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HomeMy WebLinkAbout2019-07-10 Supplementals - PC-HPC F RANCHO AM N CITY O C O CUC A O G RECENT/EXPECTED HOUSING TRENDS/PATTERNS ***PRESENTATION - PLANNING COMMISSION *** PREPARED BY EMPIRE ECONOMICS, INC. JOSEPH T. JANCZYK, PH.D. JULY 109 2019 (STUDY: FEBRUARY 20, 2019) j� E ( SYNOPSIS OF THE MARKET STUDY CONCLUSIONS TRADITIONAL HOUSING DEMAND DEMAND FOR HOUSING STRONG, BASED UPON RECENT/FUTURE EMPLOYMENT GROWTH SUPPLY OF HOUSING CONSTRAINED - MOST RESIDENTIAL PROPERTY ALREADY DEVELOPED EXPECTED INCREASE IN SUPPLY STARTING IN 2020 - PROJECTS CURRENTLY IN THE PLANNING PROCESS NEW EMERGING MARKET SEGMENT-MILLENNIALS AGES 22-37 EMPLOYED IN PROFESSIONAL SERVICES & TECH FIRMS PREFER NEARBY RENTAL OR HIGH-DENSITY HOUSING z EMPIRICAL FOUNDATION: SPECIFIC DATA FOR RANCHO CUCAMONGA * PRIMARY RESEARCH * A. EMPLOYMENT AND PAYROLL DATA SPECIFICALLY FOR RANCHO CUCAMONGA ANNUALLY SINCE 2010 FOR EACH SECTOR-TOTAL AND ANNUAL CHANGES B. REAL PROPERTY FILES: SALES OF HOMES IN THE CITY SINCE 2000: 45,000 CHARACTERISTICS FOR EACH HOME SOLD * DATE OF SALE * PRODUCT TYPE * SALES PRICE * LIVING AREA C. MARKET SURVEYS OF ACTIVE RESIDENTIAL PROJECTS MARKETING STATUS: HOMES CLOSED AND FUTURE SALES * SALES PRICES * INCENTIVES * LIVING AREAS * SPECIAL TAXES I i D. SITE VISITS FOR FORTHCOMING PROJECTS CURRENT DEVELOPMENT CONDITION OF THE PROPERTY E. PLANNING DEPARTMENT PROJECTS IN THE PLANNING PROCESS APPROVAL STATUS AND ANTICIPATED MARKET ENTRY TIMING PART 1 RECENT/EXPECTED ECONOMIC-EMPLOYMENT CONDITIONS ECONOMIC DRIVER OF HOUSING DEMAND a SAN BERNARDINO COUNTY EMPLOYMENT TRENDS SAN BERNARDINO COUNTY'S TOTAL EMPLOYMENT SURPASSED ITS PRIOR 2007 PEAK LEVEL IN 2015. EMPLOYMENT GROWTH IS EXPECTED TO CONTINUE DURING THE FORESEEABLE FUTURE. SAN BERNARDINO COUNTY: AGGREGATE EMPLOYMENT GREEN = NEW PEAK LEVEL RED= LOSSES YELLOW= RECOUPING LOSSES 1,000,000 soo,o00 z w 800,000 aoJ 700,000ui - - - - -' -• u 0 0 600,000 J W w 500,000 — — - J W a 400,000 Lu W 300,000 200,000 100.000 - 0 _ Empire Econo N w N N N N N N N N N N N N N N N N N N N N O O O O t0 (D 0 O (D (D O O CD O O O O O O O O O O O_ O_ O_ O_ O_ O_ O_ O_ O O fA fD tD O (0 O tD (D O (O O O O O O O O O O O N N W W A (T m V O O O - N W A 0 DI �I O O O � N W A 00 y WO m T T N RANCHO CUCAMONGA EMPLOYMENT CHANGES -ANNUALLY (EMPLOYMENT REPORTED BY FIRMS/ENTITIES LOCATED IN THE CITY; SOME EMPLOYEES MAY RESIDE ELSEWHERE.) EMPLOYMENT GROWTH IS EXPECTED TO CONTINUE, BUT AT A LOWER RATE DUE TO LABOR SUPPLY CONSTRAINTS AND AUTOMATION. CITY OF RANCHO CUCAMONGA: ANNUAL CHANGE IN EMPLOYMENT 8,000 -- T I 6,000 - - - - - - - - -- - - - -- . m N m m 0 o e ' P O 4,000 - - ' m N ,O N p p N m N O N q b m N n ti m m 0 r -2,000 -4,000 0 m -6,000 -- - - - - ti��ti°°�ti°°3b ti ti ti ti ti ti ti ti ti 0 Change in Employment L SNOIIIQAIOJ AlddI1S QAIV (INI UG 13NUV ICI 9AIIS[IOH INHJaH z ixdd RANCHO CUCAMONGA: RECENT EXISTING HOUSING MARKET SALES TRENDS BY PRODUCT TYPES RANCHO CUCAMONGA: SINGLE FAMILY DETACHED AND ATTACHED HOUSING SALES 3,500 3,104 3,015 3.L.50 2,859 2,863 - 2552 2,500 2,015 2,000 - 1,494 1,569 1,577 1,582 1,519 1,500 1,470 1,478 1,338 1,338 1,192 1,228 a 1,000 - - � - - v m N N b W 500 O p N 0 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 0 Sales - Single Family Detached 0 Sales - Attached RANCHO CUCAMONGA: RECENT EXISTING HOUSING MARKET PRICE TRENDS BY PRODUCT TYPES RANCHO CUCAMONGA: SINGLE FAMILY DETACHED AND ATTACHED HOUSING PRICES S 7 00,000 N T T - � A OOOp111 � N S500 000 W pp �n A N F+ V N N N A 1500,000 --- — — W N J � W lWp A W N N W W W W N m N N N m N N W b pNp1� V I N $300,000 V N N I- i yc00r000 _ W p $100,000 $0 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 ■ Prices - Single Family Detached ■ Prices - Attached NEW RESIDENTIAL DEVELOPMENT ACTIVITY: RANCHO CUCAMONGA NEW RESIDENTIAL: FOR-SALE HOMES AND APARTMENTS 4,000 ROBUST/BUBBLE RECESSION/DEPRESSION RECENT RECOVERY 3 500 -- - - -- - - 3,000 - - 2,500 I 2,000 1,S00 1,000 500 0 e 0°1 �~ oo� 1 ", o0o 0^ oo1 ooe otio otiti otiti oti� p1 otiti otiti PN �5�• ��. ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti tioti� P,e�� ■ Rancho Cucamonga Single Family Permits ■ Rancho Cucamonga Attached Permits ■ Rancho Cucamonga Apartments NEW RESIDENTIAL DEVELOPMENT ACTIVITY: RANCHO CUCAMONGA AND ITS VICINITY CHINO NEWRESIDENTIAL' FOR-SALE HOMES AND APARTMENTS 1Ao0 ROBIISi BOBKi RECESSION DEPRESSION RECEM.EC EN\' S,BW I,CW 3.3p0 \ N RANCHO CUCAMONGA ° I B°° NEWRESIDENTIAL: FOR-SALE HOMES AND APARTMENTS boo a.000 RONISi Pt'NbIE RECESSION OEPRESSIUN RECENT NFfUVENI 400 � it 3,900 MB 3,800 0 V , �y ,p I.5p0 x fiP '�'A,F Pi. �}��n S' v" ti`P 4p 1°' 'a 3°�,ld 3°'�a•• e, A U •CNino SNBk Family Permtts •CMro Pf1a�NM Permits •afi FPa"r is 3,000 I E I.SpO ONTARIO NEWRESIDENTIAL: FOR-SALE HOMES AND APARTMENTS SPB 1.800 RVtll5f B11Ntl1.E RE[ESSpN pE➢NF39On' .ai iuPFN1 P y IA00 •Navaho Curammya Slryle Famiy PermNs •RanUw Cueamorya NtazBeU Permlls •ftP CYGB A APanmenD 1.200 JE B�800 w 400 x0B uumimm - a B .t Y ti M18y 8'C` 'C' 1Y 4' e o lV tC''PS �, 'A .aOS l O AP k V� •OnUrn 9mwFamtly Fermi4 •On6ro An FermlD Wp uL RWrimenn i i CONDITIONS IN THE MARKET FOR NEW HOUSING PROJECTS i Empire Economics performed comprehensive market surveys of the currently active projects in the City of Rancho Cucamonga to identify their current marketing status as well as their phasing schedules for future homes. ➢ There are currently 6 active residential projects/communities with for-sale homes. By comparison, in December 2017, there were 3 active projects, and all of these have closed-out. ➢ The six currently active projects offer attached (4) and single-family detached (2) products. ➢ These projects have a total of 594 planned homes; of these none have closed escrows. ➢ The projects have base prices of $521,316, on the average, substantially lower than the previously active projects, and this can be attributed to their having primarily attached vs. detached housing products. ➢ The projects have living areas of 1,810 sq.ft., on the average, which reflects these projects having lower sizes of living area due to most of them offering attached vs. detached housing products. ➢ The projects have value ratios of some $287 sq.ft. (base prices/square footage) on the average. ➢ The projects in Terra Vista have builder incentives. ➢ The total tax burden for these projects amounts to 1.35%, and their special taxes are about $1,783/yr., on the average. ➢ The escrow closings to homeowners in Terra Vista are expected to commence in March 2019 and Day Creek Square in Spring 2019 12 RECENT NEW HOUSING MARKET SALES TRENDS AND PRICE PATTERNS CITY OF RANCHO CUCAMONGA NEW RESIDENTIAL PROJECTS: SALES TRENDS AND PRICE PATTERNS 350 316 305 300 272 $253 $253 250 236 24 214 SS 217 197206 200 $179 Ica 173 174 16 150 $142 10 11 100 67 50 0 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 ■ Sale Rate - Annually 0 Value Ratio-Avg. COMPARISON OF PRICES FOR NEW HOMES IN RANCHO CUCAMONGA VS. ONTARIO COMPARISON OF PRICES FOR NEW HOMES RANCHO CUCAMONGA VS. ONTARIO BOTH PROJECTS BY D.R.HORTON SINGLE-FAMILY HOME: 2300 SQ.FT. $800,000 — Rancho Cucamonga has a Price Premium of+ 34% $700,000 $674,000 $600,000 $504,000 $500,000 $400,000 $300,000 $200,000 $100,000 $0 ONTARIO RANCHO CUCAMONGA i i PART 3 I SCHEDULES ABSORPTION ESTIMATED FOR