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Home My WebLink About2010/10/13 - Agenda Packet - (Workshop) Planning Commission IThe THE CITY OF RANCHO CUCAMONGA hPLANNING COMMISSION Ltej: WORKSHOP AGENDA s� RANCHO CUCAMONGA OCTOBER 13, 2010 - 7:00 PM * Rancho Cucamonga Civic Center Rains Room 10500 Civic Center Drive Rancho Cucamonga, California L CALL TO ORDER Roll Call Chairman Munoz_ Vice Chairman Howdyshell Fletcher_ Wimberly_ Oaxaca • I II. NEW BUSINESS A. PRE-APPLICATION REVIEW DRC2010-00530 - NEVIS HOMES - A review of a proposal for a single-family residential subdivision on the site of an approved multi-family development on 12.1 acres of land in the Medium Residential District (8-14 dwellings per acre) located at the northeast corner of Arrow Route and Baker Street-APN: 0207-201-01, 21 and 44. Related file: Development Code Amendment DRC2010-00531, Development Review DRC2004-00705 and Tentative Tract Map SUBTT17013. III. PUBLIC COMMENT This is the time and place for the general public to address the commission. Items to be discussed here are those that do not already appear on this agenda. IV. ADJOURNMENT The Planning Commission has adopted Administrative Regulations that set an 11:00 p.m. adjournment time. If items go beyond that time, they shall be heard only with the consent of the Commission. I, Lois J. Schrader, Planning Commission Secretary of the City of Rancho Cucamonga, or my designee, hereby certify that a true, accurate copy of the foregoing agenda was posted on October 7, 2010, at least 72 hours prior to the meeting per Government Code • Section 54964.2 at 10500 Civic Center Drive, Rancho Cucamonga. _ i Ada' Vicinity Map Planning Commission Workshop Meeting October 13 , 2010 r. i L....... . v ...._ ..---,._...._.. �_.....1 =i c .EE a o aci _.._. a E D u E > in ¢ x x a I w V i : u 15 -m io - ® 19th St t Base Line E" ,• % Base Line f Church Church Foothill 111 ..r''��„� Foothill co i Arrow 0 Low . I Arrow > c Jersey 2 / co i i 8th - E Wmi w m 1 ' o ° w 6th N 0 6th illi A _ F > C >ca 1. 4 A th l ¢ - x 2 rii;`, 14th * Meeting Location: • City Hall 10500 Civic Center Drive STAFF REPORT if tit PLANNING DEPARTMENT ` ,- DATE: October 13, 2010 TO: Chairman and Members of the Planning Commission RANCHO FROM: Larry Henderson, Principal Planner C,UCAMONGA BY: Tabe van der Zwaag, Associate Planner SUBJECT: PRE-APPLICATION REVIEW - DRC2010-00530 - NEVIS HOMES - A review of a proposal for a single-family residential subdivision on the site of an approved multi- family development on 12.1 acres of land in the Medium Residential District (8-14 dwellings per acre) located at the northeast corner of Arrow Route and Baker Street - APN: 0207-201-01, 21 and 44. Related file: Development Code Amendment DRC2010-00531, Development Review DRC2004-00705 and Tentative Tract Map SUBTT17013. Review Process: The Pre-Application Review process provides a project proponent with the opportunity to present schematic designs to the Planning Commission prior to formal application submittal, in order to receive broad, general comments and directions. The focus of the meeting is a discussion by the Planning Commissioners regarding the technical and design issues related to the project. The meeting is not a forum for debate and no formal decision or vote is made. After the meeting, staff prepares minutes of the meeting, which are sent to the applicant. • Request: The applicant is requesting that the Planning Commission review their proposal to develop a single-family small lot subdivision on the site of an approved 12.1 acre multi-family condominium project. The applicant has also submitted a Development Code Amendment to reduce the 300 acre development area requirement to develop a specific plan in order to overcome the many inconsistencies that the project has with the Development Code. Attached is a letter from the applicant explaining the proposed changes that are being requested due to changes in consumer preference, market conditions and greater restrictions that have recently been placed on obtaining construction loans and mortgages. Background: The Planning Commission approved DRC2004-00705 and SUBTT1703 for the development of 105 attached and detached townhouse units on March 23, 2006. The approved Tentative Tract Map was for a single-lot condominium project with attached and detached units ranging in size from 1,626 to over 2,000 square feet. Development Code Requirements: The Development Code permits the development of single-family residences in the Medium Development District (M), when developed using the Optional Development Standards. Development Code Inconsistencies: Staff has reviewed the proposed site plan and found the following inconsistencies with the Optional Development Standards outlined in the Development Code: • Item A • PRE-APPLICATION REVIEW DRC2010-00530 • NEVIS HOMES OCTOBER 13, 2010 PAGE 2 • Required* Proposed Building Setback from North Property Line 30 feet 20 feet Interior Side Yard Setback from P.L. 10 feet 5 feet Building Separation (Side-to-Side) 15 feet 10 feet Setback from Private Street or Driveway 5 feet from 24 foot 0 feet from Drive Aisle Drive Aisle Common Open Space 35% 19.6% Drive Aisle Width (Fire) 26 feet 24 feet (free and dear) Recreation Area/Facility 5 Amenities Unable to Determine Without More Information * Optional Standards Design Issues: 1. The proposed small lot subdivision creates a street scene dominated by garage doors and walls, with minimal common open space areas. 