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HomeMy WebLinkAbout2017/09/05 - Agenda Packet SEPTEMBER 5, 2017 - 7:00 P.M. DESIGN REVIEW COMMITTEE AGENDA RAINS ROOM CITY HALL 10500 CIVIC CENTER DRIVE A. CALL TO ORDER Roll Call: Ray Wimberly Rich Macias Candyce Burnett Donald Granger Alternates: Lou Munoz Rich Fletcher Francisco Oaxaca B. PUBLIC COMMUNICATIONS This is the time and place for the general public to address the Committee on any item listed on the agenda. 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 to be limited to five minutes per individual or less, as deemed necessary by the Staff Coordinator, depending upon the number of individuals embers of the audience. This is a professional businessmeeting and courtesy and decorum are expected. Please refrain from any debate between audience and speaker, making loud noises or engaging in any activity which might be disruptive to the decorum of the meeting. C. 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. C1. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT20080 — MANNING HOMES—A review of a proposed 20-lot subdivision on a parcel of about 5.43 acres of land in the Low Residential (L) District (2.0 to 4.0 dwelling units per acre) located at the northwest corner of Hermosa Avenue and Victoria Street; APN: 1076-081-01; Related Files: Design Review DRC2017-00129, Variance DRC2017-00130, Minor Exception DRC2017- 00131 and Landmark Designation DRC2017-00485. Page 1 of 3 SEPTEMBER 5, 2017 - 7:00 P.M. DESIGN REVIEW COMMITTEE AGENDA RAINS ROOM CITY HALL 10500 CIVIC CENTER DRIVE ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2017-00129 — MANNING HOMES—A request for site plan and architectural review of 19 single-family residential homes in conjunction with a 20-lot subdivision of about 5.43 acres of land within the Low Residential (L) District (2.0 to 4.0 dwelling units per acre) located at the northwest corner of Hermosa Avenue and Victoria Street; APN: 1076-081-01; Related Files: Tentative Tract Map SUBTT20080, Variance DRC2017-00130, Minor Exception DRC2017-00131 and Landmark Designation DRC2017-00485. C2. DESIGN REVIEW DRC2017-00378 - MANNING HOMES - A request for site plan and architectural review of 16 single-family residences on 8.32 acres of land within the Low (L) District (2-4 dwelling units per acre) of the Etiwanda Specific Plan on the south side of Carnesi Drive and east of Etiwanda Avenue; APNs: 0227-061-03 and 82. Related Files: General Plan Amendment DRC2013-00961, Etiwanda Specific Plan Amendment DRC2013-00962,Tentative Tract Map SUBTT18936, Variance DRC2014-00219 and Tree Removal Permit DRC2014- 00113. The California Environmental Quality Act provides that no further environmental review or Negative Declaration is required for subsequent projects within the scope of a previous Negative Declaration. C3. DESIGN REVIEW MODIFICATION DRC2017-00391 - FENG XIAO ARCHITECT, INC - A proposed design modification for six (6) previously approved single-family homes in the Low (L) Residential District, located approximately 200 feet south of Wilson Avenue on the east side of Winchester Court; APN: 020118236. The California Environmental Quality Act provides that no further environmental review or Negative Declaration is required for subsequent projects within the scope of a previous Negative Declaration. D. 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. I, Jennifer Palacios, Office Specialist II with the City of Rancho Cucamonga, or my designee, hereby certify that a true, accurate copy of the foregoing agenda was posted on day, Thursday, August 24, 2017, seventy two(72) hours prior to the meeting per Government Code 54954.2 at 10500 Civic Center Drive, Rancho Cucamonga, CA. Jennifer Palacios Office Specialist II City of Rancho Cucamonga Page 2 of 3 SEPTEMBER 5, 2017 - 7:00 P.M. DESIGN REVIEW COMMITTEE AGENDA RAINS ROOM CITY HALL 10500 CIVIC CENTER DRIVE If you need special assistance or accommodations to participate in this meeting, please contact the Planning Department at (909) 477-2750. Notification of 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility. Listening devices are available for the hearing impaired. Page 3 of 3 DESIGN REVIEW COMMENTS 7:00 p.m. Nikki Cavazos September 5, 2017 ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT20080 — MANNING HOMES — A review of a proposed 20-lot subdivision on a parcel of about 5.43 acres of land in the Low Residential (L) District (2.0 to 4.0 dwelling units per acre) located at the northwest corner of Hermosa Avenue and Victoria Street; APN: 1076-081- 01; Related Files: Design Review DRC2017-00129, Variance DRC2017-00130, Minor Exception DRC2017-00131 and Landmark Designation DRC2017-00485. ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2017-00129 — MANNING HOMES — A request for site plan and architectural review of 19 single-family residential homes in conjunction with a 20-lot subdivision of about 5.43 acres of land within the Low Residential (L) District (2.0 to 4.0 dwelling units per acre) located at the northwest corner of Hermosa Avenue and Victoria Street; APN: 1076-081-01; Related Files: Tentative Tract Map SUBTT20080, Variance DRC2017-00130, Minor Exception DRC2017-00131 and Landmark Designation DRC2017-00485. Project Overview: The applicant proposes subdividing a 5.43-acre lot into 20 single- family residential lots and constructing 19 single-family homes at a site located at the northwest corner of Hermosa Avenue and Victoria Street. Single-family developments are permitted within the Low Residential (L) District and are required to be developed in accordance with the Development Standards (Table 17.36.010-1). Project Site and Surrounding Land Uses: The rectangular-shaped project site is currently developed with a single-family residence, a garage and a small storage building located toward the middle of the site. The residence was built in 1892, designed with Folk Victorian elements, and was originally surrounded by citrus groves. The house has maintained its historical value; however, the surrounding historical setting has not due to the removal of the citrus groves, surrounding home tracts, a park, and alterations to the historic period irrigation features. More recently, the lot was used to grow Christmas trees, most of which are dead or in poor health. The majority of the lot is now covered with disturbed dirt. The existing house is proposed to be repaired, historically landmarked and moved to lot number 1. A new garage and accessory structure are proposed to the rear of the house's new location. The General Plan Land Use and Zoning designation for the project site is Low Residential (L) District, which permits the development of up to 4 dwelling units per acre. There are single-family residences within the Low Residential (L) District to the east, west, north and south of the project site. There is also a park with a zoning designation of Open Space (OS) to the east of the project site. Architecture and Site Planning: The project is laid out with a new public street running east to west and the cul-de-sac is proposed on the east side of the development. The vehicle entrance is proposed to be off of Teak Way. Eight properties are proposed on the north side of the development facing south toward the new public street and their yards would back up to Jonquil Drive. Four houses are proposed on the east side of the development with their rear yards backing up to Hermosa Avenue and their front yards Cl—Pg1 DRC COMMENTS SUBTT20080 & DRC2017-00129—MANNING HOMES September 5, 2017 Page 2 facing the new public street. Eight properties are proposed on the south side of the development facing north toward the new public street. Their rear yards would back up to Victoria Street. The project is made up of 19 new single-family residences. There are three plan types and four elevation styles proposed. In addition to the different plan types and elevation styles, there are 10 different color schemes to avoid repetition on the new street. The buildings have a Spanish, California Ranch or Tuscan architectural design theme. The Spanish theme has a stucco finish, decorative tile work bordering the door entry, gable accents, exposed rafter tails, a tile roof, iron work, shutters and foam window trim. The California Ranch theme has brick veneer, a tile roof, shutters, foam window trim, a stucco finish and exposed rafter tails. The Tuscan theme has stone veneer, shutters, tile roof, foam window trim, exposed rafter tails and a stucco finish. Each theme has a garage door specific to the architectural design. The proposed homes range in size from 2,000 square feet to 3,044 square feet and about half of the lots also have proposed patios. The project provides no more than 37 percent lot coverage on any lot, less than the maximum 40 percent permitted. Landscaping is required on each lot and the minimum landscaping is provided. The buildings are under 30 feet tall, below the 35-foot maximum building height. The proposed front, sides and rear setbacks are all complying with the Development Code requirements. The project is proposing five one-story homes which meets the minimum of 25 percent for a project. The corner houses at the entry of the new street are one story residences in accordance with the Planning Commission policy that corner lots be one story. A 5-foot tall river rock retaining wall currently exists along Hermosa Avenue and a small portion on Victoria Street. The applicant proposes to keep the river rock wall along Hermosa Avenue and construct another decorative block wall behind the existing river rock wall to screen the rear yards of lot nine through twelve. The applicant is proposing to demolish approximately 20 feet of the river rock wall along the north side of Victoria Street (south side of the project). The applicant is proposing a new retaining wall on the north and south