FORTHCOMING PROJECTS S i RESIDENTIAL PRODUCT TYPES BY PROJECTS CURRENTLY ACTIVE AND FUTURE PROJECTS HAVE A TOTAL OF ABOUT 10,000 HOMES INCLUDING FOR-SALE DETACHED AND ATTACHED AS WELL AS APARTMENTS. RANCHO CUCAMONGA RESIDENTIAL ACTIVE AND FORTHCOMING PRODUCT TYPES (2019-2027+) 7,000 Other Projects 6,045 6,000 _ 26th Street w O 5,000 ■Etiwanda Heights* 2 LL O Of -},00� a Richland/Tracy m 'Proposed project—not g yet entitled or approved, z ■Church may not be built. � i,(IIIU w Q 2,152 ■Day Creek 1,680 w ■Empire Yards/City* 1,000 ■Empire Lakes 0 l; E ■Hermosa Detached Attached Townhome or Apartments Condo RANCHO CUCAMONGA RESIDENTIAL PROJECTS: ACTIVES (JANUARY 2019) AND POTENTIAL FUTURE PROJECTS Active Projects Smaller In-Fill Projects —Apartments = Hermosa -Active n0 E '" '" QH = 26m Street* Smaller In-Fill Projects — Attached/Detached D O = Empire Yards*/ City O = Day Creek—Active - 4 © = Church —Active - 2 Major Projects — Primarily Residential For-Sale 0 = Empire Lakes O = Richland/Tracy i 0 = Etiwanda Heights* Other Projects Van Daele Tri-Pointe New Home Lewis Homes Kamran Haven /Arrow* *Proposed Project,not yet entitled or approved,may not be built. EMPIRE LAKES /THE RESORT EXAMPLE 1 of 9 Product Mix and Preliminary Absorption Project Location and Overview Product Mix EMPIRE LAKES/THE RESORT-PRODUCT MIX 2,50() 120.000 110 000 2,070 maoo R T z000 as,000 a � m,DOD r z I tat J c a 60,G00 O 2 IM a p 690 690 40,M F� O Size: 160 acres Builder: SPA Lewis O sZ 0 pow p Approval Status: Grading in-progress ' z Other Notes: Metrolink Station adjacent to northeast corner Anticipated Market Entry: Latter-2019 South 61h Street Detached Attached Apadm rda MuddUle To.,,. pmme2,am^an, Tcw^ho^r Estimated Close-out: 2027+ °r1p^do Product Mix Share Preliminary Expected Absorption THE RESORT-PRODUCT MIX SHARE EMPIRE LAKES/THE RESORT-PRELIMINARY ESTIMATED IOIM: ANNUAL ABSORPTION SCHEDULES WO 90Y. 24% 500 a rox `g O z Wr° 0 400 a 5 N 0 _x 41% 3V, a aUrt 40% 4% y J J 2 p 30': a z0u ec a Ci ?O+o W 10n a 10. 6 11°• - Detached Attached Apanmente Mixed Use Transit Cpmmernal Unspecified Tow^nome 2019 zozo 2021 mzz 2023 2024 2025 2026 znzv, or condo .Detaches .Attached Tow^home or condo Apanmem. Note: The nonresidential has an estimated market entry 2021 1 and be absorbed by 2026. PRELIMINARY ESTIMATED ABSORPTION SCHEDULES FOR THE DESIGNATED FORTHCOMING RESIDENTIAL PROJECTS Other Projects w -.J(lU 26th Street* Q s Z — Etiwanda Heights* O 2,000 tr Richland/Tracy co Q 1 . 00 in Church Q Z ■ Day Creek Z Q 1 ,000 ■ Empire Yards/City* 500 ■ Empire Lakes ■ Hermosa 0 2019 2020 2021 2022 2023 2024 202S 2026 2027+ *Proposed Project,not yet entitled or approved, may not be built. CONCLUSIONS ON HOUSING MARKET DEMAND-SUPPLY CONDITIONS CITY OF RANCHO CUCAMONGA: POTENTIAL DEMAND AND ESTIMATED ABSORPTION 1, goo 1,200 1,145 1,105 '1,000 1,063 1,036 983 ,020 1,017 1,027 998 990 9' 946 - - . 828 810 800 600 1422 400 - 200 0 2019-F 2020-F 2021-F 2022-F 2023-F 2024-F 2025-F 2026-F ■ POTENTIAL DEMAND ■ ESTIMATED ABSORPTION PART 4 NEW EMERGING MARKET SEGMENT: MILLENNIALS AGES 22-37 TYPICALLY EMPLOYED BY PROFESSIONAL SERVICE-TECH FIRMS PREFER NEARBY RENTAL OR HIGH-DENSITY HOUSING 21 OVERVIEW OF SINGLE-FAMILY HOMES MARKET STRUCTURAL SHIFTS 2000- 2007: STRONG DEMAND FOR SINGLE-FAMILY IN THE INLAND AREAS 2013-2016: UNEXPECTED WEAK DEMAND FOR SINGLE-FAMILY IN THE INLAND AREAS r 1 s:..x:.ouca eA : /NEW SINGLE-FAMILY HOME!�.— 1 IrCALIFORNIA ' -ti vnana(a sass n a v L1MITtiD INLAND SPILLOVER INLAND SPLLOVERFROM ♦ AREAS - FROM URBAN AREAS COASTAL AREAS REMAIN i , _ AREAS FOR RELATIVEIN --,CA CA DURING WEAVER a MODERATELY STRONGER 1a4- C r c A RECOVFRY .. - PRICED I IUM 1 S wl.. f A MaDc<e f'. 