Gross
Acre
Low Medium Density
Single family attached and detached 4-8 du/A
homes on lots varying from 3000 ~F to
7200 SF
Medium Density
Attached single family homes, ~-'14 du/A
including duplexes, fourplex/
condominiums, townhomes (front'and
rear loaded) and condominiums.
Detached homes may be possible at-the
lower end of the density range.
Medium High Density
Multifamily homes with common open 14-24 du/A
space
High Density
Multifamily homes; .typically a 3 story 24-30 du/A
building with covered and uncovered parking
THE OPTIMUM YIELD CONCEPT
Although a density range is a useful tool in determining the
upper and lower quantity of residential units proposed for
any land use, it is misleading to use as ~he preoise guide
107
in de~ ' ~
.__m~n_ng the actual number of dwe~!ing units ~
any specific village or land use category when both the city
and its developers must commit a cetain level of expenditure
to implement the plan. Therefore, the method of dealing
with densit~ in this plan is based upon a realistic
understanding of units which are necessary to provide the
amenities described, the ~nfrastructure needed, and the
demands of the housing market. This number of units, or
optimum yield, has been established for each vi!lace as an
optimum number of units for that area based on the
residential and community uses within that village. This
planning approach provides density control, allows future
flexibility, and establishes a realistic allowance for
planning infra-structures. The key is to provide enough
units of housing to assure housing needs can be met from
local employment growth at prices locally employed workers
can afford.
A RF_ALISTIC APF,qOACH TO AE$1DI=NTIAL DENSITY
Several reasons point to the optimum yield approach: First,
simply using the density range as a multiplier for each
respective land use acreage produces a numerical range of
dwelling units that is artifica!ly skewed on both high and
low endS. The high end number of dwelling units assumes
that %very land use'category could be developed at the
maxL~xum density'allowable. This does not reflect the
in~ention of The William Lyon C~mpany nor market needs which
mus= be met over a long period of time. initially, lower
density will be needed most, but as the area matures, the
majority of housing required to meet the City's needs will
have to be met by attached housing. The low number of
dwelling units is also unrealistic in that it .would force
prices too high, and thereby not. allow the developer to meet
the need for housing genera=ed by the expanding local
employment base. The optimum yield approach proposes an
optimum number of units based on a sound understanding of
what could reasonablY be built on this site, retaining
benefits both for the City of Rancho Cucamonga and the
developers over a long period of time. This assumes a
.n
balance between short and long term needs for housing= ~
the short term, a majority of detached houses; in the long
term, a majority of attached ownership houses. The optimum
yield allows for adequate infrastructure planning and
commitments to open space and recreational facilities.
Other amenities and necessities can be properly sized and
space allocated. Second, there are actual housing types
that yield specific residential densities within the density
range of each land use category which are most realistic.
For example, category 'LM", single family residential,
includes products that yield from 4.5 du/acre to 6.8
du/acre. In determining the expected yield of dwelling
units, these different products have been allocated
throughout the "LM#, category land use areas to provide a
mix which represents today's best understanding of present
and future market demand, and to provide the mixture of
housing opportunities specified in the Rancho Cucamonga
PrOposed General Plan.
summarized as follows: \~~/W
Residential Persons Per Dwelling Population
Category Household Units Pro~ection
"L" Low Density 3.4 450 1530
"LM" LOw Medium
Density 3.4 2120 7208
"M" Medium Density 2.5 2395 ~988
"M~" Medium High
Density 1.5 1945 2917
"H" High Density 1.5 1150 1725
Totals 8255 20,031
111
Non-native ornamentals that are drought tolerant will also
be used. Acacia {Acacia spp.), 0live (Olea euro~ea),
Eucalyptus (~ucal.v?=us spp.) and Pines (Pinus si~..) are some
of the pla~s that a:e suggested for use within Victoria.
P'alms (Wasnin~tonia spp., Phoenix s~p.) also contribute to
=he exis:ing landscape character, ate drought resistant, and
will be used in victoria.
WINOROW STYLE ~ANTING
Linear plantings of tall, upright species of trees will be
found throughout Victoria and will-make a major contribution
=o the urban design quality. Although the Blue Gum
(Eucalvp. tus ~lobulus) is the traditional windrow tree in
California, many other trees can be used to create the same
landscape character. Eucalyptus, Silk oaks (Grevillea
robusta) and Lombardy Poplars (Populus nior_ a 'i=alioa') are
several of the many species that could be use~ in Victoria
in areas designated for t. he windrow style planting. Among
the areas that will have this treatment are: arterial road
edges, along t-rails throughout residential areas~ adjacent
to the SCE corridors to screen viewS of the transmission
towers, or along the flood control or railroad right-of-way.
The ~esign concept is =o borrow frc~ the existing landscape
vocabulary a strong element %hat can be sprea~ throughout
Victoria to provide co'unity identity and character.
.~~,~ENTR.yHIERARCHY
The ~ntry Hierarchy Plan on the ~ollowin~ pages shows the
locations where a special landscape =rea=men= should mark an
en:ry into Vic:oria. Generally, =rets and o=he= plants
should be =he ~ominan= clients of these en=r~ statements.
Large conspicuous mon~en=s ~d signs are no~ appropriate
fo= :hese pe~anen= eh:fy =:eaten:s, =hough temporary signs
may be necessary during develo~en=, ~d are permit=ed.
: JL
'/' :'~',, "? .... "--~--' l'-~'-!
i I/__..
/ C"~-~?~.'.'~..
