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HomeMy WebLinkAboutPCD 94-01; Alga Hills Custom Lots; Planning Commission Determination (PCD)STAFF WINNER: ANNE HYSONG STAFF REPORT x-^(4) DATE: JUNE 15, 1994 TO: PLANNING COMMISSION FROM: PLANNING DIRECTOR SUBJECT: PCD 94-01 - ALGA HILLS CUSTOM LOTS - Determination that the proposed architectural design satisfies the intent of Condition No. 30 of Planning Commission Resolution No. 2550 for Lots 1 - 8, 235 - 241, and 88 -100 of the Alga Hills subdivision (CT 84-41). I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 3673 APPROVING PCD 94-01 determining that the proposed architectural elevations illustrated by Exhibits "A" and "B" satisfy the intent of Condition No. 30 of Planning Commission Resolution 2550, requiring that development on the custom lots (Lots 1-8, 235-241, and 88-100) in the Alga Hills subdivision (CT 84-41) is compatible with the Alga Hills development and with surrounding properties. II. PROJECT DESCRIPTION AND BACKGROUND On June 3, 1986, the City Council approved the Alga Hills subdivision with the provision that Phases 3 and 16 (Lots 1-8, 235-241, and 88-100) along the project's perimeter be reserved as custom lots. The custom lots are located along the eastern project boundary on Via Ostiones and along the western project boundary on Via Candrejo. There is existing custom home development across Alicante to the west and across the canyon to the east resulting in the need for a transition from the Alga Hills tract development to surrounding custom development. The majority of the custom lots in Alga Hills have narrow, rectangular shaped building pads similar in size to those found in most small lot planned unit developments. The custom lots are subject to a condition requiring Planning Director approval of detailed design guidelines to ensure compatibility with the Alga Hills development as well as surrounding development. Design guidelines for Lots 88-100 along the eastern perimeter have been approved. These guidelines provide building envelopes for development within each of the existing building pads. The guidelines also include architectural standards specifying four distinct architectural styles which staff considers to be compatible, however, other compatible styles may be permitted. The guidelines require distinct architectural styles thereby ensuring that development on these lots will appear custom. '> ^wSPCD 94-01 ALGA HILLS WSTOM LOTS JUNE 15, 1994 PAGE 2 The Fieldstone Company attempted to market the upper custom lots (Lots 88 -100) upon approval of Custom Lot Design Guidelines in April, 1992. Due to unfavorable market conditions, the Fieldstone Company has indicated that they were unable to sell these lots to individual buyers and have elected to construct homes on all of the custom lots. As illustrated by Exhibit "A", the proposed homes are customized with elements from four distinct architectural styles as prescribed by the approved guidelines. Although only three floor plans are proposed, the exterior elevations of nine of the thirteen lots are not identically duplicated. Lots 90 and 97 are proposed with identical "style 2" elevations and Lots 89 and 98 are proposed with identical "style 3" elevations. Exterior materials not found in the adjacent Alga Hills project such as wood siding, rock and brick trim, asphalt and shake shingle roofing, cantilevered patios, french doors and large framed and recessed windows and doors have been included to distinguish the units from the adjacent tract homes. Fieldstone has indicated that they will provide additional customized features such as soffit lighting above garage doors and front landscaping. The Fieldstone Company has also elected to construct homes on the lower custom lots located along Alicante (Lots 1-8 and 235-241). Although no guidelines are approved to date, staff has reviewed the architectural exhibits (Exhibit "B") in lieu of guidelines since the actual products are being proposed. The architecture proposed on the custom lots along Alicante includes single story units and two story units with enhanced rear elevations, varying roof materials and lines, and distinct exterior front and rear elevations. The architectural elevations for Lots 1-8 and 235-241 have been reviewed and approved by the Alga Hills Homeowner's Association Board of Directors. Fieldstone also invited each of the homeowners west of Alicante to attend a meeting held on March 8, 1994 to review the architecture proposed on the lots abutting Alicante. Mr. O. B. Adams attended the meeting and agreed that the proposed architecture is consistent with the intent of Condition 30. He also indicated that he would show the exhibits to his neighbors who were unable to attend and communicate to Fieldstone any concerns they may have. Fieldstone has received no further comments from the Alicante homeowners. III. ANALYSIS 1. Do the proposed architectural plans for the Alga Hills custom lots satisfy the intent of Condition No. 30 of Planning Commission Resolution 2550 requiring that development on the custom lots is compatible with the Alga Hills development and with surrounding properties? The approved guidelines for lots 88-100 were designed to influence architects to submit distinct architectural styles thereby ensuring that development would appear custom. Although the reference in Condition No. 30 to custom lots infers that homes on these lots will be constructed by individual builders, the condition does not state that a single builder cannot construct all of the homes. The proposed architectural plans include the four distinct architectural styles and specific elements associated with each of the styles as PCD 94-01 ALGA HILLS^OSTOM LOTS JUNE 15, 1994 PAGE 3 specified by the approved guidelines, however, duplicate elevations occur on four of the lots. Based on the following findings, staff recommends that the Planning Commission determine that the proposed custom lot architecture satisfies the intent of Condition No. 30 and is compatible with surrounding development with one exception. Staff recommends that no duplicate elevations be permitted. 1. Distinct architectural elevations on each lot ensures consistency with the intent that custom home development occur on these lots. 2. The narrow custom lot widths and small buildable areas preclude the opportunity to vary the width of structures or create the more "rambling" appearance of many custom homes; therefore, a custom appearance is achieved through variation in exterior building materials and architectural elements associated with distinctive architectural styles. 3. The proposed architecture is compatible in style with development in the Alga Hills development as well as surrounding development since it offers a transition between the continuous two story mediterranean style, tile roof homes in Alga Hills and the surrounding one and two story custom homes. The proposed one and two story architectural styles on Lots 1-8 and 235-241 and two story styles on Lots 88-100 incorporate elements of the Alga Hills development while differing in roof treatment, materials, colors, and exterior elevations. 4. Development on Lots 88-100 along the eastern perimeter adjacent to the canyon is consistent with hillside development standards by ensuring that hilltop development is setback from the top of slopes and blends into the natural landscape. IV. ENVIRONMENTAL REVIEW The Planning Director has determined that the environmental impacts of the project have been previously considered in the issuance of a Negative Declaration dated August 24, 1985. ATTACHMENTS 1. Planning Commission Resolution No. 3673 2. Location Map 3. Disclosure Statement 4. Planning Commission Resolution No. 2550. 5. Alga Hills Custom Lot Design Guidelines (Lots 88 - 100) 6. Exhibit "A", dated June 15, 1994 7. Exhibit "B", dated June 15, 1994 AH:lh:vd MAY 24, 1994 City of CiHslud ALGA HILLS CUSTOM LOTS PCD 94-01