sides of the project as well as the side of lot 20 adjacent to Teak Way. The walls will be a maximum of 8 feet in height, as defined in Section 17.48.030 of the Development Code, and will be decorative slump stone with river rock columns with concrete caps. Minor Exception Application: The applicant has submitted a Minor Exception (DRC2017- 00131) to increase the wall height a maximum of two feet in the rear yards of the properties that abut Victoria Street and the properties that have a rear yard that abut Jonquil Drive as well as the corner side yard of lot 20 which is adjacent to Teak Way. The walls will retain several feet of earth and will provide privacy and screening within the rear yards of the proposed lots. The Minor Exception application will be presented to the Planning Commission for review and consideration at the Planning Commission hearing. Variance Analysis: The applicant has submitted a Variance to decrease the average lot size. The average required lot size is 8,000 square feet; however, the applicant is requesting to decrease the average lot size by 23 feet down to 7,977 square feet. The C1—Pg2 DRC COMMENTS SUBT720080 & DRC2017-00129— MANNING HOMES September 5, 2017 Page 3 Variance application will be presented to the Planning Commission for review and consideration at the Planning Commission hearing. Staff Comments: The proposed project is well-designed and is in keeping with the surrounding residential development. The Spanish, California Ranch and Tuscan architectural themes are well-executed, are carried throughout each elevation and provide roof and wall plane articulation. Major Issues: 1. None. Secondary Issues: 1. Add decorative windows on all garage doors. Staff Recommendation: Staff recommends that the Committee review the proposed project and forward the project to the Planning Commission for final review and action. Cl—Pg3 DESIGN REVIEW COMMENTS 7:00 p.m. Tabe van der Zwaag September 5, 2017 DESIGN REVIEW DRC2017-00378 - MANNING HOMES - A request for site plan and architectural review of 16 single-family residences on 8.32 acres of land within the Low (L) District (2-4 dwelling units per acre) of the Etiwanda Specific Plan on the south side of Carnesi Drive and east of Etiwanda Avenue; APNs: 0227-061-03 and 82. Related Files: General Plan Amendment DRC2013-00961, Etiwanda Specific Plan Amendment DRC2013-00962, Tentative Tract Map SUBTT18936, Variance DRC2014-00219 and Tree Removal Permit DRC2014-00113. The California Environmental Quality Act provides that no further environmental review or Negative Declaration is required for subsequent projects within the scope of a previous Negative Declaration. Proiect Background: On August 12, 2015, the Planning Commission approved Tentative Tract Map SUBTT18936, for the subdivision of the project site into 16 single-family lots, Variance DRC2014-00219, for wall heights up to 11 feet, and Tree Removal Permit DRC2014-00113, for the removal of up to 50 trees. The Planning Commission also recommended City Council approval of General Plan Amendment DRC2013-00961 and Etiwanda Specific Plan Amendment DRC2013-00962, to change the General Plan land use and Etiwanda Specific Plan zoning designations from Very Low (VL) District to Low (L) District. On October 21, 2015, the City Council approved General Plan Amendment DRC2013-00961 and Etiwanda Specific Plan Amendment DRC2013-00962. On August 3, 2016, the City Council approved the final subdivision map. Site Characteristics: The project site is vacant and approximately 670 feet from north to south and 400 feet east to west. The existing grade is approximately 1,390 feet along the north property line and 1,370 along the south property line, for a total grade change of approximately 20 feet. The site has been regularly cleared of vegetation and the on- site trees have been removed for the proposed development. Site and Surrounding Land Uses: The project site is within the Low (L) District of the Etiwanda Specific Plan. To the north are single-family residences in the Very Low (VL) District of the Etiwanda Specific Plan. To the west are single-family residences and a church within the Very Low (VL) District of the Etiwanda Specific Plan. To the east are single-family residences within the Low (L) District of the Etiwanda Specific Plan. To the south is a church within the Very Low (VL) District of the Etiwanda Specific Plan. Site Layout: The project complies with all development requirements for the Low (L) District of the Etiwanda Specific Plan with the prior approval of a Variance (DRC2014- 00219), permitting walls up to 11 feet in height. Building setbacks, height limitations and lot coverage requirements comply with the Etiwanda Specific Plan. Lot coverage on 6 lots (Lots 6, 7, 10, 12, 14 and 16) are between 29 and 30 percent, at or just below the 30 percent maximum permitted lot coverage. Lot 12 has a lot coverage of 30 percent and does not include the covered