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HomeMy WebLinkAbout2000/02/29 - Agenda Packet - (2) DESIGN REVIEW COMMITTEE MEETING TUESDAY FEBRUARY 29, 2000 7:00 P.M. ACTION AGENDA AND MINUTES RANCHO CUCAMONGA CIVIC CENTER RAINS ROOM 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA Committee Members: Larry Mc Niel Pam Stewart Dan Coleman Alternates: Peter Tolstoy Rich Macias John Mannerino CONSENT CALENDAR The following items are expected to be routine and non-controversial. Typically, they are items such as plan revisions prepared in response to discussions at a previous meeting. TRACT 14139 BUILDOUT—CENTEX HOMES— A request to use the home product approved for Tract 14379 for buildout of the five remaining lots within Tract 14139 in the Low Residential District (2 to 4 dwelling units per acre) of the Etiwanda North Specific Plan located at the southwest corner of Etiwanda Avenue and Golden Prairie Drive. APN: 225-471-01 through 05. The Committee was in favor of using the home product for Tract 14379 for buildout of the five remaining lots within Tract 14139. PROJECT REVIEW ITEMS This is the time and place for the Committee to discuss and provide direction to an applicant regarding their development application. The following items do not legally require any public testimony, although the Committee may open the meeting for public input. 7:00 p.m. (Brent) ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 15955 — LEE - A residential subdivision and design review of detailed site plan and elevations for 23 single family lots on 4.39 acres of land in the Low-Medium Residential District (4 to 8 dwelling units per acre), located on the north side of San Bernardino Road, east of Vineyard Avenue - APN: 208-091-08. 7:40 p.m. (Brent) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 99-72—RYLAND HOMES—The proposed construction of 78 homes within Tentative Tracts 15911 and 15912 in the Low-Medium District (4 to 8 dwelling units per acre) of the Etiwanda Specific Plan, located on the southwest and northeast corners of East Avenus and..the Southern Pacific right-of-way-APN: 227-131-005 and 227-141-011 and 012, Related Files: Variance 99-11, Tentative Tract 15911 and 15912. PUBLIC COMMENTS This is the time and place for the general public to address the Committee. State law prohibits the Committee from addressing any issue not previously included on the Agenda. The Committee may receive testimony and set the matter for a subsequent meeting. Comments are limited to five minutes per individual. DESIGN REVIEW COMMENTS 7:00 p.m. Brent Le Count February 29, 2000 ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 15955 — LEE - A residential subdivision and design review of detailed site plan and elevations for 23 single family lots on 4.39 acres of land in the Low-Medium Residential District (4 to 8 dwelling units per acre), located on the north side of San Bernardino Road, east of Vineyard Avenue - APN: 208-091-08. Background: In 1992, the Planning Commission approved a tentative tract and design review on this site for a 20-lot project. Time extensions have been granted for this map to December 2000. The current application represents an alternative street configuration with 23 lots. The current design was reviewed by the Design Review Committee (McNiel, Stewart, Fong) in September 1999 but was not approved. The applicant had requested a continuance to allow time to address issues identified at the meeting. The Committee had the following comments: 1. The proposed street layout is acceptable. 2. Plans should be revised to address all major and secondary issues identified by staff. See below. 3. Single-story plan and/or single story elements are needed to address neighborhood compatibility. All homes are still proposed to be two-story; however, Plan B has a single story element. 4. A neighborhood meeting is recommended. The applicant has not yet held a meeting but is willing to do so, prior to scheduling for Planning Commission. Previously identified issues: 1. There are two flag lots (Lots 9 and 14) and a "difficult" lot (Lot 12), which does not meet lot depth requirements. Eliminating one lot would provide better site design and flexibility to satisfy all code requirements. Lots should have sufficient room to provide varied setbacks along street frontages. The applicant has not revised the lot layout. The street system causes variable front yards to occur given the substantial amount of lot frontage on cul-de-sac bulbs. There are some interior side yard setback encroachments but they can be alleviated through creative re- plotting and re-orientation (see item 3 below). 