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HomeMy WebLinkAbout1993/12/14 - Agenda Packet - Adjourned1977 CITY OF RANCHO CUCAMONGA PLANNING COMMISSION AGENDA TUESDAY DECEMBER 14, 1993 7:00 P.M. PLANNING COI~Z88ZON WORKSHOP I~NCHO CUC~ONGA CZVIC CENTER RAINS 10500 CZVZC CENTER DRIVE I~NCHO CUCA~ONGA, C~%LZFORNZA Roll Call Commissioner Barker Commissioner Lumpp Commissioner McNiel Commissioner Melcher Commissioner Tolstoy III. PRE-APPLICATION REVIEW 93-07 - PYATOK ASSOCIATES - Review of the conceptual site planning for an 8.7 acre site located south of the Rancho Cucamonga Middle School on the south side of Feron Boulevard and west of Old Town Park. 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. &djour~ment DEC 86 '~3 13:51P'r'~TOk ASSOCIATES NORTHTOWNAFFORDABLEHOUSING Pro~ectl~pl~6on November 30, 1993 In order to explain the proposed plan for this development, it is important to review the three main sources of ideas which helped shape the plan. The first source is the p~n,,ni,~g prin~iple. s d~velopcd by the City of Rancho Cucamonga and conveyed to this design t--.~,- by City staff. The second ~outce is the approximately $0 people from the neighborhood who participated in two community planning worlcr, hops followed by a working session of the Northtown B~ard of Directors. The th/rd source is the shared expe~ieaces of archirecta and developers who speciatiz~ in designing affordable housing and which were brought to the project by tJzis design team. The past tl~ year~ of management ~zperieace and post-occupancy research ~to COmrnunitie~ designed with affordable reatal houstag have ~ielded some genend plaaning principles to insure their long-term liveability and maintenance, SMee the later two sourc~ may not be i~miliar to the Pl~,~ning Commission, the following sn,,,,,~,-iz~ the basic principles which were gathered fi'om these two source~ to blend with the intentions of Rancho Cucamonga's design guidelin~ in the preparation of the No~.,htown Housing proposal: l. ideas from the immediate neighlints and the Northtown Board: a) While this will be r~ntal housing, every effort should be made ~o design it to b~ just like homeowner housing, that is, evea'y family should have its own home, with its own garage, front yard and back yard. b) The, development should fit into the older Northtown neighborhood and not wall itr~lf off into a separat~ compound. c) Since these will be larger families (3,4,5 bedroom homes), as much of tl~ open ~'pace as perihie should be withl,, the f~mced yards of each t~mily's r~ideit~. d) The houses should appear to be as detached as possible from each other to avoid th~ look of 'a rental project'. e) Children should be protectexi from areas of higher vehicular traffic. f) The community center and child care center should be located so that people from outsid~ of the development can also take advantage of thes~ facilities. However, there should not be facilities such as a SWimming pool which will become an attractive b~,ard to many other childtea in the aeighborhood outside of the development. g) There 'should be entrances from the d~velopment directly into the adjacent park lo that people in the n~w development can both m~: arid supervise the park. These ¢ntrance~ can be secured aRer hours by the property management. People from the surrounding neighborhood may walk or bicycle through the d~vclopmeat but at night the connections to Main $tre.~t and to the park should be locked. h) There, should be no lille OOmn'u'~ll Op~l t,'pllces ~;in~ th~l~ Will Ilot be well $tipervistgt al~ individual families ~ as much open apace as possible close to their own homes or within their oval felzeeA_ yard~ to supexvi~e their childr~. i) Autos should b~ m airached garages, eor, veniently situated in r~lafion to th~ house entry. DEC 06 ~93 ~B:S~ P~A~OK ASSOCiATeS 415~658~5 ~.~ a) $1ac~ riga developmeal mu~ ~ ~v~ge of ~ P~ T~ C~it Pm~ ~ ~ ~ ~ finicky ~ib~, k m..