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HomeMy WebLinkAbout1982/03/01 - Agenda Packet'S / .•V V ✓ ��M � � 5 F 'i'i � 1 14 � ��i lY I ' .y . ' 1 I • 5 CITY OF RA NTMO CUCAA NGA PLANNING COMMISSION AGENDA MONDAY, MARCH 1, 1982 - 7 -10 P.M. LION'S PARK COMMUNITY CENTER 9161 BASE LINE,.P.ANCHO CUCAMONGA, CALIFORNIA PUBLIC HEARING FOR: AND I. Pledge of Allegiance II. Roll Call Comm ,issioner Dahl Commissioner Rmmpel Commissioner King Commissioner Toistoy Commissioner Sceranka iII. Staff Report No. 2 A. Community Facilities B. Commercial Land Use C. Mixed Use & Foothill Boulevard iv. Adjouniment CITY OF RANCHO CUCAMONGA STAFF REPORT GATE: March 1, 1982 T0: Members of the Planning FROM: Rick Gomez, City Planner BY: Michael Vairin, Senior P1 SUBJECT: TERRA. VISTA on and Arlene Troup Asst. Planner SUMMARY: This is the second in a series of reports analyzing the Terra Vista Planned Community text and draft Environmental impact Report (EIR). This report focuses on community facilities, commer- cial and mixed land uses. This analysis is intended to provide the Commission a basis for discussion. It is anticipated what the Com- mission discussion will provide direction on these various issuEs which will enable the applicant to revise the plan text prior to the next meeting. It is also anticipated that the Planning Commission can wrap up discussions on these topics at the April 5, 1982 Plan- ning Commission meeting. TOPIC NO. 1: COMMUNITY FACILITIES The following is an analysis of various community facilities as they relate to other facilities. Community facilities create the focal points of districts, °village° or neighborhoods. There- fore, this analysis is provided in order to gain direction from the Commission on their locations and uses. A. Schools: As car, be seen from Exhibit A, Terra Vista ins located in three elementary school districts and one high school district. Z�4W.0 A Terra Vita "� me I w Jn� T ]M' i �i �� •r Currently, the Etiwanda School District has one elementary and one intermediate school. Both are operating at capacity. The District has submitted inform.atior regarding the typi- cal size and location of school sites and their capacity levels. Elementary school sites are designed to accommodate between 600 and 650 students, on a ten acre site including its own play field area. By situating a school adjacent to a park, the size of the actual school site or park site could be reduced in size. This approach greatl;; reduces costs associated with land acquisition. Junior high schools typically require approximately ten acres in conjunction with a ten acre park site. The Etiwanda School District uses a .67 student per dwelling unit generation factor, making no distinction between single family and multiple family units. At build out of Terra Vista east of Milliken Avenue, this calculates to an expected 1355 elementary and 665 inter- mediate school students. To accommodate this number of stu- dents, at least two additional elementary schools are needed, as well as additional capacity at the junior high facility or the construction at a new junior high school. The Central School District is also presently impacted. The District uses a student generation factor of .6 per single family dwelling and .3 per multiple family dwelling. Based on these ratios, 2233 students are projected for Terra Vista at build out west of Milliken and south of Base Line. There- fore, two elementary schools and one junior high are needed within the Central School District area. Using the same .6 and .3 student generation ratio for single family and multiple family dwellings, respectfully, that por- tion of Terra Vista within «,e Aita Loma School District would generate a total of 391 students. Adequate capacity currently exists for these children at existing schools within the District. Therefore, no school sites have been proposed for this portion of Terra Vista. If additional residential units are constructed north of Base Line (i.e., in lieu of the City Park facilities) the District's needs may be modified. The Terra Vista Community Pian proposes four elementary school sites (two in the Central School District and two in the Etiwanda District) as well as one junior high in each of these districts. The junior high site shown in the Etiwanda Dis- trict is currently owned by the District, although no plans for a school facility have been made for the site to date. The proposed elementary school sites are the traditional ten acre size. In some cases they are located adjacent to park sites which would provide an opportunity for joint use (See Exhibit B). The proposed locations are acceptable to the districts and relate well with the neighborhoods they serve. -2 7�J ; V E, E Terra Vista LM LM M yiN LM l M NC ; M L11 M M I` P `` i I N , P v '. V � l.ai LIA tj LM L A I B E JrN WN LU rfy� 1� iM LM INA I \ 1 i R 1 1 N O t �\N cc iel ; OP :L I c I RC M �MFC � vI NO — -- — - _ 1111 W1 �- NULC :i HC Financing the construction and establishment of the required MAJOR GREEMAY schools is perhaps the greatest challenge racing the Districts. SYSTEM 3 -114 of the Draft Environmental Impact Report (D.E.I.R.) and ...... MAJOR TRAILS will be heard by the Planning Commission at a later date, along p O AND SCHOOLS it Terra Vista falls within the Alta Loma High School attendance boundary of the Chaffey Joint Union. High School District. A PARK AM i is scheduled for completion in September, 1983. The school GnEENWAY SYSTEM is being built, initially, to accommodate 1200 students, with 3L plans for expansion to accommodate 2500 students at build out. _] rt It is estimated that the new school will be operating at or Financing the construction and establishment of the required schools is perhaps the greatest challenge racing the Districts. Relevant discussion on this topic is found on pages 3 -113 through 3 -114 of the Draft Environmental Impact Report (D.E.I.R.) and will be heard by the Planning Commission at a later date, along with other fiscal impacts. Terra Vista falls within the Alta Loma High School attendance boundary of the Chaffey Joint Union. High School District. A new high school is being constructed in the Etiwanda area, and is scheduled for completion in September, 1983. The school is being built, initially, to accommodate 1200 students, with plans for expansion to accommodate 2500 students at build out. It is estimated that the new school will be operating at or near capacity upon opening. The District currently uses a student generation factor of .15 students per household. Using - this figure, the 8782.3 dwelling units proposed for Terra Vista will generate + 1317 high school students. Another new high I' school will eventually be needed, but the District has no plants for -.ne at present_ according to Superieten—den!t Pike Dirks" w`? the new facility will probably be located north of Terra Vista . in the vicinity of the Chaffey Community College. ' B. Park Location: A detailed analysis of the parks and greenway system will be provided at a later meeting. This analysis is intended to discuss the location of the parks in relationship with other community uses. The parks are primarily located around the loop road. Some of the parks are adjacent to schools or community uses. The most effective use of the parks in relationship to other com- munity uses is to group them together. This concept provides better pedestrian access from one use to another and provides the opportunity for joint use of play areas and parking areas. The Etiwanda and Central School Districts both agree with the joint use concept and are willing to work with the City on the final designs. If the Commission agrees with the concept, then direction is needed to indicate where the joint use should oc- cur. In particular, the park location on the north side of the loop at Cleveland would be better suited adjacent to the elementary school. C. Community Uses: The Terra Vista Planned Community states that each of the four separate villages will focus around a core of community uses, including schools, and parks. In villages 7 and 2, 3 -acre sites have been allocated for community uses, such as churches, libraries, museums, clubs, civic uses, child and social care facilities, fire stations, utility offices and facilities. Only one of the proposed Community Use areas is located ad- jacent to the central greenway. The other two are located along the internal loon road at major intersections. To promote the joint use concept, it is recommended that the community use at Cleveland be combined with the park and school, all on the same side of the street. D. Hospital: Terra Vista proposes a hospital on approximately a ten -acre site, located on the west side of Rochester, north of Foothill Blvd. The firm of National Medical Enterprises (NME) has been working with Lewis Development Company on a location within Terra Vista. NME has chosen the site shown on the Terra Vista Plan as the one which best suits their needs. The hospital is proposed to be built to accommodate about i50 -250 beds. They expect to have related medical clinics in addition to the main hos- pital. NME chose this site because it is relatively quiet, away from the main activity area, easy access, and in a re- sidential area. The hospital claims that they need to be located on a secondary street, on the fringe of a residential area, and have several means of access. -4- , 7 � t• I .. y M�I�;.. E The hospital location proposed maets this criteria and seems to be well suited for the scale that is described. '(he '.o- cation where the hospital is proposed lends itself to the de- velopment of a combined hospital and medical center. The hospital can become the catalyst for this style of develop- ment in this area. The auto plaza proposed in this same area is not consistent with this style of development. We recom- mend that the Commission consider the development of the MAC use area as a mixed use area containing residential, medical clinics and the hospital. Recommendations: Based upon the above analysis, the following suggested recommendations are provided fer the Commission's review and discussion. 