I
/ (i
-" I! ..... II ............... :
~NTRY HIERARCHY PLAN
~G~D:
Ma jet Gemmunffy
Majer Residential En~
Special
Minor C~mun~ En~
Minor Commercial
REVISED DATE
PLANT PALETTE PLAN
LEGEND
WINDROW $1WI. E I='I-AN'I'~G ROAD
~,~..~ ,-,._~_~. o,, ~,.., ,o.,..,,,
$~ ~ m~ ~ t~ P~S & SCHOOLS
-~.
~EVISED DATE
tyPical EDGE[ CONDITIONS~
MILLIKEN, HIGHLAND, BASELINE, FOOTHILL 4~'~
Section at Residential Land Uses
Plan
Section at Commercial Land Uses
~ 156
'"~'~: REVISED DATE
DAY CREEK BOULEVARD
157 REVISED DATE
STANDARD ROAD CROSS-SECTIONS
REFERENCE PLAN
I I REGIONAL CIRCULATION
~=~ MILLER & VICTORIA LOOP
ooooo ETIWANDA & VICTORIA STREET
· -..,. LOCAL RESIDENTIAL ROADS
~ VICTORIA PARK LANE
F ~ i "~
243 I~EVlSED DATE
VICTORIA COMMUNITY PLAN
AMENDMENT
ADMINISTRATIVE DRAFT~O/~) ~
OCTOBER .Z~ 2.000
Submitted to the
CITY OF RANCHO CUCAMONGA
By
AMERICAN BEAUTY DEVELOPMENT CO.
~.~ Prepared by
PDS WEST
31271 Paseo Sereno
San Juan Capistrano, CA 92675
(949) 489-3181
VICTORIA COMMUNITY PLAN AMENDMENT
This Community Plan Amendment document changes specific text and graphics, making
the Victoria Community Plan consistent with the current project, Victoria Arbors. This
document changes the name of the Village of Victoria Lakes to the Village of Victoria
Arbors.
The changes are ordered by page number of the original Victoria Community Plan
document.
This is the first Administrative Draft of the amendment text for the City's review, and
contains all of the proposed text changes, subject to the City's request for additions or
further changes. Many of the required changes to the document graphics have also been
made and included. The remainder will be submitted at a later date, as the design
evolves.
Questions regarding this amendment document should be addressed to Bob Lacoss, PDS
We~ 1. - '1 . ,./'3 I~ / /,.~..,-.,.,.'a/
AMENDMENTS TO VICTORIA COMMUNITY PLAN
Page 26 - Area 4
Area 4, Victoria Arbors, will be a unique, multi-use community which features a linear
boulevard/pedestrian way that ties a historic winery to a centrally-located school/park to a
new downtown with a town square and village green.
Page 27 Graphic -An Interrelated Community of Villages - Create new description.
<~ Highlancl Avenue ~'~
VICTORIA VICTORIA
GROVES ..... . WINDROWS
VICTORIA
VINEYARDS ~77~27~,
surrounding ccmralizcd ..... ·
community facilities Ip.e~io~l cc~lc~
north
VICTORIA/]
I
An Interrelated CommuniW ~ mixed usc village thematically
of Vffiages residential portion orienlcd around
Page 28 - Text - Section C
1
C. CREATE A COMMUNITY-WIDE OPEN SPACE SYSTEM - A "LINEAR PARK"
- THAT TIES THE VILLAGES TOGETHER AND CONNECTS TO THE
EXISTING AND PROPOSED CITY AND COUNTY OPEN SPACE SYSTEMS.
Victoria Linear Park will connect each of the Villages' central open spaces and, in turn,
connect the residential portions of the community together. In most of the villages, the
park will have a rustic, natural feeling: informal tree masses and naturalized shrubs and
grasses, meandering pedestrian and bicycle trails will ran the entire length, providing a
framework for community activity.
The open-space system will terminate in Victoria Arbors whose key element is a
landscaped boulevard spine which connects a historic vineyard, centrally-located
park/school site, and regional downtown with a main street, villaee green and central
town square.
Page 28 - Graphic - Victoria Linear Park Drawing - Change to match submittal
A linear park with pedestrian and bicycle
paths connecting community facilities
Character of park var/es over its length
Connects to Regional Trail
~ictoria Linear Park
Page 29 - Graphics - Change Community Trail System to match submittal.
D. CREATE A RECREATIONAL TRAIL SYSTEM THAT ENCOURAGES
PEDESTRIAN, BICYCLE AND EQUESTRIAN CIRCULATION
A system of trials will weave throughout the community, connecting residential areas to
one another, and to the community open space system. The trials wilt connect the
community with the regional open space and trail system along Day Creek and Deer
Creek.
north CHURCH ST.
SYSTEM
The trail system will take various forms: sometimes along roads, between different land
uses, through residential areas, or within open space corridors. It is a system which is
adapted to its particular location, yet ties together as an uninterrupted connecting system.
The above diagram shows conceptually how the open space and trail system will work to
accomplish this.
Page 31 - Local Circulation Plan - Change to match current submittal
/
/
,,
/
/
north
Local
Circulation
ARRO~ HIGHWAY
Page 34- Text- Section G
G. CREATE AN OVERALL LANDSCAPED URBAN ENVIRONMENT WHICH IS
PERCEIVED AND USED AS A SPEClAL PLACE BY THE RESIDENTS AND
VISITORS OF VICTORIA, THE CITY OF RANCHO CUCAMONGA, AND THE
REGION.
