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HomeMy WebLinkAbout1997/07/23 - Agenda Packet - Adj (Workshop)CITY OF RANCHO CUCAMONGA PLANNING COMMISSION WORKSHOP AGENDA WEDNESDAY JULY 23, 1997 Rancho Cucamonga Civic Center Rains Room 10500 Civic Center Drive Rancho Cucamonga, California n n 8:30 PM I. CALL TO ORDER Roll Call Chairman Barker __ Vice Chairman McNiel __ Commissioner Bethel __ Commissioner Macias _ Commissioner Tolstoy __ II. NEW BUSINESS PRE-APPLICAT!ON REVIEW 97-05 - LEWIS DEVELOPMENT CO. - The review of conceptual plans for the Village of Independence within the Terra Vista Planned Community, consisting of 541 dwelling units on 84 acres of land, located south of Base Line Road, west of Rochester Avenue, north of Church Street, and east of Term Vista Parkway East and Mountain View Drive. Ill. 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. I, Gall 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 July 17, 1997, at least 72 hours prior to the meeting per Government Code Section 54964. 2 at 10500 Civic Center Drive, Rancho Cucamonga. VICINITY MAP ::::::::::::::::::::::::::::::::: :..:.. i I- ~ to ) o A.T,& S.F. RR CITY HALL CITY OF RANCHO CUCAMONGA LEWIS HOMES MANAGEMENT CORP. 11S6 North Mountain Avenue / P.O. Box 670/Upland, California 9178~-0670 909/949-6664 FAX: 909/949-6780 RECEIVED July 9, 1997 JUL 0 9 1997' Planning Commission City of Rancho Cucamonga 10500 Civic Center Drive Rancho Cucamonga, CA 91729 City of Rancho Cu~mom:ja Plaruling Div'~i~In ge~ The Village of Independence at Terra Vista Pre-Application Review, Letter of Justification Dear Commissioners: The Village of Independence at Terra Vista (the "Village") is an 84-acre area within the Terra Vista commumty. In accordance with the Terra Vista Commumty Plan, approximately 74 acres are currently zoned "LM" (low medium density) at 4-8 units per acre, and approximately 10 acres are currently zoned "M" (medium density) at 8-14 units per acre. Based on this zoning, the maximum number of units permitted within the Village would be 732 units, at an average density of 8.70 development umts per acre. Further, density and land use changes allowed under the Community Plan would permit a maximum of 1,120 units with "M" (medium density) zoning on the entire 84 acres. The proposed Village is conceptually planned for 541 dwelling units at a density of 6.4 units per acre, well within the "LM" (low medium) density range. This is compatible with existing residential communities to the north and east, and fulfills a key criterion of the Community Plan. The Village plan, organized into five to six enclaves, will create an environment with a variety of product type, size, and price, to accommodate the multifaceted housing needs of the community. Each enclave will offer individual scale and diversity, capitalizing on streetscape to convey an identifiable image and character. The street pattern incorporates three gated Village entries and a primary curvilinear road offering connection to the community. The internal street designs of each enclave take the shape of cul-de-sacs, loops, and courts, which respond to the homeowner's desire for quiet, low traffic neighborhoods. The houses are grouped such that they are insulated from through traffic and bounded by greenbelts and other barhers. The street layout provides the oppommity for pleasant pedestrian linkages, connecting the enclaves with a one acre open space recreational area, the Terra Vista Elementary School, and a five-acre neighborhood park. The neighborhood structure will be composed of single family houses with front yard landscaping on residential scale streets. The diversity of the residential fabric is intended to create a neighborhood "grouping" as opposed to a "subdivision" or "tract" feel. Special emphasis wall be placed on tree placement in the front and side yard areas, and expanded comer lot planting will further promote neighborhood recognition. Attached is a copy of the site specific planning and design guidelines prepared for the Village. We have worked with the City Staff to prepare this plan and these guidelines which compliment, and are compatible with, the Terra Vista Community. ITEM A Planning Commission, City of Rancho Cucamonga July 8, 1997 Page 2 The intent of the Terra Vista Community Plan is "to encourage diversity and to provide the greatest possible flexibility for the introduction of all types of development." We believe that the Village plan provides a creative design solution which addresses the critical concerns of neighborhood compatibility, density transition, and design quality. The Village is an example of the flexibility afforded by the planned community approach to development--allowing innovation while preserving the overall structure of the community. This type of neighborhood organization responds favorably to the intent of the Community Plan. We appreciate the opportunity to discuss our plans for this project and look forward to the meeting on July 23, 1997. Sincerely, LEWIS HOMES MANAGEMENT CORP. PRE-APPLICATION REVIEW DISCLAIMER STATEMENT I hereby certify that I have read and understand the filing requirements and process for Pre-Application Review and that I have voluntarily requested said review. I hereby acknowledge that the Pre-Application Review does not relieve me from preparation and submittal of any detailed plans, technical studies, or environmental analysis required by the City of Rancho Cucamonga in connection