1. Revise the Terra Vista land use plan to incorporate com- munity uses such as the schools, parks and community use area in one area of each village. The joint use concept should be used. The concepts of'joint use'should be dis- cussed and shown within the text. ® 2. it is recommended the area in which.the hospital is located, be designed as a mixed use area generally con- taining a mixture of residential, medical and hospital usage. Commission Action: t� k1 ! r � M �1 -.v 1 TOPIC NO. 2: COMMERCIAL LAND USE This topic will serve as a guide for discussion on commercial use in the Terra Vista Land Use Plan. This includes neighbor - hood commercial centers, recreational commercial, office park, commercial and community commercial. It is intended that the topical discussions by the Comm:ssion provide direction to the staff and applicant for any desired revisions. A. Neighborhood Commercial: The Terra Vista Land Use Plan proposes two neighborhood commercial centers totaling 16 acres on the southeast and southwest corners of Base Line and Milliken. The development standards proposed by the P. C. Text envision permitting such uses as shown in the following table. Uses Permitted in Areas Desicnated "NC" Neighborhood Commercial 1. The following general categories of uses shall be permitted: a. Retail businesses. b. Service businesses. c. Admistrative and professional offices. d. Governmental uses. e. Restaurants. f. Commercial recreation and entertainment facilities. g. Automobile service stations and car washes. h. Community facilities as specified above (see page V -17). i. Accessory structures and uses necessary or customarily incidental to the above. j. Other uses which are found by the Planning Commission to be consistent with the spirit and intent of this land use classification. The Rancho Cucamonga General Plan lists the intent and purposes of a neighborhood center as one which provides essential retail goods and services to residents and occupants in the immediate vi- . cinity. The centers are described as; serving a copulation of roughly 10,000 residents, containing a major supermarket and ap- proximately 30,000 - 100,000 square feet of total leasable area, Ranging 5 - 15 acres in size.. with not more than 2 centers at any one intersection. The General Plan lists the following permitted tenants for a neighborhood center as: eating and drinking establishments; food and beverage retail sales; general personal services; repair services for commonplace household appliances; and retail sales. In additinn, administrative and professional offices, medical services, financial, insurance and real es- tate services may be permitted. The General Plan further states that these centers should be located at street inter- sections of at least collector size, or at the intersection of two major local streets. The General Plan indicates two neighborhood centers for the Terra Vista area. The General Plan Land Use plan shows them on the southeast and southwest corners of Base Line and Milliken. Although the centers were shown at this location, it was intended that with the implementation of a planned community, some flex- ibility on their precise location could be allowed. The General Plan states that precise land use locations, such as neighborhood centers, schools and parks, are flexible since their final placement depends on their relationship with surrounding use. There are certain advantages and disadvantages to having these two neighborhood centers at the same intersection. Advantages Centralizes like activities to one location as well as associated traffic. . Provides central shopping area. . Located on two major streets. Disadvantages . Not central to neighborhoods within Planned Community. . Not convenient access for pedestrians and bicycle traffic. . Does not take advantage of creating a focal point or unique identity for a village concept. The Design Element of the General Plan places great emphasis for utilizing a use, such as a neighborhood center, to create a unique identity or focal point within a neighborhood or "image" area- By using a center in this manner better access for pedestrians and bicycles can be provided, as well as being more conveniently located to the area the center is intended to serve, and provide a functional and social service. Pr.'. —7— a: 1`` 1 I! 0.gr 9' 'T 4'• From the locations proposed by the applicant, it appears that their emphasis on the loca *_ion has been to capture a larger service area outside the P.C. No doubt there will be residents from outside the P.C. using these centers, however, the current locations don't rea':ly take into account their relationship with the village breakdown proposed for Terra Vista. For example, location such as Church and Cleveland would relate much better to Village 2 and could be tied into the greenway system for better pedestrian /bicycle circulation, For the most part, the uses proposed within the neighbor- hood centers are consistent with General Plan policies. However, uses such as commercial recreation, entertain - ment facilities and car washes, are beyond the scope of essential neighborhood needs_ In addition, more defini- tion or examples of uses need to be listed under each category to clearly show their intent. B. Recreational Commercial: Terra Vista proposes the de- velopment of a recreational commercial land use pod. One specific location of approximately 9 acres is proposed in the center of the community. It is located on the south- east corner of Milliken and the greenway. The following table indicates the type of uses proposed. Uses Permitted in Areas Designated "RC" - Recreational 1. The following categories of uses shall be permitted: a. Commercial recreation and entertainment facilities. b. Retail businesses. c. Restaurants. d. Service businesses. e. Community facilities as specified above (see page V -17). The General Plan encourages commercial activities to be organized into planned, group concentrations. Further, the General Plan recognizes that a location on Milliken north of Foothill Blvd. would be well suited for commer- cial recreation uses such as food parks, theaters, and amusement centers_ The location proposed in Terra Vista is well suited,as it is central to all residents within Terra Vista. Located on a major street, this location lends itself to good pedestrian and bicycle access and relates well with the 0 proposed park as another form of recreation. The proposed uses in this area need to be further defined. Retail and service businesses don't seem appropriate, un- less it is something specifically tied into the commercial recreation uses. For example, a pro shop may go well if bowling and racquetball are provided in the same complex. However, simply allowing any retail and service establish- ment will only defeat the purpose of a planned concentra- tion of similar uses. C. office Park: Terra Vista proposes approximately 87 acres of office park uses located generally in the southwest part of the community. The office park areas are planned around the perimeter of the community commercial area, much the way the General Plan Land use map proposes. The P.C. stand- ards propose the following uses in the office park areas. Uses Permitted in Areas Designated "OP gffice Park 1. The following general categories of uses shall be permitted: a. Professional offices. b. Administrative offices. c. Restaurants. d. Institutional and governmental buildings. e. Retail businesses intended primarily to serve the needs of office uses. f. Commercial recreation and entertainment facilities. g. Community facilities as specified above isee page V -17). h. Signs identifying or giving direction to permitted uses and facilities or identifying sites of future uses and facilities. i. Accessory structures and uses necessary or customarily incidental to the above permitted uses. j. Other uses which are found by the Planning Commission to be consistent with the spirit and intent of this land use classification. The General Plan encourages integrated office complexes to prevent individual isolated office buildings from spreading through the community. The General Plan lists uses such as administrative and professional offices; business support services; financial, insurance and real estate services; and supportive commercial such as a restaurant and medical services_, -9- The amount and location of the office park areas is consis- tent With the General Plan_ However, some of the uses pro- posed should be closely examined at the time of development. The retail business should be limited to strictly support services such as quick copy places and stationary business supply services. Commercial entertainment and recreation facilities should serve primarily the businessman /roman such as a racquetball court or a gym. Also, off -site signs as proposed are not consistent with the adopted City Sign Ordinance. E. Commercial: An eleven acre site located on the northwest corner of Cleveland and Foothill is proposed as a General Commercial area_ The uses permitted are broad and allow most commercial uses permitted in other categories. Uses Permitted in Areas Designated "C" - General Commercial I . The following general categories of uses shall be per- mitted: a. Retail businesses_ b. Service businesses. c. nurseries and garden supply stores. d. Wholesale business offices with samples on the premises. e. Institutional and governmental uses. f. Restaurants. y. Automobile service stations and car washes. h. Commercial recreation and entertainment. i. Community facilities as specified above (see page V -17). j. Signs identifying or giving direction to permitted uses and facilities or identifying sites of future uses and facilities. k. Outdoor advertising structures and signs. 1. Accessory structures and uses ►iecessary or customarily incidental to the above uses. m. Other uses which are found by the Planning Commission to be consistent with the spirit and intent if this land use classification. 11 2. Uses permitted subject to Conditional Use Permit a. Automobile sales and service businesses. b. Animal care facilities. c. Hotels and motels. d. Accessory structures and uses necersary or custom- arily incidental to the above uses as specifically provided for by the use permit. e. Other uses which are found by the Planning Commission to be consistent with the spirit and intent of this land use classification. The General Plan does not indicate general commercial uses on this corner. A strict interpretation of the General Plan Land Use map indicates that this corner is planned for office usage. However, the intent of the development of a planned community is to allow some flexibility. If the Commission found that Gene- ral Commercial maintained the harmony and integrity as proposed by the General Plan, then the Commission could find this designa- tion in conformance with the General Plan. However, the General Plan does state that future commercial ac- tivities should be organized into a planned group of uses to prevent strip commercial. The uses listed in the development standards permit a wide range of commercial uses without any real thought to limiting the area to one particular theme. How- ever, a contradiction exists between this list of uses and the description of the area as a Home Center on page IV -7. It des- cribes this area as a "special part" of the town center and is planned to cluster enterprises catering to home decoration; fur- nishing, and improvements. The idea of a Home Center with physical connections to the Com- munity Center is more consistent with the policies of the General Plan. If the Commission concurs on the Home Center idea, then the development standard section should be amended to permit only those uses found in a Home Center project. In addition, uses such as off -site signs and outdoor advertising structures are contradictory to the City's adopted Sign Ordinance. E. Community Commercial: Terra Vista is proposing 35 acres in cam - munity commercial center or. the northeast corner of Haven and �OGtiiii i. l,ic yV,1Y"Ui1lty t°. a nerCisi area i5 the focal point Of what the Terra Vista Plan envisions as their "Town Center ". s -.. Terra Vista plans the following uses for the community commer- ya . cial center. . ti Uses Permitted in Areas Des:anated "CC" - Community Commercial 1. The following general categories of uses shall be permitted: a. Retail businesses. b. Service businesses. C. Administrative and professional offices. d. Institutional and governmental uses. e. Restaurants. f. Nurseries and garden supply