The special landscape quality of Victoria will be created by using the established
vocabulary throughout the new community. The windrow style of planting - trees with a
vertical growing habit that are planted in a closely spaced, linear pattern - will be found
throughout Victoria as "special boulevards", adjacent to utility corridors, and weaving
through residential areas as part of the trail system. The naturalized landscape character
of Victoria Linear Park is an extension and enhchment of the rustic quality that pervades
the planning area.
The landscaped boulevard/pedestrian spine in Victoria Arbors is an important new
element of the plan that provides the connection between the residential areas and the
school/park with the new downtown to the south and the historic winery to the north.
Page 37- The Victoria Community Land Use Plan - Revise description
THE VICTORIA COMMUNITY LAND USE PLAN
On the following pages is the land use plan for the planning area. On this diagram, the
integrative open space elements which unify the residential and commercial uses of each
village have been illustrated. Victoria Groves, Victoria Vineyards and Victoria
Windrows each have a multi-use community facility as the central village amenity.
Victoria Linear Park links these open spaces together and provides one continuous
pedestrian and bicycle trail system for the entire community.
The terminus of Victoria Linear Park is in the Village of Victoria Arbors, xvhcrc it
connects to a landscaped boulevard/pedestrian spine, which in turn connects the historic
5
winery to the park/school site and ends as a Village Green and Town Square within the
new downtown. This central activity and transportation spine will provide multiple
connections. The primary connection is from the restored winery to the downtown.
Secondary connections include: residential to residential neighborhoods: residential to
the park/school site; and residential to the commercial and regional downtown.
As the svine~ boulevard enters the mixed u~area il.~offices, restaurants and ci ic uses,
it becomes Village Green witha more curvil~near design, he linear park then ends at
the Town SquaYe~ure of the b-pen space corridor, located within the
new downtown. Access to this open space corridor is provided by a series of pedestrian
trails and is complemented with accented intersections and crosswalks.
Page 37 - Regional Shopping Square - Change to Regional Downtown and modify
description
REGIONAL DOWNTOWN
The focus of urban activity within the Victoria Community is the regional retail center
within Victoria Arbors - an open-air downtown mall surrounded by civic, commercial and
residential uses. This downtown will feature retail uses of regional and community
interest in the form ora Main Street with a Town Square at the base of the Village Green.
This open-air mall and downtown area will feature enhanced pedestrian amenities, pocket
parks, a central transportation node, and potentially, a shuttle system from parking lots to
"Main Street" and from Main Street to the winew and residential and park uses along the
boulevard/pedestrian spine.
Surrounding the regional center will be related mixed uses of commercial businesses,
offices and residential uses of vary/ng densities. This hierarchy of uses will provide a
balance of commercial activities within Victoria and Rancho Cucamonga that encourage
a more interesting and diverse city and promote the conservation of energy and natural
resources by placing facilities close to people who will be using them. At the time the
6
first development plan is submitted for commercial mixed use or residential mixed use, a
Master Plan of development standards and design guidelines shall be established.
Page 39- Graphic- Replace with new Community Plan graphic
· i;
7
Pages 73-100 - The Village of Victoria Lal~es - Rename Victoria Arbors; Revise all
text, Revise all graphics; all to reflect the newly submitted plans.
VICTORIA ARBORS
THE VILLAGE OF VICTORIA ARBORS
VILLAGE CONCEPT
The Village of Victoria Arbors is multi-use community thematically tied to its historic
winery and containing a centrally located neighborhood school/park and an adjacent
regional retail downtown. The historic winery at the north of the community will provide
the village with ils thematic identity, with a "vineyard buffer" that both separates and
connects the winery with the village. The village will incorporate landscape references to
the viticulture history and incorporate element that mirror "wine country" character in its
streetscapes and entries and will use street names evoking "wine country" and the area's
rich agricultural heritage.
The design, architecture and choice of materials should work to enforce this theme of
"wine country." This character is evoked not only in Rancho Cucamonga's history but in
other wine regions, including Napa and Sonoma Valleys, and those of France and other
parts of Europe. These areas should be a source of inspiration in design and development
of Victoria Arbors. The use of vines on building walls and trellises is encouraged. The
use of smooth, hand-trowelled-finish stucco, and stone as building wall material is
appropriate. Stone, including cobble, field and quarry, should be included in exterior wall
design, alone or in combination with smooth stucco finish. Wrought iron is an
appropriate material for use in walls and fencing, gates, trim and balustrades.
To solidify the identity of Victoria Arbors, all residential architecture shall incorporate
either or both a porch and trellis. These two architectural elements will become an
architectural icon for this village. Trellises will be a part of entry monumentation, street
furniture; and pedestrian ways. Trellises can take many forms including long shaded
walkways, buildint~ appurtenances, sculptural accents and eazebos.
Architectural styles appropriate for residential uses in this village include Monterey,
Craftsman, Bungalow and other traditional forn~s typical of agrarian and viticulture areas.
No barrel tile roofing material will be allowed. No Santa Barbara style architecture will
be allowed. A Master Plan will be required as part of the first Tentative Map submittal,
in compliance with the General Plan and Development Code, which will include more
detailed design guidelines and exemplary photographs.
