HomeMy WebLinkAbout2015/09/15 - Agenda Packet THE CITY OF RANCHO CUCAMONGA
[Mir DESIGN REVIEW COMMITTEE
4J AGENDA
RANCHO P
CUCAMONGA September 15, 2015 - 7:00 P.M.
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Rancho Cucamonga Civic Center
Rains Room
10500 Civic Center Drive
Rancho Cucamonga, California
I. CALL TO ORDER
Roll Call
Regular Members: Richard Fletcher_ Francisco Oaxaca
Candyce Burnett Donald Granger
Alternates: Ray Wimberly_ Lou Munoz_
Rich Macias
II. PROJECT REVIEW ITEMS
The following items will be presented by the applicant and/or their representatives.
Each presentation and resulting period of Committee comment is limited to
20 minutes. Following each presentation,the Committee will address major issues
and make recommendations with respect to the project proposal. The Design
Review Committee acts as an advisory Committee to the Planning Commission.
Their recommendations will be forwarded to the Planning Commission as
applicable. The following items do not legally require any public testimony,although
the Committee may open the meeting for public input.
A. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP
SUBTT18908 — RICHLAND VENTURES - A proposed subdivision of
approximately 10.6 acres into 30 single-family detached lots within the Low
(L) R Residential District in the Etiwanda North Specific Plan located at the
northwest corner of East Avenue and Wilson Avenue; APN: 1087-081-25.
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L'.4�y' DESIGN REVIEW COMMITTEE
, _1 AGENDA
RANCHO
CUCAMONGA September 15, 2015
B. ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW -DRC2015-
00165 - MERRILL GARDENS AT RANCHO CUCAMONGA - The
proposed development of a 112-unit Residential Care Facility on 4.07
acres in the Low (L) Residential District, on the north side of Highland
Avenue, between Archibald Avenue and Hermosa Avenue, located at 9944
Highland Avenue; APN: 0201-055-49. Related Files: Conditional Use
Permit DRC2015-00166, Development Code Amendment DRC2015-
00555, and Tentative Parcel Map SUBTPM19619.
C. ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT
DRC2015-00166 - MERRILL GARDENS AT RANCHO CUCAMONGA -
The proposed development of a 112-Residential Care Facility on 4.07
acres in the Low (L) Residential District, on the north side of Highland
Avenue, between Archibald Avenue and Hermosa Avenue, located at 9944
Highland Avenue; APN: 0201-055-49. Related Files: Design Review
DRC2015-00165, Development Code Amendment DRC2015-00555, and
Tentative Parcel Map SUBTPM19619.
D. ENVIRONMENTAL ASSESSMENT AND TENTATIVE PARCEL MAP
SUBTPM19619 - MERRILL GARDENS AT RANCHO CUCAMONGA - A
request to subdivide a 9.55 acre parcel into two (2) lots in the Low (L)
Residential District, on the north side of Highland Avenue, between
Archibald Avenue and Hermosa Avenue, located at 9944 Highland
Avenue; APN: 0201-055-49. Related Files: Design Review DRC2015-
00165, Conditional Use Permit DRC2015-00166, and Development Code
Amendment DRC2015-00555.
E. ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT CODE
AMENDMENT DRC2015-00555 - MERRILL GARDENS AT RANCHO
CUCAMONGA — A request to amend the Development Code to
conditionally permit Residential Care Facilities in the Low (L) and Low
Medium (LM) Residential Districts for the proposed development of a 112-
unit Residential Care Facility on 4.07 acres in the Low (L) Residential
District, on the north side of Highland Avenue, between Archibald Avenue
and Hermosa Avenue, located at 9944 Highland Avenue; APN: 0201-055-
49. Related Files: Design Review DRC2015-00165, Conditional Use
Permit DRC2015-00166, and Tentative Parcel Map SUBTPM19619.
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DESIGN REVIEW COMMITTEE
AGENDA
RANCHO
CUCAMONGA September 15, 2015
III. 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.
IV. ADJOURNMENT
The Design Review Committee 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 Committee.
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I, Jennifer Palacios, Office Specialist II with the Planning Department for the City of
Rancho Cucamonga, hereby certify that a true, accurate copy of the foregoing agenda
was posted on September 3, 2015, at least 72 hours prior to the meeting per Government
Code Section 54954.2 at 10500 Civic Center Drive, Rancho Cucamonga.
