HomeMy WebLinkAbout2005/03/15 - Agenda Packet ACTION AGENDA
DESIGN REVIEW COMMITTEE MEETING
TUESDAY MARCH 15, 2005 7:00 P.M.
RANCHO CUCAMONGA CIVIC CENTER
RAINS ROOM
10500 CIVIC CENTER DRIVE
RANCHO CUCAMONGA
Committee Members: Cristine McPhail Pam Stewart Dan Coleman
Alternates: Rich Macias Richard Fletcher Larry McNiel
CONSENT CALENDAR
There are no items submitted.
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.
• (Vance/Mark) ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT16643
—KB HOME GREATER LOS ANGELES, INC. -A request to subdivide a 5.02 acre
property into 15 numbered lots for the purpose of developing 15 single-family
homes in the Low-Medium Residential District(4-8 dwelling units peracre), located
at the northeast corner of Candlewood Street and Etiwanda Avenue -
APN: 1100-031-01, 02, 03, and 04. Related Files: Development Review
DRC2004-00822, Conditional Use Permit DRC2004-00825, and Tree Removal
Permit DRC2004-00824.
ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW
DRC2004-00822—KB HOMES-A request for review of site plans and elevations
for 15 single-family detached homes on 5.02 acres of land in the Low-Medium
Residential District(4-8 dwelling units per acre), located at the northeast corner of
Candlewood Street and Etiwanda Avenue -APN: 1100-031-01, 02, 03, and 04.
ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT
DRC2004-00825 - KB HOMES-A request to review site plans and elevations for
two single-family detached homes fronting Etiwanda Avenue,a portion of Tentative
Tract Map SUBTT16643 on 5.02 acres of land, in the Etiwanda Avenue Overlay
District and Low-Medium Residential District(4-8 dwelling units per acre), located
at the northeast corner of Candlewood Street and Etiwanda Avenue -
APN: 1100-031-01, 02, 03, and 04.
7:20 p.m.
(Doug/Willie) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT DESIGN REVIEW
DRC2004-00141- TOLL BROTHERS, INC. - The review of site plans and
elevations for 40 single-family detached residences on 24.25 acres of land, in a
recorded Tract 14771, in the Very Low Residential District(.1-2 dwelling units per
acre), located east of Haven Avenue and north of Ringstem Drive -
APN: 1074-511-01 thru 05;and 1074-621-06 thru 40. Related File: Tract 14771.
DRC ACTION AGENDA
March 15, 2005
• Page 2
7:40 p.m.
(Mike/Cam) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW
DRC2003-01236 - KISHIMOTO ARCHITECTS -A request to construct a 10,000
square foot, two-story medical office building in the Industrial Park District
(Subarea 7), located on the west side of Red Oak Street, north of Civic Center
Drive - APN: 0208-062-14.
8:00 P.M.
(Dan/Mark) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW
DRC2004-01117-STONEFIELD DEVELOPMENT-The design review of site plan
and elevations for seven lots (previously approved with Tentative Tract
SUBTT16648) on 1.89 acre of land in the Low Residential District (2-4 dwelling
units per acre), located on Heather Street, east of Haven Avenue -
APN: 1076-341-01.
PUBLIC COMMENTS
There were no public comments.
ADJOURNMENT
Meeting adjourned at 8:00 p.m.
•
•
• DESIGN REVIEW COMMENTS
7:00 p.m. Vance Pomeroy March 15, 2005
ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT16643 - KB HOME
GREATER LOS ANGELES, INC. - A request to subdivide a 5.02 acre property into 15 numbered
lots for the purpose of developing 15 single-family homes in the Low-Medium Residential District
(4-8 dwelling units per acre), located at the northeast corner of Candlewood Street and Etiwanda
Avenue - APN: 1100-031-01, 02, 03, and 04. Related Files: Development Review
DRC2004-00822, Conditional Use Permit DRC2004-00825, and Tree Removal Permit
DRC2004-00824.
ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2004-00822-KB HOMES
- A request for review of site plans and elevations for 15 single-family detached homes on 5.02
acres of land in the Low-Medium Residential District (4-8 dwelling units per acre), located at the
northeast corner of Candlewood Street and Etiwanda Avenue-APN: 1100-031-01, 02, 03, and 04.
ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT DRC2004-00825 - KB
HOMES - A request to review site plans and elevations for two single-family detached homes
fronting Etiwanda Avenue, a portion of Tentative Tract Map SUBTT16643 on 5.02 acres of land, in
the Etiwanda Avenue Overlay District and Low-Medium Residential District (4-8 dwelling units per
acre), located at the northeast corner of Candlewood Street and Etiwanda Avenue -
APN: 1100-031-01, 02, 03, and 04
Design Parameters: The subject property is currently vacant of improvements with an existing
Eucalyptus windrow and zoned Low-Medium Residential. The subject property is within the
boundaries of the Etiwanda Specific Plan. The property abuts Tract 16454 and is also under the
ownership of KB Homes. The intention expressed by the developer is to develop this property as a
seamless extension of Tract 16454 - integrating the street system, lot sizes, floor plans, and
elevations found in Tract 16454. Along Etiwanda Avenue,the subject of the Conditional Use Permit,
the street-facing site layout, and the use of paseo linking the cul-de-sac with Etiwanda Avenue
matches the pattern set up by Tract 16454.
Potential noise impacts from Interstate 15 freeway have been addressed in the CEQA documents
and have identified the need to provide sound walls on the southerly property lines of the southerly
lots in the tract. The height of these walls (12 feet tall along the southerly property lines of Lots 4
and 5, and 10 feet tall along the southerly property lines of Lots 13, 14, and 15) necessitates a
request for a Variance.
The design requirements of the Etiwanda Specific Plan demand a varied arrangement in site layouts
by the use of different garage locations and the skewing of houses relative to the street. The
applicant has met the minimum threshold of at least 50 percent of the homes for each of these
requirements. The Etiwanda Specific Plan also requires four floor plans with 3 elevations per floor
plan, which the applicant has provided. In addition, the applicant has plotted a minimum 12-foot
side yard on the driveway side of the lot to accommodate RV storage in as many cases as feasible.
• The adjacent 4.8 acre property to the south wedged between Interstate 15 freeway and Etiwanda
Avenue is zoned Office/Professional. The property owner has submitted a formal application for the
buildings.
DRC ACTION AGENDA
SUBTT16643, DRC2004-00822, DRC2004-00825— KB HOMES
• March 15, 2005
Page 2
Staff Comments: The following comments are intended to provide an outline for Committee
discussion.
Major Issues: The following broad design issues will be the focus of Committee discussion
regarding this project:
1. The General Plan identifies this property as falling within the Highway 65dba zone. The noise
study for this project showed that substantial noise from the freeway would not be able to be
mitigated by the existing freeway adjacent wall (in Tract 16454)or any modification to that wall.
As identified by the acoustical engineer, the only solution to lessen the impact is the
installation of sound walls at the five proposed lots at the south of the tract: 12 feet tall along
the southerly property lines of Lots 4 and 5, and 10 feet tall along the southerly property lines
of Lots 13, 14, and 15. A Variance is required for walls over 8 feet in height. Since this is an
unusual circumstance and there appears to be no other solution to the noise issue, the
granting of the Variance is justifiable. For walls located along the south tract boundary, a
5-foot landscape area is to be provided between the street and the wall for landscaping. The
Commission has granted several similar Variances for projects along Interstate 15 freeway.
2. The applicant has expressed a desire to make the proposed tract an extension of the under
construction Tract 16454 abutting the proposal to the north. A comparison with the northerly
• tract (see the detailed Site Plan) and a review of the floor plans and elevations along the
colors and materials demonstrate that the applicant has generally succeeded in this desire.
However, since the last time the Committee reviewed Tract 16454 in June 2003, the
Committee has expressed concern over satisfying the ideal of full 360-degree architecture in
both materials and massing. Although the northerly tract is successful in the exhibition of a
rich material pallet that will be duplicated in this proposal, it does lack a continuity of the use of
those materials for the side and rear elevations. This tract will also have a generous portion of
the homes with exposure of the side and rear elevations from several locations along
Etiwanda Avenue and Candlewood Street. Of the six floor plans, only one (Plan 3595)
addresses the Commission's desire for articulation to avoid "boxy" mass.
Secondary Issues: Once all of the major issues have been addressed, and time permitting, the
Committee will discuss the following secondary design issues:
1. A Tree Removal Permit is requested to provide for the replacement of the Eucalyptus windrow
on the northerly portion of the site. The replacement windrow is proposed to be placed along
the northerly tract boundary. However, the landscape architect has proposed Nichol's
Willow-leafed Peppermint (Eucalyptus nicolii) instead of the Spotted Gum (Eucalyptus
maculate) required by the Etiwanda Specific Plan for replacement windrows.
Staff Recommendation: Staff recommends revision to address architectural concerns.
Design Review Committee Action:
• Members Present: Fletcher, Coleman
Staff Planner: Vance Pomeroy
DRC ACTION AGENDA
SUBTT16643, DRC2004-00822, DRC2004-00825— KB HOMES
March 15, 2005
Page 3
The Committee continued the project to give the applicant an opportunity to work with staff on
design issues and to address the following revisions:
1. Improve the design and appearance of the house designs, especially along the rear and side
elevations. Use the level of detail and features(roof gables, pop-outs,etc.)found on the front
elevations on the rear elevations. Balconies should use heavier and more substantial
materials than the wood shown.