2. There is a lack of variation in the proposed Floor Plans and Elevations of the four Floor Plans, three are nearly identical, with only one elevation each. The Planning Commission's Residential Design Guidelines indicate for 23 lots there should be five Floor Plans with three Elevations each. The applicant has complied by provided five Floor Plans with three elevations each. The Floor Plans range from 1,686 up to 2,090 square feet. The revised design provides variation between home plans through the use of roof style, colors, wainscoting, reverse plotting, wood accents, and garage door styles. 3. All lots are proposed to have two-story dwellings, using an architectural style that emphasizes vertical massing. The surrounding neighborhood is predominantly single story. A revised architectural approach and introduction of single story plans on corner lots and in strategic locations abutting existing single story neighborhoods is recommended to address neighborhood compatibility. DRC ACTION AGENDA TT 15955— LEE February 29, 2000 Page 2 Plan B has a single story element on half of the Floor Plan. The homes along the north project boundary are proposed to have horizontal change of plane but almost no vertical relief. The homes along the east side have an average rear yard setback of 28 feet where a 15-foot setback is required. These homes also have bay windows and second story window pop-outs to add visual interest. The homes plotted on corner lots (all Plan E) are proposed to have a small one-story element for part of the side elevation, which steps back to a two-story. Recommendation: Provide a more interesting entry theme by plotting another home plan (besides Plan E) on some corner lots. Suggest using some Plan B Floor Plans on corner lots with the one- story element on the corner side yard. The following home plotting adjustments will provide a more visually interesting street scene and alleviate side yard setback encroachments: 1. Re-orient home on Lot 16 to provide 5/10-foot side yard setbacks. 2. Plot Plan B home on Lots 20 and 23. 3. Plot Plans D or E homes on Lots 18 and 21. The Committee should discuss whether it is essential to provide a single story home plan and, if not, whether the architectural design of the homes sufficiently mitigates the impacts of two-story homes. 4. Plan D rear elevation forms a long two-story wall plane at the minimum rear yard setback on Lots 9, 12, and 13. Revise to break up the wall plane, incorporate single story elements, and avoid "walling off' existing residences to the north. The homes along the north project boundary have been completely redesigned with more horizontal wall relief to break up the wall plane. Window pop-outs and belly bands are also provided. The existing home sites to the north are approximately 10 feet higher than the home sites within the project. 5. Increase decorative paving in shared driveways and provide more artistic pattern. All driveways are now proposed to have concrete grid score lines and shared driveways will have brick bands to add visual interest. 6. Upgrade the quality of the submittal package: include dimensions, colors, and materials on each elevation, insert Floor Plans and Elevations in sequential order, add details to Site Plan. The revised plans are better than those previously submitted. Colors and materials are called out on Elevations and Floor Plans are included. No revised Site Plan has been submitted and the overall development package can stand further upgrading related to detailed callouts (driveway paving), dimensions, and wall details/sections. Committee should review building materials sample board and colors. 7. All walls visible from streets and all retaining walls shall be decorative masonry. 8. Provide a minimum of 2 trees per front yard area. DRC ACTION AGENDA TT 15955— LEE February 29, 2000 r Page 3 Staff Recommendation: Staff recommends that the plans be revised in light of the above comments and any further Committee discussion and brought back for-further review before proceeding to Planning Commission. Attachment Design Review Committee Action: The Committee requested that the project be revised in light of staff's comments and the following additional comments and brought back for further review: 1. The tract appears overly tight with insufficient lot depth and side yard setbacks. Eliminate Lot 9 and incorporate the extra land area into surrounding lots to provide a more open and useable lot layout with more generous side yards. Maintain a minimum 15-foot setback between home on Lot 10 and the south property line. 2. Vary grid pattern for driveway paving. 3. The Committee is in favor of eliminating the Plan E home plan and of increasing the percentage of Plan B's floorplan. 