20-104351_Arch Design Intent_11-06-2020v1
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Redondo Heights TOD
Land Use Application
Architectural Design Intent: Site A
KC Parcels 720480-0172 and 720480-0174.
The project: Redondo Heights TOD
The Project envisions expanding an existing RM2400 zoned multifamily apartment
development (Silver Shadow Apartments, built 1978, aka Site B: SS Existing) to the East, to
the currently vacant 5-acre Site A.
It is the intent that both sites be under single entity ownership and treated as one
development.
Adjacent zoning and uses:
· East: RS7.2, Single family use
· South: 60’ wide strip zoned RS7.2, Vacant (Beyond this outlier, the area is zoned
BC)
· West: RM 2400, Multifamily Use (Silver Shadows).
· North: BC, Park and Ride lot
Access:
Site A is accessed through Site B Existing Silver Shadows at the existing entry. This existing
entry is planned for significant improvements to make the entry safer, more pedestrian
friendly and more visually attractive.
Topography/Grading
The site has significant grade change, unevenly sloping with a series of small ravines down
from the SW corner high point to the North East corner low point, a total of about 24’.
This site will require significant terrace grading to create level pads for parking and
buildings.
The north and south buildings will follow the general site slope and step with the grade at
the middle. The step is also reflected in the roofline and helps to break up the building
massing and adds modulation.
Development Program:
The intent is to create quality affordable housing for families with a large central open
space that preserves two existing very large (60” and 70”) maple trees in the center of the
site.
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Three smaller buildings, with open stairs and all three bedroom family units, are placed
around the open space where, along with the community center. These smaller footprint
structures can more easily be placed to preserve as may existing trees as possible.
Larger buildings with elevators and parking below are placed along North and South
property lines. Adjacent property to the North is zoned commercial. Property to the south
is zoned BC as except the narrow immediate adjacent 60’ strip which has a high
likelihood to be rezoned to BC at some future date. The south building is within 100 feet
of the property line, with a shallower pitched roof and clerestory has a maximum 30 feet
building height. This site plan allows a greater central open space and better site
circulation.
Housing:
130 affordable units in:
· Three each: 3-story wood-frame buildings of type VB construction;
· Two each: 3-story buildings of wood-frame over one level below grade
parking (type VA over IA)
Community Center:
About 5,000 sf (type VB construction) 1-story structure, adjacent to play area
Parking
242 surface and below-grade parking spaces.
Materials and Colors
Continuity between proposed buildings is a key design objective that is supported by
implementing materials and colors that pull cues from regional architectural styles
and natural elements. Primary materials used are fiber cement board and lap siding,
with special use materials such as wood (or wood alternatives), brick, and metal
implemented as accents. These materials were selected for their high quality,
versatility, lower maintenance, and longevity, while establishing a character in
keeping with the region and surrounding context. The proposed color palette is
warm, neutral, and earth-toned to help create a sense of welcome, and create an
association with nature that will compliment a large central open space, and
extensive landscape plan that is intended to tie the project together from ground plan
to roof ridge.