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DRC AGENDA
TENTATIVE TRACT MAP SUBTf18908 - RICHLAND VENTURES
September 15, 2015
Page 1
DESIGN REVIEW COMMENTS
7:00 p.m. Mayuko Nakajima September 15, 2015
ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT18908 - RICHLAND
VENTURES -A proposed subdivision of approximately 10.6 acres into 30 single-family detached
lots within the Low (L) Residential District in the Etiwanda North Specific Plan (ENSP) located at
the northwest corner of East Avenue and Wilson Avenue; APN: 1087-081-25.
Project Description, Background and Design: The applicant is proposing to subdivide a property
of approximately 10.6 acres into 30 single-family detached lots within the Low. (L) Residential
District in the Etiwanda North Specific Plan (ENSP) located at the northwest corner of East
Avenue and Wilson Avenue; APN: 1087-081-25. The project site consists of approximately 10.6
acres of undeveloped land in the northern portion of the City, located west of the northern terminus
of East Avenue and north of Wilson Avenue. The project site lies within the historic East Etiwanda
Creek alluvial fan at the base of the San Gabriel Mountains. The site is characterized by vacant
land to the north, east, south, and west. The zoning of the property and the surrounding properties
to the north and west is in the Low (L) Residential District, ENSP. The surrounding properties to
the east and south is in the Very Low (VL) Residential District, ENSP.
The project is adjacent to an approved Tentative Tract Map 16072, which is consistent with the
Low (L) Residential District. There is no house product proposed at this time. The average lot
area is 10,007 square feet and the minimum net average for the Low (L) Residential District in
the ENSP is 10,000 square feet. The site layout is consistent with the ENSP development
standards such as street widths, landscape requirements, and wall designs. The slopes along
East Avenue and Wilson Avenue will be a private landscape easement and will be maintained by
an HOA.
The "Upper Etiwanda" neighborhood entry monument will be installed at the northwest corner of
.Wilson Avenue and East Avenue in accordance with the attached Exhibit 25(A) of the ENSP. A
30-inch max cut stone wall with a concrete cap and low pilaster shall be used consistent with the
Exhibit. The material and color of the wall will match with what is existing at the intersection of
Etiwanda Avenue and Wilson Avenue. The theme wall concrete block cap will be "natural gray,"
stucco color that will match with what is existing in the surrounding area; the stone used in the
monument entry and theme wall columns is Coronado stone and the color is "chablis."
The landscape palette for trees, shrubs and groundcover is generally consistent with the ENSP
landscape standards. The final landscape plan shall be fully consistent with, "Upper Etiwanda
Neighborhood entry," Exhibits 25 (A) & (B) (pages III-78 & 79). The applicant shall work with the
Engineering and Public Works Department at plan check for any minor revisions such as changing
the Sophora japonica 'Regent' (Chinese Scholar Tree) to Magnolia grandiflora 'D.D. Blanchard',
since the Sophora is not on the list of the City's acceptable street tree species. The final landscape
and irrigation plan shall show the exact location of, and irrigation for trees, shrubs, and ground
cover. The final landscape plan shall include, at a minimum, plant name, plant quantity, plant size,
location of impervious surfaces, utilities and lighting, irrigation system, and plans for tree retention
and removal where applicable. The final landscape plan should also include a water budget that
includes the estimate water use (in gallons), the irrigated area On square feet), precipitation rate,
and flow rate (in gallons per minute), consistent with Chapter 17.82 Water Efficient Landscaping.
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DRC AGENDA
TENTATIVE TRACT MAP SUBTT18908 - RICHLAND VENTURES
September 15, 2015
Page 2
The highest pad elevation is at 1,645 feet and lowest elevation at 1,635 feet. There are 2:1 slopes
along the northern and northwestern portion of the site and also within the landscape easement
along East Avenue and Wilson Avenue. The project will be irrigated and landscaped with
appropriate ground cover for erosion control. Slope planting required by the Development Code
shall include a permanent irrigation system to be installed by the developer prior to occupancy.
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. None.
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 street trees along East Avenue need to be changed from Sophora japonica 'Regent'
(Chinese Scholar Tree) to Magnolia grandiflora 'D.D. Blanchard'. The Sophora is not on the
list of the City's acceptable street tree species.
2. Landscaping and irrigation shall be designed to conserve water through the principles of
water efficient landscaping per Development Code Chapter 17.82.
Policy Issues: The proposed plan is conceptually compliant with policy.