1. n 6a ref , <k i I Mill Ildl 91h �•.I -:. STRONG WEAK - 3 a= ,z Suee:;Uaree`k,vkF�?C".'s j�t�Rea#sx�'sia4e"kerwT�Ffa%<.ra�v�1.•e�ia: 22 i OVERVIEW OF APARTMENT MARKET STRUCTURAL SHIFTS 2000-2007: WEAK DEMAND FOR APARTMENTS IN COASTAL AREAS 2013-2016: STRONG DEMAND FOR APARTMENTS IN COASTAL AREAS 1 RTTITII 1 MARKET SHARES OF MARKET SHARES 1F FOR CALIFORNIA COUNTIES NEWAPARTMENTS • CALIFORNIA COUNTIES GROWTH I I H RECOVERY. APARTMENT DOES NOT WEAK GREATER V SHARENOW CARRY APARTMENT ABILITY Tt STRONG IN OVER TO n a�tr«u _ SHARESIN y PURCHASI - MC IRE COASTAL INLAND MAJOR URBAN SINGLE AREAS DITRING FAMILY �.. a ,..�, ('(H iN"iIGS AREAS EXPANSION ROMP,",7C iCosra CA � ON � t lara CA ..m v es�ou ''.tons 13 rI1 CA s 'CA Ferri lAF .` ne An Bema.E,no:A 5og<I s6 ., 3'IRONG ACERAGF. '; AN ER4GE ._ WEAK R"EAK Ali I �I HOUSING MARKET MAJOR PARADIGM SHIFT MILLENNIALS: AGES 22-37 MILLENNIALS ARE THE MOST SIGNIFICANT FACTOR DRIVING STRUCTURAL SHIFT SYMBIOTIC RELATIONSHIP BETWEEN MILLENNIALS & FIRMS ■ MILLENNIALS PREFERENCE FOR URBANIZED AREAS • DYNAMIC CULTURE AND EMPLOYMENT OPTIONS • SINCE 2010, HEAVY-TECH URBAN CENTERS HAVE CAPTURED 72% OF US EMPLOYMENT GROWTH • METRO FIRMS PROVIDE DESIRABLE BENEFITS - FREE MEALS, CHILD CARE ON-SITE HEALTH CARE CHALLENGES IN BECOMING HOMEOWNERS • SAVING FOR A DOWN PAYMENT • QUALIFYING FOR A MORTGAGE - STUDENT DEBT & LACK OF CREDIT HISTORY • RELUCTANT TO MOVE TO A SUBURBAN/RURAL AREA 24 MILLENNIALS ACCEPT APARTMENTS-RENTALS • RENTING - PERSONAL FLEXIBILITY • APARTMENTS CAR LEASING CLOTHING RENTALS MONTHLY SUBSCRIPTIONS ■ GENERALLY DELAYING MARRIAGE AND HAVING CHILDREN • FOR A METRO AREA, RENTING SOLVES THEIR HOUSING AFFORDABILITY CHALLENGE • APARTMENT COMPLEXES OFFER RESORT LIKE FEATURES POOL GYM OUTDOOR AREA CLUBHOUSE THEATER IN-UNIT WASHER/DRYER PLAYGROUND HIGH END FINISHES WALKING TRAILS DOG RUNS BIKE STORAGE CONCIERGE y 25 Tentative Parcel Map SUBTPM19855 i� r�- F� Project Description • Applicant: Jim Banker • Location : South side of Hillside Road and West of Archibald Avenue • Entitlements: -Tentative Parcel Map SUBTPM19855 (4 Lot Subdivision) -Certificate of Appropriateness DRC2016-00291 -Variance DRC2016-00290 -Minor Exception DRC2018-00934 -Tree Removal Permit DRC2019-00393 • Project Size: 3.04 Acres of Land • General Plan Designation : Very Low Residential • Zoning : Very Low (VL) Residential District • Density: . 76 Dwelling Unit per Acre ( . 1 to 2 DU Per Acre Permitted ) CITY OF RANCHO CUCAMONGA VgNowvDnD OHDNVU JO AilD i 3.• • fill { � � 3r [ if 1 � 1-•q� Historic House CITY OF RANCHO CUCAMONGA e I I ' y'1 y I k 1 �� Property as seen from Hillside Road ( LookingSouth ) W CITY OF OMEN" . ,�� Property as seenfrom Avenue (Looking • v e .k- f w � � W � , �, • MC RANCHO CUCAMONGA Tentative Parcel Map SUBTPM19855 I � MIYa • IM14[1 / M I i I I I I i i I I = 1 1 PLC W-- .1 1 f�.. ...« I Lola I I 1 I I i I i I I I � I I I I nv-w rxr wr i I 1 i ,it 10R.11 14141114F.11 • 1 I Grading Plan --------------- I - �Z ______ _____ _J Imo________ ------ I . n Lei 0 i � � vmrivtr wr Development Code Compliance • The project complies with each of the related development criteria for the Very Low (VL) Residential district except for lot depth on Parcels #2 and #3 and perimeter walls in excess of the 6 foot permitted wall height. Lot#1: 23,059 Square Feet Lot Size 20,000 Square Feet Lot#2: 25,689 Square Feet Lot#3: 28,023 Square Feet Lot#4: 22,059 Square Feet Average Lot Size 22,500 Square Feet 24,707 Square Feet Lot#1: 114 Feet (Corner Parcel) Lot Width Interior Lot—90 Feet Lot #2: 164 Feet (Interior Parcel) Corner Lot— 100 Feet Lot#3: 163 Feet (Interior Parcel) Lot#4: 