with any subsequent formal application for this project. i acknowledge that the Planning Commission may require additional information before completing the Pre-Application Review. I hereby acknowledge that the opinions and comments of the Planning Commission and/or staff resulting from this Pre-Application Review are entirely non-binding on the City, the Planning Commission, and/or staff as to subsequent further processing or development of the project. LEWIS DEVELOPMENT CO., a Cali~ral partnershi_p July 8, 1997 Date Gerald T. Bryan, Authorized Agent Print Name and Title PREAPP - 4/g6 ~-~ Page4 of 4 PLANNING and DESIGN GUIDELINES for the VILLAGE OF INDEPENDENCE at TERRA VISTA Rancho Cucamonga, California Prepared July 8, 1997 PLANNING and DESIGN GUIDELINES FOR "INDEPENDENCE" AT TERRA VISTA II. INTRODUCTION The Village of Independence at Terra Vista is an 84.00 acre area within the Terra Vista community and adjacent to the "Terra Vista" elementary school and future 5.0 acre park. ao Approximately 74 acres are currently zoned "LM" (low medium density) at 4 - 8 units per gross acre, and approximately 10 acres are currently zoned "M" (medium density) at 8 - 14 units per acre. The zoning is in accordance with the Terra Vista Community Plan. By calculation, the maximum number of units permitted within the "Independence" Village would be: LM: 74 ac. x 8 units I acre M: 10 ac. x 14 units / acre Maximum units allowed: 592 140 732 An average density of 8.70 D.U. / acre The Independence Village plan, as currently drawn, is planned for a maximum of 541 dwelling units at a density of 6.44 D.U. / acre in 5 to 6 Village neighborhoods connected by a "spine" trail system to the centralized one (1) acre open space park. Do The Village plan will provide a high quality environment with a wide variety of product types, housing size, and prices to accommodate the multi-faceted housing needs of the community. This is consistent with the goals of the approved Terra Vista Community Plan. THE PLANNING CONCEPT The concept of The Village of "Independence" at Terra Vista envisions a community composed of five (5) or six (6) neighborhoods each with individual scale and diversity. The central focus of the neighborhoods will be: III. (a) the five (5) acre neighborhood park, (b) the nine (9) acre "Terre Vista" elementary school, and (c) the one (1) acre community open space park with a "walking /jogging" trail linkage to the neighborhood park. Utilization of the existing topography to provide a fabric of slopes and berms, and the use of an innovative tree landscaping to provide community identification are key components to the overall "Independence" concept. ao The continuity of the overall community image will be achieved in large part by the peripheral community landscaped edge along Base Line Road, Rochester Avenue, Church Street, and Terre Vista Parkway, and by the three gated community entries. A curvilinear Village image street and trail are proposed to provide community statement and 'theme within the Village and to link the neighborhoods with the central open space park and the gated entries. Do The neighborhood fabric will be composed of single family lots and houses on residential scale streets with front yard landscaping. The diversity of the residential fabric is intended to create a neighborhood "grouping" as opposed to a "subdivision" or "tract" feel. Much importance is placed on front and side yard landscaping with special emphasis on tree planting and placement. Expanded corner lot tree planting will denote neighborhood recognition. Perimeter and common open space landscaping will be maintained by the master community association for "Independence". Homeowners will maintain individual lots. THE DESIGN DEVELOPMENT PROCEDURES A. PURPOSE The purpose of these design guidelines is to establish common design principles and objectives which will give an individual personality for each of the neighborhoods, yet achieve overall composure and continuity for the Village as a whole. These design guidelines should be used in conjunction with the Terra Vista Community Plan, latest revised edition. Work sessions are scheduled to discuss and review the planning and design concepts through a series of meetings with the City of Rancho Cucamonga Planning Staff as outlined below. ao bo SITE PLAN CONCEPT REVIEW (1) PURPOSE (a) To focus on the "big idea" for the project conceptual architecture, open space and movement, the design framework, and character of the overall project. (2) ISSUES (a) (b) (c) (d) (e) (f) Relationship of the proposed project to adjacent uses. Edge and entry conditions. Open space systems and proposed landscape character. Pedestrian and auto circulation. Building prototypes, massing, and footprints. Special conditions. (3) PRODUCTS (a) Exhibit identifying all related community guidelines affecting the site. (b) Landscape concept diagram and/or image photographs. (c) Architectural character boards and/or image photographs. SCHEMATIC DESIGN REVIEW (1) PURPOSE (a) To develop more specific schematic design resolution from the conceptual level, including site design, landscape schematics, and architectural development. (4) ISSUES (a) Architectural form, massing, and roofing which give character and set the project theme, colors, and materials. (b) Landscape concepts and materials. (c) Street character, hardscape, landscape, buildings, and walls. (5) PRODUCTS (a) (b) (c) (d) (e) (f) Refined illustrated