2. The sound walls along Candlewood Street should provide a different color or texture on the
lower portion to de-emphasize the height. Horizontal application of darker colors on the
bottom can make the wall 'look" shorter.
3. Plant Spotted Gum replacement trees.
•
• DESIGN REVIEW COMMENTS
7:20 p.m. Doug Fenn March 15, 2005
ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2004-00141-TOLL BROTHERS,
INC. - The review of site plans and elevations for 40 single-family detached residences on 24.25
acres of land, in a recorded Tract 14771, in the Very Low Residential District(.1-2 dwelling units per
acre), located east of Haven Avenue and north of Ringstem Drive-APN: 1074-511-01 thru 05;and
1074-621-06 thru 40. Related File: Tract 14771.
Design Parameters/Update: This item was continued from the March 1, 2005 Design Review
Committee meeting. The project site has a recorded final map (Tract 14771 house plotting was
previously approved) and has been graded and prepared for development. The site is with the
Haven View Estates and is surrounded by vacant land to the, north (San Bernardino National
Forest) east, and west. To the south are Ringstem Drive and large single-family homes. The
property slopes from the north to the south. There are three private equestrian trails that are
oriented north/south that tie into the community equestrian trail along the north boundary. All four
streets of the project off Ringstem Drive are a cul-de-ac design style (Sundance Court,
Buckskin Court, Lone Acres Court Paddock/Hidden Trail Drive).
The proposed project consists of six floor plans that range in square footage from 4,460 square feet
• to 5,825 square feet. There are five architectural themes, which are as follows: Spanish Colonial,
Tuscan, Craftsmen, Mission, and Manor. The project site is located within the Hillside Overlay
District, which requires architectural design techniques that minimize the amount of grading and
allow the house to follow the natural grades. The project has been designed so that all floor plans
have stepped pads, with elevation changes ranging from a minimum of 3 feet to a maximum 5.8
feet,thereby, meeting the design goals of the Hillside Overlay District. All plans have variation in the
footprints and articulation in the wall planes,thereby, avoiding"box on box"building forms. All plans
have been designed with roof planes that have strong variation, and are within the 30-foot high
building envelope requirement.
The applicant conducted a neighborhood meeting on August 18, 2004,which was attended by five
residents. The developer has meet with other neighbors in the area to discuss the project without
any adverse objections from the neighbors. The developer has approval from the two homeowner's
association that are responsible for the design review of projects within the Haven View Estates.
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 Development Code requires a 360-degree architectural treatment to all elevations and the
Planning Commission has direct staff to negotiate a better design on the sides and the rear of
the residential projects. All of the front elevations do have a significant amount of various
materials, design variations,and strong architectural details, but are"lacking"on the sides and
rears of all the proposed elevations. Besides the issue of much needed enhanced details and
• architectural design on the rears and side of the houses, staff suggests a couple of other
criteria that could be made to enhance the building elevations:
DRC ACTION AGENDA
DRC2004-00141 —TOLL BROTHERS, INC.
• March 1, 2005
Page 2
• On all elevations that depict a stone material midway up the chimney, the stone-work
must continue up on the entire chimney facade.
• All decorative trims around the first level windows,doors, garages and similar like items,
should not be constructed with Styrofoam; a durable material should be used instead.
• Several plans have second chimneys plotted as options. Should optional chimneys be
selected during the construction process, the second chimney should have the same
architectural enhancements as the primary chimneys (wood siding, stone, etc.)
Policy Issues: The following items are a matter of Planning Commission policy and should be
incorporated into the project design without discussion.
1. All interior private yard slopes are required to be landscaped with ground cover, shrubs,-and
one tree per 150 square feet of area.
2. River rock shall be real, or native fieldstone may be used. Stone veneers are not permitted.
3. Provide decorative pavement on driveways. Decorative driveways shall have variation
throughout the subdivision.
4. No wood fencing is allowed. Construct block walls between homes(i.e.along interior side and
• rear property line)for permanence, durability, and design consistency.
5. Access gates to rear yards should be constructed of a material more durable than wood.
Acceptable materials include, but are not limited to, wrought iron and PVC.
6. Taper three- or four-car driveways down to standard two-car width at the street.
Staff Recommendation: Staff recommends that the project be revised and return as a consent
calendar item to the Design Review Committee.
Design Review Committee Action:
Members Present: Fletcher, McPhail, Coleman
Staff Planner: Doug Fenn
The Committee recommended approval subject to the above revisions being made conditions of
approval.
•
• DESIGN REVIEW COMMENTS
7:40 p.m. Michael Smith March 15, 2005
ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2003-01236 -
KISHIMOTO ARCHITECTS - A request to construct a 10,000 square foot, 2-story medical office
building in the Industrial Park District(Subarea 7), located on the west side of Red Oak Street,north
of Civic Center Drive - APN: 0208-062-14.
