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.
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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