site plan. Schematic building elevations and floor plans. Schematic landscape plan and materials pallet. Preliminary lighting and monumentation. Wall and fence location and character. Project character illustrations or photographs. c. FINAL DESIGN REVIEW (1) PURPOSE (a) To finalize the design and planning solutions for review and approval of the Design Review Committee and the City Planning Commission. (2) ISSUES (a) (b) (c) (d) (e) (f) Finalize edge and entry conditions. Completed landscape character. Establish approved landscape palette resistant to change. Finalize all building elevations, massing and footprints. Finalize grading as it affects the planning concept. Finalize color palettes. (3) PRODUCTS (a) (b) (c) (d) (e) (f) Finished architectural site plan. Finished landscape concept plan. Finalized architectural elevations. Finalized community wall and fence plan. Final community character sketches or photographs. Complete submittal package for preliminary review by the City of Rancho Cucamonga. d. CITY OF RANCHO CUCAMONGA DESIGN REVIEW IV. (1) Follow the City development and design review process. SITE PLANNING Patterns utilized for lot and block layouts, placement of parking, and the siting of houses greatly influence the character of a community. Therefore, site planning should address the following: A. Siting of Units Individual neighborhoods should be designed to express their own identity while reflecting the overall Terra Vista community design concept. Street views into open space or landscaped edges, especially at entries, should be maintained, wherever possible, to enhance the street scene. Varied front yard shapes, if not, varied front yard setbacks, should be used where possible, to provide visual relief to the street scene. Floor plans may be varied and reversed to avoid repetitive elevations. The overall street scene should be arranged to ensure that identical elevations do not align directly across the street or adjacent to each other, and that a vadety of massing and scale is maintained. o Where possible, street corners shall provide additional sideyard landscape elements with a minimum width of three (3) feet wider than a standard comer sideyard. o Street comers may provide the opportunity for a 90° rotation of units for an increased variety of the street scene. Long rows of houses are discouraged without an intersecting street, change of direction, or a curving street element. GUEST PARKING Guest parking shall be provided on-street at a minimum ratio of 0.5 spaces per dwelling unit. Go Do ao Guest parking for each unit shall be located within 150 feet of the unit. STREETS Private local streets shall have a right-of-way of 45' wide with curb adjacent, 4.5' wide sidewalks, and 36' wide pavement. A 2'-0" utility easement shall be located behind the sidewalk. a. See street section. The private main collector street (image street) shall have a right-of-way of 66' wide with 36' pavement width. To provide for an enhanced walkway trail, the pavement shall be offset to allow a sixteen foot (16') parkway on one side and an eight foot (8') parkway on the other. a. See street section LANDSCAPING Landscaping, walls and fencing, and accent paving shall be used to create much of the community image at all edges and entries to the community. Strong tree elements shall be used to give neighborhood identity, show circulation routes, and enhance the overall community. One (1) 24" box tree shall be provided for each front yard. In addition, two (2) trees (minimum) shall be provided in the expanded side yard of each corner lot. 3. VILLAGE STREETSCAPE The Village landscape should represent, in combination with the community walls and accent paving, the dominant element of the "unified neighborhoods" theme. Strong entry statement landscaping will be provided at the 3 gated entry locations. (2) Treescapes will identify neighborhood locations, and will lead the transition from one neighborhood to the next. (3) Accent landscape will identify special areas such as street intersections, neighborhood transitions, etc. (4) Special paving may be used to accent crosswalks, transition areas, entries to the Village and other such areas of interest. bo The developer shall prepare, or have prepared, conceptual, preliminary, and final landscape plans for review and approval by the City staff. (1) Village landscape designs shall present a unified Village concept showing Village entries, landscape massing, walls and fences, monumentation, accent landscaping, accent paving, and other elements of the Village theme. (2) The "community image" street linking the three entries and the central open space shall also provide the landscape theme statement and linkage to all Villages. 