HomeMy WebLinkAbout1985/03/21 - Agenda Packet - (2)DATE:
TO:
FROM:
SUBJECT:
CITY OF RANCH0 CU~AMONGA
MEMORANDUM
March 4, 1985
Design Review Committee
1977
Herman Rempel
Rick Gomez
Dennis Stout
Suzanne Chitiea (Alternate)
Nancy Fong, Assistant Planner
DESIGN REVIEW COMMITTEE MEETING OF MARCH 21, 1985
The following is a description of projects which require review and
rating by the Design Review Committee. Please review the attached
plans, visit the project sites, and write down your comments using the
blank space provided under each project on the attached sheets. After
the meeting, the consensus of the Committee's concerns will be typed up
as the formal action/recommendation of the Committee and distributed to
the Commission and Council.
As always, feel free to contact the appropriate project manager (noted
in parentheses along the left margin), prior to the meeting date, if you
have specific questions related to the scheduled projects. Dinner will
be provided between 5:00 - 5:30 p.m., Consent Calendar items will be
reviewed between 5:30 p.m. - 6:00 p.m., with the first design review
item being heard at 6:00 p.m. Please notify our department if you will
be unable to attend the meeting, or if you will be late, so that the
dinner can be properly ordered and the necessary arrangements made.
6:00 - 7:00 (Curt) DR 85-06 LINCOLN
7:00 - 7:30 (Curt) TT 12902
WOODLAND PACIFIC
7:30 - 8:00 (Howard) CUP 85-02 RON ISHII
8:00 - 8:30 (Howard) TT 12914
HIGHLAND VILLAGE
NF:cv
Attachments
CC:
Planning Commission
City Council
Dan Coleman, Planning Division
Joe Stofa, Paul Rogeau,
Loyd Goolsby, Barrye Hanson
y
DESIGN REVIEW COMMENTS
6:00 - 7:00 Curt
March 21, 1985
ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 85-06 LINCOLN The
development of 660 apartment units on 27.6 net acres of land in the "MH"
District (14-24 du/ac), located on the north side of Arrow Route, 350 feet
west of Haven Avenue - APN 208-341-16 and 17.
Oesign Parameters: The issues involved with this project are similar in
nature to the Lan Bentsen project recently approved. The density proposed is
at the top of the Medium-High Residential character (23.9 du/ac). The
architecture represents a more sophisticated and urban style of design which
is intended to be consistent with development along the Haven corridor. The
Design Review Committee has reviewed a preliminary site plan for the project
and basically agreed with the diagonal street pattern; however, the site plan
had approximately 130 less units.
Site Plan: The overall site plan is extremely fragmented with respect to open
space areas, parking and building location. Substantial revision to the site
plan is recommended as discussed below:
A well defined and continuous open space network should be
provided which visually and functionally links all areas of the
project.
2. Significant views into the open space corridor must be provided
from the main parking loop.
Views of the project are currently dominated by parking on both
sides of the aisle ways. Parking should be eliminated to open
up views of buildings and landscaped areas.
Within the interior of the project, greater variation of unit
plotting, should be provided (buildings angled to the main
aisle, variable setbacks).
To enhance views and provide visual breaks to the long straight
portions of the loop road, median islands could be used
intermittently.
Distinctive street tree planting should be provided along the
loop road and landscape themes should be used in different
sections of the project to help create more neighborhood
identity.
7. Buildings should be clustered around open space courtyards or
other amenities, (versus the current configuration with many
buildings surrounded by pavement on three sides).
8.Pedestrian orientation should be enhanced with texturized
pavement at crosswalks to link open space areas.
9. Exterior mailbox location should be identified and appropriate
covers and lighting provided.
10. Trash enclosures should be provided with overhead trellis work.
11. Upgraded carport designs with heavy beamwork, lattice work and
storage should be provided.
Architecture: The architectural concept proposed is appropriate for the site;
however, the following revisions are suggested to improve the detailing and
emphasize the contemporary style:
Expand the circular elements of the design by rounding off the
corners on each building and by enhancing the arch above the
entry ways and upper story windows. A good example of treatment
which can be provided is shown on front elevation of the
recreation building (inset rounded windows with expansion
joints).