stores. g. Whoiesale business offices with samples on the premises - but not to include general storage_ h. Hotels and motels. i. Signs identifying or giving direction to permitted uses or facilities or identifying sites of future uses and facilities. j. Outdoor advertising structures and signs. Is k. Community facilities as specified above (see page V -17 )_ 1. Commercial recreation and entertainment. m. Accessory structures and uses necessary or customarily incidental to the above uses. n. Other uses which are found by the Planning Commission to be consistent with the spirit and intent of this land use classification_ 2. Uses permitted subject to Conditional Use Permit: a. Animal care facilities_ b. Automobile service stations and car washes. c. Autmiiobile sales and service businesses. d. Accessory structures and uses necessary or customarily incidental to the above uses as provided for by the use permit. e. Other uses which are found by the Planning Commission �+ to be consistent with the spirit and intent of this land ±.. use classification. K l The uses -re similar to what was pr)posed in the commercial pod just east of this area. The in.ent is to provide a one -stop commercial center which will the neigh- borhood centers. The General Plan Land Use Map indicates a community commer- cial center on the same corner. Tte General Plan guidelines - for the community center include li0,000 - 3000,000 leasable square feet which would contain a •unior department store; serve a population of 15,000 - 20,100 residents in a 3 to 5 mile radius; and the center shall cot e.:-eed 50 acres in size. The uses in a community center ususlly cover a broad range. However, of the ones proposed, the signs arc: not in confor- mance to the Sign Ordinance. In addition, the automobile sales and service is not the type of use that is consistent with the style or character outlired in the General Plan. In section VI - Implementation of the Plan, page 6, the text proposes that the community commercial area can be expanded an additional 25 acres. This wou d equal 60 acres of commu- nity commercial. First of all, tie General Plan only permits a maximum of 50 acres. If it is .he desire of the applicant to expand this center after the acoption of the Plan and after more precise plans are developed, then an amendment to the land use plan ^ould be considered 5y the Commission. ® Recommendations: Following are suggestions based or the above analysis and is provided for the C =ission's discussion.. 1. Locate the neighborhood center. within the planed community where they will prov de better identity to the villages they are located n and provide better access for pedestrian and bicycle traffic. 2. Remove the commercial recreation and entertainment uses rrom the list of permitted uses in the neighborhood cen- ters. 3. Expand the discussion of permitted uses as they related to the overall use category and provide definitions or examples of permitted uses. 4. Retail and service uses either : hould be removed from the recreational commercial area or defined in a manner that would provide support uses to the recreation use. 5. Remowc all references to permitted signs and outdoor advertising structures from the land use categories. 6. The type of recreation uses pernitted in the office park category should be oriented to the business area in which it serves. -13- u..b 7.. The uses permitted :n 6e commercial designation should be completely changed to conform with the idea of Some center uses as described in'the text.. 8. The refe—ence to the expars i on of the cor .Tani ty com- mercial area should be eliminated. in its place, a statement could be made about a possible expansion and that if one is needed, the applicant ca:i request an amendment from the City. Such a request should indicate masons and supported justification For an expansion. 9. The autoirooile sales and service uses 14sted in the community co=ercial area should be eliminated. Commission Action: 11 LJ i TO ?IC 3 - MIXED USES /FOOTHILL BOULEVARD This topic basically covers Section IV, pages 1 -24, which are the design guidelines for Foothill Boulevard. The proposed design of Foothill Boule- vard was developed around three criteria: the organization of buildings into clearly def?n�ri centers; gateways to the community along the boulevard; and, landscaping treatments. The center's concept as described and shown below in Figure 14, is a positive plan to eliminate what is commonly referred to as strip commercia7; a problerl of commercial activities not related in use or design. Each center along Foothill Boulevard Is intended to Cater W a F ,u different mix of bualmss. office. and professional functions. All .re interrelated by shared design and .landscape the . and all are CENTERS conveniently aceasslble by tral. blkeaeal. sad street. Tho plan commits .off PLAN that Foothill Boulevard: e will be developed ut1L'zing the concept of centers ahieh are r-t Unke 1 together by a diatinct pedestrian path. and which have i roordWated vehicular access. Will be planned to have a variet; of e:penences along its LM // frontage by varying the site design of each center 'y (organisation of buildings. parldrg. and open apaco) and by .i / P /� varviOg the Indscape �seatmentot each center. 11E 1 –.1 raonaatstva .CONASEIICIAL .OFFICE .INTERTAINatf.Nr .aI MMMUTIAL — 1FiNANI;tAU '' 1, ' l- j E 11RESTAURANt ;EXECUTE: I AUTO MW?-'AL __j n=LZA : ,-:PARK t PLAZA PARK 1 .T .RIMAU —.4, • OFFKE •MAU CMROTIVE =50= •COINERCI1a. RDWAL .SAVWMANDLOW4 -PCSOENTIAL WFf4= .OiFIM NgSIMRnAL .COMWRCIAL -RELATCOCOWAIRCt" .RESMU ML I� The Terra Vista text states that the range of uses and their mixed use emphasis may be modified in the detailed development or design stage subject to development interest or market responses. Changes or modi- fications of the use and design cc- =epts could drastically alter the anticipated image. In order for the center'sconcept to be successful, guidelines for the types cf uses and design standards must be adhered to. The statements in the text referring to modifications should be eliminated. A. Town Center: The uses within the town center area have been dis- cussed in the previous topic. However, no discussion on the de- sign aspects was provided. page IV -6 of the text provides a descrip- tion of the community commercial center. The description strongly emphasizes pedestrian orientation with covered walkways, arbors, trellises and seating areas. It also states that landscaping and bermirg will be used heavily to screen any parking areas_ The building concept is to divide the masses of buildings to a human scale. The conceptual site plan indicates the main building bulk be setback a sIgnificant distance from Foothill Boulevard, with the greenway system being brought dowr through to the intersection of Foothill and Haven. Discussion by the Commission is needed in this concept since in previous discussion the Commission has expressed concern over the large parking area fronting along Haven and Foothill. This is only a conceptual plan and the final design will be worked out at the time of development. However, if the Commission has certain design expectations, it would be beneficial to express them prior to development of final development plans into design guidelines. The basic design concepts described in this section are good. It would be better if some of the details showing arbors, walkways, seating areas, and 'now the linear park will be treated through this area be shown in this section. B_ Cor te�Park: The corporate office plaza is the use area east and a ji_cd ent to the town center area. These uses are simiikr to those permitted under the office park category. The intent of this area is to create a park -like environment for offices with a major land- scaped area throuahout the site. The landscaped area is intended to provided a window into the community from Foothill Boulevard. A conceptual view and site plan is shown on pages IV -8 and 9. The guidelines do not specifically state that the major landscaped area will include a major water element as shown in the conceptual drawings. Some clarification should be added which states the amount of flexability, if any, on the inclusion of the water element. Details on pedestrian circulation need to be indicated within the design portion of the text. Concepts on the crossings will provide the necessary guidelines for final design development. FM M 0 0 C. MFC Mixed Use Area (Financial /Restaurant Plaza): The area designated as Mir is intended to be a mice use area containing commearcial, finan- cial and residential uses. Six and one -half acres are planned for high density residential. Pages IV -19 and 11 show a conceptual site plan and view of the area. The concept illustrates financial and restaurant uses around the perimeter and the residential in one corner. The de- velopment standards section of the text list-i the following permitted uses: Uses Permitted in Area Desienated -tI.FC- VAIxed Use) 1. The "lowing goneral categories of uses shall be permitted: a. StoeLdentlai uses as permitted in :sigh Di nnity and h1c:lium high Density residential, area. b. Retail, businesses. C. itestauranta. e. Administrative and professloaaI offices. i C. Service businesses. f. Iustitutbnal and governmental uses. 1! g. Automobile service stations. 1 h. ConmereW ree:reation and eatertalnment facilities. i 1. Community facilities as aWified above (see Page v -1r,. 4. i Accessory structures and uses necessary or customarily. incidental to the above. k. Other uses which are found by the Plaesing Commisebn to be consistent with the spirit and Intent of this land use ctassification. The General Plan. Land Use Map indicates this corner as commercial use. The policies of the General Plan for commercial area indicates that commercial uses shall be organized into planned groups concen- trations. The proposal for a pianned financial /restaurant plaza is consistent with this policy. However, the list of permitted uses includes uses well beyond the scope of a financial /restaurant plaza. Retail and service businesses, automobile service stations and commercial recreation and entertainment facilities are all listed as permitted uses. The allowance of all these uses defeats the purpose of the.Dlanned group of related uses. -17- Lj D. MO Mixed Use Area (Executive Park): The northeast corner of Milliken and Foothill is planned as a mixed use area with an executive park theme. The primary use is envisioned as office headquarter sites, although the site has been planned to accommodate residential and retail uses. On pages IV 12 -13, a conceptual site plan is provided. Iry a0jitiot;, several concepts are provided to show the different arrangement of uses. The following table lists the permitted uses_ l:aea parmiLLwi io Frrsa ueswnated 'WQ- (Nixed list) .. The following ganeral categories of usse shall be permitted. A. Residential uses as permitted In Nigh Density and Medium High Density resldentiei areas. b. Retail businesses. c- Administrative and profesnbnai offices. d. Service busines &es. e. Ite.staurants. f. Cemmrrctal recreatic.. and ontertalnnvnt facilities. S. Community fartlittes as specified above face page V -17). h. Aecesaor/ str�ctures and uses necessary or customarily Incidental to the abort. I. Other uses which are found by the Planning Comminxioo to be consistent with the spirit and intent of this land use clasattiution. Tne General Plan Land Use Map indicates commercial . uses for this site. However, as has been stated previously, the General Plan policies call for planned groups of uses. The theme discussed in the text does not conform to the listed permitted uses. More definition on the types of uses as well as the MFC area to be allowed in these areas are needed to successfully accomplish the theme character envisioned. Direction from the Commission is also needed regarding the mixing of the residential uses. In the past, the Commission has asked for the integration of residential uses along Foothill Boulevard to break the strip commercial ,appearance along the boulevard. 