The residential portion of the village will have a mix of housing types and will be
oriented around an elementary school, an adjacent neighborhood park, with a multi-
purpose building shared with the school, an amphitheater and plaza, and a small wetlands
park. Victoria Arbors will transition in hierarchy of intensity from the winery and its
buffer; to single family residential focussed around the school/park; to multi family
residential and mixed commercial/civic/office use; to the regional retail focus: the new
down town. The area to the west of Day Creek Boulevard will transition southerly from
single family(~residential to multi-family ho,..~s_i~all fronted along
Day Creek Boulevard by mixed use,I~I'he Master Plan shall include a develo~ent ~
~showing a transition of residential land uses and transition of int, te.~nensiW fo~or,~r~ ~
~,._..~_______~ ~~.~xc°mmercial mixed us~ ~~~ ~ ~ ~
The parcel of land north of Church Street, abutting Etiwanda Avenue is de-annexed from
the Etiwanda Specific Plan and becomes part of the Victoria Community Plan. A strip of
land, 150 ti. in depth, adjacent to Etiwanda Ave., will be developed with large lots--~-,,x
comparable to those existing on Etiwanda Ave. The homes on these lots will face '~
Etiwanda, but will be accessed from the Victoria Arbors residential area behind them.
This strip of land and its lots will continue to be subject to all provisions, developme-'~
requirements, and design guidelines in the Etiwanda Specific Plan. In this way, the
integrity of the Etiwanda Specific Plan will be maintained, since Etiwanda Avenue forms/
/
the western most visual edge of the Specific Plan area. /
/
10
A generous system of both regional and village-scale trails and walkways with ,m-eenways
with a central boulevard/pedestrian spine, will provide easy access to the community, the
retail area, and recreation/open-space amenities within the village. The ~reenways will
also provide residents and visitors with pedestrian-scale amenities such as benches, picnic
tables and trash receptacles.
This trail system will link the village to the adjoining community and a potential shuttle
system which will take customers from parking to "Main Street." and could also provide
access from the turnaround near the winery to residential neighborhoods and the park,
and to the regional downtown. A central transportation node is also planned tbr the
regional downtown to provide access from within and outside of the Village.
VILLAGE ENTRIES
The major access points to Victoria Arbors will contain large setbacks and generously
landscaped entry statements with ties to regional trails (see "Trails and Entry Plan" on
following page).
The most dramatic entry will be at the northeast comer of the village where Victoria Park
Lane enters thc community at Base Line Road ("special entry"). Here, the ~enerously
landscaped lane will be continued with a thirtv-eieht foot wide lineal parkway along the
west side of Victor/a Loop. Within one block, views of the park and wetlands area open
to the right as motorists, bicyclists or pedestrians have the option of accessing the park
and continuing on to the Day Creek Regional Trail or continuing south along Victoria
Loop.
Other kev intersections in the village are:
· maior community entry at Day Creek Blvd. and Base Line Road
· residential entry at Day Creek Blvd. and Church St.
11
· residential entry at Church Street and Victoria Loop
· residential entries along Victoria Loop and Day Creek Blvd. at their collectors
· commercial entries along Victoria Loop and Day Creek Blvd. At the new
"downtown" entries
At these entries, the pedestrian parkways widen to contain village entry signage, resting
areas and enhanced landscaping. (Note: Graphics will be provided on entry design).
(Insert Graphic - Entry Plan)
'- -I ,, '.'.~,' ~ ;i I
.~T~ILS & ENTRY PLAN
13
VILLAGE EDGES
The village edges along Base Line Road, Day Creek Boulevard, Church Street, Victoria
Loop and Foothill Boulevard will feature specially-landscaped linear parkways which
provide visual continuity, pedestrian amenities and buffers to adjoining residential uses.
Landscaping along Day Creek Boulevard will be consistent with the Da~ Creek
Boulevard Scenic/Recreational Corridor Master Plan.
(Insert graphic) ......
The key intersections of Base Line Rd. and Day Creek Blvd., will be consistent with
Community Entrance B in the Day Creek Boulevard Scenic/Recreational Corridor
Master Plan.
HISTORIC WINERY
Fundamental to the identity of Victoria Arbors is the historic winery located in the
northern portion of the village on Base Line Road. The tradition of viticulture in
Cucamonga Valley dates back to the mid- 1800s with the introduction of Spanish grapes
first grown at the San Gabriel Mission. By the mm of the century, there were forty-five
F-~ri~'ting Joseph Fillipi Wine9, Building
wineries in the valley, and the Ellena Brothers founded the subject winery (in Victoria
Arbors'} in 1917. After 1934, production was changed to wine vinegar sold under the
brand name Regina, and the City of Rancho Cucamonga declared the site a historic
14
1~ the w'merv property has al~ced on the ~
The wine~ is now home to Joseph Fillipi Winer~ and Vineyards which operates a tasting
room, store, demonstration vineyard and wine production. The Fillipi Winerg is one of
the only two remaining wineries operating in the Cucamonga Valley, and, as such,
represents a strong cultural, historic and visual base upon which to anchor a residential
village.
,- ,. .'.(
~r~ting Joseph Fi#ipi Wine~ and ~ineyard~ Tasting Room and Store
Victoria Arbors will use the viticulture theme in its village identity, including street
names, silage, streetscape and monument landscaping. ~e wine~ is tied to Victoha
Arbors b~ a boulevard with a wide pedesthan island te~inating in a fo~all~ landscaped
turnaround with water fea~re. This pedesthan island will contain demonstration
vineyards and viticulture/a~iculture displays and landscaping as well as a trail and rest
areas with benches and a gazebo. However, the maior entrance to the wine~ is located
on Base Line Rd., in order to prevent disruption and inconvenience to nearby residents.
With a demonstration vineyard, a store, tasting room, wine production and a strong visual
presence, the winery will be the thematic focal point for the village. It is possible in the
future that historic homes, machine~ and products related to the history of the area and
its viticulture may be moved onto the winery site.