4. WALLS. FENCING. AND MONUMENTATION ao A continuous village theme wall will be built along Rochester Avenue, Church Street, Terra Vista Parkway, and Baseline Road and along the rear of the school and park. Each of the village entries will also be edged with the theme wall. The village theme wall is permitted to match the existing "Terra Vista" community theme wall. bo Community monumentation may occur at the three community entries. In order to keep the neighborhood fabric intact, neighborhood signage is not allowed. Co Neighborhood "monumentation" such as pilaster forms may be allowed to designate neighborhood entdes. do Decorative wood fencing, such as picket fences may be acceptable as part of the architectural pallet. Corner lot fencing shall be masonry or stucco. Wood fencing on corner lots is prohibited except as an architectural element. e. WALLS AND FENCING REGULATIONS (1) Village theme walls should be constructed of decorative masonry such as slump or splitface block. The approved Terra Vista community wall shall be used in this location. Vo (2) Wrought iron, tubular steel, plexi-glass, and / or glass may be incorporated into the community walls, to allow view opportunities at appropriate locations. (3) Stucco texture over masonry is considered decorative masonry. (4) Within individual neighborhoods, walls exposed to the street and street corner side walls shall be masonry, except where gates occur; such walls shall be of uniform design throughout the individual neighborhood. (5) Fences separating individual building lots, within neighborhood areas not visible to the street, may be constructed of wood. (6) Chain link fencing is not allowed. (7) Gates at individual building side yards shall be uniform in design throughout the neighborhood and may be constructed of either wood, tubular steel, or wrought iron. 5. TRAIL SYSTEM The existing Terra Vista community trail system shall occur outside of the "Independence" village as roughly indicated by Figure 111-12 on Page II1-11 of the Terra Vista Community Plan titled "Park and Greenway System". bo The community trail system and park may be accessed at the three gated entries to the "Independence" project. No part of the Terra Vista community trail shall occur within the "Independence" community. ARCHITECTURAL GUIDELINES All too often, when designing a new residential community, the majority of the design effort is focused on the individual floor plans and elevations which comprise the project, rather than on the community as a whole. Given the nature of today's projects, however, the community is seen as a combination of buildings, landscape, walls and fences, and circulation patterns rather than a series of individual structures. Significant improvement to the project can be made by devoting more attention to the overall fabric of the community, the sequence of adjacencies, and the location of houses within blocks. Attention should be paid to the fabric of shades and shadows, to the mass and scale of adjacent houses, and to the relationship of open spaces. Recessed porches (which provide shadow), one story elements such as garage eyebrows, extended garages, and porches should be provided to give scale and variety to the neighborhood block. A. RESIDENTIAL ARCHITECTURE The "Independence" village emphasizes an "eclectic order" design theme. An "eclectic order" consists of design components selected from a variety of sources and styles to encourage architectural creativity and diversity within an overall unifying theme for a community. It is intended that each neighborhood area express its own unique character which could include a variety of architectural styles and scale; this will help create a community that appears as if it has been developed over a period of time, rather than all at once. The following section provides architectural guidelines for design elements that are common to the various "eclectic order" architectural types and styles. B. DESIGN CRITERIA To achieve the diversity intended for "Independence", architects should avoid designs that overemphasize a single architectural style. Neighborhood design should incorporate variety through the use of colors, materials, roof types, massing, scale, and the orientation of the house / garage on the lot. C. BUILDING MASSING AND SCALE Building Massing can play an important role in creating interest and diversity in the street scene and developing a human scale for individual neighborhoods. Wherever possible, the following areas of concern should be addressed: The general character of the residential area should reflect a neighborhood scale so that the massing of the buildings do not overwhelm the street scene. This is achieved by addressing the massing of the individual houses, but more importantly, the assemblage of individual houses into a street scene composition should be addressed. Do Articulated roofscapes should be designed through the use of a variety of roof forms including hips, gables, and clipped gables. These varied roof forms should be considered in the design of the individual buildings as well as within the assemblage of buildings into a street scene composition. ARTICULATION OF ELEMENTS In order to provide design interest and variety within individual neighborhood areas, articulation of architectural elements and color should be incorporated into the design of houses through the special treatment of windows, doors, entries, porches, balconies, railings, columns, and chimneys. These elements should work together to unify the building's architectural design as a complete composition. Windows and Doors: These can be used as strong design elements and can help to articulate otherwise blank wall planes. Window details help to add diversity and create an opportunity to provide contrasting trim colors. Recessed or pop-out windows and doors, along with other architectural projections and recesses, may be used to achieve articulation and shadowing effects. A porch may be utilized in an entry area as the organizing element for the front elevation. The entry area may be further articulated through the appropriate use of roof elements, columns, or other architectural features. The one story porch element