0 7 tA, .:r. El E. MAC Mixed Use Area (Auto Plaza/Medical Park): Terra Vista plans this Tixed use area to accommodate an auto plaza, a medical park and resi- dential. Pages IV -14-18 show various concepts and plans on how this area could be developed. Following is the list of permitted uses. Uses Permitted In Areaa Dealcnated R.IAC -I -HO- - (IAlxed Use) 1. 2)•e following general crtogorlee of uses shall kt perndttedt a. R Idential uses as prrmltted in High Den -'ty and Medium High Density residential areae. b. Hospitals, clioits, and medical offices. C. Retail businesses. i d. AdaiNStrative and peofesdo ^4 offices. s. Automotive .sales and service bueinesam. f. Autonwtive eer dce stations and car washes. g. Community facilities as specified above (see page V -1:)_ It. Accessory structures and uses necessary or customarily incidental to the above. 1 i. Other uses which are found by the Planning Commiuslon to be consistent with the spirit and intent of this land use daedflcatlon. The General Plan !and Use Map indicates this location as residential uses at a 14-24 d.u. per acre density. Of the 44 acres in this area, only 12 acres are proposed for residential development. The alter- native land use diagrams for this area all indicate the residential use fronting on, Church Street. During the development of the General Plan, the Planning Commission and City Council discussed the character of Foothill Boulevard exten- sively. The residential designation shown along Foothill Boulevard was purposely placed there to break the continuous appearance of strip cormercial and office uses. Several policies of the General Plan Desicn Element discusses the use of mixed uses, including higher density residential, along major boulevards to provide visual relief to the traveler. The present concept and proposed uses for this area do not conform to the General Plan. The list of uses proposed are diluted and will not provide the type of character or visual relief which was envisioned by the General Plan. _19- w F. Gateway Design Concept: Terra Vista proposes to. provide accented Ob entry a;s: "gateways", into the Planned Community along Foothill Boulevard. Two types of gateways are proposed; a major gateway at major intersections and secondary gateways at minor intersections. The f,llowing figure indicates the gateway locations. / P, TOWN COMP op /i / e M � I OP OP H C'OMMUMly OP V t COMMERCIAL; �� JFWANCWLI CEATER !)TOME BORATE ptFS:P]YIAf 'CENT[ PARK PLAZA \� LM M v E%ECUM -ET; AUTO PARK t \.PLAZA W f' �� le C�AAM 6A7E'WAY O SECONDARY GATEWAY Amm 20 MEDK:Iti'r GATEWAY PARK /ice LOCATION The gateway idea is a positive statement intended to make the traveler aware t)at he is entering a distinct district or community setting. The proposed concept is weak. The major gateway points should be ex- panded to take advantage of transit stops and pedestrian plazas or rest areas. in addition, the concept which is shown does rot show enough detail regarding paving details, sign details, landscape details and pedestrian crossings. F.&a 29 MUM CATEUT fMnT. D>'., = ((or lllaarr,rly parpoaaa v Iy) I The gateways appear to be limited to Foothill Boulevard only. There is a great opportunity to expand the concept around the perimeter of the entire project. 0 d G. Foothill Boulevt theme oT ianasci each use area. in each area. P OP 10; TRANSPARENT SCREENING FUWTINOS PLANTINGS andscape Design Concept: Terra Vista proposes a oncepts a.ong Foot�5i11 Boulevard depending upon following figure indicates the style of planting �r �I 55 L. P s It F FINANCIAL p VE CORPORATE RESTAUR � '��`• ANT PARK PARK AUTO M.EbI� : PARK I pl,p?q 1 I� PLAZA PARK •� OPEN SAGE EERAIEo LOWKWRS: ALTEWMATWO RNM30 VIEWED FROM EWLOINGS. TWO ROM OF PLANTIMAS AND POOTNILL: NIPORMRL TRANSPARENT CONTROLLW TREATMENT AWNG P D PLANTINGS PLANTING: VIEWS FVVPraNi.BLVD f lL• Z� FYI �MONOO It is difficult to respond to the concepts without additional graphics and details. Sections through each district concept and how it relates with the building locations and automobile uses are needed to clearly show the function of each concept. Now do these concepts relate to human, scale, pathways, views and vistas? These design details should be shown in conjunction with the gateway designs and other street furniture designs such as seating areas, transit stops, signs, lights, arbors and trellises. .. r: COMFEUNLTY % OP COMMERCIAL CENTER j j:7a L�Na..z ro MINIMAL NODERATE 1URML !ERNS• TRANSPARENT SCREENING FUWTINOS PLANTINGS andscape Design Concept: Terra Vista proposes a oncepts a.ong Foot�5i11 Boulevard depending upon following figure indicates the style of planting �r �I 55 L. P s It F FINANCIAL p VE CORPORATE RESTAUR � '��`• ANT PARK PARK AUTO M.EbI� : PARK I pl,p?q 1 I� PLAZA PARK •� OPEN SAGE EERAIEo LOWKWRS: ALTEWMATWO RNM30 VIEWED FROM EWLOINGS. TWO ROM OF PLANTIMAS AND POOTNILL: NIPORMRL TRANSPARENT CONTROLLW TREATMENT AWNG P D PLANTINGS PLANTING: VIEWS FVVPraNi.BLVD f lL• Z� FYI �MONOO It is difficult to respond to the concepts without additional graphics and details. Sections through each district concept and how it relates with the building locations and automobile uses are needed to clearly show the function of each concept. Now do these concepts relate to human, scale, pathways, views and vistas? These design details should be shown in conjunction with the gateway designs and other street furniture designs such as seating areas, transit stops, signs, lights, arbors and trellises. .. r: Recommendations: Based upon the above analysis, the following suggested changes are provided for Commission discussion and consideration. 1. The P.C. text should be amended to eliminate the reference that changes or modifications in the use and design concepts can be made. The developer can always request an amendment to the guide- lines if appropriate justifications exist. 2. Greater design details are needed for the community commeciai area to indicate the arbors, walkways, seating areas and trellis work. 3. Details on the pedestrian system which links the mixed use areas are needed: such as sections, paving, and crossing areas. 4. The uses permitted in each mixed use area should be limited to the theme of uses and design as proposed within the P.C. tent. In addition, examples or definitions of types of uses should be shown in order to indicate the the-* which is being created. 5. The MAC Mixed Use Area which contains the auto plaza and medical park should be significantly altered to conform with the General Plan Land Use and Design Element. A significant residential character is envisioned by the General Plan for this area. 6. Expansion and further development of the gateway concept is needed. Continue the concept around the perimeter of the community. Details of this design feature should be shown in conjunction with the other design elements along the major boulevards and their relationship to adjacent land uses. 7. The landscape design concepts along Foothill Boulevard need to be expanded to include details and sections that show relationship with other design elements on the boulevard and the City as a whole. Commission Action: �µ �y -22- . i 1977 ti CITY OF r RA14WO CMANIOZ�aMMISA FLA NNLNG � �t .AGEN]DA. MONDAY, FEBRUARY 1, 1932 - 7 -10 E_14. LION'S PARK COMMUNITY CENTER 9161 BASE LINE,. RANCHO CUCAMONGA, CALIFOR6iIA PUBLIC HEARING FOR: I. Pledge of Allegiance II. Roll Call Commissioner Dahl Commissioner Rempel _ Commissioner King Commissioner Tolstoy _ Commissioner Sceranka _ Staff Reports A. Overview of Planned Community Concepts and the Terra Vista review process B. Staff Report No. 1 1. Organization of Text 2. Use of Graphics 3. Residential Densities and Consistency with General Plan 4. Village Concept and Residential Distribution 5. Residential Design Guidelines IV. Adjournment r T Q January 28, 1982 19777 TO: Members of *.ne Advisory Commission and the Etiwanda Plan Committee FROM: Michael Vairin, Senior Planer SUBJECT: TERRA VISTA PLANNED COMMUNITY Please find attached a copy of the agenda and staff reports for the first public hearing on the Terra Vista Planned Community. The public hearing on February 1, 1982 will be the first of a series which will occur on the first Monday of the month over the next 6 -8 months. Occasionally, the Commission may discuss Terra Vista at their regular agenda meetings. If any of you are interested in keeping track of Terra Vista, please notify our office for copies of staff reports and agendas prior to meetings. Community involvement iii this process is encouraged and welcomed. If you have any questions, please contact myself or Arlene Troup of our office. COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION Michael Vairin Senior Planner MV:jk cc: Arlene Troup ronv=w5m wi * i%ancno%ducamonga,%jauzonua • iiwvay -i0Qi y ©TY O�- F��RANUiO�CLr_A�Aj!i XSG14 `�'� lttsN sz. • C - DATE: February 1, 1982 V TO: Members of the Planning Commission 1977 FROM: ,lack Lam, AICP, Director of Community Development BY: Arlene Troup, Assistant Planner SU&7 ECT: ItKKA YIJIA - Lew75 UUVe1UEm1enL t,Umyaay - M riyu=�G 'v' we establishment ,f a Planned Community Zone and development text setting forth specific land uses, circulation, patterns, developmect standards, and overall design themes for a project encompassing 1321+ acres north of Foothill Boulevard, east of Haven Avenue, west of Rochester Avenue, south of Base Line Road between Rochester and Milliken, and south of the Pacific Electric Rail Road between Milliken and Haven. SUMMARY: This is the first in a series of public hearings that will be he on the Terra Vista Planned Community and reiated Environmental Im- pact Report (EIR). The purpose of this report is to outline the intended purpose of the Planned Community Zone as provided for by the General Plan. The basic requirements of the Municipal Code regarding planned communities, and how the plan is used after its adoption. Also included in this re- port is a projected schedule for the review of the Planned Community and EIR. The information contained therein is intended to serve ds a guideline for understanding and reviewing the proposed planned community. Purposes of the Planned Community. Zone The objectives of the Planned Community designation are listed on pages 29 and 30 of the General Plan and include the following: - Create opportunities for interaction between diverse population groups - Encourage well - balanced growth and mixed but compatible land uses and activities - Promote pedestrian, bicycle and other alternate modes of transportation - Provide cultural and employment opportunities - Foster an aesthetically