4. Use Plan B (one-story) on corner lots whenever possible. Members Present: Larry McNeil, Pam Stewart, Dan Coleman Staff Planner: Brent Le Count DESIGN REVIEW COMMENTS 4 7:40 p.m. Brent Le Count February 29, 2000 ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 99-72— RYLAND HOMES— The proposed construction of 78 homes within Tentative Tracts 15911 and 15912"in the Low-Medium District (4 to 8 dwelling units per acre) of the Etiwanda Specific Plan, located on the southwest and northeast corners of East Avenue and the Southern Pacific right-of-way-APN: 227- 131-005 and 227-141-011 and 012, Related Files: Variance 99-11, Tentative Tract 15911 and 15912. Design Parameters: The Tentative Tract Maps were approved by the Plarining Commission in October 1998. As environmental mitigation for freeway traffic noise, high sound walls are required. The highest sound walls will be along the south and east sides of the Tract 15911 site (northeast corner of SPRR/East Avenue). The wall along the south side as high as 16 feet overall (retaining wall plus free standing wall above) and along the east edge as high as 21 feet. The applicant has submitted a request for a Variance (Variance 99-11) for the excessive wall height. The height of the walls is proposed to be softened by a combined split face/fluted block design with vine planting along the base trained to climb the walls. The number of lots for the Tract 15911 site is proposed to be reduced from 26 to 23 to accommodate a larger home plan than originally anticipated. Lot sizes range from 7,895 square feet to 18,600 square feet (10,000 square foot average) and homes range from 2,566 square feet to 3,300 square feet. Four home plans are proposed, each with four separate elevation types (reverse plotting and side-on garage alternatives provide even greater variation). A pedestrian paseo with river rock treatment(low maintenance) is provided at the east side of Tract 15911 site connecting to a community horse trail. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: The following broad design issues will be the focus of Committee discussion regarding this project: 1. The applicant has been working diligently with staff to resolve major issues. There are no remaining outstanding major issues. The home designs are the same as were approved for Tract 15798 (near the southwest corner of the Route 30 and 1-15 Freeways) and exhibit a high level of design integrity. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: 1. The approved colors for Ryland Homes include a deep purple paint that is used extensively on siding of certain elevations. The Committee should carefully review the proposed color samples, and visit their existing homes in Tract 15798 (near the southwest corner of the Route 30 and 1-15 Freeways). 2. The East Avenue Parkway walls (stone pilaster with stucco walls and river rock planters) for Tract 15912 site should have regularly spaced indents similar to or matching that of Tract 15911. 3. Rear yard fencing visible from public streets (at top of slope) shall be decorative masonry. 4. . Rip-rap application for detention basin shall be as naturalized as possible. DRC ACTION AGENDA DR 99-72— RYLAND HOMES February 29, 2000 Page 2 5. Retaining walls used in rear yard areas shall be decorative masonry and shall have vine planting at top of wall to cascade down over walls. 6. The developer proposes split face block walls along the east and south tract boundaries because it requires less maintenance. The north tract wall is proposed as stucco. The Committee should discuss whether it is acceptable to have a wall material transition from stucco to split face at the southwest and northeast corners of Tract 15911 (northeast corner of East Avenue and SPRR). The established theme for the East Avenue Parkway wall is stucco with stone pilasters. Stone covered pilasters are proposed at transition points. 7. Adjust pad elevations, wall heights, and slopes for lots along East Avenue to avoid excessively high retaining walls (such as Lots 1, 2, and 3 in Tract 15912 and Lots 2 and 33 in Tract 15911). Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. Fieldstone veneer shall be natural river rock as opposed to a manufactured product. The developer mistakenly used manufactured river rock on Tract 15798 (near the southwest corner of the Route 30 and 1-15 Freeways); however, staff has issued a correction to remove and replace with authentic river rock. Other types of stone veneers may be manufactured. 2. All walls visible from or facing a street shall be decorative masonry. Staff Recommendation: Staff recommends approval with the above comments. Design Review Committee Action: The Committee recommends approval subject to staff's comments and the following: 1. Provide a two-tone color scheme with the darker color on the base to mitigate visual impact of excessively high walls along the south and east boundaries of Tract 15911. 2. Provide a single-story home plotting along the north side of Tract 15911 to the degree possible. Members Present: Larry McNiel, Pam Stewart, Dan Coleman Staff Planner: Brent Le Count r% DESIGN REVIEW COMMENTS 4' February 29, 2000 PUBLIC COMMENTS There were no.public comments at this time. ADJOURNMENT The meeting adjourned at 8.15 p.m. Respectfully submitted, B Her ecretary