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HomeMy WebLinkAbout1981/07/14 - Agenda Packet3 CITY OF RANCHO CLC ,.l0NGA SIAI r REP011T DATE: July 14, 1982. TO: Members of the Planning Commission FROM: Rick Gomez, City Planner BY: Michael Vairin, Senior Planner SUBJECT: TENTATIVE TRACT N0. 11550 NEEVA - A residential project consisting at 508 condominiums and 8 single - family dwellings on 65 acres generally located on the south side of Wilson, one -half mile east of Haven Avenue in the A -1 -5 zone (a change O� zone pending to R- 1- 20,000 and R -3) - APN 201 -i91- 07. Related file: Zone Change No. 80 -11. PROJECT t AND SITE DESCRIPTION: The project consists of 508 condominium uni is arranged in clusters famiiy resid around open space areas and 8 single - ential units on one -half acre lots along the northern boundary of the project. The - project site consists-'of approximately 65 acres and is located on the south side of Wilson adjacent to the east boundary of the Chaffey College campus and ex.tanding south to the proposed extension Of Banyan Avenue. The project site is presently zoned as A -1 -5 (limited to agricultural uses on minimum 5 -acre lots) and the General Plan desig- nates the site as residential use at a density of low- medium (4 -8 dwell- ing units per acre). A change of zone to R- 1- 20,000 and R -3 is pending and is also contained on this ayenda. The multiple- family units are arranged in two and four -unit townhouses and a twelve -unit condominium structure. The dwelling units range in size from 1255 sq. ft. to 1669 sq. ft. The site slopes generally in a southerly direction at approximately a 7 percent grade and is presently in a na,ural shrubland vegetation condition. Deer Creek borders a por- tion of the project along the eastern boundary. This project was originally viewed by the Planning Commission in Septem- ber of 1980, at which time the Planning Commission required the prepara- tion of an environmental impact report (EIR). Since that time, an EIR was prepared and certified by the Planning Commission in July of 1981, As a result, the project has been redesigned to cOmPly with the Findings in the EIR. The project was originally designed to accommodate 662 units which has now been reduced to d total of 516 ui,its. ANALYSIS: The project presently before the Commissio++ is significantly different from the first design. This design is the result of working With representatives from Chaffey College and residents from the Deer Creek community. There were several issues of particular concern in- cluding overall density, phasing, drainage, circulation, and the relation- ship to the college campus and Deer Creek community. 10 E E Staff Report Neeva - TT 1i -50 July 14, 1982 C -2- The density of the project has now been reduced to just under 8 units per acre, which is within the General Plan maximum of 8 units per acre. In ad- dition, the north boundary of the project along Wilson Avenue has been de- v„ted to the development of single - family homes on minimum one -half acre lots which will provide better neighborhood compatibility with the existing. Deer Creek homes. The issue of phasing was of major concern to the residents of Deer Crt�k. The first phases of the project will occur at the north end of the site - d access will be provided via Wilson Avenue. The residents were concerned that the number of units built in the first phase, prior to the construction of the Banyan loop, would cause traffic congestion along Wilson. The devel- opment now indicates a maximum of 66 condominium units in the first phase along with the 8 sinyie- family homes. This is' consistent with the discussion the Commission had previously when reviewing the environmental impact report; at which time it was indicated that the first phase should be in tha range of 60 -80 units. The next phase beyond the initial phase of the single- family units and the first condominium units will take place at the southern end of the project site and will take access off Banyan and Haven Avenues. In this manner, no additional traffic will be added to Wilson Avenue. In addition, the model complex area will be built for the project at the north end. Again, the residents were concerned that the traffic generated by the model complex, could affect the neighborhood. Therefore, a temporary 26 -foot paved access road from the model complex will be installed southward to Banyan and out to Haven. This will be used to route customer traffic to the model complex area rather than lwiilson Avenue. The Banyan extension and loop will be r_on- siructed on a p,tased basis as each phase is added to the project. The project architect and developer have been working extensively with the college to incorporate their concerns regarding open space and rural charac- ter. The site plan has been developed in a manner that incorporates the open spaces of the project with the open space and theme of the campus. The revised