2. The proposed design uses a large number of shared driveways with little or no front yard landscaping, with the houses pushed up against the drive aisles. 3. The proposed private streets are not designed to City standards. Per the Engineering • Department they must be designated as drive aisles on Tract Map or be designed to City standards. 4. The Development Code discourages dead-end drive aisles over 150 feet long. The proposed development has a drive aisle that is close to 400 feet long. 5. Recreation amenities are concentrated at the center of the project. The Development Code requires the dispersal of recreation facilities throughout the site. 6. Multiple tot-lots are required to be counted as an amenity. The plan shows only 1 tot lot. 7. Open space areas are required to have one dimension that is a minimum 100 feet. The provided open space area is approximately 60 feet wide. 8. The BBQ area at the end of the drive aisle appears to be an afterthought and is not very well integrated into the project. 9. The plan does not call out what amenities will be provided in the community building. To be counted as an amenity it will need to include a multi-purpose room with a kitchen. Proposed Development Code Amendment: The applicant is requesting to eliminate the Development Code requirement that new specific plans have a minimum development area of 300 acres. This minimum area requirement was put into place in order to provide a process for • the initiation, review and regulation of large-scale comprehensively planned urban communities. • A-a • PRE-APPLICATION REVIEW DRC2010-00530 NEVIS HOMES OCTOBER 13, 2010 • PAGE 3 The goal was to provide developers of large tracts of land with the flexibility necessary to create innovative projects that were well.integrated into the existing infrastructure. Specific plans were not intended as a mechanism to circumvent the requirements of the Development Code Existing Specific Plans/Planned Communities approved by the City include the Etiwanda Specific Plan (3,000 acres), the Etiwanda North Specific Plan (6,850 acres), the Terra Vista Planned Community (1,321 acres), and the Victoria Planned Community (2,150 acres). Each of these Specific Plans was a large scale development that created distinctive neighborhoods that integrated residential housing, commercial uses, schools, parks and open space. The elimination of the 300 acre requirement will open all vacant parcels in the City to being developed under individual specific plans. This will encourage developers who are unable to meet the City's development criteria to request a new specific plan in order to create their own development criteria. Staff is concerned that this will open the City to legal charges that they are permitting spot zoning and would place an administrative burden on the City in tracking and monitoring each of these new small lot Specific Plans. Amending the requirements that regulate specific plans will necessitate that the applicant prepare an Environmental Impact Report (EIR) prior to consideration of the proposed change by the Planning Commission. The EIR will need to review the potential significant environmental effects the change will• have on the environment and present means by which possible • environmental damage may be reduced or avoided. Respectfully submitted, R. dAr Jam R. Troyer, AICP Planning Direcotr JRT:TV/ge Attachments: Exhibit A - Fire Construction Services Comments dated August 5, 2010 • Exhibit B - Engineering Comments dated July 20, 2010 Exhibit C - Preliminary Plans (distributed under separate cover) Exhibit D - Letter from Applicant dated July 13, 2010 • q-3 , isMQ4, Rancho Cucamonga Fire Protection District c;�' 47-4 1''4 Fire Construction Services • , FIRE REVIEW COMMENTS August 5, 2010 Nevis Homes NEC Arrow and Baker DRC2010-00530 & 531 Fire Construction Services has reviewed your plans submitted for a SFR development. This project review was based on the plans submitted which reflect: 114 homes Type V-B, Occupancy R-3-U, assumed to be sprinklered if constructed under the 2010 California Building Code. The project has been determined to be incomplete for the following reasons: 1. The fire department access is not acceptable as submitted. The fire department access must be design in accordance with the RC public streets' standards or in compliance with the RCFPD Standard 5-1. 