124 Feet (Corner Parcel) Lot#1: 200 Feet Lot Depth 200 Feet Lot#2: 150 Feet Lot#3: 150 Feet Lot#4: 200 Feet Variance • The project includes a request for a Variance (DRC2016-00290) to reduce the required lot depth of Parcels #2 and #3 from 200 feet to approximately 150 feet. • Lot depth is calculated by measuring the distance between the center of the street facing property line and the center of the rear property line. • In this case, the 2 subject parcels are located at the terminus of a cul-de-sac, with the front property line following the arc of the cul-de-sac bulb. • When measured from the north to the south property lines, the lot depth is approximately 180 feet. • Parcels #2 and #3 exceed each of the development criteria) for the Very Low (VL) residential District. • Without the Variance, the number of lots would need to be reduced creating lots that significantly larger than the general lot sizes in the surrounding area. a� Y CITY OF RANCHO CUCAMONGA Minor Exception • The project includes a request for a Minor Exception (DRC2018-00934) to permit perimeter walls up to 8 feet in height, in excess of the maximum 6 foot height limit permitted in residential districts. • The additional wall height is necessary due to the 33-foot grade change between the north and south property lines of the existing project site. • Each of the subject walls will consist of an up to 6-foot high retaining wall topped by an up to 5-foot high wrought iron fence. • The city calculates wall height by adding one-half the height of the retaining wall to the height of the free-standing portion of the wall. Parcels #2 and #3 exceed each of the development criteria) for the Very Low (VL) residential District. Tree Removal Permit ( D RC2019-00393) • The project site includes eucalyptus windrows along the south, west and a portion of the east property lines. • The Arborist Report (C.O. Arborists, Inc. , January 10, 2019) submitted for the project recommends the removal of 17 eucalyptus trees due to their poor health, the large amount dead wood and pest invasion (Lerp Psyllid), which attacks the tree's foliage. • A mitigation measure has been added to the mitigation monitoring plan for the requiring the removed trees be replaced with 15-gallon size eucalyptus trees planted at a minimum spacing of eight feet on center. Certificate of Appropriateness • The project site includes an historically designated single-family residence (The Grandma Issak House). • The Grandma Issak house was constructed in 1911 . Katharina Issak was a Russian immigrant whose family were early residents of what is now Rancho Cucamonga. • The City Council approved Historic Landmark Designation (00-02) and Mills Act Agreement (00-01 ) for the Grandma Issak House and property on November 15, 2000. • The subdivision of the historic property requires review and approval of a Certificate of Appropriateness (Development Code Section 17. 18.040) by the Historic Preservation Commission. Discussion Continued • Daly & Associates (April 26, 2016) prepared a Historic Survey of the Grandma Issak House to determine whether the proposed subdivision of the project site would negatively impact the Historic Landmark Designation of the house and property. • The survey determined that the Grandma Issak House has undergone alterations since the City's Historic Landmark Determination in 2000. A number of these changes are not consistent with the Secretary of the Interior's recommendations for the Treatment of Historic Properties. • Daly and Associates concluded that the subdivision of the project site would not negative impact the local landmark status. • Staff directed the