project which is present before the Commission reflects changes per findings of the environmental impact report. The list of recommended conditions on the attached resolution are needed in order to mitigate po- tential adverse impacts identified in the project EIR. DESIGN REVIEW: The design of the units themselves were also a point of concern based upon the original proposal. Originally, concern was expressed regarding the scale and design of the buildings as it related to the exist- ing residential character. The architect, Barmakian, Wolff, Lang Christopher, responded with a redesigned unit more in keeping with the exist�rg residen- tial character and scale by reducing the height and a more conventional re- sidential design. The Design Review Committee has reviewed this project and £ -3 l C Staff P.epo ^t Neeva - TT 11550 July 14, 1982 -3- is recommending approval of the architectural design and site plan design aspects. The single- family lots along Wilson Avenue do not have precise plans shoran for eech single - family dwelling. Therefore, it has been recommended that each dwelling be reviewed on an individual or collective basis prior to issuance of building permits. FACTS FOR FINDING: This project has been designed in accordance with the General Plan, Zoning Ordinance, Growth Management Ordinance and Subdivision Ordinance of the City. in add;tion, the design has taken into consideration the surrounding properties and their effects, and is being implemented in the fashion that will riot create adverse impacts to surrounding properties. CORRESPONDENCE: This project has been advertised in the Daily Repert news- paper as a public hearing as well as notices being mailed to property owners within 300 feet of the subject property. Over-the last several months, the developer has held meetings with property owners and representatives from Chaffey College to review final concerns. At this time we have not received correspondence which objects to the project. RECOMMENDATION: It is recommended that the Planning Commission consider all input and elements of the project. If, after such consideration, the Com- mission can support the facts for finding and recommend the Conditions of Approval, then adoption of the attached Resolution would be appropriate. Restctf, llyesubmitted, ck Womez ty Planner MV: j ATTACHMENTS: Exhibit "A" B„ D:: "Ell F" . _"V Resolution Location Map - Conceptual Landscape Plan - Tract Map - Conceptual Grading Plan - Detailed Site Plan - Natural Features Map - Building F' ,lvations & Floor Plans with Conditions 11 W L�l Ll -------------- mcephmjft mpe p6an v Lmlend 0=....� mcephmjft mpe p6an v ,; �.. .w r 'ri s v d' I . r f er r.. R � '. r r I� � 1 � �. � ! r x ' r 11 r � �,'. I / � � x x . I r h �,/ � I / ! ! 1 ' �'r ti` ,,r h r r ;' �� r � � I r L. r r r e . �J / r !7 . �„ 6 r �� OlA � Y M � �� � 1 ,til r �,.. L^rY' '�: ,� 1 r /��. Il Y .11� � �, � ;. ..,; Yr.�,..) �;: .: F �, lI r.. ,,y, s ) .r, �'K' .f'ik: •I . t tler: r:...ti ( jrr:r l (r..i �;;;iL' t � t ..'x T r- ' , � / ``�;, �. i ' . � G, ...'i�'i' •�:, 1. .;Y •v. 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N a a % Urnice omE cmC7 TkA= SIM 137 " K!' f RESOLUTION NU. 82 -£8 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, CONDITIONALLY APPROVING TENTATIVE TRACT MAP NO. 11550 WHEREAS, Tentative Tract Pizp No. 11550, hereinafter "Mau" submitted by Neeva Corporation, applicant, for the purpose of subdividing the real property situated i!, the City of Rancho Cucamonga, County of San Bernardino, State of California, described as 65 acres of land located on the south side. of Wilson Avenue, east and adjacent. to Chaffey College and extendinq south to Banyan Street into 14 lots, regularly came before the Planning Commission for public hearing and action on July 14, 1982; and WHEREAS, the City Planner has recommended approval of the Map subject to all conditions set forth in the Engineering and Planning Divisions reports; and WHEREAS, the Planning Commission has read and ccnsidered the Engineering and Planning Divisions reports and has considered other evidence presented at the public hearing. NOW, THEFEFORE, the Planning Commission of the City of Rancho Cucamonga does resolve as follows: SECTION 1: The Planning Commission makes the following findings in regard to Tentative Tract P!o. 11550 and the Map thereof: (a) The tentative tract is ccnsistent with all applicable interim and proposed general and specific plans; (b) The design or improvements of the tentative tract is consistent with all applicable interim and proposed general and specific plans; (c) The site is physically suitable for the type of de- velopment proposed; (d) The design of the subdivision is not likely to cause substantial envircl•nental damage and avoidable injury to humans ar.i wild to or their habitat; (e) The tentative tract is not likely to cause serious public health problems; (f) The design of the tentative tract will not conflict