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HomeMy WebLinkAbout1992/01/02 - Agenda Packet - (2)DATE: TO: January 8, 1992 CITY OF RANCH0 CUCAMONGA MEMORANDUM ACWION CO)~QTS FROM: Residemtial/Institutiomal Design Review Committee Wendy Vallette Peter Tolstoy Dan Coleman John Melcher (Alternate Steve Hayes, Associate Planner SUBJECT: DESIGN REVIEW COMMITTEE MEETING OF JANUARY 2, 1992 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/reconunendation 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 p.m. - 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 (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. 7:00'- 7:30 (Anna-Lisa) ENVIRONFdENTAL 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 Conununity, located on the southeast corner of Kenyon Way and Milliken Avenue - APN: 227- 011-17. DRC AGENDA JANUARY 2, 1992 Page 2 7:30 - 8:00 (Anna-Lisa) DESIGN REVIEW FOR TENTATIVE TRACT 13717 WESTERN PROPERTIES - Review of the revised recreation building elevations and recreation facilities within a previously approved condominium project, located at the northeast corner of Church Street and Spruce Avenue - APN: 1077- 421-13. SH:mlg Attachments cc: Planning Commission/City Council DESIGN REVIEW COMMENTS 6:30 - 7:00 Steve R. January 2, 1992 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 on the west side of Woodruff Place, and a park is located on the south side of Kenyon Way, next to a vacant school site. Background: The Design Review Committee (Melcher, Vallette, Buller) first reviewed the project on October 3, 1991 and made the following comments: Graded 2:~ 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. 6. Buildings 9 and 10 should be replotted to accommodate the loop drive aisle for their access rather than the alley. DESIGN REVIEW COMMENTS TT 15354 - WILLIAM LYON COMPANY JANUARY 2, ~992 Page 2 7. Provide architectural plans and elevations for the proposed recreation building- Submit enlargements of the recreation areas and their contents. 8. Provide a standard set of plans for patio covers which may be used by future homeowners- 9. The six-unit building should offset in the center to add interest to the roofline and the building plane. ~0. The second story deck above the utility room should be extended to replace the small shed roof in order to simplify maintenance and construction. 1~. 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- 12. Tall shrubs should replace trees in those locations where the second floor cantilevers over a landscaped area. Staff Cowments: The following comments are intended to provide an outline for Committee discussion- will be the focus of Committee Major Issues: The following broad design issues discussion regarding this project: 1. A greater landscaping setback should be provided between the building and curb in those locations where sidewalks, utility enclosures, and stairways encroach into the intended landscape area. The deletion of the solitary parking spaces from these areas could help to meet the intent of the newly revised multi-family development standards. The proposed architecture of the recreation building should be revised to be consistent with the style used throughout the project. The design of the six unit building is still basically the same. It should have an offset to break-up the mass of the building as previously noted. DESIGN REVIEW COMMENTS TE 15354 - WILLIAM LYON COMPANY JANUARY 2, 1992 Page 3 Secondary Issues: Once all of the major issues have been resolved, and time permitting, the Committee will discuss the following secondary design issues: A large number of 2:1 slopes still exist throughout the site and should be softened by using variable, undulating slopes. 2. A greater separation should be provided between the curvilinear retaining wall and the northwest drive aisle at those locations where the wall curves close to the curb. A greater separation should be provided between retaining walls and building or patio walls near Buildings l, 11, 12, 25, 26, and 27. Design Review Comm{ttee Action: Members Present: Wendy Vallette, Peter Tolstoy, Brad Buller Staff Planner: Steve ROSS The Committee made the following comments and stated that the project should return to the Design Review Co~nittee as a regular item: The plotting of the buildings along the eastern side of the site does not provide for an adequate transition of density. The buildings should be replotted to lessen their apparent size as viewed from the existing single family homes to the east. If this cannot be done, smaller buildings should be plotted in this area. The required 15-foot building to curb separation must be met by the recreation building as well as elsewhere on-site. A minimum 10-foot area shall be maintained free and clear for landscaping. The parking space between Buildings 18 and 19 should be relocated elsewhere on-site. The architecture of the recreation building should be revised to be consistent with the style used throughout the project. % The change to the architecture of the six-unit building did not achieve the desired effect of breaking-up the bulk of the building. Another attempt should be made. Provide an exhibit to show the typical location of air conditioning units. 7. Provide renderings of the entries to the site. DESIGN REVIEW COMMENTS 7:00 - 7:30 Anna-Lisa January 2, 1992 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 Conununity, 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 conunercial 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: The project was reviewed by the Design Review committee on October 3, 199~, and did not receive approval. The Committee advised the applicant to revise the plans on the following issues. 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 COF~4ENTS T~ 15289 - WILLIAM LYON COMPANY JANUARY 2, 1992 Page 2 7. All parallel parking stalls should be eliminated off the main spine. 8. 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. 9. 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. 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: a. Trails should be located on both sides of the north entry to facilitate access to the commercial center to the north- b. Better access around the pool should be provided (residents should not have to go through the recreation areas). c- 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. 