2. A parapet wall should be provided to enclose the roof structure
on the two bedroom, one bath unit shown on sheet 5.
3. Consider requiring fireplaces with chimneys on some units to add
additional interest.
Combine 2 and 3-story units in a single structure to help break-
up the roof lines. This may be done in conjunction with
consolidating units to provide a maximum 36 versus 24 units in a
structure. As an added benefit, open space areas could be
combined with the use of larger structures.
Design Reveiw Committee Action:
Members Present:
Staff Planner: Curt Johnston
DESIGN REVIEW COMMENTS
7:00 - 7:30 Curt
March 21, 1985
ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 12902 WOODLAND PACIFIC - A
custom lot subdivision of 41 lots on 39.7 acres of land in the "VL" District
(less than 2 du/ac), located on the west side of Hermosa Avenue, south of
Almond Street - APN 201-071-5, 6, 25, 26, 35 and 36.
Design Parameters: The project site is located at the north City limits and
is currently a dense Eucalyptus grove. The General Plan indicates a potential
park on the site, but the City Council at the February 20, 1985 meeting,
declined the applicants offer for park land dedication. Directly across the
site on the east side of Hermosa Avenue, Tract 12237, also by Woodland
Pacific, is under construction. The approved map has a meandering street
pattern with a reduced 40 foot right-of-way and 28 feet of pavement.
The major design emphasis of this project should be to preserve the character
of the existing grove and maximize the aesthetic value of the hillside and
stream bed which exists along the west boundary site. The major design
constraint, however, results from a conflict between maintaining the natural
contours or providing storm drain improvements and grading to insignificantly
increase the buildable area of the site. Considering the unique qualities of
the property, it is essential that each member of the Committee visit the
site.
Site Plan:
1. Enhance views into the creek and hillside area by extending the
3 cul-de-sacs.
For consistency with the easterly tract and to reduce grading
impacts, the Committee should consider recommending to the City
Engineer that a reduced street right-of-way and pavement width,
be provided.
The minimum lot width and minimum corner side yard setback
should be increased by 20 feet for the corner lots along
Hermosa, (120 feet wide, 47 foot setback from curb). The intent
is to provide adequate space for preservation of trees along
Hermosa Avenue.
Lots 35 through 41, which face directly onto Hermosa, range in
width from 94 feet to 110 feet. Again, to preserve the
character of the grove, one or two of the seven lots should be
removed to increase the lot width and separation between units.
5. The usable area of lots 6, 7, and 8 is substantially reduced by
the hillside. Consider eliminating one lot on the east side of
the cul-de-sac.
Consistent with Tract 12237, require CC & R's to have
restrictions on removal of trees and minimizing site grading for
construction of homes.
Design Review CosmnitteeAction:
Members Present:
Staff Planner: Curt Johnston
DESIGN REVIEW COMMENTS
7:30 - 8:00 Howard
March 21, 1985
ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 85-02 - RON ISHII - To
allow the development of a one-story church (14,740 square feet), and
associated small storage building (216 square feet), on 3.88 acres in the Very
Low Residential District located on the northwest corner of Haven and Hillside
- APN 201-101-027.
Design Parameters
The subject site is a vacant corner lot with steep sloping terrain of
approximately 8% grade from north to south and 5% from east to west. The
surrounding land uses to the south are vacant lots, and to the west, north,
and east across Haven Avenue are all Single-Family Residential. Project
proposal is situated on a major corner lot with one side having a designation
boulevard and is subject to equestrian trails, special landscaping, and
attractive design considerations.
Staff Comments
Site Plan: Overall, the site plan needs to be revised to accomodate efficient
and safe on-site circulation. As proposed, the ingress/egress on Hillside
Road poses future traffic hazards and problems in relationship to the
intersection of Hillside and Haven, equestrian trail along Hillside, and the
steep grade on subject site. Staff recommends the following revisions:
1. Relocate driveway approach on Hillside, further west, thereby
providing safe traffic flows both on and off-site.
