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HomeMy WebLinkAbout2020-02-04 DRC Agenda Packet FEBRUARY 4, 2020 - 7:00 P.M. DESIGN REVIEW COMMITTEE AGENDA RAINS ROOM CITY HALL 10500 CIVIC CENTER DRIVE Page 1 of 2 A. CALL TO ORDER Roll Call: Diane Williams __ Tony M. Guglielmo __ Mike Smith __ Alternates: Bryan Dopp __ 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 members 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. Please sign in after speaking. 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. Please sign in after speaking. C1. DESIGN REVIEW DRC2018-00770 – SC WESTBURY LIMITED PARTNERSHIP - A request for site plan and architectural review of a proposed mixed-use development that includes 131 residential units (with 4 commercial ready units) and 1,500 square feet of commercial space on 11.44 acres of land in the Community Commercial (CC) District, located on the west side of East Avenue and north of Foothill Boulevard – APN: FEBRUARY 4, 2020 - 7:00 P.M. DESIGN REVIEW COMMITTEE AGENDA RAINS ROOM CITY HALL 10500 CIVIC CENTER DRIVE Page 2 of 2 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. 1100-191-04. Related records: Development Code Amendment DRC2018-00992, Zoning Map Amendment DRC2018-00994, Tentative Tract Map SUBTT20148, Uniform Sign Program DRC2019-00959 and Tree Removal Permit DRC2019-00867. A Mitigated Negative Declaration of environmental impacts has been prepared for consideration. 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, Elizabeth Thornhill, Executive Assistant, of the City of Rancho Cucamonga, or my designee, hereby certify that a true, accurate copy of the foregoing agenda was posted on January 30, 2020 at least seventy-two (72) hours prior to the meeting per Government Code 54954.2 at 10500 Civic Center Drive, Rancho Cucamonga, CA. DESIGN REVIEW COMMENTS 7:00 p.m. Tabe van der Zwaag February 4, 2020 DESIGN REVIEW DRC2018-00770 – SC WESTBURY LIMITED PARTNERSHIP - A request for site plan and architectural review of a proposed mixed-use development that includes 131 residential units (with 4 commercial ready units) and 1,500 square feet of commercial space on 11.44 acres of land in the Community Commercial (CC) District, located on the west side of East Avenue and north of Foothill Boulevard – APN: 1100-191-04. Related records: Development Code Amendment DRC2018-00992, Zoning Map Amendment DRC2018-00994, Tentative Tract Map SUBTT20148, Uniform Sign Program DRC2019-00959 and Tree Removal Permit DRC2019- 00867. A Mitigated Negative Declaration of environmental impacts has been prepared for consideration. Site Characteristics and Background: The 11.44-acre project site is located on the west side of East Avenue and approximately 550 feet north of Foothill Boulevard. The project site made up of 3.76 acres of land unencumbered by easements, 1.98 acres that are within a Southern California Gas Company easement that will be used for parking and 5.7 acres that are within a Southern California Edison easement that will be left undeveloped. The dimensions of the generally triangular-shaped property are approximately 685 feet along the south property line, 1,077 feet along the east property line, 385 feet along the west property line and 970 feet along the northwest property line. The site gently slopes from north to south and is covered by low vegetation and multiple eucalyptus trees. The existing Land Use, General Plan and Zoning designations for the project site and adjacent properties are as follows: General Plan and Zoning: The existing General Plan land use designation is Mixed Use. The existing zoning designation is Community Commercial (CC) District and Foothill Boulevard Overlay District (Subarea 4). The proposed mixed-use development will require a Development Code and Zoning Map Amendment to change the zoning designation and land use tables and figures from Community Commercial (CC) District to Mixed Use (MU) District. Project Design and Layout: The project is for the development of a two and three-story mixed-use development made up of 131 residential units (73 one-bedroom and 58 two-bedroom units), and 4 commercial ready units (305 square feet each), that are attached to one-bedroom residential units and a 1,500-square foot commercial space. The project will have a density of 22.58 dwelling units per acre. The density calculation is based on the 3.76-acre area of the project site unencumbered by easements and the 1.98-acre Southern California Gas Company easement, to Land Use General Plan Zoning Site Vacant Mixed-Use Community Commercial (CC) District; Foothill Boulevard Overlay District Subarea 4 North Utility Corridor Utility Corridor Low Medium (LM) District South Vacant Land Mixed-Use Mixed-Use (MU) District East Single-Family Residences City of Fontana City of Fontana West Utility Infrastructure Utility Corridor Commercial Office (CO) District 003 DRC COMMENTS DR DRC2018-00770 – SC W ESTBURY LIMITED PARTNERSHIP February 4, 2020 Page 2 be used to fulfill