Background: This application was previously reviewed by the Design Review Committee on
December 14, 2004. At that time, several architectural and technical issues were raised that the
Committee indicated must be corrected (see attached December 14,2004, DRC Action Comments).
The applicant was directed to revise the application and resubmit the plans for a follow-up
Committee review and recommendation to the City Planner. The overall architecture of the building
is generally similar to the previous submittal. Changes include a minor reduction in the"footprint"of
the building, the re-plotting of the building on the site, and revised wall plane articulation.
Issue#1: Architecture— The Committee indicated that the articulation of the east wall plane of the
building (facing Red Oak Street) must be increased to at least 18 inches:
Solution: The applicant has"recessed"the window storefront system 18 inches and, in doing
so, has created greater relief between the glass and the adjoining columns. The other
elevations previously incorporated physical articulation and did not need any revisions.
• Issue #2: Circulation — Provide sidewalks to each of the entrances of the building and provide a
sidewalk connection between the site and the tennis courts that are located in the "center"of the
office complex, and are shared by all of the tenants of the complex:
Solution: The applicant has provided the sidewalks as requested. The color and finish of the
new sidewalks will match that of the existing sidewalks.
Issue #3: Building setback — The building encroaches into the required 35-foot setback as
measured from the curb face at Red Oak Street,this street is defined as a Secondary street per the
City's General Plan. The setback is currently 27 feet +/-and must be increased:
Solution: The applicant has revised the plotting of the building by shifting it westward. This
change does not affect the parking lot layout. Although this revision reduces the depth of the
landscaped area between the building and the parking lot, there has been a corresponding
increase in the depth of the landscaped area between the building and the public sidewalk
along Red Oak Street. The minimum landscape coverage for this development district is 15
percent; the landscaped coverage provided is about 30 percent.
Issue #4: Assignable (usable) floor area — There is a discrepancy in the usable floor area of the
building as identified on the Site Plan. Clarify and provide the required amount of parking stalls.
Solution: The applicant, because of the changes in the plotting of the building and
discussions with staff regarding what could be excluded from the floor area of the building
when calculating for parking, has established the following values:
• Total building area = 9,895 square feet
Total assignable (usable) building area = 8,564 square feet
Required parking for medical offices (at 1/200 square feet) = 42.82 or 43 stalls
Parking provided = 43 stalls
DRC ACTION AGENDA
DRC2003-01236 — KISHIMOTO ARCHITECTS
• March 15, 2005
Page 2
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.
There are no Major Issues.
Policy Issues: The following items are a matter of Planning Commission policy and should be
incorporated into the project design without discussion.
Canopy trees for maximum shade shall be provided in the parking lot, not Canary Island pines. One
tree per every three parking stalls shall be provided. Use mixture of evergreen and deciduous trees
along the streetscape for year round interest.
Staff Recommendation: Staff recommends approval, incorporating the above-noted revisions,and
a recommendation of approval to the City Planner.
Design Review Committee Action:
Members Present: Fletcher, McPhail, Coleman
• Staff Planner: Mike Smith
The Committee recommended approval.
•
• DESIGN REVIEW COMMENTS
8:00 p.m. Dan Coleman March 15, 2005
ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2004-01117 -
STONEFIELD DEVELOPMENT - The design review of site plan and elevations for seven lots
(previously approved with Tentative Tract SUBTT16648)on 1.89 acre of land in the Low Residential
District(2-4 dwelling units per acre), located on Heather Street,east of Haven Avenue-APN: 1076-
341-01.
Design Parameters: These seven homes are located within Tentative Tract Map SUBTT16648 and
were previously approved by the Planning Commission on April 28,2004. There are existing homes
to the south and east in this neighborhood. The lots have been rough graded, and the perimeter
block wall/sound wall will be constructed in conjunction with the adjoining Aim All Storage project.
A neighborhood meeting was conducted and attended by five residents. There were no concerns
raised regarding the project design. The neighbors'questions had to do with drainage,construction
hours, and dust control. The residents requested a curb adjacent to the sidewalks, consistent with
existing sidewalks in neighborhood. See attached summary.
Staff Comments: None. The applicant has been working diligently with the staff and has
• addressed all of our concerns.
Staff Recommendation: Staff recommends approval.
Design Review Committee Action:
Members Present: Fletcher, McPhail, Coleman
Staff Planner: Dan Coleman
The Committee recommended approval.
•
DESIGN REVIEW COMMENTS
• March 15, 2005
PUBLIC COMMENTS
There were no public comments at this time.
ADJOURNMENT
The meeting adjourned at 8:00 p.m.
Respectfully Wbmitted
Brad Buller
Secretary
•
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