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HomeMy WebLinkAbout1992/03/05 - Agenda PacketDATE: March 10, 1992 CITY OF RANCHO CUCAMONGA MEMORANDUM ACTION TO: FROM: Residential/Institutional Design Review Conunittee Wendy Vallette Peter Tolstoy Dan Coleman John Melcher (Alternate) Steve Hayes, Associate Planner SUBJECT: DESIGN REVIEW CO~H~ITTEE MEETING OF MARCH 5, 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/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 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 (Tom) DEVELOPMENT REVIEW 91-16 - 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 - 7:30 (Bey) TENTATIVE TRACT 14116 - WILLIAM LYON COMPANY A residential subdivision of 20 single family lots on 4.09 acres of land in the Low-Medium Residential District (4-8 dwelling units per acre), located south of Highland Avenue, west of the Deer Creek Channel APN: 1076-61-03. DRC AGENDA MARCH 5, 1992 Page 2 7:30 - 8:00 (Steve R.) DESIGN REVIEW FOR TENTATIVE TRACT 14407-1 - LEWIS HOMES - The design review of building elevations and detailed site plan for a previously approved tentative tract map consisting of 13 single family homes on 1.3 acres of land in the Medium Residential District (8-14 dwelling units per acre) of the Terra Vista Planned Community, located on the west side of Mountain View Drive, south of Base Line Road - APN: 227-151-15. DESIGN REVIEW FOR TENTATIVE TRACT 14365 - LEWIS HOMES - The design review of building elevations and detailed site plan for a previously approved tentative tract map consisting of 41 single family homes on 5.85 acres of land in the Medium Residential District (8-14 dwelling units per acre) of the Terra Vista Planned Co~nunity, located on the south side of Mountain View Drive west of Milliken Avenue - APN: 1077-091-36. SH:mlg Attachments cc: Planning Commission/City Council RESIDENTIAL COMSM C/%T.R~DAR I~MS AG~]DA March 5, 1992 · T 14208 - SOUTUWEST DESIG~ GROUP (Steve R. ) Review of building elevations for single unit building. Committee Action: The Committee (Vallette, Tolstoy, Coleman) recommended approval of the project subject to the following comments being incorporated as conditions of approval: The right elevation of all the two-story buildings should be revised to eliminate the two pop-outs and instead provide a decorative window for lighting the stairwell, such as that used for the single unit building. Majestic trees, possibly multi-trunk, with a spreading canopy should be provided in the circular planters at the entry. Air conditioning units should be located in the patios in order to be completely screened from public view. All balcony drainage should be internalized to flow through the building wall and out at ground level. DESIGN REVIEW COMMENTS 6:30 - 7:00 Tom March 5, 1992 DEVELOPMENT REVIEW 91-16 - 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. Background: On October 3, 1991, the Design Review Committee (Melcher, Vallette, Buller) reviewed the application but did not recommend approval due to the following concerns: 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. The building pad should be sensitive to the natural grade as it falls from the rear to the front property lines. The floor plan should be revised to reduce the apparent building mass of the three-story structure. Provide additional movement in the vertical plane to reduce the apparent building mass. 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. Provide additional architectural details to break-up large blank areas. 7. Provide additional architectural detailing on all elevations. Staff Coments: The following cormnents are intended to provide an outline for Committee discussion: DESIGN REVIEW CO~ENTS DR 91-16 - ALLEN MARCH 5, 1992 Page 2 Major Issues: The following design issues will be the focus of Committee 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. Additional splits could be provided in the building pad to minimize proposed grading; however, this may not accomplish the desired result as a large portion of proposed grading is for access to the garages. Additionally, the location of the splits will have a minimal effect on grading as that portion of the pad that could be lowered is close to existing grade. Alternate design modifications that could effect the level of grading should be reviewed. The building floor plan and effective mass have been revised. The northeast corner of the upper level has been significantly revised to step the building plane back as the height of the structure increases. The adequacy of architectural modifications should be reviewed for consistency with previous Committee conLments. Design Review CoMettee Action: Members Present: Wendy Vallette, Peter Tolstoy, Dan Coleman Staff Planner: Tom Grahn The Committee reviewed the project and recommended review by the Planning Com/nission with the