applicant to consult historic preservationist to determine the measures necessary to restore/replace the architectural elements that had been removed. Discussion Continued • Daly & Associates (April 26, 2016) prepared a Historic Survey of the Grandma Issak House to determine whether the proposed subdivision of the project site would negatively impact the Historic Landmark Designation of the house and property. • The survey determined that the Grandma Issak House has undergone alterations since the City's Historic Landmark Determination in 2000. A number of these changes are not consistent with the Secretary of the Interior's recommendations for the Treatment of Historic Properties. • Daly and Associates concluded that the subdivision of the project site would not negative impact the local landmark status. • Staff directed the applicant to consult historic preservationist to determine the measures necessary to restore/replace the architectural elements that had been removed. CITY OF RANCHO CUCAMONGA Grandma Issak House (2000 ) EL A .b . r - Yry . 4 u 3 g 1 � oft, CITY OF RANCHO CUCAMONGA y ¢ .- �a y '_� s.. ` � •! .f�. �� " .�y� S��Fyn ' ✓ fsm{. 5x- ^^gg�� yr. - t LL py d� s F 3n Current Photos of Grandma Issak House CITY OF RANCHO CUCAMONGA �� yl F f Recommended Changes • Rincon Consultants, Inc. prepared a memorandum (April 4, 2019) that recommended the following improvements to the Grandma Issak House that would evoke the residence's original character and architectural style, while retaining the remaining historic fabric: ➢ Replace the existing windows with period correct windows ➢ Removal of non-original facia boards on the eaves ➢ Replacement of the main entry door with period-appropriate replacement ➢ Removal of the soffit to expose the rafter tails ➢ Replacement of knee braces in gables ➢ Texture or treatment to the exterior of the chimney, to evoke the covered brickwork ➢ Installation of a landmark designation plaque along the public right-of-way ➢ Installation of additional vertical landscaping element to frame the fagade and highlight the wall and porch Conclusions • Staff believes that with the implementation of the recommendations made by Rincon Consultants, Inc., the Grandma Issak House should maintain the Historic Landmark Designation (00-02) and a Mills Act Agreement (00-01) • Removal of the landmark designation would create the potential that the Grandma Issak House could be demolished in the future. Maintaining the local landmark status will assure that a structure integral to the early history of the area will be protected in place • Based on the report by Daly and Associated (April 26, 2016), staff also believes that the subdivision of the project site into 4 parcels of land, with the Grandma Issak House located on Parcel #4, will not result in a significant adverse impact to the historical resource • The subdivision of the project site and the construction of the new cul-de-sac access road will improve public access the Grandma Issak House, which is presently hidden behind a 6-foot-high block wall • The existing Mills Act contract will need to be modified to reflect the current property owner and new parcel legal description. The updated Mills Act contract will need to be approved by the City Council prior to final map approval of Tentative Parcel Map SUBTPM19855 CITY OF RANCHO CUCAMONGA Certificate of Appropriateness Facts for Finding 1 . The proposed subdivision and the inclusion of the Grandma Issak House on Parcel #4 of the SUBTPM19855 will provide sufficient area to retain the historic integrity of the structure. Therefore, the proposed project will not cause a substantial adverse