pleasing use of open space - Protect valuable natural resources - Restrict intensive uses from hazardous areas February 1, 1982 P.C. ho. 81 -01 and Environmental Review for Terra Vista -2- The Land Use Element of the General Pian does not presuppose a land use pattern for the Planned Community. Once adopted, the P.C. Text supplants the General Plan for that area. However, the General Plan is intended to provide a guideline for the development of the P.C. Assumptions of the General Plan must be respected in order to maintain a balance in the whole City. Section 12.12 of the Planned Community Ordinance further defines the purposes and scope of the Planned Community designation. A planned community is intended to: - implement the objectives and policies of the General Plan - attain the physical, social and economic advantages resulting from comprehensive and orderly planning - expedite the provision of necessary public services - provide for flexibility within the General Plan by encouraging nore creative and imaginative design - provide a process for regulation of large scale urban communities. In order to adopt a Planned Community, the City Council must determine that the establishment of the PC Zone and approval of the plan shall pro- vide for a development that is superior to that which would otherwise be achievable. The Planned Community shall be designed and developed in a manner compa- tible with and complementary to existing and potential development in the surrounding area. The maximum number of dwelling units within the planned community shall not exceed the number of units indicated as being allowable in the corres- ponding residential designations on the General Plan Land Use Element. Lot sizes, widths and depths, however, may differ from those required by the City's Zoning Ordinance. They, along with setback, height, and open space requirements are to be stipulated in the Plan's text. Public streets must be dedicated and improved to city specifications, and off street parking must be provided in accordance with Section 61.0219 of the Zoning Ordinance. The development of the Planned Community must relate to the natural topo- graphy of the project area, and must preserve natural water courses, wooded areas, and other significant natural features. A Conceptual Drainage Plan is to be submitted. Data is to be submitted to support the proposed phasing plan for the development of the planned community, as well as document the estimated impact on public service requirements. February 1, 1982 P.C. No. 81 -01 and Ervi,ronmental Review for Terra Vista -3- Drawings or illustrations are to be submitted showinS the design ttmme and character of the Planned Community. Implementation Process Planned Communities are to be reviewed as a public hearing by the Plan- ning Commission and City Council as prescribed in Section. 61.0221 of the Zoning Ordinance. Since the Terra Vista Planned Community encompasses such a large area (+ 1321 acres) and proposes such a large variety of uses, several sessions are anticipated in order to adequately review the proposed plan and related EIR. The Planning Commissior, hzs voted to hold hearings on the first Monday of every month, starting.ir. February. At times when the regular Planning Commission meeting aganda is light, it may be possible to schedule a Terra Vista public hearing fo :- that session. The following is a proposed program for the disucssion and review o7 the Terra Vista Planned Community. It is intended to be a guideline of topics and estimated timing. The process could be shorter or longer than anticipated, depending on reactions to the plan. TERRA VISTA REVIEW PROCESS Feb riary 1, 1982 - Review of P.C. Text A. SECTION I. INTRODUCTION 1. Overview of Planning Concept 2. Relationship with General P':n 3. Organization of Text /Use c.` graphics B. SECTION II. BACKGROUND AND EXISTING CONDITIONS C. SECTION III AND IV. THE PLAN AND DESIGN GUIDELINES 1. Residential Land Use - Pages III -13 thru III -15 and pages IV -51 thru IV -54 March 1, 1982 - RevieW of P.C. Text A. SECTION III AND IV. THE PLAN AND DESIGN GUIDELINES 1. Wrap -up of residential land use 2. Community facilities - schools, community uses, and hospital - Page III -17 3. Commercial land use - Page III -16 4. Mixed Uses - Pages IV -I thru P1 -24 April 5, 1982 - Review of P.C. Text A. SECTION III AND IV. THE PLAN AND DESIGN GUIDELINES 1. Wrap -up of Mixed Uses - Pages IV -1 thru IV -24 2. Circulation - Pages III -6 thry III -12 and pages IV -33 to IV -34 fi• February 1, 1982 P.C. No. 81 -01 and Environmental Review for Terra Vista May 3, 1982 - Review of P.C. Text A. SECTION III AND IV. THE PLAN AND DESIGN GUIEELINES I. Wrap -up of Circulation 2. Parks and Greenway system Pages III-4 thru III -6, !1! -16 and IV - ?5 thru IV -32 3. Drainay" .flood control - Page IT_1 -12 4. Other utilities June 7, 1982 - Review of P.C. Text A. SEA ION III AND IV. THE PLAN AND DESIGN GUIHELINES 1. Wrap -up of parks, greenway and flood con;rol 2. Landscaping guidelines - Pages III -17 th-y III -19 and Pages IV -35 thru IV -47. 3. Energy and Resource Conservation - Page 11 -19 and Pages IV -48 thru IV -50 July 5 or 6, 1982 - Review of P.C: Text A. SECTION V - COMMUNITY DEVE!OPMENT STANDARDS B. SECTION VI - IMPLEMENTATION C. DRAFT ENVIRONMENTAL IMPACT REPORT . Julv 28, 1982 - Regular Planning Commission Meetiig A. FINAL. REVIEW AND APPROVAL OF PC TEXT TO CITY (OUNCIL E. FINAL REVIEW AND APPROVAL OF EIR -4- During the analysis of the P.C. Text, analysis of the EIR will be ac- complished through discussion o` related topics. )Pon completion of the review of the P.C. and EIR by the Planning Corm Assion, a hearing will be held before the City Council. Upon adopti(n of the Plan, ap- proval of the P.C. zoning designation, and certification of the EIR, the developer may submit specific development prop.sals for the Planned Community, the adopted plan is to be adminis:;ered by the City of Rancho Cucamonga Community Development Department. Applications for Development Review 3rJ Tentative Maps within the planned community shall be reviewed in accordance with the Zoning Ordinance, Growth Management Ordinance, Subdivision Ordinance and Terra Vista Pl.ir.. The Director of Community Development shall review -he planned community annually and submit a report to the Commission and (ouncil including a suatery of the development status, adherence to phasing schedules, sig- nificant changes in land use, economy, housing market, indicated commer- cial /industrial trends, or public facility and servi:e provisions which could adversely affect the development of the plannei community. February l , 1982 P.C. No. 81 -01 and Enviroi:r,�ntal Review for Terra Vista -5- A planned community may be amended in the same manner as provided by Section 61.0221 of the Zoning Ordinance and may be i;�itiated by the Planning Commission, City Council, or the original applicant or his successor. The amendment shall be subject to the same findings as are prescribed for the initial enactment of a planned community zone. During the review process, concerns on the P C. should be directed to the Planning Division. Specific discussion -pi:s should be forwarded to staff so they may be placed on future agendas. Respectfully submitted, JACK LAM, AICF Community Development Director JL:AT: j k Exhibit: Chapter 17.12 Rancho Cucamonga Municipal Code - Planned Community Developments t, . _ ••••;••••••• wri•.0 Nlrz utV LUE+lSE�1TS Sections - 17.12.010 Purposes. ( 17 -12 -020 General re4uirements_ 17.12.030 use regulations. 17.12.G40 Site development regulations and performance standards. 17- 12.050 Preapplication procedure_ 17.12.060 Development plan. 17.12.070 Adoption of zone and development plan_ 17.12.080 Amendments to development plan. 17.12.090 Review of development progress. 17.12_n1J Purposes. The planned community zone is includd sn the zoning regulations to achieve the following purposes: and wA. To promote and protect the public health, safety, B_ To implement the objectives and policies of the general plan; C. To safeguard and enhance environmental amenities and the quality of development; D. To attain the physical, social, and economic advan- tages resulting from comprehensive and orderly Planned use Of la E_ To lessen congestion and assure ccnrenience o= access; tc secure safety from fire, flood, and other dangers; to Provide for adequate light, air, Cto sunlight, and open space; promote and encourage conservation_ of scarce resources; to prevent overcrowding of land and undue concentration of population.; to facilitate the creation of a convenient, attractive, and harmonious commurit_Y; to attain a desirable balance of residential and employment opportunities; and to expite the provision of adequate and essential pubiic services; F. To facilitate development within the city in accor- dance with the general plan by permitting greater flexibility and encouraging more creative and imaginative designs for major urban development projects subject to community planning; large -scale G_ To promote more economical and efficient use of the lard while providing a harmonious variety of housing choices and cocmaercial and industrial activities, a high level cf urban amenities, and preservation of natural and scenic qualities of open space; H- To provide a process for initiation., review, and regulation of large -scale comprehensively planned urban cO- ununities that affords the maximum flexibility to the developer within the context of an over -all development Program and specific, phased development plans coordinated with the provision of necessary public services and (Ord. 94 51, 1980;. facilities.. f '. ` 259 - r' 17.12.020--17_12.030 17.12.020 General requirements. A. A planned community zone snail include a ru.n3.=am area of three hundred contiguous acres, under single ownership or otherwise subject to unified planning, construction, and development by a person, corpora- tion, or other entity; property owned by public utilities, local districts or local governments will not be counted toward the t°._ee hundred acre minimum, but may be used as a connector of single ownership. B_ A planned community zone shall be established upon application of a property owner, in accordance with the procedure set forth in Section 61.0221 of the San Bernardino County Code as adopted by Chanter 1.08, and subject to the following provisions: 1. Submission of a development plan for consideration by the planning commission and approval of the city council, pursuant to this chapter; 2. Deter.ai.nation by the council that the establishment of the zone and approval of the development plan shall: a. Provide for the development of a comprehensively planned urban community within the zone that is superior to development otherwise allowable ui:der alternate regulations, b. Provide for development within the zone in manner consistent with the general plan and with related development and growth management policies of the city. c_ - 0rovide for the constructior_, improvement, or extension of transportation facilities, public utilities, and public services required by development with the zone. (Ord. 94 §2, 1980). 