following comments: Architectural concerns, in terms of the building floor plan and effective mass, have been revised to the satisfaction of the Committee. No additional architectural modifications were recommended as the plans are consistent with previous Committee direction. The site plan, proposed grading, depth of cut and fill, access to the out-building, etc., will require review by the Planning Commission to determine the projects conformance with the Hillside Development Ordinance. Provide additional landscaping with trees and larger plant material to effectively screen the residence from adjacent property. DESIGN REVIEW CO~4ENTS 7:00 - 7:30 Bev March 5, 1992 TENTATIVE TRACT 14116 - WILLIAM LYON COMPANY - A residential subdivision of 20 single family lots on 4.09 acres of land in the Low-Medium Residential District (4-8 dwelling units per acre), located south of Highland Avenue, west of the Deer Creek Channel - APN: 1076-61-03. Background: The Design Review Committee (McNiel, Chitiea, Kroutil) originally reviewed the proposed subdivision on September 19, 1991. At that time, the project consisted of 19 lots, with the continuation of Mateo Place bending northward and intersecting with Highland Avenue, and Santa Barbara Avenue ending in a cul-de-sac- The Committee recommended approval of the project with the following conditions: The theme wall along Highland Avenue should wrap around the corner adjacent to the channel and terminate at the southerly property line for Lot 4. The remainder of the wall along the Deer Creek Channel should be consistent with the existing wall adjacent to the channel. A trail connection to the regional trail should be provided at the end of Santa Barbara Place. The details of the trail design and whether or not the trail landscaping will be maintained in a Landscape Maintenance District should be determined by the City Engineer and City Planner. Landscape plans indicating the trail and surrounding walls should be reviewed and approved by the City Planner and City Engineer prior to recordation of the final map. The details of removing and replacing the existing westerly perimeter wall should be reviewed and approved by the City Planner prior to the issuance of grading permits. Staff Comments: Subsequent to the previous Design Review Committee meeting, a neighborhood meeting was held at which local residents expressed great concern about the through connection to Highland Avenue and the potential for increased traffic through their neighborhood. The residents' concern is what prompted the redesign of the subdivision which is back before the Committee. A second neighborhood meeting has been tentatively scheduled for March 3 in order to review the revisions with local residents and the results will be verbally presented to the Committee. DESIGN REVIEW CO~Z4ENTS TT 14116 - WILLIAM LYON COMPANY MARCH 5, 1992 Page 2 CoI~T~ent still valid; Lot 6. 1 of the previous Design Review Co~unittee meeting is. however, the reference to Lot 4 changed to indicate 2. Comment No. 2 from the previous Committee meeting is still valid. The Trails Advisory Co~unittee reviewed the revised project on February 19 and determined that a trail connection to the Regional Trail is still desirable. The Committee recommended a minimum 20-foot wide trail connection somewhere between Lots 6 through 13. Design Review Comm~ ttee Action: Members Present: Wendy Vallette, Peter Tolstoy, Dan Coleman Staff Planner: Bey Nissen The Committee (Vallette, Tolstoy, Coleman) did not approve the project in its current configuration and directed staff and the applicant to work together to resolve the following issues prior to Planning Commission review: The overall number of flag lots at the end of the knuckle at San Mateo Place and Santa Barbara Place should be reduced. 2. A shared driveway should be utilized between 2 of the 3 lots at the end of San Mateo Place. DESIGN REVIEW COF~4ENTS 7:30 - 8:00 Steve R. March 5, 1992 DESIGN REVIEW FOR TENTATIVE TRACT 14407-1 LEWIS HOMES - The design review of building elevations and detailed site plan for a previously approved tentative tract map consisting of 13 single family homes on 1.3 acres of land in the Medium Residential District (8-14 dwelling units per acre) of the Terra Vista Planned Community, located on the west side of Mountain View Drive, south of Base Line Road - APN: 227-151-15. DESIGN REVIEW FOR TENTATIVE TRACT 14365 LEWIS HOMES - The design review of building elevations and detailed site plan for a previously approved tentative tract map consisting of 41 single family homes on 5.85 acres of land in the Medium Residential District (8-14 dwelling units per acre) of the Terra Vista Planned Community, located on the south side of Mountain View Drive west of Milliken Avenue - APN: 1077- 091-36. Design Parameters: The applicant is proposing a smaller product