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HomeMy WebLinkAbout1991/10/03 - Agenda Packet - (2)DATE: October 15, 1991 CITY OF RANCH0 CUCAMONGA MEMORANDUM ACTION AGI~NDA 1977 TO: FROM: Residential/Institutional Design Review Committee Wendy Vallette Peter Tolstoy Dan Coleman John Melcher (Alternate Steve Hayes, Associate Planner SUBJECT: DESIGN REVIEW COMMITTEE MEETING OF OCTOBER 3, 1991 The following is a description of projects which require review and rating by the Design Review Committee. Please review the attached plans, visit the project sites, and write down your comments using the blank space provided under each project on the attached sheets- After the meeting, the consensus of the Committee's concerns will be typed up as the formal action/recommendation of the Committee and distributed to the Commission and Council. As always, feel free to contact the appropriate project manager (noted in parentheses along the left margin), prior to the meeting date, if you have specific questions related to the scheduled projects- Dinner will be provided between 5:00 - 5:45 p.m., Consent Calendar items will be reviewed between 5:45 p.m. 6:30 p.m., with the first design review item being heard at 6:30 p.m. Please notify our department if you will be unable to attend the meeting, or if you will be late, so that the dinner can be properly ordered and the necessary arrangements made. 6:30 - 7:00 (Tom) DEVELOPMENT REVIEW 91-16 - RANDAL ALLEN - The development of a single family house totaling 3,573 square feet on 0.161 acres of land in the Low Residential District (2-4 dwelling units per acre), located at 7712 Valle Vista Drive - APN: 207-061-28. 7:00 - 7:45 (Steve R.) ENVIRONMENTAL ASSESSMENT AND VESTING TENTATIVE TRACT 15354 - WILLIAM LYON COMPANY - The development review of a 156 unit condominium development on 12.4 acres of land in the Medium Residential District (8-14 dwelling units per acre) of the Victoria Community Plan, located at the northeast corner of Woodruff Place and Kenyon Way - APN: 227-011-26. DRC AGENDA OCTOBER 3, 1991 Page 2 7:45 - 8:30 (Anna-Lisa) ENVIRONMENTAL ASSESSMENT AND VESTING TENTATIVE TRACT 15289 - WILLIAM LYON COMPANY The development of 193 condominium units on 18 acres of land in the Medium Residential District (8-14 dwelling units per acre) in the Victoria Planned Community, located on the southeast corner of Kenyon Way and Milliken Avenue - APN: 227- 011-17. 8:30 - 9:00 (Anna-Lisa) MODIFICATION TO TENTATIVE TRACT 13717 - LEWIS HOMES - A request to review the revised plans for the tot lot area for a previously approved tract for 394 units on 23.5 acres of land in the Medium-High Residential designation (14-24 dwelling units per acre) Of the Terra Vista Planned Community, located at the northeast corner of Spruce Avenue and Church Street - APN: 1077-421-13. CON~:ENUiga ~ OCTOBER 17, 1991. SH:jfS Attachments cc: Planning Commission/City Council RESIDENTIAL/INSTITUTIONAL CONSENT CALENDARITB~S AGENDA October 3, 1991 DR 13566 (Bey) Committee RO~K~IR~.D Action: Addition of new Plan 5. The Committee (Melcher, Vallette, Buller) approved the use of Plan 5 as a model on one lot only at this time. The Committee requested to review a sample of the ledgestone material. Any further changes to the site plan should be reviewed by the Design Review Committee. DESIGN REVIEW COMMENTS 6:30 - 7:00 Tom October 3, 1991 DEVELOPMENT REVIEW 91-16 RANDAL ALLEN - The development of a single family house totaling 3,573 square feet on 0.161 acres of land in the Low Residential District (2-4 dwelling units per acre), located at 7712 Valle Vista Drive - APN: 207-061-28. Design Parameters: This application pertains to the development of a single family house on property subject to the Hillside Development Ordinance. The subject property contains an existing structure totaling 418 square feet which will be converted into a guest house. Staff Comments: The following comments are intended to provide an outline for Committee discussions: Major Issues: The following broad design issues will be the focus of Conunittee discussion regarding this project: The house design is contrary to the intent and requirements of the Hillside Development Ordinance. Specifically, the standard "flat-pad" floor plan configuration makes no attempt to be sensitive to the natural grade which falls approximately 8 feet from front-to-back of the proposed house. The house should be completely redesigued to conform to the existing contours using the various techniques as described in the Hillside Development Ordinance, including but not limited to, split-level foundations and splits on the second floor. 2. The massive bulk of the elevations should be reduced- The design of the structure should give consideration to the lot's size and configuration in order to avoid the appearance of over-building or crowding and to minimize the blocking of views. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: Provide additional quoins to tie the elevations together. Quoins are typically used on elevations oriented towards public views, however, those used on the proposed structure orient north away from any possible public view. DESIGN REVIEW COMMENTS DR 91-16 - BAUMGARTEN OCTOBER 3, 1991 Page 2 2. Provide additional detailing, such as stucco or wood trim around all windows and doors- Design Review Committee Action: Members Present: John Melcher, Wendy Vallette, Brad Buller Staff Planner: Tom Grahn The Committee reviewed the application but did not recommend approval due to the following concerns: 1. Revise the site plan by possibly locating the garage in the northwest corner of the site and also by utilizing the minimum side and rear yard building setbacks- 2. The building pad should be sensitive to the natural grade as it falls from the rear to the front property line- 3. The floor plan should be revised to reduce the apparent building mass of the three-story structure. 