Staff Recommendation: Staff recommends that the Committee recommend approval and
forward the project to the Planning Commission for review and action.
Design Review Committee Action:
Staff Planner: Mayuko Nakajima
Members Present: Fletcher, Oaxaca, Granger
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City of
Rancho Cucamonga ,
DESIGN REVIEW COMMENTS
7:00 p.m. TOM GRAHN September 15, 2015
ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2015-00165 - MERRILL
GARDENS AT RANCHO CUCAMONGA - The proposed development of a 112-unit Residential
Care Facility on 4.07 acres in the Low (L) Residential District, on the north side of Highland
Avenue, between Archibald Avenue and Hermosa Avenue, located at 9944 Highland Avenue;
APN: 020105549. Related Files: Conditional Use Permit DRC2015-00166, Development Code
Amendment DRC2015-00555, and Tentative Parcel Map SUBTPM19619.
ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT DRC2015-00166 -
MERRILL GARDENS AT RANCHO CUCAMONGA - The proposed development of a 112-
Residential Care Facility on 4.07 acres in the Low (L) Residential District, on the north side of
Highland Avenue, between Archibald Avenue and Hermosa Avenue, located at 9944 Highland
Avenue; APN: 020105549. Related Files: Design Review DRC2015-00165, Development Code
Amendment DRC2015-00555, and Tentative Parcel Map SUBTPM19619.
ENVIRONMENTAL ASSESSMENT AND TENTATIVE PARCEL MAP SUBTPM19619- MERRILL
GARDENS AT RANCHO CUCAMONGA - A request to subdivide a 9.55 acre parcel into two (2)
lots in the Low (L) Residential District, on the north side of Highland Avenue, between Archibald
Avenue and Hermosa Avenue, located at 9944 Highland Avenue; APN: 020105549. Related
Files: Design Review DRC2015-00165, Conditional Use Permit DRC2015-00166, and
Development Code Amendment DRC2015-00555.
ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT CODE AMENDMENT DRC2015-
00555 - MERRILL GARDENS AT RANCHO CUCAMONGA — A request to amend the
Development Code to conditionally permit Residential Care Facilities in the Low (L) and Low
Medium (LM) Residential Districts for the proposed development of a 112-unit Residential Care
Facility on 4.07 acres in the Low (L) Residential District, on the north side of Highland Avenue,
between Archibald Avenue and Hermosa Avenue, located at 9944 Highland Avenue; APN: 0201-
055-49. Related Files: Design Review DRC2015-00165, Conditional Use Permit DRC2015-
00166, and Tentative Parcel Map SUBTPM19619.
Design Parameters: The Merrill Gardens project site is the mostly vacant portion of a property
currently developed with the Highland Avenue Community Church and School, which is located
on the north side of Highland Avenue, between Archibald Avenue and Hermosa Avenue. The
overall site is 9.5 acres, with an east-west dimension of approximately 637 feet and a north-south
dimension of approximately 652 feet. The existing parcel will be subdivided into 2 parcels; Parcel
1 is a proposed 4.07 acre parcel for the Merrill Gardens facility, and Parcel 2 is a proposed 5.43
acre parcel for the church. To the north and east of the site are single-family homes, immediately
to the west of the project site is a San Bernardino County Flood Control Channel (partially
underground) and beyond that are multi-family homes, and to the south is the 210 Freeway.
Vegetation on the project site consists of low growing grass and weeds as well as a variety of
trees; a total of 35 trees are proposed for removal, however none of the trees meet the heritage
tree requirements of the Development Code. As noted above, the majority of the Merrill Gardens
project site is vacant; however, along the north boundary of the site the church has several
recreational amenities (i.e., playground, basketball court, and shade structures) that will be
removed. Access to the site is by way of two existing driveways on Highland Avenue; both of
these driveways are on the easterly half of the project site and adjacent to the church. The
easterly driveway will remain in place and the westerly driveway will be closed and a joint use
driveway between the Merrill Gardens facility and the church will be developed at the approximate
midpoint of the Highland Avenue street frontage.