to substitute for the zero lot-line homes which were approved for Tracts 14407-1 and 14365 approximately one year ago. Tract 14407-1 consists of 13 single family lots which were originally approved with Tract 14407, a 114 unit condominium project to the north. These 13 lots serve as a buffer between the existing Tract 13304, and the multi-family housing in Tract 14407. Tract 14365 consists of 41 lots located on two cul-de-sacs and Countryview Drive. Single family housing exists to the north and west, and a multi-family project is approved for the land between Tract 13465 and Milliken Avenue. Background: The approved zero lot-line product consisted of 3 floor plans, each having three elevations. Center-plotted units were required to have additional articulation on the zero lot-line side. The approved plans range from 1,978 to 2,518 square feet in size. The current proposal includes three different floor plans with two elevations each, and no special elevations are proposed for the center- plot units. The units will range from 1,450 to 1,815 square feet. The Design Review Committee (Vallette, Melcher, Coleman) first reviewed the elevations on December 19, 1991 and made the following comments: Each plan should have three different elevations, consistent with the previous approval. 2. The center-plotted units should have additional articulation on the zero lot-line side. DESIGN REVIEW CO~ENTS TT 14407-1 & TT 14365 - LEWIS HOMES MARCH 5, 1992 Page 2 Dual glazing should be provided for all windows to mitigate noise from adjacent properties- All windows on the zero lot-line side should be fixed and utilize non-vision glass. There should be an overall increase in the level of articulation on the elevations- In addition, details should be provided to show how design elements will be constructed, such as the louvered shutters and the rafter to fascia transition. The arch above the entry on the side elevation of Plan 303 should be emphasized by changing the wall plane or adding a reveal line, similar to Plan 173 and 175. Accent colors should be muted. The light blue accent color should be eliminated- The grading should be revised to eliminate the need for an interior slope between Lots I and 2 on Tract 14407 by spreading the grade evenly across the 13 lots. Update: Since the last Design Review meeting, the applicant has made the following changes to the proposal: An additional elevation has been provided for each of the three floor plans to improve the building variation along the streetscape. The front bedroom window above the garage has been recessed on several of the elevations. The arch and columns above the entry on the left side elevation of Plan 303 has been square-off and pushed out, similar to Plan 173. 4. A belly band has been provided on the zero lot-line elevation- 5. Stucco surrounds have been provided around vents and windows. 6. The grading plan has been revised to spread the slope across the 13 lots. DESIGN REVIEW COb~4ENTS TT 14407-1 & TT 14375 - LEWIS HOMES MARCH 5, 1992 Page 3 Staff Comments: 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: The addition of the "C" elevations to the proposal improves the variety of front elevations along the streetscape. However, there is very little, if any, variation of the rear or side elevations within each plan. There should be an overall increase in the level of articulation of the elevations. The stucco molding should have additional detailing to enhance the overall architectural design. Details should be provided to show how design elements will be constructed, such as the louvered shutters and the rafter to fascia transition. The center-plotted units should have additional articulation on the zero lot-line side. Secondary Issues: Once all of the major issues have been resolved, and time permitting, the Committee will discuss the following secondary design issues: Accent colors should be muted. The light blue accent color should be eliminated. 2. The design of the entries should be upgraded with additional detailing. The design of the utility meter enclosure on the left elevation of Plans 173A and B, as well as Plan 385 should be designed to appear like an integral part of the elevation. A detailed elevation and section of the proposed garden wall designs should be provided for review. Design Review Co-M{ttee ACtion: Members Present: Wendy Vallette, Peter Tolstoy, Dan Coleman Staff Planner: Steve Ross DESIGN REVIEW COMMENTS TT 14407-1 & TT 14365 - LEWIS HOMES MARCH 5, 1992 Page 3 The Committee made the following comments and requested that the project return as a Consent Calendar item: 1. Additional articulation should be provided on the zero lot-line elevations. The center plotted units should have additional architectural embellishments on the zero lot-line side. 3. Details of the louvers should be provided for Committee review.