4. Provide additional movement in the vertical plane to reduce the apparent building mass- 5. The design of the structure should give consideration to the lot's size and configuration in order to avoid the appearance of over- building or crowding and to minimize the blocking of views. 6. Provide additional architectural details to break-up large blank areas. 7. Provide additional architectural detailing on all elevations. DESIGN REVIEW COMMENTS 7:00 - 7:45 Steve R. October 3, 1991 ENVIRONMENTAL ASSESSMENT AND VESTING TENTATIVE TRACT 15354 WILLIAM LYON COMPANY The development review of a 156 unit condominium development on 12.4 acres of land in the Medium Residential District (8- 14 dwelling units per acre) of the Victoria Community Plan, located at the northeast corner of Woodruff Place and Kenyon Way - APN: 227-011- 26. Design Parameters: The site is bounded by Highland Avenue and a Community Facility parcel on the north, a trail and existing single family homes to the east, Kenyon Way on the south, and Woodruff Place on the west- The Vineyards Marketplace shopping center is under construction on the west side of Woodruff Place, and a park is located on the south of Kenyon Way, next to a vacant school site. Background: In April 1990, the William Lyon Company began processing Tentative Tract 14536 for this site, which consisted of 57 single family lots- When that application was withdrawn in December 1990, the William Lyon Company stated that a medium density type product would be more appropriate, given the current market conditions. A neighborhood meeting was held on Monday, September 10, 1991, to allow Victoria residents the opportunity to view this proposal and Tract 15289. The residents in attendance were concerned that the proposed tracts are multi-family projects, as opposed to the single family detached units which exist throughout the surrounding area- Residents expressed numerous concerns about the proposals, including devaluation of their properties, schools impaction, traffic congestion, lack of parking, and an increase in crime. Staff Co---~ts: The following comments are intended to provide an outline for Committee discussion. Major Issues: The following broad design issues will be the focus of Committee discussion regarding this project: Architecture: Overall, the architecture is undistinguished- Architectural enhancements are needed, particularly on rear elevations. We suggest that the designer investigate the following: DESIGN REVIEW COMMENTS VTT 15354 - WILLIAM LYON COMPANY OCTOBER 3, 1991 Page 2 a- Break up rear elevations with "pop out" elements and planes. b. Greater amount of architectural details on all sides. c. Using different chimney heights to differentiate units- d. On larger buildings, avoid "mirror-image" design. The recreation areas as shown are constrained by a combination of 2:1 slopes, buildings, and roads. These open space areas should be increased to make them more functional and pleasant. The site plan is dominated by graded 2:1 slopes which should be softened by using variable, undulating slopes and rounding off the top/toe to create a more interesting, semi-natural appearance- Retaining walls should be curved or broken up by offsetting the wall plane or adding pilasters. Building pads should be split on north-south buildings to help minimize the amount of grading/retaining walls and to add character to the buildings. Secondary Issues: Once all of the major issues have been resolved, and time permitting, the Committee will discuss the following secondary design issues: A decorative wall or fence should be provided along the co~unon boundary with the Community Facility parcel. Stairs should be constructed for pedestrian access to the corner of Kenyon Way and Woodruff Place to encourage residents to cross the street at the intersection. Sidewalks should not be placed directly against retaining walls. A small landscaping planter is usually preferable to having horizontal and vertical hardscape directly adjacent to one another. The use of decorative stucco or slump block walls, rather than wood fence, should be considered to enclose patios- Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: DESIGN REVIEW COMMENTS VTT 15354 - WILLIAM LYON COMPANY OCTOBER 3, 1991 Page 3 Interlocking concrete pavers should be provided in those locations where enhanced paving is proposed. Design Review Committee Action: Members Present: John Melcher, Wendy Vallette, Brad Buller Staff Planner: Steven Ross The Committee made the following design comments and stated that the project should return to Design Review Committee as a full item: Graded 2:1 slopes should be softened by using variable, undulating slopes and rounding off the top/toe to create a more interesting, semi-natural appearance and to provide a better foundation for landscaping. Retaining walls should be treated as a design element within the project. Walls should have a curvilinear appearance to soften their appearance. Low retaining walls are acceptable adjacent to sidewalks. A decorative wrought iron fence should be provided around the perimeter of the site- The