~ ~ b~ w~thi~ a ~n ~t/~t ~ ~ by ~e prog~ for ~ ~o~m ~mia region. ~fom. while ~ ~6~ ~e ~ible, ~ ~e no~ ~1ow~ ~ all ~ ~ ~t ~ ~i~i~ ~ ~ not to e~ ~ ~l~!e 1~. For ~x~ple, a pubic s~g ~1 is not all~ ~d g~ag~ for ~c ~t~/~t wo~d p~ ,~ ~y~d t~ ~owable h~ of ~ F~e~l T~ Cr~t ~og~. Fonu~tet.y, ~is site is ~y adj~t to a ~g~rh~ ~ ~ mille ~1, work within ~ F~e~ T~ Cr~ g~d~ ~ ~ ~e ~i~ of ~ civ's ~r amentrim. b) Renters treat their dwelii-~s with grea~r car~ if they have their o~n houses, with tl~ir own front and rear. y~ds. This helps w esusblish long-term occupancy, improved viffilence by te~mt~ r~F, sxding ,~sln~enan~ ~d geneaffiy contributes to lowered operating ~xpeaaes. Hence, s~ack~[ flats should I~ avoi_a~__. c) Families with several children who earn more modest incomes gen~xally oxpetieac~ more str~as. For example, ther~ may be a higher number of families with live-in grandparents, or with children warlti,n§ yet still living at home, or with single parents both working trod raising children. Under such condhio~ it is ver~ important th~ sit~ pitlos cluster families smaller groupings around smaller open rpaces so that families who rent can develop tighl n~ighborly bonds. This will help foster mutual support such a.s watching out 1or each oth,~rs' children, watching out for strangers, and gene.,rally ~cing an interest in their immediate surrotuldings much like homeowllets do. For this reason, the conventiotlal wi~dom in s/re planning for these circum3tances is not m ereate large o1:~1 spaces for recreation. No oa~ clalma such space. s as thoh' teaxi~ry and a~ a consequence they are l~ss Slll~rvised and are difficult to manage and m~,inta/n. d) T[aditional American small towns combined vehicular and pealash'inn ciroulation within the publie ...aim of the street. This created very seaurn ~nditior~s since any one walking tluough a neighborhood had ~ u~ tl~ aidewalks and was s~a by people sitting on ~eir front porches, or by other tn~dastdans or velgeles passing by, or by paltroll!rig police cats. · Backyards w,re secur~.xl by prlvar~ fences and did not allow passage. ~ pl,,.~,,ing efforts to i:an~at~ sootier network of l~estriaa pathways independent of the public str~ tends to break away from the traditions of the Aaprican small town. While such landscaped lmkages may be pleasant and workable under certain circumstance, s, they can caa.~ the siroats to become less populate~t and as a consequence less secure. They double the amount of publicly acce~bl~ areas within a site, rexiu¢ing tbe ~bility of both its resideau and th~ police to k~ep the public domain secure. For this reason, not only should shared open spaces be stoaliar a~ not~ in 'c' a~v,, ~y should ~t ~ li~M to digoutage '~ck' ~ges through ~, rite. E~h o~n ~ s~ld ~ ~-p~va~ im~a~ fa~ who su~d it. Ci~ulation ~u~ ~ ~ ~ould existing No~ht~n n~igh~rh~. T~ ~m~h to planning ~ ~ a r~ r~urg~ ~d is rof~ ~ ~ 'n~ iradiffer'. It ~t only cr~ gr~t~ ~ity, it m~umg~ ~, pI~nt of b~d~gs ~ &at ~ a~ they ~d~ the st~ ~d. generally ~ove the ~qthetic q~ of ~ pubfie e) Each fa~y should have it~ own garage with a necond car hi the driveway within a s~curexi fcnc~ area, preferably at the back of ~a~ hou.~. This protects the most valuable possesion earned by a renter as well as improves the appearance of the pubhc streets and the fronts of homes. 0 Private streets withla a d~velopmeat should discourage through-cixeu~6on or cruising by oulsido vehicles. De~d-ead streets should be used whets possible, yet still allow emergency through aceess. This r~ducas the inmosion of out~iders without r~io~ting to fencing the entire d~velopm~nt. g) A developmeat's street pattern should match the pattern in the n~ighborhood so that it will fit into its hiswrical context. Projec~ D4scriptJon: 1. Deafly. The density of 10 units/acre is permitted by a 25 ~ bonus allowance provided by the Stat~ for affordable housing. The l~n'c, eption of dinairy is mitigated by: a) reducing the humher of ,ttached dw,fll,g~ typically to three; b) evenly distributing the available outdoor spaces so that no area has a concentration of beitdmgs c) ~parating the two-story hout,~ by one story garages, further ,ailing to the appeazlmce of single family detached home~; d) utillzin~ existing open space ameai6ea nearby with easy access to the adjacent park with lockable gates in three locations; d) by organizing open q~ace and cucuIation to insure good supervision of the 'semi-public and public sgacea by all reaid~tts. 2. ACCESS and Circulation. The development has two entrances from Faron Boulevard, located opposite the driveways leading to the middle school property. F. ae~ of these ,rotfences !ea~ to a private deed-end street, with a ha.mm~rh,.