17.12.030 Use regulations. A. Allowable uses in each planned community zone shall be as established by a development plan text approved by the city council. The development plan text may incorporate uses by reference to specific base zone provisions, or may establish specific use lists with defini- tions pertaining thereto. . B. Existing uses within the planned community zone at the time of Its establishment shall be deemed allowable and incorporated in the development plan, unless term=ated, discon- tinued,'or changed pursuant to a specific time schedule incorporated in the development plan text. C. Unless otherwise provided by the development plan text: public utility facilities and publicly -owned facilities shall be allowable subject to a conditional use permit_ D_ Unless otherwise provided by the development plan text, accessory uses or facilities shall be subject to the same use regulation provisions as the principal use or facility. E. Unless specified as subject_ to a conditional use permit, each allowable use in the planned community zone shall be subject to director review. F. Some occupations pursuant to Sections 1.08.150 through 1.08.1iO shall be allowable in each planned community. (Ord. 94 53, 1980). 260 C 17.12.040 .12.040 Site develonment .�.•c..+uoiu�. n. -� aea coranur_lty zone and all uses therein shall be designed and developed in a manner compatible with and complementary to existing and potential development in the general vicinity of the zone. Site planning on the perimeter shall pro-ride for the mutual protection of the zone and surrounding property from potential adverse influences.. B. There shall be no minimum area, width, or death requirement for individual lots, except as established by a development plan, a conditional use permit, director review or by location and development nlan. C. There shall be no minimum yard requirement for individual lots except as established by a development plan, a conditional use permit, location and development plan, or by director review. B. There shall be no minimum usable open space require- ment for individual lots, except as established by a develop- ment: plan, a conditional use nermit, location and development plan or by director review. E. Ther_ shall be no maximum height or coverage require- ment for individual lots, except as established by a develop - =ent pla., a specific plan: community plan, a conditional use per•nit, lo:. -stion and dc- relopment plan or by director review. The maxi :17jm n,:mber •:�f dwelling units within, a planned commnunity zone shall not exceed the number, of units indicated by the yenera3 plan for property within the zone d ^signaled for residential use by the general plan, provided that the distribution Of units within the zone and the maximum or minimum residentia-1 density on any individual site or within designated portions of the zone shall be governed by the development plan, location and development plan, con- ditional use permit, or director review approval pursuant to the development plan. G. 'All public streets within or abutting hte development shall be dedicated and improved to city specifications for tr_at particular classification of street. Private streets within the development shall be permently reserved and main- tained for their intended purpose by means acceptable to and enforceable by the city. Consideration of other forms of access, such a pedestrian ways, courts, plazas, driveways, horse trails, bike trails, or open parking lots offered for dedication may be made at the time of the development plan and text consideration as a means of meeting requirements for open space or park dedication requirements. H. All developemnt within a planned community zone shall relate harmoniously to the topography of the site, mall make suitable provision for the preservation of water courses, drainage areas, wooded areas, rough terrain, and similar natural features, and shall otherwise be so designed inasmuch as possible, to use and retain natural features and amenities to the best advantage. 261 17.12.050 Z Mechanical and electrical equipment, includirc air conditioners, antennas, pumps, heating or cooling or venti- lating equipment, exterior lighting, or similar equipment shall be located and operated in a manner so as not to unrea- sonably disturb the peace, quiet, and comfort of neighboring residents. Excluding roof- mounted solar collectc:r panels and decorative exterior lighting, all such equipment and devices shall be screened from view from any abutting street, and shall not be located in a street yard. J. All areas for storage of maintenance equipment, and all service areas including refuse storage and collection facilities, shall be enclosed by a fence; wall, or landscape screen. K. All uses with a planned community zone shall provide off- street parking and loading facilities pursuant to Section 61- .0219(b) of the San Bernardino County Code as adopted by Chapter 1.06. The applicant may apply for and receive administrative relief from Section 61.0219(b) at the time of development Elan tentative consideration by the planning commission and approval by the city council when verified proof has been submitted through specific examples of existnnc projects' and /or expert testimony that supports reduced parking standards or stalls. L. The proposed means for assuring continuing existence, maintenance and operation of the various common elements and facilities. M. Additional site development regulations and perform- ance standards applicable to Individual uses or to designated portions of a planned community zone may be established by the development plan, conditional use permit, location and development plan, or director review approval pursuant to the development plan. (Ord. 94 54, 1979). 17.12.050 Prea lication procedure. A. Prior to submitting an application or a plaanea community zone, the applicant or prospective developer should hold preliminary consultations with the dirCCtor of community development and other city officials to obtain information and guidance before entering into binding commitments incurring substantial expense in the preparation of plans, surveys and other data. Such preliminary consultations should be relative to a con - ceptual development plan which includes, but Is not limited to, the following- 1. Pro2osed land uses to be developed within the zone; 2. Development cor_cepts to be employed; 3. Schematic mans, illustrative material, and nar- rative sufficient to describe the general relationships between land uses, and the intended design character and -;, scale of principal features; 7.12.060 i` 4. A preliminary time scizedule for development, including quantitative data, such as population, housing units, land use acreage, and other data sufficient to illus- trate phasing of development and potential impact on public service requirements. B. Following initial preliminary consultations pursuant to this section, the director ma_y require submission of a competently prepared housing market analysis, demonstrating the need for housing by price range and number of dwelling units. Such analysis may be requested as a part of the preapplication review procedure, may be made a requirement for submission of an application for a planned community -.zone or may be requested as part of the environmental assessment or EIR. C. Following initial preliminary consultations pursuant to this section, the director may regai.re submission of a competently prepared commercial market analysis for any proposed shopping center of major commercial uses, showing the need for such uses in the location requested and the inadequacy of existing zoned sites to meet this need. The market analysis shall include, but not be limited to, the following: 1. Determination of potential trade area; 2. Estimates of existing and future population of the trade area; 3. Determination of existing and potential effective C buying power in the trade area;. 4- Determination of the net potential customer buying power for the proposed commercial development. Such analysis may be requested as a part of the preapplication review procedure, or may be made a requirement for submission of an application for a planned community zone, or may be requested as part of the environmental assessment or EIR. D. Following initial preliminary consultation pursuant to this section, the director'may require presentation of the conceptual development plan to the planning commission. Such presentation shall be for information purposes only, and shall be in addition to subsequent public review requirements pursuant to an application for a planned community zone and submission of development plan. (Ord. 94 S5, 1980;. ,n , 17.12.060 Develo ament plan. The development plan to be submitted with an application for a planned community zone shall include the following: A. A boundary survey map of the property and a calcula- tion of the gross land area within the proposed zone. A tentative subdivision map may be substituted if the applicant proposes to subdivide the property; B. A topographic map and general grading concept plan with specific sections for sensitive areas, as determined by the grading committee for the property and adjacer c land 263 17.12.060 within one hundred feet of the property, shown at contour intervals not to exceed two feet for natural slopes over two percent or less. For natural slopes over two percent contour interval shall not exceed five feet; C. Maps and supporting tabulations showing the current general plan land use designation, the current zoning classification, and the current land use within the proposed zone and on adjacent sites within three hundred feet. The .Location of structures and other significant improvements shall be shown; D_ A land use plan identifying areas within the proposed zone and uses to be developed therein, supported by proposed or projected acreage, population, housing units, employment, and such related planning and development data as the director of community development may require; E_ A development plan indicating the general phasing or anticipated schedule, indicating the total abasing of the planned community and areas to be developed in phases and the anticipated time schedule for beginning of construction and for completion of each phase of development including a pro rata share of amenities, parks and open space. This is a generalized schedule and may be adjusted according to market constraints as the community develops; F. A circulation plan, showing existing and proposed public and private streets, pedestrian ways, tr ails, and related traisportation access or circulation features required to serve the proposed development_ The circulation plan shall be supported by schematic designs of principal traffic and circulation improvements, and such traffic engineering data as required by the director to demonstrate that existing and proposed facilities, both within and outside the zone, shall be adequate to serve land uses proposed by the development plan; G. A preliminary report and overall plan describing anticipated requirements and proposed means of providing utility facilities and public services, including but not limited to, storm drainage, sewage disposal, water supply, parks and recreation, and school facilities; F__ An accompanying development plan text setting forth the basic land use regulations, site development regulations and performance standards designed to govern each use area identified by the land use plan. The text need not incorporate the same level of detail an found in the regulations for base zones, but shall be as comprehensive as necessary to establish basic provisions and regulations which shall govern subsequent approval of specific tracts or developments within the planned community zone. The text shall include, but not be limited to, the following provisions: 1. A listing of allowable uses within each use area, including such qualifying descriptions or definitions and requireme=s for conditional use permits as may be applicable,. 