HomeMy WebLinkAbout1992/08/12 - Workshop Minutes - PC-HPCCITY OF RANCHO CUCAMONGA
PLANNING COMMISSION MINUTES
Adjourned Meeting
August 12, 1992
Chairman McNiel called the meeting to order at 4:00 p.m. The meeting was held
in the Rains Room at the Rancho Cucamonga Civic Center, 10500 Civic Center
Drive, Rancho Cucamonga, California.
ROLL CALL
COMMISSIONER:
PRESENT:
Larry McNiel, John Melcher, Peter Tolstoy,
Wendy Vallette
ABSENT:
Suzanne Chitiea
STAFF: PRESENT:
Brad Buller, City Planner
COUNCIL MEMBERS:
PRESENT:
Diane Williams, Council Member
DESIGN COMPETITION PROGRAM - Update on the Redevelopment Agency's Design
Competition Program for a multi-family project located on the northwest
corner of Base Line Road and Day Creek Boulevard.
Brad Buller, City Planner, indicated that the purpose of the workshop was for
Commissioner Melcher to update the Commission on the Design Competition
program. He disclosed, however, that Mr. Melcher had indicated he would be
late to the meeting and that he was unable to distribute the program as first
intended because the program in its rough draft form was not ready for
circulation.
Chairman McNiel clarified the intent of the meeting and invited comments from
the Commissioners present and those visiting.
Commissioner Vallette raised several questions regarding the development of
the Design Competition program. Specifically she asked whether the project
will be required to meet all City standards and the new multiple family
residential guidelines. She also inquired as to how many of the units will be
accessible for people with handicaps.
Council Member Williams stated that any project proposal must be consistent
with the City's standards and it was her understanding that the design
guidelines will be included in the program for distribution. Regarding the
handicap accessibility of the units, Council Mmember Williams thought all
units would be handicap-accessible.
Commissioner Vallette also requested that the program be set up to include
exhibits showing the existing neighborhood and the requirements that the new
project be in harmony with the neighborhood.
Commissioner Melcher arrived at 4:30.
Resident and Council Candidate Jim Schatte inquired as to the standards
including density and numbers of stories that will be applied to the project
and whether the City is pursuing other affordable housing projects in the
City. He also shared his concern with the recent notice in the paper
regarding the upcoming neighborhood meeting. He did not believe it was
written to share that it would be an affordable apartment project.
Mr. Buller indicated that the standards will be consistent with the existing
property and that there are a variety of affordable housing projects being
considered elsewhere in the City.
The meeting recessed at 4:50 p.m.
Chairman MCNiel called the meeting back to order at 5:00 p.m.
ROLL CALL
COMMISSIONERS:
PRESENT:
Larry McNiel, John Melcher, Peter Tolstoy,
Wendy Vallette
ABSENT:
Suzanne Chitiea
STAFF PRESENT:
Brad Buller, City Planner; Steve Hayes, Associate
Planner; Dan James,. Senior Civil Engineer; Joe O'Neil,
City Engineer; Tarry Smith, Park Planning/Development
Superintendent
OWNER/APPLICANT:
Gerry Smith, U. S. Home Corporation; Keith Dagostino,
Engineer
B. ENVIRONMENTAL ASSESSMENT AND VESTING TENTATIVE TRACT 14211 - U. S. HOME
CORPORATION - A proposed redesign of a previously reviewed vesting
tentative tract map for the development of 226 single family lots on 81.2
acres of land within the Etiwanda Specific Plan in the Low-Medium
Residential District (4-8 dwelling units per acre), located on the east
side of Etiwanda Avenue south of the Devore Freeway and west of East
Avenue - APN: 1100-041-09, 1100-081-02, 1100-171-01 and 13, 1100-181-01,
1100-141-01 and 02, and 1100-191-01. Staff recommends issuance of a
mitigated negative declaration. Related File: Etiwanda Specific Plan
Amendment 89-03. (Referred from City Council April 1, 1992.)
Steve Hayes, Associate Planner, presented a brief summary of the written staff
report, stressing that the purpose of the workshop was to receive specific
comments relative to the revised subdivision design and forward these comments
to the City Council.
P.C. Adjourned Meeting Minutes -2- August 12, 1992
Brad Buller, City Planner, explained in further detail the objective of the
meeting and noted that the project will require additional review for
compliance with all technical criteria prior to seeking formal approval of the
subdivision map.
Gerry Smith, U. S. Home Corporation, clarified that they have not yet decided
whether to further pursue a house product in conjunction with the map or to
process only the subdivision map at this time.
Commissioner Melcher asked staff to clarify the objective of the revised plan.
Mr. Buller noted the City Council's concern in maintaining the "Etiwanda
Image" in considering the project and Specific Plan Amendment, in that this
should be maintained even if lot sizes are to be reduced.
Commissioner Vallette asked for clarification on the minimum lot sizes.
Mr. Hayes responded that the minimum lot size is 7,200 square feet, which is
not proposed to be changed.