the parking requirement for the project. The maximum permitted density in the Mixed Use (MU) District is 50 dwelling units per acre. The applicant has informed staff that the project is intended to be a rental community that they will own and operate. The commercial-ready spaces are designed to be used either as commercial space or as a second bedroom for the attached residential unit. The 1,500-square foot commercial space is located within the single-story leasing office/recreation building, with the main entrance facing East Avenue. Three-story residential buildings, along with the commercial units, will directly face East Avenue. Three-story residential buildings will also form a triangle around a common courtyard at the center of the project site. Two-story carriage units will be located adjacent to the south property line and the Southern California Gas Company easement that runs along the northwest property line. All units will be single-floor flats accessed by exterior staircases or ground level walkways. The recreation/leasing office, commercial space and pool, and spa will be located at the northeast corner of the site. One gated and one ungated vehicle access drive will be provided along East Avenue, with non-gated guest/customer parking provided adjacent to the leasing office and commercial space. The residential units will range in size from 676 to 789 square feet for the 1-bedroom units and 1,021 to 1,174 square feet for the 2-bedroom units. Recreational amenities include a pool and spa, BBQ facilities, clubhouse, fitness room, common open space areas, and multiple sports court areas (volleyball, badminton, bocce ball, horseshoes). A larger triangular-shaped common open space is located at the center of the project site and will include communal seating areas with water features and fire pits. The parking spaces and recreational amenities on the easement area will only be landscaped with shrubs and ground cover as trees and other permanent structures are not permitted within the Southern California Gas Company easement area. The buildings will have a contemporary architectural design theme that will include the use of horizontal cement board siding, brick veneer, and stucco along with cable railings and metal sunshades. The common entrance ways to the individual units include brick veneer archways. The building materials are carried to all elevations (360-degree architecture) and each wall plane is well articulated. The private patios/decks range in size from 54 square feet to 100 square feet and each unit includes a minimum of 125 cubic feet of storage area in the garages as well as bicycle parking. A combination of block walls and wrought iron fencing is proposed around the project perimeter, with the main entrance from East Avenue located adjacent to the leasing office. The parking area and recreational amenities within the Southern California Gas Company's easement will not be fenced as structures are not permitted within the easement area. The project complies with each of the Development Code requirements for the Mixed-Use (MU) Residential District. Projects within mixed-use districts are permitted an up to 75 percent reduction in the streetscape setbacks with no minimum building separation requirements (beyond that required by the Building Code). 004 DRC COMMENTS DR DRC2018-00770 – SC W ESTBURY LIMITED PARTNERSHIP February 4, 2020 Page 3 Parking: The project is required to provide 281 parking spaces, 131 of which are required to be provided in the form of a garage or carport. Required parking includes tenant and guest parking for the residential portion of the development, as well as parking for the commercial space and commercial-ready units. The 1,500 square foot commercial space and the commercial-ready units were parked at the office/retail parking rate (1/250 gross square foot). The project is required to provide 1 garage/carport parking space for each 1 and 2-bedroom unit, or 131 spaces based on the proposed unit breakdown. The project provides 134 garage parking spaces. One hundred forty-three (143) of the required parking spaces are located on the Southern California Gas Company easement, for which the applicant has received an initial acceptance letter to allow parking within the easement area. The applicant also proposes permitting street parking on the west side of East Avenue, similar to the approved mixed-use project to the south. This will net up to 18 additional parking spaces adjacent to the commercial and commercial ready tenant spaces. The street parking spaces are not counted in the parking analysis below as they are not on the project site. Parking Analysis Number of Units Square Footage Parking Ratio Required Parking Multi-family units (one bedroom) 73 N/A 1.5 per unit, 1 in garage or carport 110 Multi-family units (two bedrooms) 58 N/A 2 per unit, 1 in garage or carport 116 Visitor parking (multi-family) 131 N/A 1 per 3 units 44 Commercial/Office N/A 1,500 1 per 250 square feet 