PUBL1C PARK AND WETLANDS AREA
A key amenity in the Village of Victoria Arbors is its centrally located neighborhood park
and wetlands park area adjacent to the school site. The seven and a half acre park is
for all residents of Victoria Arbors and in addition to the~h~ntain a
variety of recreational f~t es '~s, basketball courts, exercise
course/circuit, picnic.0.ma.'s'~~lay area and parking for at least thirty-five cars. It
wi.~ll~ementary school's multi-purpose buildingS.
An added feature will be a restored wetland park, situated as a diagonal spine into the
park, potentially containing trails, walkways and educational exhibits. The wetlands will
contain examples of flora and fauna typical to the region and kept secure by an open,
wrought-iron fence. Due to its location along the regional trail network, the park and
wetlands area will serve residents from adjoining areas as well as from Victoria Arbors.
Those traveling north or south along Victoria Loop/Park Lane or east or west through the
village will pass directly by the park, and many will be drawn in. The recreational
amenities of the park include both active and passive uses and therefore appeal to all
ages.
DOWNTOWN OPEN SPACE
The landscaped boulevard/pedestrian island becomes a Village Green as it leaves the
single family residential area and enters the mixed use area of attached residential, retail
and civic uses. The Village Green is a wider linear park containing recreational uses as
well as trails and street furniture. This Green terminates in Downtown at a Town Center.
The Town Center is the most urban of the public spaces in the Village, and will be a
hardscaped gathering area for the community and for shoppers visiting downtown.
In addition, there will be several pocket parks in the downtown area, at intersections and
in pedestrian circulation "eddies." These small green spaces will provide rest areas and
serve 'to soften the shopping environment.
TRAIL SYSTEM
A key element to the Village of Victoria Arbors is its extensive trail system, oriented both
to the region and to the village itself. The entire trail system, described earlier, serves
three major purposes:
,, links Victoria Arbors to surrounding communities, regional trails and proposed
commercial uses
· surrounds and buffers the village with linear parkways containing walkways,
pedestrian amenities and theme landscaping
Base Line Road
Use WINERY
9.46 AC. Single Family
~lixed Use ~ingle Family 4-6/Acre
4-6/Acre
Single Family
4-6/Acre
Single Family
4-8/Acre
Med. High Desley Residential
or Single Family 4-10/Acre
Single Family
4-6/Acre
~1 Mixed
Single F~mily d~ic & (
4-10/Acre
I I Use /
/
/
Densily p'---~F ....
'~l ILJ '
Senior
" The Village of
Commercial Commercial Victoria Arbors
Illustrative Concept Plan
19
provides convenient access to the village's park. school, wetlands area and winery as
well as a direct connection to the new downtown area
The Victoria Park Lane Community Trail enters the village at Base Line Road and
continues south along Victoria Loop until connecting to the park/school/wetlands site.
From here it continues west, meeting the landscaped boulevard/pedestrian spine of the
village. Users of the trial can continue west crossinR the spine and through a small
residential neighborhood to link up with the Day Creek Blvd. Scenic/Recreational
Corridor trail system; or travel south along the spine to the regional downtown mall; or
travel north a short distance to the historic winery.
The DaF Creek Boulevard Scenic/Recreational Corridor with its regional trail system
continues north of Base Line Road, past the Foothill Freeway connection to the Etiwanda
North Trail System. It continues south past Foothill Boulevard to Jack Benny Drive to a
trail connecting to the Epicenter Stadium and adult sports park.
:-~ ~- . ~:~ '~.~:~5,..'~ ·
Bird~-~ve view of Roundabout at end of Pedestrian I~land in Yillage Boulevard
Internally, the trail and walkway system provides convenient and safe access to the school
and park sites with widened sidewalks provided along tkeder streets, l~temal street
patterns with their many cul-de-sacs provide that children can walk to the school and park
on a trail system with minimal street crossings. In addition, a~ several important
20
intersections, pedestrian walkways are provided through blocks to link to the regional
trail system.
RESIDENTIAL LAND USE IN VICTORIA ARBORS
There will be a mix of housing types provided in Victoria. This single-family housing is
oriented around the school and park sites and is consistent with the family nature of the
village and adjacent residential areas to the west, north and east. Multi family housing
will provide a transitional use between the single family residential and commercial and
civic uses. Multi Family residential will be provided west of Day Creek Boulevard, which
will be fi'onted along the Boulevard by mixed use. This mix of housing types will
provide more choices to future residents and is consistent with planned and adjacent uses.
The following residential land use densities are planned:
· L - low (2-4 dwelling units per acre)
· LM - low-medium (4-8 dwelling units per acre)
· MH - medium-high (14-24 dwelling units per acre)
· H - high (24-30 dwelling units per acre)
TRANSITION OF RESIDENTIAL DENSITY -< ~
Residential density will transition from the more rural area around the winery and
vineyards to the norlh, to smaller and attached homes near the new downtown in the
south.
Due to the more rural character and a family orientation, low-medium density housing
will be the most common use in the north half of the village. The extensive use of cul-de-
sacs will provide safe public space for children and necessitate some variation in lot sizes
and configuration. A row of large 14.000 square foot lots will front on Etiwanda Avenue
to conform to other large lots that exist along this rural street. All homes which back
21
onto major arterial and secondary highways will be buffered with a landscaped slope
easement and wall.
Medium and medium-high residential uses will occur in the residential mixed use area
adjacent to the down town. This area will include attached residential, retail, office and
civic uses. It will create an exciting, urban living environment that will form a symbiotic,
relationship with the downtown, extending activities into the evenings. Additional
medium-high density~ and possibly high density senior housing will occur west of Day
Creek Boulevard and south of Church Street, behind a strip of mixed use area. This strip
of mixed uses may include attached residential and/or retail uses.