2. All building elevations should be consistent with the floor plans. Elevations and a floor plan of the recreation building should be provided- A uniform patio cover design (lattice structure) should be provided for this project. A color board displaying all proposed materials and colors to be used in the elevations should be provided. DESIGN REVIEW COMMENTS ~T 15289 - WILLIAM LYON COMPANY JANUARY 2, 1992 Page 3 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. Staff has reviewed the revised plans and a number of the minor issues have been addressed by the applicant. The "major" land use issues and the following items still remain: Major Issues: 1. Site Plan: The overall site plan is still rigid in design and lacks creativity in the clustering of units. Concerns include the following: There is still an excessive amount of paving within the project. Increased landscaping would help to balance building massing and paving. The smaller building types, such as duplexes, should be used along the south eastern project boundary to provide a better transition to the adjacent single family residences. Better access around the pool should be provided so that residents do not have to go through the recreation area for access to the open areas to the east. 2. Architecture: The right side of the front elevation and the left elevation of the recreation building lacks articulation and is inconsistent with the Planning Commission policy Of 360 degree architecture. B. The size of the posts at the unit entry of Plan 2, Elevation A, should be increased to achieve better proportion. DESIGN REVIEW CO~ENTS · T 15289 - WILLIAM LYON COMPANY JANUARY 2, 1992 Page 4 C. Window trim should be added to all elevations for better articulation. Design Review Committee Action: Members Present: Wendy Vallette, Peter Tolstoy, Brad Buller Staff Planners: Anna-Lisa Hernandez and Nancy Fong The Committee did not approve the project and recommended it be revised for further Committee review. 1. The overall site plan should be improved as follows: be The applicant should make an effort to further increase the clustering of the units so as to provide more of an open feeling within the site. Minimize the number of backyard to backyard buildings. If possible, 50 percent fewer such cases than shown in the proposed plan. The buildings that back up to Milliken Avenue should be pulled further away from Milliken Avenue and additional side-on buildings should be used so as to increase the openness into the site and create a more pleasing streetscape. de Relocate away from the greenbelt or eliminate the 3 parking spaces located at the southeast side of the project perpendicular the greenbelt trail (Lot E). 2. The proposed architecture should be improved as follows: Add multi-pane windows to the second-story window of all the units. b. Wrap the wainscoat around all sides of the recreational building. The AC condensers for each dwelling unit should be oriented away from the buildings and the entries and shall be screened on all sides by landscaping. 3. The landscaping concept for the project should be improved as follows: DESIGN REVIEW COMMENTS ~ 15289 - WILLIAM LYON COMPANY JANUARY 2, 1992 Page 4 a. Provide rear yard landscaping for all backyards along the perimeter of the project. b. Move the pedestrian walkway from the south side of the central open space area closer to the recreation building. c. provide a sketch Of the view into the project at both project entries. DESIGN REVIEW COMMENTS 7:30 - 8:00 Anna-Lisa January 2, 1992 DESIGN REVIEW FOR TENTATIVE TRACT 13717 - WESTERN pROPERTIES - Review of the revised recreation building elevations and recreation facilities within a previously approved condominium project, located at the northeast corner of Church Street and Spruce Avenue - APN: 1077-421-13. Site Characteristics: 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 NO. 90-20A.) Background: Tentative Tract 13717 was approved by the Planning Commission on February 14, 1990. The tract was approved for the development of 394 condominium units within 52 buildings. There are 4 two-story building types. The project was designed as two distinct villages, each with its own architectural scheme. The units to the north of the site will have a contemporary appearance with siding, stucco, and flat tile roofing while the units to the south will have a Mediterranean style with stucco and s-tile roofs. Since the project's approval, the applicant has decided to market the tract as a "for sale" product type instead of rental units due to economic and market conditions. In accordance with this decision, they have scaled down the recreational areas, modified the Spruce Avenue entry, and relocated two buildings to eliminate the rental office and increase open space. On July 18, 1991, the Design Review Committee reviewed the revised scaled down recreation building elevations on Consent Calendar. The Committee requested that the item return to the Co~unittee for full review. They, at that time, could not support the project due to its marked lack of articulation, utilization of innovative materials, and multi-panes (or pop-outs). The applicant then revised the plans and incorporated a number of the key architectural elements of the buildings, more consistent with the original design. Tile accents, pop-out window treatments and glass block detailing achieved more consistency with the original approval. DESIGN REVIEW COMMENTS ~T 13717 - WESTERN PROPERTIES JANUARY 2, 1992 Page 2 The applicant also modified the recreation amenities and designed the primary tot lot area. The Design Review Committee reviewed the tot lot and recreation building elevations on October 17, 1991, and recommended that the applicant return to the Design Review Committee with the following revisions: The tot lot pool should be relocated to the southern portion of the primary recreation facility. A smaller scaled tot lot facility should be added to the primary recreation area, adjacent to the wading pool on the south side. All tot lots should be fenced in to ensure adequate safety and protection of the children. A suggested material is wrought iron. The detailing on the tower element should be reconsidered. AS it is currently designed, maintenance could be a problem in the future. A circular glass detail should be substituted for the clock element within the tower. The recreation building elevations indicate a stuccoed fascia painted in a different accent tone. The Committee suggested that the fascia match the building color to establish a "clean, crisp line" to the roof. Staff Comments: The applicant has since revised the plans to address those comments identified above. It is staff's opinion that the modifications are consistent with the architecture of the project. In addition, the applicant has provided elevations of the restroom facilities within the recreation areas and demonstrated how the trellis structures will tie in to the buildings. The tot lot areas have been revised as suggested. Design Review Co~-ittee ACtion: Members Present: Wendy Vallette, Peter Tolstoy, Brad Buller Staff Planners: Anna-Lisa Hernandez and Nancy Fong The Committee reviewed the revised plans for the recreation building and the related amenities consisting of restroom facilities, trellis structures and tot lots. The Committee did not reach a consensus whether the smaller recreation building and the proposed related amenities meet the intent of the original project approval. The Committee recommended that this issue be brought before the full Commission for discussion under a Director's Report.