black wrought iron fence should have decorative slumpstone columns consistent with the Victoria theme. Gates should be provided for connections at the entries and the greenway connections- A conceptual site plan for the church property should be provided to help address issues of mutual concern (i.e., vehicular access, pedestrian connections, sound attenuation, landscape treatment). A pedestrian connection should be provided from the northwest portion of the tract to the church property. Provide a sidewalk connection from the tract to the greenway trail between Buildings 19 and 28- Buildings 9 and 10 should be replotted to accommodate the loop drive aisle for their access rather than the alley. Provide architectural plans recreation building. Submit and their contents. and elevations for the proposed enlargements of the recreation areas 8. Provide a standard set of plans for patio covers which may be used by future homeowners. DESIGN REVIEW COMMENTS VTT 15354 - WILLIAM LYON COMPANY OCTOBER 3, 1991 Page 4 11. The six-unit building should offset in the center to add interest to the roofline and the building plane. The second story deck above the utility room should be extended to replace the small shed roof in order to simplify maintenance and construction- A stucco wall, or possibly woodcrete, should be used to enclose the private yard areas in place of the proposed wood fence to simplify maintenance. ~2. Tall shrubs should replace trees in those locations where the second floor cantilevers over a landscaped area. DESIGN REVIEW COMMENTS 7:45 - 8:30 Anna-Lisa October 3, 1991 ENVIRONMENTAL ASSESSMENT AND VESTING TENTATIVE TRACT 15289 - WILLIAM LYON COMEANY - The development of 193 condominium units on 18 acres of land in the Medium Residential District (8-14 dwelling units per acre) in the Victoria Planned Community, located on the southeast corner of Kenyon Way and Milliken Avenue - APN: 227-011-17. Design Parameters: There are no significant structures or features on the site- The site is bounded by a park site and single family residential to the east, single family residential to the west and south, and a village commercial shopping center to the north, under construction. The project is one of the first to incorporate the new multi-family development standards. The 193 unit townhouse project is proposed with 3 different unit types: duplex, tri-plex and four-plex units with stucco and concrete tile roofing. Background: In April 1990, the William Lyon Company began processing Tentative Tract 14535 at this site, which consisted of 90 lots for the future development of single family detached housing- When the application was withdrawn in December 1990, the applicant determined that the current market conditions would warrant the processing of a medium density project. A neighborhood meeting was held on September 10, 1991, to allow residents in the immediate vicinity an opportunity to view this proposed project. The residents had several concerns with the project such as unit type (attached versus detached), devaluation of property, school impaction, traffic and crime- Major Issues: The following broad design issues discussion regarding this project: will be the focus of Committee Architecture: Overall, the architecture is undistinguished- Architectural enhancements are needed, particularly on rear elevations. We suggest that the designer investigate the following: a- Break up rear elevations with "pop out" elements and planes- b. Greater amount of architectural details on all sides. c. Using different chinuley heights to differentiate units- DESIGN REVIEW COMMENTS VTT 15289 - WILLIAM LYON COMPANY OCTOBER 3, 1991 Page 2 d. On larger buildings, avoid "mirror-image" design. Transition: There should be better transitioning between the proposed units along the eastern property boundary and the single family residents directly east. One way of achieving proper transition, is by locating the duplex unit type along the boundary, instead of the tri-plex and four-plex units- It would also serve to balance the massing between the two projects. Secondary Issues: Once all of the major issues have been resolved, and time permitting, the Committee will discuss the following secondary design issues: There are areas on-site that can be redesigned to eliminate paving and increase landscaping most especially along the perimeter of the project. Visitor parking is not equitably distributed. Staff suggests that the applicant redesign parking facilities and ensure accessibility of all units. Parking should not be located at end of aisle forcing cars to back-up more than 30 feet to get out, such as west of Building 3. The parallel parking spaces along both sides of spine at curve, west of Building 34, should be deleted because of safety concerns (i.e., sight lines). The pedestrian trail within Lot F, doesn't feed into any other sidewalks or walkways to the southeast. The trail along the west side of the recreation building feeds from the south and stops abruptly. The sidewalk on the east side of the circulation spine should be continuous (i.e., continue from recreation building to northwest corner of Building 48). The side yard for Lots 125 seems excessively large. An open space area and trail from the east to feed into the primary recreation area, would be more efficiently utilized within the project. 