change in the significance of a Historic Resource within the meaning of the California Environmental Quality Act (CEQA); and 2. The proposed project is consistent with the purposes of Chapter 17.18 of the Rancho Cucamonga Development Code; the proposal meets requirements of Section 17.18.040 as the proposed improvements are compatible with the historic representation of the Grandma Issak House and will protect important features of the structure, and will enhance the value of the structure and its surroundings; and 3. The project is consistent with the Secretary of the Interior's Standards for Rehabilitation. The recommended enhancement to Grandma Issak House will assist in restoring the historical character of the structure, and the proposed site improvements are appropriate to the era of significance, will re-create the appearance of the non-surviving historic property in setting, design, and materials. Neighborhood Meeting • Meeting held on February 6 2019 . e , 9 Y • Two (2 ) attendees . • No major concerns. Asked about the design of the future homes and whether the trees along the south property line would be removed . • The applicant informed the residents that they are working on the design of the future home on the two southerly lots and that the trees would be removed due the pest invasion and dead wood . *r CITY OF RANCHO CUCAMONGA i�. Committee Review • The project was reviewed by the Trails Advisory Committee on February 13, 2019, and they recommended that the trail alignment be approved as proposed. The Committee asked that the project be conditioned to provide a graded connection to a flat pad area for a corral. That condition of approval has been added to the attached standard conditions • The project was reviewed by the Design Review Committee (Guglielmo, Wimberly, and Smith) on April 2, 2019. The Committee recommended that the project move forward as presented to the Planning Commission for final review and approval. • The project was reviewed by the Technical Review Committee on April 2, 2019. No issues were raised. The Committee recommended that the project move forward to the Planning Commission. Their conditions of approval are included in the attached Resolution of Approval. CEQA Review • Staff prepared the Initial Study of the potential environmental effects of the project. • It was determined that with the imposition of mitigation measures related to Air Quality, Green House Gases, Biological Resources, Cultural Resources, and Tribal Cultural Resources, there was no substantial evidence that the project would have a significant effect on the environment. • Based on that determination, a Mitigated Negative Declaration was prepared. • City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration. • A Mitigation Monitoring Program was prepared to ensure implementation of, and compliance with, the mitigation measures for the project. Recommendations Staff recommends the Historic Preservation Commission take the following action : • Approve Certificate of Appropriateness DRC2016-00291 , through the adoption of the attached Resolutions of Approval with Conditions . Staff also recommends the Planning Commission take the following actions : • Approve Tentative Parcel Map SUBTT19855, Variance DRC2016- 00290, Minor Exception DRC2018-00934 and Tree Removal Permit DRC2019-00393 through the adoption of the attached Resolutions of Approval with Conditions. Design Review DRC2018-00860 Project Overview • Applicant: Milliken and Greystone Properties, LLC • Design Review: A request for site plan and architectural review to construct a 24,000 square foot medical office building • Lot Area: 1 .85 Acres • Zoning : Mixed Use (Empire Lakes Specific Plan) • General Plan Designation: Mixed Use Project Location �� �` •toy � 1 :M'�' .