rear patio which is a standard feature on the other single- story plans. To provide a covered patio on Lot 12, the applicant has included a detached patio with a retractable sunshade, which is not required to be included in the total lot coverage calculation. C2 Pg 1 DRC COMMENTS DESIGN REVIEW DRC2017-00378 MANNING HOMES September 5, 2017 Page 2 Architecture: Three separate floor plans are proposed, along with 3 different elevations for Plans 1 and 3 (Spanish, Tuscan and California Ranch) and two different elevations for Plan 2 (Spanish and Tuscan). Plan #1 is single-story and includes 3,640 square feet of living area, a 701 square foot garage, a 217 square foot rear porch and 128 square foot front porch. Plan #2 is two story and includes 4,394 square feet of living area, a 829 square foot garage, a 208 square foot rear porch and a 159 square foot front porch. Plan #3 is two-story and includes 4,546 square feet of living area, a 923 square foot garage, a 210 square foot rear patio and a 184 square foot front patio. The Development Code requires that projects with 11 to 20 units provide 4 different floor plans and 3 elevations per floor plan. Reverse footprints are counted as a separate floor plan. The project includes reverse floor plans for each floor plan for a total of six different floor plans and three elevations for Plans 1 and 3 and two elevations for Plan 2, exceeding the minimum requirement. The Development Code also requires that projects consisting of four or more units include a minimum of 25 percent single-story plans. The project includes four single-story plans, in compliance with the minimum requirement. Each floor plan and architectural variation includes wall and roof plane articulation and carries the architectural design theme to each elevation (360 degree architecture). Architecturally appropriate design elements are included on each plan that emphasize the chosen architectural style including the use of stone veneer, exposed rafter tails, architecturally correct window and door surrounds, window shutters, wrought iron accents, tile roofs and decorative garage doors. Staff Comments: Staff is in support of the Design Review (DRC2017-00378) for the houses of the 16 previously subdivided lots (SUBTT18936). The proposed floor plans and elevations are well-designed and carry the architectural design theme to each elevation. The only outstanding concern staff has is high lot coverage on six lots (29 to 30 percent) that would greatly restrict adding any future accessory structures on these lots. Each floor plan does include covered patios with solid roof covers (except for Lot 12). Staff will condition the project to provide written notification (sales disclosure) to the future homeowners of these lots informing them of the high lot coverage and the limitation to adding any future solid roof accessory structures. Maior Issues: None Secondary Issues: 1. The high lot coverage on six of the lots (Lots 6, 7, 10, 12, 14 and 16) will limit the construction of additional solid roof structures on these lots. Staff Recommendation: Staff recommends that the project be approved with consideration given to the high lot coverage on several of the lots and forward the project to the Planning Commission for review and action. C2 Pg 2 DESIGN REVIEW COMMENTS 7:00 p.m. Tom Grahn September 5, 2017 DESIGN REVIEW MODIFICATION DRC2017-00391 - FENG XIAO ARCHITECT, INC - A proposed design modification for six (6) previously approved single-family homes in the Low (L) Residential District, located approximately 200 feet south of Wilson Avenue on the east side of Winchester Court; APN: 020118236. The California Environmental Quality Act provides that no further environmental review or Negative Declaration is required for subsequent projects within the scope of a previous Negative Declaration. Background: On November 10, 2010, the Planning Commission approved Tentative Tract Map 18391, a request to subdivide a property comprised of 3 parcels into 6 parcels in the Low (L) Residential District located approximately 200 feet south of Wilson Avenue on the east side of Winchester Court. On April 22, 2015, the Planning Commission approved Development Review DRC2013-00914, a review of 6 single-family homes that will be constructed in conjunction with a previously approved subdivision in the Low(L) Residential District located approximately 200 feet south of Wilson Avenue on the east side of Winchester Court. Design Parameters: The project site is comprised of 3 parcels with combined dimensions of 659 feet (north to south) by 178 feet (east to west) and an area of 2.8 acres (122,000 square feet). The project site is located 200 feet south of the intersection of Wilson Avenue and Winchester Court, on the east side of Winchester Court. The site previously contained a single-family residence,which has been demolished.To the south, east, and west are single-family residences. The zoning of the