Keith Dagostino, Engineer, noted that the proposed lot sizes range from 7,200
to approximately 12,000 square feet with an average size of over 8,500 square
feet. He said the smaller 7,200 square foot lots are typically 72 feet wide
by 100 feet deep or 65 feet wide by 110 feet deep.
Commissioner Vallette requested an update on the park issue.
Tarry Smith, Park Planning/Development Superintendent, stated that staff's
preference is to have the park contiguous to the interim detention basin with
the intent that the basin, when no longer needed for drainage purposes, can
become an expansion of the 2.3 acre park site.
Mr. Dagostino presented an overlay of this portion of the plan showing the
park in an area more acceptable to Parks staff, provided the technical aspects
of adjusting a portion of the basin can be satisfied.
Dan James, Senior Civil Engineer, asked if the developer had considered the
master planning of areas shown as the park on the previous map.
Mr. Dagostino responded that plans for these areas had not yet been modified.
Chairman McNiel asked the purpose of a park site of only 2.3 acres.
Mr. Tarry Smith stated this park would be developed for the immediate use of
residents within this project and surrounding areas, with the full 5 acre (or
larger) neighborhood park site completed when the detention basin is no longer
needed.
Mr. Buller noted that the Park and Recreation Commission will be considering
the subdivision redesign at their meeting of August 20, 1992.
P.C. Adjourned Meeting Minutes -3- August 12, 1992
Commissioner Vallette requested clarification on the required building
setbacks for this project.
Mr. Hayes stated the required front, side, and rear yard setbacks.
Commissioner Vallette remarked that she was not opposed to the project if
8,500 square feet was the minimum lot size, not the minimum average lot size.
Mr. Dagostino felt that if this size restriction were implemented, it would
account for a loss of about 30 more lots.
Mr. Gerry Smith noted the large density reduction proposed from the original
zoning classification.
Mr. Dagostino felt that Commissioner Vallette's concerns could be addressed
through reduced lot coverages with unit sizes being in proportion with the lot
sizes.
Chairman M~Niel asked if a wide/shallow lot configuration and/or new housing
product was being considered by the developer.
Mr. Gerry Smith stated that the team had not explored a wide/shallow lot
configuration and the product type issue had not been determined.
Commissioner Vallette reiterated her concern that a large percentage of lots
are proposed at or slightly above the minimum lot size of 7,200 square feet,
and asked the project engineer to research this percentage prior to the City
Council meeting.
Commissioner Tolstoy felt that the new street pattern and lot layouts had
improved since the previous Commission review. He thought the lot sizes were
acceptable so long as the lot coverages are not maximized.
Commissioner Vallette felt the overall streetscape appearance envisioned will
not be achieved with the proposed lot layout. She noted that sound
attenuation for units adjacent to the freeway should be carefully
considered. She agreed the houses should be in proportion with the lot sizes
proposed.
Commissioner Melcher felt the streetscape will appear even more cluttered with
the curvilinear streets and the minimal frontage of lots on streets. He
thought the lot sizes were satisfactory if the lot coverage is minimized and
house volumes are of a lower profile.
Mr. Gerry Smith felt the issue will resolve itself given the current economy,
whereby downsizing of homes is the direction in which most developers are
heading.
Commissioner Tolstoy asked if the lots at the end of stub streets could be
reduced in size in order to turn the stubs into cul-de-sacs if the street
never goes through.
P.C. Adjourned Meeting Minutes -4- August 12, 1992
Mr. Dagostino agreed that may be possible.
Mr. Buller asked the engineer to provide the calculations showing the
percentage of various lot sizes and have this information available before the
City Council hearing.
Chairman McNiel appreciated the applicant's attempts to address the
Commission's concerns with the curvilinear street pattern. However, he noted
that the narrow lots will produce a streetscape view dominated by garages,
especially on the cul-de-sac streets. He recommended that the lots be widened
to see a greater amount of the house (as opposed to the garage) from the
street.
Mr. Buller briefly summarized the Commission's comments. He noted that
Commissioner Vallette did not feel the project was acceptable with the large
percentage of lots that appeared to be at the minimum 7,200 square foot range,
and that the narrow/deep lot scheme would not promote the goals and objectives
of the Etiwanda Specific Plan. He remarked that Commissioners Tolstoy and
Melcher felt the proposal could be acceptable if lot coverages were reduced
well beloQ the maximum allowable percentage of 40 percent and building
separations were increased.
Commissioner Melcher added that the plan could work as long as the developer
recognizes that smaller homes of less volume should be developed. He noted
the need for a large percentage of one-story homes with low pitched roofs.
Chairman McNiel again asked the developer to consider a wide/shallow lot
configuration with units that fit the constraints of these lots.
Mr. Buller concluded the meeting summary and explained that the minutes would
be forwarded to the City Council for their September 2, 1992, meeting.
Adjournment
Meeting adjourned at 5:45 p.m.
Respectfully submitted,
Secretary
P.C. Adjourned Meeting Minutes -5- August 12, 1992