� i f, "� < cq �, f�e••^� a .r # � _ AZUSA COURT /"y 'f\•� �' f,.�.�.,,• � 11�1��•�l l lll l l l l l l _ � 't • I ill 111 I axon. .' SITE I • _ . Its�: 1. � I 5_ AtiLA SY- (, �p v i w � i .11�•s1u � `� • 3 3 .. . a• z atovr f4! wf ; � •' �•' 2 ' i / � Aw • uv.•.Sa 71H STREET _ _ � � .,k'oh w CITY OF RANCHO . • CUCAMONGA Proposed Site Plan/Landscape Plan AZUSA COURT ���mMtliRYI^��'[E1�MY1. .n3 W L , z I W k BUILDING LIJ = Q - era 4' .c wouoE _un.< - - CITY . RANCHOCUCAMONGA Design • The building is designed as a modern concrete tilt up design that complements buildings in the immediate area. • Exterior building materials include the use of textured concrete, stone veneer accents, two-tone paint scheme, and blue reflective glazing windows. • The project complies with the related development requirements as follows: Required Provided Street Setback Milliken Avenue 5 Feet 97 Feet Street Setback Azusa Court 5 Feet 91 Feet Street Setback Anaheim Place 5 Feet 81 Feet South Property Line Setback 5 Feet 82 Feet Building Height 70 Feet 34.5 Feet Floor Area Ratio 35 Percent 30 Percent Landscape Coverage 10 Percent 28.6 Percent Parking 96 Spaces 120 Spaces O 00 O if f Sherwin Williams i SW 7072 Online Sherwin Williams SW 7074 Software © V O O © © O 8 O O © � Sherwin Williams SW 7075 Web Gray I Sherwin Williams SW 6892 Carnival CI.r Anodizetl If} MULLIONS el- I Blue Refleclrve GLAZING ' Bherwm Williams ■ Acrylic Latex Systerrs Nigh Gloss/High gl:performance in color:SW 6892 Carnival Metal CANOPY ®' ® Coronado sto one Vcnccr French Li in Black Fore e Forest II ELEVATION MATERIAL BOARD FAIRWAY BUSINESS CENTREIFULLMER Milliken Office Building 9 9070 Milliken Ave.,Rancho Cucamonga,California 91730 02042019 �uue l lu�le nm� l ■ �'I FAIRWAY r North Elevation Azusa Court r (/�I arena ,r West Elevation Anaheim Place �I1111!Elllle� IIIIN4111�'I��I��� a -. South Elevation - - - - East ENvatim-Milliken Avenue ■ HPA Office � 11 0709 . Cucamonga,California91730 Committee Review • The project was reviewed by the Design Review Committee (Guglielmo, Oaxaca, and Smith) on May 14, 2019. The Committee recommended that the project move forward as presented to the Planning Commission for final review and approval. • The project was reviewed by the Technical Review Committee on May 14, 2019. No issues were raised. The Committee recommended that the project move forward to the Planning Commission. Their conditions of approval are included in the attached Resolution of Approval. CEQA Review • Staff has determined that the project is categorically exempt from the requirements of CEQA. The project qualifies as a Class 32 exemption under State CEQA Guidelines 15332 — In-Fill-Development Projects for the following reasons: • 1 . The project is consistent with the applicable General Plan designation and all applicable General Plan policies as well as the applicable Specific Plan and Zoning designation and regulations. • 2. The proposed development occurs within the city limits on a project site of no more than five acres substantially surrounded by urban uses. • 3. The project site has no value as a habitat for endangered, rare or threatened species. • 4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. • 5. The site can be adequately served by all required utilities and public services. iAN CITY OF RANCHO CUCAMONGA `.r Recommendations Staff recommends the Planning Commission take the following actions: • Approve Design Review DRC2018-00860 through the adoption of the attached Resolutions of Approval with Conditions.