Relocation of driveway will create additional opportunities in
reorienting the building more toward Hillside or other
alternative placement for greater visual impact.
Architecture: The building design is simplistic and offers very little in
terms of visual impact along Haven Avenue. Staff recommends the following
revisions to enhance the architectural elevations:
1. Adjustment and variations needed on the roof line, which is to
linear (180 feet).
2. Create a larger entry by expanding the landing area and stairway
in front entrance.
The roof massing takes up two-thirds of the scale of the
building, making the building look as though its all roof. Re-
adjust elements to reflect better proportion to scale of roof
and building.
Landscaping: The preliminary landscape plan seems to be adequate however,
Staff makes the following recommendations concerning the landscape plan.
If the Committee decides to adjust building orientation, then
continue terrace walls along front elevation (preferably 3 tier
effect).
2. Provide 10' landscaping planter along northerly and westerly
property line.
Design Review ConmnitteeAction:
Members Present:
Staff Planner: Howard Fields
DESIGN REVIEW COMMENTS
8:00 - 8:30 Howard
March 21, 1985
ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 12914 - HIGHLAND VILLAGE - The
development of 78 single-family detached sub-division on 9.75 acres of land in
the Medium Residential District (8-14 du/ac), (Low-Medium Development District
Amendment request pending). Located on the northeast corner of Archibald
Avenue and Highland - APN 201-252-23, 25, 26.
Design Parameters: Subject site was utilized as a chicken farm in past
years. Presently, site contains 3 existing residences which are slated for
removal. The remainder of the project site is vacant with approximately 3%
slope from north to south. The surrounding areas to the north, east and south
are vacant, to the west across Archibald are existing single-family
residences. The City Council restricted the density on the site to a maximum
9 dwelling units per acre. The proposed density is 8 dwelling units per acre.
Applicable Regulations: Development is being proposed under the City's
optional development standards.
Site Plan: The overall site plan utilizes a large centralized open
space/residential area (43,000 square feet), to fully integrate the proposed
building pad layout and density (8 du/ac) through 4 major pedestrian linkages,
giving the residential units full access to the open space area. Interior
lots adjacent to the open space will have direct rear yard access. Under the
optional standards, the applicant proposes variations in lot area from a
minimum of 2925 square feet to maximum 6750 square feet.
The proposed on-site circulation will consist of a private interior loop
street (36' curb to curb) with two offset cul-de-sacs. The major
ingress/egress to the project site is provided via Archibald Avenue with
secondary access occuring from Highland Avenue. Provisions for parking
consists of 2 car garages per unit and i off street space per unit. Staff
recommends the following changes to enhance the overall site plan:
1. Stagger front yard setbacks ~ 5 feet to create visual interest.
2. Suggest the elimination of lots 27 and 28, due to 18' of
frontage, does not allow for off street parking consideration
and is very unattractive.
3. Enlarge Highland Avenue entrance to major, instead of secondary
designation.
Architecture: Applicant is proposing 4 different floor plans consisting of 2
and 3 bedroom layouts, with 8 different elevations. Elevations will be
comprised of contemporary style of architecture utilizing various materials
such as tile roofing materials, stucco, brick and rock veneer, and wood plant-
ons.
Staff recommends the following change:
Request the
the typical
house.
applicant to supply 2 additional elevations, since
8 elevations will repeat themselves at every ninth
2. Should require a greater ratio of change in design elevations.
3. Increase the ratio of one-story units for better balance of
housing types and eliminate two-story units from corner lots.
Landscaping: The overall preliminary landscaping for the project appears to
be adequate, however Staff recommends the following:
1. Special focus point be created at the corner of Archibald and
Highland.
2. Project frontages along Archibald and Highland should provide
special landscaping treatment, including specimen size trees.
Provide stylish block wall using various materials with reveals,
in and outs, columns, and decorative cap along Archibald and
Highland.
Design Review Conm~ittee Action:
Members Present:
Staff Planner: Howard Fields