264 C I c c 17.12.070 -- 17.12.080 90verning�resi�a�um and dimensions, residential der regulations. as a and Performance standardsents, usable Open9s, Io *- psi2erana atnt re9ulationslto beaaPo2icandscapiag or etz2 e, landscaping, the Perimeter of the P able adjacent to �sIte develoa- 4' SuAPlemental ilained ct..e= zones ing the basic architectural ustratns1ty zone, mental character and co character and required establish- to be attained mmunit Corti „tanit' establi envii-O in Within .Pa such 0tr portion, —,e f �� nenmo�unityszO e aad2ojes areas of er.cessivenfotioa o�nmmunity devzlopm�st °Pe• may be requIredoPOgraPluc model developmentPe�t Complete anall�ng commission by director (Ord. 94 SF to the develop facilitate nt plan on ofpthesgia dcomcity 1980 by the cit 17.77 n,„ Y council. at) plication� for H4O tion of z Plan submitted witPlanned commuaztyd develo ment lab. 61n022ZrJ�a1 is the seeamPaPention shall the development An and pment 1.08. s Prescrbbe subject to review o+ the San Be Beraardiao abed in Sec B. Each CouatY Code as adoatedtion indicated on theanned communitY.zone by Chapter a reference zoning ma established shall develo number identifying t-he letters PC follored be shall Pment plan as modified ah b be an Separate zone. The Y identified b considered to be a P t-l-is by the city each specific ajferen comet the correspon chapter an-, sha22 be 94 57, 1980). armed unity zone on the zoa a d�yp °n (Ord. 17- 12.080 went plan ma 'amendments to Section Y amerde In theeSelO meat Zan_ by Cha 61'0221 of the A. A develop- Change Pte_ I.Og for an Bernard�er as provided eloP- of age `n the re or of zone b County Code as adopt nt as prescribed forpl� shall be2subiect1th rzone- Eton Amendment develOP PI-- leddcomaPtian oft 2ldeVe=opmeatOf a P anned community 5st B. unity zone_ plan AZ amendmert to aPP=icable to the by t' city Planning a develo initiated by n9 commission Pment Plan may be initiated zone or a ginal or council, 0T ated e on tT�e successor "'a' applicant for the may be cessor has at the time of Planned community a contiruin provided 9 controlling application IC applicant or suc- of uses within the planned community oneloP an nd od�ert, 94 S8a 1980). 265 17.12.090 -- 17.16.010 17.12.090 Review o£ de�v�el�oppmmeen�t progress. A. The director or communl�evelo�ai- review each planned community zone annually, and shall submit a report to the planning commission and city council containing the following: 1. A summary of the development status within the zone and an assessment of progress during the year toward completion of development authorized by the development plan including adherence to development schedules and ihasing; 2. A statement of any changes in land use and economic development trends, housing market indicators, commercial and industrial development rates, or programs for provision of public facilities and services which, in the opinion of the director, vary sigrificantly from those upon which the development plan were based, and which could affect adversely continued progress toward.completion of development within the zone. B. A copy of.the annual report of the director shall be provided to the applicant and to such other interested parties or successors as deemed appropriate by the director. (Ord. 94 59, 1930). CITY OF RANUiO CUCAJWONC& � e-OC 14,1%N STAFF REPORT DATE: February 1, 1982 _F TO: Members of the Planning Commission 1977 FROM: Jack Lam, AICP, Director of Community Development BY: Michael Vairin, Senior Planner SUBJECT: TERRA VISTA PLANNED COMMUNITY - STAFF REPORT NO. 1 SUFLMARY: This is the first of a series of reports that will provide a ae i ed analysis of the planned community text and draft environ- mental impact report. This report includes d- .scussion on Section I - Introduction and Section II - Background and Existing Conditions of the text. In addition, the report provides some analysis on Sections III and IV of :he text as they relate to residential land use issues. TOPIC NO. 2: Section I - Ornanization of Test Text organization is important in order to achieve a smooth flowing document. The implementation stcges of :he plan will be greatly eased by proper organization. Alter rev`ew of this draft, it was felt that the two main, sections of the text. the Plan and Design Guidelines, can be improved through soRm re- organization and expansion of material. Analysis: Section III - The plan, is not more than a general description of various elements of the plan. Some elements are discussed further in the design section and some are not. In its current form, the document tends to leave the reader guessing or looking in other parts of the text for more definitive guide- lines. The description of the plan should provide a detailed breakdown of the uses of the plan. The mixed use category isn't discussed at all in Section III. The community commercial, commercial and office categories are inadequate and do not in- form the reader of elements of those uses. The hospital or school categories are not raised at all. There are two separate discussions on the parks - greenway system and open space. De- tails of.the individual villages are excluded totally. The :nixed use category seems to be discussed in the design section only. The use concepts and percentages would be most logically discussed in Section III. Recommendation: It is recommended that the final Planned Com- munity Text be reorganized to create more of a distinction between the Plan and design Guidelines. The plan should focus on the land.use concepts, circulation, and statistics. The Design Guidelines would be more effective if centered on F.. , . February 1, 1982 Terra Vista Planned Community - Staff Report No. 1 -2- physical and architectural development, landscape standards, Foothill Boulevard, design themes, special boulevards, street furniture design, road standards, and park and greenway de- signs. The scope of this reorganization will not be known until all comments apt' changes have been incorporated into the plan.. Those deficiencies will become more apparent as the plan is reviewed ar-4 direction will be provided on appro- priate improvements. Comriission Action: TOPIC NO. 2 - SECTION I - Use of Graphics The use of graphics in a document of this nature is critical at the time of development review. The graphics in the text are used to illustrate standards and quality of expected de- velopment. White there are many good illustrations found throughout the text, more will be needed and will be suggested as the plan is reviewed. Analysis: On Page I -5 of the P.C. Text, the use of graphic iI ustrations is described. Throughout the text, the illus- trations are buffered with the statement "for illustrative purposes only ". It is understood that these sketches are conceptual and that final building placement, and design may vary. However, it should also be understood by the developer that the quality of development as depicted in the text, would be the minimum expected by the City. The graphics contained throughout this text will ultimately be used for analysis of precise development plans. It is essential to depict the quality and uniqueness of the planned community, which can -3nly be accomplished through a combina- tion of detailed descriptions and graphics. February 1, 1982 Terra Vista Planned Community - Staff Report No. 1 -3- Recommendation: it is recommended that the following state- ment be added n page T -5: "However, similar design quality should be achieved in the actual development." Commission Action: - Residential Table 1 indicates the comparisons between the General Plan Lard Use Plan and the Terra Vista Land Use Plan. The Com- mission will need to decide whether the differences are minor or majcr. If the Commission finds them to be minor, then the Terra Vista residential densities would be found consistent with the General Plan Land Use Plan. Staff has provided an analysis of this issue based upon the General Plan. EIR, the Terra Vista EIR, the City -wide Traffic Study and the adopted General Plan. 4IM 0 GAT F GURY GEM_ PLAID TERRA Y1SfA AID /� UM M* ACKES/ % WITS' LOW (2-4) O i p O %.V, 1.8 .W MEDIUM (4-14) v 'luz IL740 MEDIUMW604 24) 2S ; 3.4 %-,T t t3.4 ' 2 HIGH (2q -3D 03 1'" Fes. i t TOTAL 735 ; 100% ,�- a �t3 ,j'O =� fiD DC MMLLIUbS AT W-raNT/ M.Of DMiQUW AT RN W. - February 1, 1982 Terra Vista Planned Community - Staff Report No. 1 -4- Analysis: Page III -20 of the P.C. Text contains the Land 'Use Summary statistics. Terra Vista is planned for 8,782 dwelling units_ This is approximately 17% greater than the mid -range projections of the General Plan which indicates 7,502 dwell- ing units. In addition to the greater number of total units, Terra Vista has a much larger ratio of the higher density ca- tegories than the General Plan. The issue of the number of dwelling units has to be examined from several viewpoints; consistency with the General Plan Land Use Map and circulation Element, relationship to rest of the City, and the relationship to previously approved projects. The Land Use and Circulation elements of the General Plan were closely coordinated :^ prevent impaction of the proposed cir- culation system. The General Plan states that the avoidance of congestior: and the viability of transit, hinges on creating a "matching" land use pattern. The circulation system was formed based upon the development of the land use plan and the development of a computerized traffic model. The model was the basis for establishing the hierarchy of streets. The model assumed build out of the area based on mid- ranges of the residential areas and full build out of the commercial areas.. The Terra Vista EIR states that full build out of Terra Vista will generate about 43,000 trips more than was assumed during the development of the General Plan. This represents a 43% increase for the Terra Vista area and a 3.7% increase city -wide. The increase is not totally due to the increase in residential units. It is due to a combination of increases in the amount of acreage devoted to commercial and the amount of acreage planned for higher density residential. According to the El ", the circulation system would be operating at a forced level during peak hours_ Mitigation measures proposed within the EIR could reduce the traffic impaction to level 0 which is the minimal acceptable level. However, City Engineering staff indicates that the proposed mitigation measures would not be that effective and would probably cause other problems. Land use has to be viewed in relationship with the rest of the City. Much higher intense uses are proposed in the eastern half of the City around the Foothill Blvd. corridor, than that which exists :rest of Haven. From Haven to Milliken on the south side of Foothill Blvd. is the proposed Daon /Barton business park which is composed of mainly office uses. Further