9- The side yard for Lot 19 should be considered for the same issue discussed above. DESIGN REVIEW COMMENTS VTT 15289 - WILLIAM LYON COMPANY OCTOBER 3, 1991 Page 3 10. Sidewalk connections from entry walks to the pedestrian trail should be provided whenever possible, such as at east end of Building 23, to discourage people from trampling landscaping. 11. The use of decorative stucco or slump block walls, rather than wood fences, should be considered to enclose patios. Design Review C~-~,,,]ttee Action: Members Present: John Melcher, Wendy Vallette, Brad Buller Staff Planner: Anna-Lisa Hernandez The Design Review Committee reviewed the proposal and did not recommend approval at this time. At the meeting, the applicant presented a revised site plan and indicated that he felt those site planning issues identified by staff were being addressed. The Committee advised the applicant to revise all plans and return to the Design Review Committee as a full item- In addition, the applicant should revise the plans to consider the following: Site Plan: Open space should be increased throughout the site to achieve better balance between building massing and paving. The smaller building types, i.e., duplex, should be used along the south eastern project boundary for better transition to the single family project directly east- The special paving used at the north and south entries to the project should be extended to establish a more formalized entry. The paving, as it is currently proposed, is not substantial enough. In addition, the type of paving to be used should be identified. Additional landscape treatment should be used in the open space areas to establish focal points at the entries within the revised plans- The spine road should feature a formal landscape theme- This could be accomplished with the use of a singular type of tree along the spine instead of several species. 6- The "emergency access" landscape areas should be eliminated. DESIGN REVIEW COMMENTS VTT 15289 - WILLIAM LYON COMPANY OCTOBER 3, 1991 Page 4 All parallel parking stalls should be eliminated off the main spine. The Victoria Theme Wall along Milliken Avenue should be staggered, similar to the condition directly west with Tract 13722. Also, more pilasters should be used to break-up the expanse of walls. The flared-out sides of the south project entry should be slightly decreased. 10. The bus bay/shelter structure should be designed as a permanent shade structure to match the primary architecture within the area. 11. The street between Buildings 6 and 9 should be eliminated for safety purposes due to the slope at the end of the drive aisle. 12. The bus bay should be located 20 feet further south. 13. Interior trails are inefficiently located within the project- The following should be considered in the plans: Trails should be located on both sides of the north entry to facilitate access to the commercial center to the north. Better access around the pool should be provided (residents should not have to go through the recreation area). A sidewalk should be provided along the south side of Unit 103. 14. The wrought iron fencing along the eastern border of the tract, adjacent to the park, should be continued, without breaks, to the single family area further south. Architecture/Details: 1. All building elevations should be consistent with the floor plans. Elevations and a floor plan of the recreation building should be provided. 3. A uniform patio cover design (lattice structure) should be provided for this project. DESIGN REVIEW COMMENTS VTT 15289 - WILLIAM LYON COMPANy OCTOBER 3, 1991 Page 5 5. 6. 7. A color board displaying all proposed materials and colors to be used in the elevations should be provided. Special attention should be paid to architectural details, i.e., streetscape furniture, lighting elements, etc. The entry designs for the proposed units should incorporate more defined and formal elements consistent with the architecture. Additional detailing and articulation is needed in the building elevations, most especially the side and rear elevations. For example, there are a number of windows on the rear elevations but there is almost no movement within the building planes. DESIGN REVIEW COMMENTS 8:30 - 9:00 Anna-Lisa October 3, 1991 MODIFICATION TO TENTATIVE TRACT 13717 LEWIS HOMES - A request to review the revised plans for the tot lot area for a previously approved tract for 394 units on 23.5 acres of land in the Medium-High Residential designation (14-24 dwelling units per acre) of the Terra Vista Planned Community, located at the northeast corner of Spruce Avenue and Church Street - APN: 1077-421-13. Site Parameters: The site is presently vacant with some grapevine vegetation. The site slopes approximately 2 percent from north to south. An east-west row of 12 Eucalyptus trees exists near the southwestern edge of the project. In addition, 33 olive trees of some historical value have been boxed for relocation, a minimum of 12 of these will be planted within the future La Mission Park, located directly southeast of the tract. (Additional conditions have been added through a previous modification to the project to ensure protection of these trees - Resolution 90-20A.) Background: The applicant is proposing to combine the two tot lot facilities on the approved plan to one "super" tot lot. The tot lots were located on the mid-east and west portions of the site. Staff Comments: Due to the density of the project, it is staff's opinion that two tot lots should be maintained for convenience of all future residents. Design Review Co.~ttee Action: Members Present: Staff Planner: Anna-Lisa Hernandez ITEM CONTINUZU TO OCTOBER 17, 1991.