~a turn- around for fire vehicles, In an emergency ~ two stre~ can com~t at the front and back ends of th~ site through cross dlrves with removable bollards. As m traditional small towns, people walk along the sidewalt-s as part of the public s~teet experience. This incree~i ~curity tbr the reasons no~ above. 3. Dwelling type. Every family ha, a two story hom~ with its ow~ fenwal backyard. The horta~ adjacent to the existing single.-fami[y homes are one story in height. 4. elms Space. Nearly all b, milie~ arc organized into small groups of abe'at 6 ~ach to encourage tight neighborly relations and to maintain clog scrutiny of all outdoor public spaces. All outdoor b'pace is organized into smaller gatks, each lined with the front~ of honl~s and each governed by th~ group of 6 families for security and maintenance reasons. homes along Faron have front doors and porch~ facing the street to repeat the pattern of the existing neighborhood. A single large open space is intentionally excluded from the design both by recommendation fiom the neighborhood group and the design team, reflecting contemporary Inssons leehind from similar developmen~ eiszwhore in California and the U.S. Such sp~_~ arc counterproductive under th~Ge cir~um,s~nc,~ for developing a sense of place or reereauional amenity for ~e reasons outlined above. 5. Parking. Every ~amily has two parking spaces, one in a garage and one in the driveway of the I=o.n~, si~_~_ea_ hi the fenced ba~ yard area (only one cat garage~ are provided to k~ the project wi~hln th~ coat guidelines ~tablishe. d by the Federal Tax Credit Program). Private driveways are entered from short privat~ streets shared by only 6 fan~liea, again increasing the security and governance of these public outdoor areas. By separating the autos into backyard ar~ behind fences or in garage. s, a~l placing parks in front yard areas, younger children are given safe, intimate places to play within the i,~mediate ~ight ot their homes and all antes are completely screened from public view. Visitors park in peralld along the private streets to repilcate the traditional small town stteetscap~ and to insure that these areas are well suitorviand. Th~s~ are distributed m ~mall groups so as not to mar the st.reetscai~ and ~ abided by strt~ tre~S. Pa~i,g for the child care center is slightly less time r~quired since most children hi the program will he from the d~v~lopnmnt. 6, Street Pat~rn. The streets in the developrmmt are intentionally short, about one-half the length of streets m the grid of the existing North town neighborhood, ami they ar~ ~vea shortzr than the ~-traight portions of curving streets in nearby newer developments. Ill addition, each ahon street is bent at its midpoint to futlh~r 8ho~n the atreetaca~ persistire and to slow traffic. The ~dge conditions are intended to mimic the traditional stre~tscal~ pattem. s of the neighborhood. Park Frontage. The majority of the park frontage is occupied by only four dwellings, positioned so that open space corridors will visually link the park to the open spaces of the developtreat. Th~ four units have on~ and two story elements. Only in the back comer of tbe site, nzare~t the outfield of tim adjacent ballfield, are ther~ located three attached units, separated by one story garage~. At three locations there will b~ g~ allowlag l~_~_.ge from the development's open $pac~ into th~ park. The homes along the park are set back 20' with a hmdscap~ buffer. This should be more than ade,,quat~, since setbaek~ are generally intlmded to create open ~pac~ between adjat~nt strictures. Setting back from available open ,l~ace any more than 20' would se~m redundant. Thma will be a 6' high d~orative n'~tal fealc~ along the park edge. $. Architectural Character. The architectural character l~, not yet been developed for Plam~g review. However, it can be not,~d &~ this time that there will be a variety of one and two story elements throughout the developmc-nr, uath varying roof shapes, porches and bays. Also, each back yard area will be provided with a trellised patio which will be planted with vin~ both for sMde and for aesthetic purposas. The skin will be stucco, with 0onetoro tile roofs.