6 Commercial Ready N/A 1,220 1 per 250 square feet 5 Total Parking Spaces Required 281 Total Parking Spaces Provided 285 Total Parking Spaces on Easement 143 Total Garage Parking Spaces Provided/Required 134/131 Parking Surplus 4 Minimum/Max Requirement Proposed Compliant? Building Setback (East Avenue) 35 feet* 11 feet-9 inches Yes Building Setback Side Property Line 5 Feet 5 feet Yes Height Limit 50 40 Yes Landscape Coverage 10 Percent 26 Percent Yes Open Space Per Unit 150 Square Feet 364 Square Feet Yes Density 50 Units per Acre 22.58 Units per Acre Yes *Mixed-Use Projects are Permitted an Up To 75 Percent Reduction 005 DRC COMMENTS DR DRC2018-00770 – SC W ESTBURY LIMITED PARTNERSHIP February 4, 2020 Page 4 Staff Comments: Staff supports the proposed 131-unit mixed-use development with the only outstanding issue being the final design of the trash enclosures. The applicant has done a good job overcoming the constraints of the triangular-shaped project area, which includes multiple utility easements reducing the developable portion of the overall site from 11.44 acres to 3.76 acres. The limited size of the developable portion of the project site necessitates parking on the Southern California Gas Company utility easement in order to provide adequate parking for the proposed number of dwelling units. Staff supports both parking on the easement area as well as the proposed on- street parking, similar to the approved project to the south. The on-street parking will provide parking in close proximity to the commercial units, will provide a buffer between the vehicle traffic and the dwelling units and will slow southbound vehicle traffic. The project will complement the approved 193-unit mixed-use development to the south and will create a vibrant street frontage with three-story residential buildings and commercial units directly facing East Avenue. The 4 proposed commercial ready units and the 1,500 square foot commercial space will also complement the 3,246 square feet of commercial/live-work units approved at the Corner of Foothill Boulevard and East Avenue. The proposed architecture creates a contemporary street scene and is enhanced through the use of a variety of materials including horizontal cement board siding, brick veneer, and metal sunshades. The wall plans are well-articulated, and the design elements are carried to all building elevations. The project includes a wide variety of recreational amenities and the open space areas are enhanced by communal seating areas with fire and water features. The only minor outstanding issue is the design of the trash enclosures. It is common practice that the trash enclosures carry over design elements of the main onsite structures. The applicant is concerned that adding cement board horizontal siding or brick veneer to the exterior of the trash enclosures will become a maintenance issue in the future as, from their experience, residents/trash hauler will damage the façade of the structure. The applicant has provided two design options (Architectural Sheet A21) for the trash enclosures. Option A uses horizontal siding on each wall plane, while Option B uses stucco siding on each wall plane with brick trim along the top of the enclosure walls. The applicant believes that Option B will over the long term be the better choice as it will require less maintenance. Staff believes that Option A is more in keeping with the design of the onsite structures. Staff is open to a compromise that would eliminate the horizontal siding adjacent to the access gates to reduce potential damage. Major Issues: The following broad design issues will be the focus of the 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 final design of the trash enclosures. 006 DRC COMMENTS DR DRC2018-00770 – SC W ESTBURY LIMITED PARTNERSHIP February 4, 2020 Page 5 Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion. 1. The project is subject to the public art requirement per Development Code Chapter 17.124. 2. All ground-mounted equipment and utility boxes, including transformers, back-flow devices, etc., shall be screened by a minimum of two rows of shrubs spaced a minimum of 18 inches on center. This equipment shall be painted dark green. 3. All Double Detector Checks (DDCs) and Fire Department Connections (FDCs) shall be screened on three sides by 4-foot high walls. The walls shall incorporate the design and materials used on the on-site buildings. 4. Decorative paving shall be provided at the main vehicular access point onto the site. 5. All trash enclosures shall be constructed per City standard. The design of the trash enclosures shall incorporate the materials, finish, color, and trim used on the buildings. Staff Recommendation: Staff recommends that the Design Review Committee consider the outstanding design issue related to the trash enclosures and forward the project with a recommendation of approval to the Planning Commission for review of the overall project and the related entitlements. 007