The proposed Merrill Gardens Residential Care Facility will provide for the development of a
three-level, 96-unit, Assisted Living building totaling 111,684 square feet and a one-level, 16-unit,
Memory Care building totaling 10,870 square feet. The Assisted Living and Memory Care
buildings will be located at the south and north sides of the project site, respectively. The
maximum building height of the Assisted Living will be approximately 34 feet and Memory Care
buildings will be approximately 24 feet. The project was designed so that the massing, finish,
materials, and height of the buildings are compatible with the existing residential character of the
surrounding neighborhood. The building design reflects a Spanish style and character and
includes an earth toned stucco finish, multi-paned windows, clerestory windows, decorative
balconies with metal railing, decorative tile, clay tile roof, hip and gable roofs, tower elements, and
composite trellis. The overall building height for the Assisted Living building, although designed
as a three level building (basement, and levels 1 and 2), the structure maintains a two-story
massing as the building follows the topography of the site along the front and side elevations, and
the Memory Care building is a one-story structure. The two-story Assisted Living building is
consistent in height with the adjacent two-story multi-family units to the west and the single-story
Memory Care building is lower than the adjacent two-story residential buildings to the north, but
is consistent in height with the existing church buildings to the east.
The project proposes an enhanced streetscape with large tree plantings, terraced planting area,
colored concrete stairway, and masonry retaining walls, as well as landscaping adjacent to both •
structures and along the perimeter of the project site. There will be a large rectangular landscaped
courtyard of approximately 17,000 square feet in the center of the Assisted Living building. An
additional landscaped courtyard of approximately 2,400 square feet will be at the rear of the
Memory Care building. Additionally, raised planter beds with areas for planting of seasonable
vegetables will be located to the east of the Assisted Living building. Other landscape features
include a dry cobble stream bed, terraced landing areas with seating and arched trellis, large
accent trees, shrub plantings, potted accent plants, and an enhanced entry landscape area.
Perimeter walls include a six (6) foot high combination block wall with galvanized steel guardrail
above, and an eight (8) foot high combination retaining wall with green screen fencing around the
entire perimeter of the Memory Care rear yard area.
Parking for the facility will be located between the Assisted Living and Memory Care buildings; a
total of 64 parking spaces will be provided, and the principal entrance for both buildings will face
the parking lot. The Assisted Living building will provide a total of 114 beds, based on a unit mix
of 19 studio, 59 1-bedroom, and 18 2-bedroom units, and the Memory Care building will provide
16 1-bedroom units, for a total of 130 beds within the entire facility. Parking is required at a ratio
of 1 parking space for each 4 beds, or a total of 33 parking spaces; the project proposes a total
of 64 parking spaces. Improvements proposed on the Church parcel include a redesign of the
parking lot adjacent to Highland Avenue, and a relocation of the existing westerly driveway to a
shared driveway for the Church and Merrill Gardens facility. The resulting parcel for the church
will still conform with all applicable development standards.
Due to the placement of the Assisted Living building on the project site, the Fire Department is
only able to access the north, east, and south elevations. The Rancho Cucamonga Fire
Protection District development standards require accessibility on all sides of the structure. To
meet this access requirement the applicant is working with the San Bernardino County Flood
Control District to use the paved portion of the existing channel west of the project site for
emergency vehicle access. This reciprocal use agreement between the SBCFCD, Merrill
Gardens, and the RCFPD must be in place prior to scheduling the project and related applications
for Planning Commission consideration.
The project is located within the Low (L) Residential District, which does not permit Residential
Care Facilities. The applicant has submitted Development Code Amendment (DCA) DRC2015-
00555 to conditionally permit Residential Care Facilities within the Low (L) and Low Medium (LM)
Residential Districts. This DCA application is being processed concurrently with the Design
Review, CUP, and Tentative Parcel Map applications and will be subject to Planning Commission
review and City Council approval. The proposed DCA would require that Residential Care
Facilities be located on a minimum 3 acre project size, which would affect approximately 13
parcels in the L and LM Residential Districts.
Staff Comments:
Major Issues: The following design issues will be the focus of Committee discussion regarding
this project:
1. No Primary design issues have been identified; however, the placement of the proposed
buildings on the project site are dependent upon the applicant obtaining an access
easement from the San Bernardino County Flood Control District for use of the channel as
emergency vehicle access.
Secondary Issues: Once all of the major issues have been addressed, and time permitting, the
Committee will discuss the following secondary design issues:
1. No Secondary issues have been identified.
Policy Issues: The following items are a matter of Planning Commission policy and should be
incorporated into the project design without discussion:
1. No policy issues have been identified.
Staff Recommendation: Staff recommends the Committee recommend approval of Design
Review DRC2015-00165, Conditional Use Permit DRC2015-00166, SUBTT19619.
Design Review Committee Action:
Staff Planner:
Members Present:
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