with any easement acquired by the public at large, now of record, for access through or use of the property within the proposed subdivision. P— I b EMW Resolution No. 82 Page 2 l (g) That this project Will cn the environment and issued. not-create adverse imoacts a Negative Declaration is SECTION 2: Tentative Tract Map No. 11550, a copy of which is attached hereto, is hereby approved subject to all of the fullowi:.g conditions and the attached Standard Conditions: PLANNING DIVISION 1. Design review for each of the s1rngle- family lots is required prior to issuance o- building permits for those lots. 2. A temporary access road and parking facilities shall be installed as part of the model complex. The access road shall be from Haven Avenue along the proposed Banyan Street extension. 3. A dense landscaped buffr_r shall ovided between the proposed single - family dwellings d.j the multiple- family dwellings. 4. Trees, ground cover and irrigation shall be provided along both sides of Banyan Street extension and loop. 5. The edge treatment along the west boundary of the site shall be compatible with the Chaffey College planting. 6. This tract is continnent upon approval of Zone Change No. 80 -11 by the City Council. The Zone Change must be complete prior to recordation of the map. 7. This tentative map shall become null and void if not approved and recorded within twenty -tour (24) months from the approval of this project, ur +less an extension is granted by the Planning Commission. 8. All requirements and ordinances of the Foothill Fire Protection District and the Cucamonga County !dater District shall be complied with. 9. Main directories at entrances of the project shall be proviced. 10. The single- family lots along Wilson shall be graded so that the construction of dwellings will not obstruct view of homes to the north. 2— Ict J Resolution N0. 82 -� / Page 3 !' ' ENGINEERING DIVISION; !1. Wilson Avenue shall be designed as a Secondary Highway. The developer shall construct 32' wine pavement with the face of curb location at 49' from the section line of Wilson Avenue. 12. Public utility and sidewalk easements shall be pro- vided 'behind the right -of -way line on I•!iison Avenue. Exact width of easement shall be determined based on sidewalk design and utility reauirements. 13. Installation of a portion of masterpianned storm drains on Wilson Avenue and on Banyan Street shall be required. The cost of c -instruction shall be credited against the storm drain fees for the project and a stand and reim- bursement agreement will be executed to cover the con- tribution, which exceeds the amount of the fees. 14. Catch Basins on Canistel Avenue at Wilson includ`ng connection to the main line storm drain s;,r.11 be con- structed to intercept all storm runoff from the north. 15. The proposed Banyan Street at Haven Avenue shall be aligned with the existing street to the west,. Required right -of -way fo- the connection to Haven Avenue shall be dedicated to titc City. 16. Approval from Metropolitan Water District (MWD) for the use of a portion of the right -of -way for street purposes shall be requir -1 prior to recordation of the map. 17. Installation of traffic signals to the satisfaction of the City Engineer shall be required at the intersection of Banyan Street and Haven Avenue. The cost of installa- tion shal ha rrpdited against the system development fee for the project. 18. Off -site street improvements may be riased in the following order: a. Improvement of Wilson Avenue stall be completed with the first phase development. b. A minimum of 26 -foot wide asphalt pavement shall be constructed on Banyan Street frcm Haven Avenue to Wilson Avenue with the first phasq. A temporary connection to Haven Avenue along hWD right -of -way may be provided with this phase. C. All storm drain installation shall be completed with first phase. E F LJ olution llo. 82 - (*' e 4 PLANNING BY: d. Full width street improvements for Banyan Street including curb, gutter, A.C. pavement, sidewalk on one side, street lights and traffic signal shall be constructed with the second phase development from its ultimate connection to Haven to The end of the phase boundary. e. Rest of Banyan Street improvements shall be :o:n- pleted along with the other phase developments contiguous ;:o th? street. 19. No building permit for the project shall be issued until the Army Corps of Engineers Deer Creek project is com- pleted. APPROVED AND ADOPTED THIS 14TH DAY OF JULY, 1982. ng, ION OF 7HE CITY OF RANCHO CUCAMONGA sion I, JACK LAM, Secretary of t,je Planning Commission of the City of Rancho Cucamonga, do hereby certity that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of kancio Cucamonga, at a regular meeting of the Planning Commission held cTi the 14th day of July, 1982, by the following vote -to- wit: AYES: COMMISSIONERS: Rempel, Stout, Barker, McNiel, King Nrc$: COMMISSIONERS: None ABSENT: COMMISSIONERS: None - -Q1