A Master Plan must be prepared as part of the first development plan submittals for the
medium and medium-high residential uses and mixed retail/office/residential uses. This
Master Plan will include a development (land use) concert?for location and confieura~t~
of residential and mixed retail uses. -'~ '
REGIONAL CENTER IS URBAN FOCUS FOR VICTORIA
The new downtown will be the commercial focus of Victoria and of the region, extending
beyond the City of Rancho Cucamonga to include western San Bemadino County. It is
important that this center fulfill its role as the active terminus of the community-wide
open space system and as an outstanding regional com__mer~al__facility. To accomplish
these goals, the regional center will be designed as
a
downtown,
Main Street concept. An array of department stores an-~co-mmercial, retail and civic uses
will be complemented with attractive public spaces includin~r'~ c'u~r(,ili~ear~reC~en
which culminates in an urban square - the Town Square. This combination of
gathering/recreating spaces and the trail system which connects the regional center to the
community will make this downtown a unique place that will function as the focus of the
Village of Victoria Arbors and the retail heart of Rancho Cucamonga.
22
The regional center will be surrounded by civic, mixed use and multi-family residential
uses which wilt serve to support the retail uses. Furthermore, the open space corridor - in
the form of the village's landscaped boulevard/pedestrian way - will conveniently draw
both village residents and visitors fi.om outside Victoria Arbors - into the heart of the
downtown. Once there, visitors will enjoy a great variety of activities from shoppine to
eating to strolling to relaxing. The open z!r n-,all ,~,s~, ~v,,~i,, oL, eet will provide a lively
street scene with both regional and specialty retail and commercial/office uses
complemented with restaurants and service commercial. Pedestrian-friendly amenities
along the downtown streets will include pocket parks, outdoor restaurants, benches,
accented paving and specialized landscaping.
PUBLIC TRANSPORT AND MASS TRANSIT
The Village of Victoria Arbors will accommodate several levels of public transportation.
A shuttle system could operate within the retail area taking visitors fi-om parking facilities
located in peripheral areas of the commercial center to the ~rea. This
same shuttle could operate along the north/south village pedest/ian way/boulevard, going
fi.om the winery to the park and to t ' ' · ea. This local public transit
would serve residents of Victoria Arbors as well as provide a direct physical connection
of the winery to the new downtown. In addition, this regional downtown will contain a
central transr~ortalJ~m n~od~fo.r vublic buses to serve not onlv the Village bui_atso the
COMM~ITY FACILITIES
The Victoria Community Plan will provide specific facilities to meet community needs.
These facilities will be convenient to village residents and will minimize dependence on
facilities outside the community. These facilities include schools, parks, trails and
community-serving retail in village commercial centcrs and the new downtown area.
23
PARKS AND OPEN SPACE
Parks and open space have been integrated into the community to form the character and
identity of each individual village, as well as Victoria as a whole. This will be
accomplished by locating park and community facilities at the center of each village,
connecting the residential areas to the central facilities via an extensive trail system, and
then connecting each village open space through the Victoria Linear Park. Village parks
in residential areas will be large enough to accommodate facilities for use by all village
residents. Placing parks next to school playgrounds and facilities will also maximize
efficient use of community open space.
There is a wide variety of open spaces in the Village of Victoria Arbors. In addition to the
extensive trails and parkways described earlier, the village has a 7.5 acre neighborhood
park, a 1.5 acre restored wetland park, a demonstration vineyard/buffer area between the
restored winery and residential area, and a prominent, north/south open space corridor
24
that extends from the winery into the heart of the downtown mall. This greenwa¥
consists of an extensively landscaped boulevard with a wide median strip with a trail that
extends from the formal turnaround near the winery to the beginning of the mixed use
area near the re~,qonal d°wnt°~wnt""~is/~, ~ x, point and continuing south, the corridor
becomes a Village Green (la c~r~ndscaped spine with intemal pathways and
park
uses - and terminates in an urban square - the Town Square, located on the downtown
Main Street.
With this variety of open space and park amenities, the Village of Victoria Arbors
provides many recreational opportunities for both residents and visitors. The park,
adjacent to the landscaped boulevard, will be easily accessible to nearby residents but is
also located along the regional trail system. The adjoining wetlands park is also along the
regional trail system from Victoria Park Loop. More urban public space can be found
within the d . _~. .... ~r ...... '::!... its Town Square and pocket parks located along
the main commercial streets.
SCHOOLS
Schools have been planned for Victoria to complement and reinforce the open space
system. They will be located close to the village parks in residential neighborhoods, and
access by foot or bicycle via the trail system is assured. Joint use of school facilities for
broad community needs will be encouraged to make the schools a hub of activity for
village activities.
These goals are thoroughly implemented in Victoria Arbors. The ten-acre elementary
school is adiacent to the park and accessible by car, bus, shuttle, bicycle or on foot. The
school is just off the regional trail system which enters the village from the north at
Victoria Park Loop and is directly adjoining the trail which runs east from the
boulevard/open space corridor. The school's central location within the village and its
25
inclusion in a central open space with a park and restored wetlands site give it a
prominent and efficient location with unique recreational and educational opportunities.
CHURCHES
Churches can be accommodated in the Village of Victoria Arbors in the following ways:
a. Shared facilities at local schools. Though this is not a suitable permanent solution, it
can serve temporary needs.
b. The regional retail area and mixed use areas of the plan, are permissible locations for
churches. They can share use of commercial parking during off-hours.
c. Condominium churches permit joint use church complexes and a reduced land cost
for
church groups. Such innovative use and plans are encouraged within the villages.