satisfies the "neighborhood scale" mentioned earlier. Rear and Side Elevations: Rear and Side Elevations have less impact on the design fabric of a community, except where they are visible to the public as a whole along exposed edges or main street locations. In these locations, the following criteria should apply: Where rear and side elevations face public streets, they should be treated with architectural articulation complementary and secondary to that of the front elevation. Rear and side windows and doors should always be trimmed with a minimum 4" surround, and ! or head / sill trim which may be stuccoed or exposed wood. Roofs: Roof design has a particular influence on a community street scene. Care should be taken to provide roof articulation with a variety of shapes and materials throughout the "Independence" community: ao Variation in eave and fascia lines, colors, and materials may be utilized to create a sense of individuality and diversity. These should be compatible with the village character to create a sense of unity and order. Roof colors should be varied, yet compatible within the individual neighborhoods. Roof pitches and forms may vary (4:12 to 6:12) to encourage individual architectural expression. Steeper pitched roofs may be used at accent locations to complement the street scene. Garaqes: Garages are a necessary and integral component of each individual residence. The garage design and placement must be carefully assessed to successfully incorporate it into the overall design and massing of the house: Garage doors should be simple in design so as not to distract from the architectural elevation of the house. Garage doors may be recessed to create depth and shadow patterns. Sectional or roll-up doors should be used in all applications. Variations in garage door patterns, such as window inserts, may be used to provide variety. bo Portions of the living area of a house (such as a porch, a room, or bay window) may encroach in front of the garage setback in conformance with the Terra Vista Community Plan in order to lessen the importance of the garage door. Where garages occur adjacent to one another along interior lot lines, a variation in setbacks should be provided, where possible, to break up the massing of garages along the streetscape. Garage doors may be "painted-out" to match the body color of the house. This will take attention away from the garage door. Second Stories ao Two story units should incorporate architectural elements above the garage such as special window treatments and projected elements, where necessary, to provide appropriate architectural character and variety to the second story. bo Second story windows and balconies should be carefully placed in order to protect the privacy of adjacent properties. MISCELLANEOUS DESIGN ELEMENTS There are a number of minor Design Elements that subtly influence the way a community's design is perceived. Care should be taken to ensure the various design elements enhance the house, without dominating the elevation or streetscape. 1. Chimneys Chimney caps should be trimmed and painted to complement the major architectural elements of the house. 2. Flashing and Sheet Metal All flashing and sheet metal should be painted to match the adjacent building material. Balconies, Trellises, Patio Covers, Sun Shades, Structures, and Gazebos ao All appurtenant structures should be integrated with the main structure and designed to be consistent with the horne's architectural character. Vents All vent stacks and pipes should be colored to match the adjacent roof or wall material. Vent stacks should be grouped to the side or rear of the roofs and should avoid extending above the roof ridgeline. 5. Colors a. Color schemes should be appropriate to the architectural concept. Accent colors may be used, as appropriate. Color blocking is an acceptable alternative to shape and mass articulation. Final color schemes shall be approved by the Design Review process. DEVELOPMENT REGULATIONS 1. LOT SIZE a. There shall be four (4) distinct neighborhood lot types. (1) 3000 sq. ft. minimum (a) Minimum dimensions: 45' x 67'. (2) 3500 sq. ft. minimum (a) Minimum dimensions: 45'x 78'. (3) 4000 sq. ft. minimum (a) Minimum dimensions: 50' x 80'. (4) 5000 sq. ft. minimum (a) Minimum dimensions: 55'x 95'. b. The average lot size for the entire community shall not be less than 4,000 sq. ft. 2. SETBACKS a. Front (measured from the back of the sidewalk). (1) 18' minimum to the face of the garage door. (a) Architectural elements used to create a shadowing effect at the garage door may protrude into the garage setback 2'-0" maximum. o (2) Sides (1) (2) Rear (1) 10' minimum to the face of the living area. (a) One story porches may be set back 7' from the back of sidewalk. All interior sideyards shall be 5' minimum for one and two story buildings. (a) With special approval from the City staff, one sideyard may be a minimum of 3'-0" as long as the other sideyard is 7'-0". (Total 10'-0") Exterior corner sideyard shall be 10' minimum. The rear setback shall be 15' minimum or average as follows: (a) Portions of the building may be set back to a minimum of 12'-0" so long as there is an equal amount of increased setback so that the average is 15'. DECORATIVE. NON-STRUCTURAL ELEMENTS Decorative architectural elements may protrude into the front and sideyard setbacks a distance of 2'-0". Chimneys and niches may protrude into the sideyard setback 2'- SKB:mjb/tv70708