2. A fire department access reciprocal agreement between this parcel and the adjacent property on the north P/L must be recorded for the purposes of use and maintenance. The specifics of the buildings on this project, such as occupancy, square footage, height, number of stories • and type of construction were not found on the plans. Fire Construction Services requires this information to provide the applicant with a complete review and applicable comments. Provide the necessary building data on your next submittal. If you have any questions please contact Moises Eskenazi, Sr. Plans Examiner at 909-477-2710 ext. 4209. • EXHIBIT A A--q • CITY OF RANCHO CUCAMONGA ENGINEERING DIVISION Project No. DRC2010-00530 PRE-APPLICATION REVIEW Type SFR & Multi Family Homes Location NEC Arrow Route and Baker Avenue To Planning Division: Tabe Van der Zwwaaagg APN 207-201-01, 21 & 44 P & E 7-20-10 By: Willie Valbuena� 9�Q Ckd: V kZ 7/2`7/0 COMMENTS: 1. Provide updated focused Traffic studies, using current traffic counts, at the intersections of Arrow Route at Baker Avenue and Arrow Route at Grove Avenue. Study AM and PM peak periods. 2. Proposed gated entrances shall conform to the attached City "Residential Project Gated Entrance Design Guide" standard. 3. If the project proposes to install private streets, they shall per City "Local Street" standards. Provide a typical section on the Conceptual Site Plan. 4. Construct the southeasterly driveway of the project so that it can be jointly used by property to the west. • a) The driveway shall not be limited to emergency only. b) Provide an access easement in favor of adjacent property. 5. Access easement shall be provided ensuring ingress and egress for the benefit of existing mobile home park to the north by CC&Rs or by deeds and shall be recorded concurrently with the map. Drainage easements shall also be provided. Clarify in CC&Rs that said drainage cannot be blocked. Assess shall be provided with all development phases. a) The width of the emergency vehicular access in favor of the Mobile Home Park needs approval from Rancho Cucamonga Fire District. • EXHIBIT B 1 ofI , C/TY OF RANCHO CWCAMON04 EN6/NECnI/yG 0/f/;S/ON • 2 C / ■ 20/ Gafe 1, Card Brae/cc Visita� • - . 1 Turnamand • Area Ca// QoY N ❑ STOP • r N 20 81 /e/f /0' LANE p R/� VI 5770 X Ct, vd 1r ,°V L-/C 5-77? EE 7- S RE5/OENT/AL FFro Ecr G-/� TEC Efirg ^-NCF • WORKSHOP ITEM A PRE-APPLICATION REVIEW DRC2010-00530 PRELIMINARY PLANS NEVIS HOMES • • EXHIBIT C - Distributed under separate cover P-n r SHELDON GROUP Public Affairs • Land Use • Law July 13, 2010 CITY OF RANCHO CUCAMONGA JUL 1 3 2010 Mr. James R. Troyer, AICP Planning Director . RECEIVED - PLANNING City of Rancho Cucamonga 10500 Civic Center Drive Rancho Cucamonga, California 91730 RE: Applications for Meridian Project N.E. Corner of Arrow Route and Baker Avenue Dear Mr. Troyer, Thank you for taking the time to meet with me in the past regarding our concept for a detached, small lot sub-division on the vacant property at the N.E. Corner of Arrow Route and Baker Avenue. As we discussed, there is an existing, approved (but not built) multi-family, townhome project planned for at this site. We believe that because of market conditions this multi-family product is not buildable. As you may know, there is a similar multi-family, townhome project at the N.W. corner of Arrow Route and Baker which went into bankruptcy and the units are now being leased out. Because of changed consumer preferences, changed market conditions and • restrictive rules on loans for construction and to buyers, we are proposing a detached, small lot product. Attached please find two our applications. First is the application for a pre-application review with an accompanying payment of$5,212. This is for a proposed detached, small lot subdivision that would replace the existing entitlement for multi-family townhomes. We have included a draft site plan and various elevations for you consideration. Since these are draft plans and elevations we are open to comments and revisions. Our second application is to amend the section of zoning code that requires a 300 acre minimum for a specific plan and accompanying payment of$1,535. Due to the scarcity of large, un- developed parcels and the rise of in-fill development, we propose that the city council allow itself to consider a specific plan that is less then 300 acres. For this project, we believe a specific plan is the proper zoning implementation tool because it will allow us to design a livable neighborhood that the future residents, our neighbors and the city will find to be more desirable then the existing approved product. Additionally, since it will create fee-simple lots rather then "condo-map" ownership, we believe it is more easily financed at the construction phase and buyer phase. As such, we propose text language eliminating the 300 acre minimum, or simply adding a sentence that grants the city council the authorization to consider a specific plan of any size. Thank you for the consideration of our request.dogrelet„ Sincerely, p Stephen R. Sheldon • • EXHIBITD r Beach,CA 92660 • phone 949-777-9400 • fax 949-777-9410 • web www.sheldongrp.com. ierside 951-300-2220 San Diego 619-233-7135 1. � SIGN-IN SHEET I PLANNING COMMISSION MEETING ■ October 13, 2010 NAME COMPANY ADDRESS (''-eo lo) ��v f As) Cfrfrifte,744- lions 7 k erus0Al lP,e9 Let Lb D,` l