CONSERVATION OF RESOURCES
Within the Villages of the Victoria Community Plan, many elements have been structured
to provide for the conservation of resources. This will be accomplished in the following
ways.
USE WATER FOR PLANT MATERIALS WHERE THE COMMUNITY BENEFITS
MOST
Water will be conserved wherever possible by using Iow maintenance or drought tolerant
plant material.
Conserving water in naturalized areas will allow the use of water where it will be most
needed for more intense community use, such as in parks and water features. The parks
and schools, therefore, will have some extensive lawn areas which require require regular
watering.
e 7s
26
EXTENSIVE TRAIL SYSTEM ENCOURAGES USE OF BICYCLES AND
PEDESTRIANS
Trail systems work best where they connect the community residents to the places they
use most. The trial system in Victoria is extensive and will provide the connections that
provide the best options for residents and visitors. Direct access is provided to local
parks and schools, to village commercial centers, to regional trails and open space and to
other villages. On a regional level, connections will be made to the community's major
commercial centers, to the developing industrial center and to neighboring Terra Vista.
The Village of Victoria Arbors provides pedestrians and bicyclists an array of choices
that do not necessitate use ora car. In addition to the regional trail system that enters the
villaRe from the north at Victoria Park l~f~pedestrians and bicyclists can travel along
the median strip of the landscaped boulevard as they move south towards the downtown
commercial area. Once arriving at the mixed use area, the pedestrian pathways continue
through the Village Green and terminate at the downtown mall area in a Town Square.
The extensive system of inter-village trails and walkways also provide access to the park,
school and wetlands park. A shuttle system is possible for inter-village travel, going from
the turnaround near the winery, accessing the school and park, and ending within the
downtown regional mall area. The shuttle system would be coordinated with a parking
facility in the new downtown so that people can leave their vehicles and use the village
transit. This interconnected trail system combined with a shuttle will reduce automobile
traffic and improve air quality.
Page 105, 111 - Statistical Summary - Revised to reflect current submittal
SUMMARY OF LAND USE ACREAGE
The following acreage figures represent the proportions devoted to each land use as
shown on the Land Use Plan. These calculations are based on current plans and are
subject to corrections based on more refined data as it is available,
LAND USE ACREAGE TABLE
I. Commercial Current ,4cres ,4mmended Acres
Regional Center 100 97
Regional Related Commercial 200 82
Village Commercial Centers 35 35
Mixed Use - Commercial~Civic 0 44
Winery 0 15
2. Community Facilities Current ,4cres .4mmended ,4cres
Schools 40 50
3. Parks, Lakes and Community Trails Current ,4cres .4mmended `4cres
Village Parks (The Groves, The Vineyards,
The Windrows, including lake in Windrows Park,and
Victoria Arbors Neighborhood Park) 40 42.5
Village Parks in Victoria Arbors (Including Wetlands Park,
Winery Buffer, Regional Trails, and Greenways - not
including any open space in the Regional Center. 20 9.5
Victoria Linear Park (not including paved area of
Victoria Parkway 35 36.5
Community Trails (not including Victoria Arbors) 5 5
4. Unimproved Open Space Current ,4cres AmmendedAcres
Day Creek Channel; Flood Control Basin; 125 125
Southern Pacific Right-of-way 25 25
Southem California Edison (West of Daycreek Blvd) 85 85
Southern California Edison (East of Daycreek Bird) 85 0
5. Roads Current ,4 cres A mmended ,4 ores
Milliken, Highland, Baseline, Foothill,
Day Creek Boulevard and Paved area
Of Victoria Parkway (pavement width) 120 120
6. Residential Land Uses 955 1 ,270
(Including Mixed Use Residential in Victoria Arbors
Total Planned Community 1.870 1,993.5
Land within Planning Area Not a Part of
Planned Community 280 164.5
Total Planning `4 rea ,4 creage 2,130 2.158
APPROACH TO RESIDENTIAL DENSITY
The Land Use Plan fbr Victoria Contains six different kinds of residential land use
designation. As described in the plan, each residential land use designation will contain a
variety of housing types at various densities that are compatible with that land use
designation. Generally, the types of housing products allowed within a given land use
area will be in a specific density range. These density ranges are summarized in the
following chart:
RESIDENTIAL DENSITY RANGES
Low Density
Single Family attached and detached homes on 2-4 Dwelling units per
large lots, or clustered to maximize the effective Adjusted Gross Acre
use of open space
Medium Density
Single family attached and detached homes on lots 4-8 dtffA
varying from 3,000 SF to 7,200 SF
Medium Density
Attached single family homes, including duplexes, 8-14 dtffA
fourplex/condominiums, townhomes (front and
rear loaded) and condominiums. Detached homes
may be possible at the lower end of the density range.
High Density
Multifamily homes; typically a 3 story building with 24-30 du/A
covered and uncovered parking
THE OPTIMUM YIELD CONCEPT
Although a density range is a useful tool in determining the upper and lower quantity of
residential units proposed for any land use, it is misleading to use as the precise guide in
determining the actual number of dwelling units within any specific village or land use
category when both the City and its developers must commit a certain level of
expenditures to implement the plan. Therefore, the method of dealing with density in this
plan is based upon a realistic understanding of units which are necessary to provide the
amenities described, the infrastructure needed, and the demands of the housing market.