property and all surrounding properties is Low (L) Residential District. The subject property slopes north to south. The elevation at the north side is 1,783 feet and at the south side the elevation is 1,767 feet, but because of a significant change in the slope at the south property line of the site, the elevation is 1,755 feet. The applicant proposes to construct a single-family residence on each lot of the above-noted subdivision for a total of 6 single-family residences. The floor areas of the houses (floor area excluding garages)will range between 3,841 square feet (Lot 1)to 4,647 square feet(Lot 6). Two of the houses (Lots 1 and 6) will be one-story, while the houses on the remainder of the lots will be two-story. This equates to 33 percent of the lots having single-story houses. This percentage of one and two-story homes complies with Development Code Section 17.122.010 that requires 25 percent of all single-family detached units within single-family residential development consisting of 4 or more units to be single-story. As noted previously, the project site is mostly bound by existing residential development. The subdivision to the south (Tract 10827) is approximately 10 feet lower in elevation than the project site. Reducing the finished elevations of the proposed subdivision to match Tract 10827 is not possible as the subdivision to the west (Tract 16421) and Winchester Court have finished elevations that are also higher than that of Tract 10827. The finished elevations of the project must be at, or near, the same elevation as the street for practical reasons such as adequate storm water drainage and homeowner access to each lot. The project includes the construction of perimeter and interior property line walls. The wall along the east property line will be a conventional screen wall of 6 feet in height. The walls proposed along the north property line, and between Lots 5 and 6 will be combination walls comprised of screen walls of 5 feet in height on top of a retaining wall. The retaining wall height will vary depending on the differences between finished grades. C3 Pg 1 DRC COMMENTS DRC2017-00378— FENG XIAO ARCHITECT, INC. September 5, 2017 Page 2 The architecture of each house will be consistent with the general design requirements outlined in the Development Code. The applicant proposes a single architectural theme that incorporates the form/massing and details derived from Italian and Mediterranean architecture. Architectural elements utilize concrete roof tile, exposed rafter tails, smooth stucco finish, stone veneer, decorative entry door and garage door,wood shutters, and multi-paned windows. The application proposes 5 distinct footprints; Plan one is used once on Lot 1, Plan two is used twice on Lots 2 and 4, Plan three is used twice on Lots 3 and 5 (Lot 5 is a reverse footprint), and Plan four is used once on Lot 8. The number of available footprints complies with Development Code requirements; however, the number of elevations do not comply. The Development Code requires 2 elevations per footprint. The footprint on Plans 1 and 4 are each used once, so an additional elevation is not necessary. The footprint for Plans 2 and 3 are each used twice and should have two separate elevations. To address this, staff has provided several solutions (see Major Issues below). 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. Per Development Code Table 17.122.010-1, two (2) elevations per footprint are required. The following is recommended in order for the project to comply with this requirement: a. Plan 2: Provide an alternate elevation so that the units on Lots 2 and 4 are architecturally distinct from one another. Incorporate the use of decorative stone, vary the trim and details around the windows, and vary the color scheme. b. Plan 3. Although Lot 5 is a reverse footprint of Lot 3, the architecture should be revised to provide an alternate elevation so that the units on Lots 3 and 5 are architecturally distinct from one another. Incorporate the use of decorative stone, vary the trim and details around the windows, and vary the color scheme. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues. 1. There are no secondary design issues. During the early design review process staff requested that architectural elements utilized on the front elevation be used on the rear elevation and the plans were revised accordingly. 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 that the applicant provide the requisite number of elevations as required per the Code. If the applicant revises the number of elevations to the satisfaction of the Committee, subject to the revisions noted above, staff recommends that the project be forwarded to the Planning Commission for review and action. If the applicant does not revise the project to the satisfaction of the Committee, the project will be required to return to the Design Review Committee for further review. GPg2