This number of units. Or optimum yield, has been established for each village as an
optimum number of units for that area based on the residential and community uses
within that village. This planning approach provides density control, allows future
flexibility, and establishes a realistic allowance for planning infrastructure. The key is to
provide enough units of housing to assure housing needs can be met from local
employment growth at prices locally employed workers can afford.
A REALISTIC APPROACH TO RESIDENTIAL DENSITY
Several reasons point to the optimum yield approach: First, simply using the density
range as a multiplier for each respective land use acreage produces a numerical range of
dwelling units that is artificially skewed on both high and Iow ends. The high end
numbers of dwelling units assumes that every land use category could be developed at the
maximum density allowable. This does not reflect the intention of the developer nor
market needs which must be met over a long period of time. Initially, lower density will
be needed most, but as the area matures, much of the housing required to meet the City's
needs will have to be met by attached housing. The low number of dwelling units is also
unrealistic in that it would force prices too high, and thereby not allow the developer to
meet the need for housing generated by the expanding local employment base. The
optimum yield approach proposes an optimum number of units based on a sound
understanding of what could reasonably be built on this site, retaining benefits both for
777
~0
the City of Rancho Cucamonga and the developers over a long period of time. This
assumes a balance between short and long term needs for housing: In the short term, a
majority of detached houses; in the long term, a majority of attached ownership houses.
The optimum yield allows for adequate infrastructure planning and commitments to open
space and recreational facilities. Other amenities and necessities can be properly sized
and space allocated. Second, there are actual housing types that yield specific residential
densities within the density range of each land use category which are most realistic.
For example, category "LM", single family residential, includes products that yield from
4.5 du/acre to 6.8 du/acre. In determining the expected yield of dwelling units, these
different products have been allocated throughout the "LM", category land use areas to
provide a mix which represents today's best understanding of present and future market
demand, and to provide the mixture of housing opportunities specified in the Rancho
Cucamonga Proposed General Plan.
HOW THE OPTIMUM YIELD METHOD WORKS
Using the system outlined above, a specific number of dwelling units has been
established for each of the Villages and for the total community. Those numbers are
shown on the Density Distribution Plan. Developing the indicated number of units for
each Village makes possible the amount of open space and other amenities indicated by
the Land Use Plan and in the Land Use Acreage Summary.
OPTIMUM YIELD BY LAND USE
The optimum y/eld according to each land use is listed in the following chart:
Land Use/Density Range Acres Optimal Yield
"L" Low Density 2-4 du/A 297 832 Units
"LM" Low Medium Density 4-8 du/A 616 3,511 Units
"M" Medium Density 8-14 du/A 199 2,184 Units
"MH' Medium High Density -14-24 du/a 126 2,457 Units
"H" High Density 24-30 du/A 32 920 Units
TOTALS 1,270 9,909 Units
OPTIMUM YIELD AS A PLANNING TOOL
The optimum y/eld can be used as a planning tool by the City and the developers to
determine the need and size of infrastructure, schools, community facilities, and public
utilities. It can be used as the basis for projecting future population. Using an optimum
y/eld of 8,047 dwelling units allocated in the manner described in this plan, the future
population of Victoria can be summarized as follows:
Residential Persons Pet' Dwelling Po£ulation
Category Household Units Projections
"L" Low Density 3.4 832 2,829
"LM" Low Medium
Density 3.4 3,511 11,937
"M" Medium Density 1.5 2,189 3,284
"MH" Medium High
Density 1.5 2,457 3,686
"H" High Density 1.5 920 1,380
ToTALs 9,909 23,116
Page 151 - Text - Entry Hierarchy
ENTRY HIERARCHY
The Entry Hierarchy Plan (To be Revised) on the following pages shows the locations
where a special landscape treatment should mark an entry into Victoria. Generally, trees
and other plants should be the dominant elements of these entry statements. Large
conspicuous monuments and signs are not appropriate for these permanent entry
treatments, though temporary signs may be necessary during development, and are
permitted.
Page 152 - 153 - Graphics - Change Victoria Arbors portion of the 2'''~ Entry
Hierarchy Plan. Uxe legend fi'om Ist Plan & Combine with Trails Plan (See Page 12)
Page 154- Graphics- Redraw Plant Palette Plan.
Page 155- Graphics- Change Victoria Arbors portion of the Plant Palette Plan.
Page 157- Graphics - Change Typical Edge Conditions section for Day Creel'
Boulevard to be consistent with the Day Creek Boulevard Scenic/Recreational Corridor
Master Plan
Page 242 - Graphics - Redraw Standard Road Cross-Sections Reference Plan &
Legend
Page 243 - Graphics - Change Victoria Arbors Portion of the Standard Road Cross
Section Reference Plan
Existing Land Use Plan
PACIFIC TRAIL
PARK LM
(ESP)
OP
(ESP)
CHURCH
FOOTHILL
ARROW HWY
?',,,;Village boundary
Exhibit "C" N
first development plan is submitted for commercial mixed use or residential mixed use, a
Master Plan of development standards and design g~uidelines shall be established.
Page 39 - Graphic - Replace with new Community Plan graphic
Super-block Development
Applications
,~° Super-block boundary
American Beauty Land Use Change
General Plan Update or Developer Land Use Change
Exhibit "E" N
Base Line Road
Single Family
4-8/Acre
Single Family
4-6/Acre
Single Family
4-10/Acre
Medium High
Density
Residential
or
High Density
Senior
~:" I ' ' II' ':- ' tl
The Village of
Commercial Commercial Victoria Arbors
~(~/[ "~ '~ ~3~Illustrative Concept Plan
19