east lies the proposed regional center and more regional related uses as well as the Victoria P.C. A February 1, 1982 Terra Vista Planned Community - Staff Report No. 1 -5- A71 these major projects need to be considered since Terra Vista is virtually the last piece to the puzzle. Victoria Planned Community was approved for a maximum buildout of 8865 dwelling units which - consistent with the mid -range projections of the General Plan. The density was limited in Victoria due to the realization that the City cannot accommo_ date more, without serious impaction problems. Recommendation: ---- _____- It is recommended that the Commission con- sider the difference ;jetween the General Plan residential Projections and the Terra Vista residential plan. If the Commission Feels the proposal is not close enough to the General Plan assumptions, then it is suggested that the Commission provide direction to reduce the residential densi- ties (and possibly cannercial uses) to a degree that would be more consistent with the General Plan. The amount of re- duction should be directly related to the amount necessary to provide a less congested circulation system. In addition, It it �"eto what w that a density distribution plan be developed similar to what was one for Victoria and included in the final Planned Community Text. Commission Action: C - Pages III -7 and III-4 of the - _- V•�y„ aut�on concept. The method of residentialedissttributionlisediscussed cluster on Pages III -13 thru IiI -15. It is the intent of this to point out areas in the text which can be im section proved to more clearly express the style and �n concepts of residential develop - ent. In addition, Commission input is needed on location Of the various densities. Aral _ysis: Pages III -7 and III-4 provide a brief description °f the village concept but does not provide details of how all the various land uses relate to one another. A description Of each of zhe villages in detail, outlining such elements as land use relationships, sensitive edges or areas, and residen- tial character should be provided. These descriptions and graphics would help support the reasons for the proposed land uses and circulation system. ,y. 1 Februarryy 1, 1982 Terra Yista Planned Community - Staff Report No. 1 -6- This would probably best be .done by colbining wit): the dis- cussion on pages III -13 thru III -15. Discussion on these pages is devoted to a short descripti n tf :`re various re- ! sidential categories and the reasoning behind their distribu- tion. This is an important area as th! majority of Terra Vista will be residential. More graphics wcild assist to indicate the types of housing which are discus!:d. The question before the Commission is, "Do you agree with the distribution of residential densities and their reasons as shown in the text ?" The concept of 1 (eating higher density along the loop parkway and at major i+tersections, is a good way in which to promote transit uses. However, too many ac- tivity centers located in proximity could cause worse problems. As an example, the land use plan indi:.ites a lot of higher densities and activities around the io.ersection of Cleveland and the loop road;, -7 I I °° LOP PI : u Ili.' i II , Y W- WC y -;;1 P\ E ; Y� iH P LY a LY L V �P i P LM :A� � RC ` U LY JI P i _✓ _ op MO 1ff-t M4C LA e 'II C.. �J�J ND USE � r PLM This area contains a junior high school, elementary school, park, a communit- use, and higher density residential. Cleve- land Avenue between the loop road is all medium and high den- sity. While transit areas are encouraged with this,type of clustering, too much activity in a gives area could defeat.. the benefits of transit. igigr; LM iM Y JA !' � i Y L P' I, YH /W •- YH L ! ' JA I I °° LOP PI : u Ili.' i II , Y W- WC y -;;1 P\ E ; Y� iH P LY a LY L V �P i P LM :A� � RC ` U LY JI P i _✓ _ op MO 1ff-t M4C LA e 'II C.. �J�J ND USE � r PLM This area contains a junior high school, elementary school, park, a communit- use, and higher density residential. Cleve- land Avenue between the loop road is all medium and high den- sity. While transit areas are encouraged with this,type of clustering, too much activity in a gives area could defeat.. the benefits of transit. igigr; February 1, 1 tl2 Terra vista Planned Community -Staff Report No. 1 -7- The following. land use plan indicates some changes which would make the residential densities relate better to the overall design scheme. The final distribution can probably not be determined at this time since other land use relation- ships may change during the course of review. In addition, there may be other areas which the Commission may wish to consider. LM / LU I� _ X M µ M M P lu { LM; i fo, ara—M- L f a� M'i UN, LJA JH p. OP / \ v MN N OP �� N cc I op �\ 1 I C !.� J�_ L P; M L E v / LM p �L l �M �t ? o✓ t !RC ; Recommendation: Again, the major comment for this section, relates to organization and detail. It is recommended that the above- described sections be revised to i rlude details of the villages, in which the interrelationships of the various residential uses can be discussed as well as the sensitive areas of each village. This detail is needed for proper im- plementation of the plan. Decisions on the final site and designs plans will be made based upon what is contained in this document. It is also recommended that the density along Clevela-d be reduced, that the land use map designate the density ranges of the residential categories, and that the maximum density permitted in the high density area be 30 d... per acre. February 1, 1982 Terra Vista Planned Community - Staff Report No. 1 Commission. Action: TOPIC NO. 5 - Residential Design Guidelines -8- Pages IV -51 thru IV -54 discusses residential design guidelines. This section needs improvement in order to make it an effective tool during the Design Review process. Analysis: This section doesn't provide much guidance since statements are made in very uncertain and ambiguous terms. The beginning of this section states that an illustrative concept of a village is provided to indicate how developments could be done in accordance with the guidelines. However, it goes on to say that the actual development may vary sub - stantially. Illustrations should accurately show realistic exam :es and what is expected to be developed in Terra Vista. Much of this section is devoted to how development will con- nect with the greenway. Much of that discussion is merely statements rather than guidelines. The language in this sec - ,_'-%n is much too flexible. The purpose of design guidelines is 'o create some continuity for a well designed environment. Statements like "can be" or "is encourao_ed" do not set consis- tent guidelines. This section is totally void of diagrams, cross - sections and details to show what will be achieved as a planned community. What about guidelines on grading, solar orientation, wall treat- ments, type of fencing, details of the Milliken grade separation, etc. The last part of this section discusses other conditions but doesn't fully show or explain how they will be handled. If residential is to be buffered from commercial, how" The text states that detachezi single family adjacent to major arterials can be protected by o fence or wall. What about the use of landscaping, side -on cal -de -sacs and other design methods. Recommendation: It is recommended that this section be ex- panded and improved to inclUde more detailed graphics, more precise guidelines, details on grading techniques, solar orient- ation and the location and types of walls or fences. It is February 1, 1982 Terra Vista Planned Community - Staff Report No. 1 -9- recommended that walls be used only where absolutely necessary. Use of side -cn cul-de -sacs and landscaping should be used ra- ther than walls. A design theme should be created by these guidelines that can be clearly followed when implementing this plan. Commission Action: V. ir MY OF RANUiO CUCAMONGA PLAt'`TN COTNaHSSSM AGENDA MONDAY FEBRUARY 22, 1982. 7:00 P.M_ LION'S PARK COMMUNITY CENTER 9161 BASE LINE, RANCHO CUCAMONGA, CALIFORNIA .I. 'Pledge of Allegiance II. Roll Call Commissioner Dahl Commissioner King Commissioner Rempel _ 11 1. Approval of Minutes February 10, 1982 IV. Announcements V. Consent Calendar Commissioner Sceranka _ Commissioner Tolstoy The following consent calendar items are expected to be routine and non - controversial. They wi12 be acted cpon by the Commission at one time without discussion. Zf anyone has concern over any item, then it should be removed for discussion. A. TIME EXTENSION FOR DEVELOPMENT REVIEA' NO. 81 -08 VI. Public Hearings :7:e following items are public hearings in which concerned individuals may voice their opinion of the related project. Please wait to be recognized by the Chairman and address the Commission from the public ndarophone by giving your name and address. A22 such opinions shall be limited to 5 minutes per individual for each project. B. GENERAL PLAN AMENDMENT 82 -0', A - LEWIS - A request to !� amend the Land Use Po « ties of the General Plan, that would allow the City to consider development plans with in a Planned Community area`prior,to adoption of thee. p_ Planned Community. Lmi AN y: Planning Commission P.gefda February 22, 1982 y Page 2 C. GENERAL PLAN AMENDMENT 82 -01 C - CITY OF RANCHO CUCAMONGA - A request to amend the Land Use erg nen of f the General Plan to change the land use designation in the area fronting 4th Street extending approximately 1400' north between Etiwanda Avenue and the AT & SF railroad tracks This land use designation is recommended to be changed from Heavy Industrial to General Industrial. D. GENERAL PLAN AMFNriMFNT R2 -01 R - rTTY nF aaNrwn wwvivaun - n vuqu_ . i. w amenu uie 1.l rcu ld cl on ement of the General Plan dealing with Highland Avemie and the Foothill Freeway Corridor from Haven Avenue to Interstate 15. Interim improvements to Highland Avenue would be redesignated from a secondary arterial to collector standards. 4 E. ENVIRONMENTAL ASSESSMENT AND PARCEL MAP 7370 - CITY OF RANCHO CUCAMONQA C _The division of 32 ± acres of land into 10 parcels for park land located at the north end of Hermosa on the west side thereof. VII. Old Business VIII. New Business IX. Council Referrals X. Director's Report -, 1 j�� Nh F. ETIWANDA SPECIFIC, PLAN STATUS REPO G. RE VEST FOR A TIME EXTENSION FOR SA 79 -07 - BRETHREN N H T CHU CH - quest or an extension of time to redesign or remove an existing structure located at 9974 19th Street. XI. Public Comments This is the time and place for the general public to address tt•c Commission. Items to be discussed here are those which do not alrsady appear on this agenda. XII. Upcoming Agenda XIII. Recess XIV. Adjourned Regular Meeting - Public Hearing Process H. TERRA VISTA PLANNED COMCNITY - Use and Design Guidelines Residential Land I n z Planning Commission Agenda February 22, iga2 Page 3 XV. Adjournment The Planrxng Commission has adopted Administrative Regulations that set an II:00 p.m. adjournment tine. Zf I em° go boyone that ti=c, rboy sbali be hazze only with the consent of the Commission. The Planning Commission will adjourn to Monday, March I, 1982, to a public hearing to discuss the Terra Vista Planned Comarsnity. �b d er' N � .•wrn 'N ! Ci. �� `j ��j rc�e"+3nad�.• h C `J {� r•� N + y. r� d Z O Q Q� I �I4 Z�y A�0. di 3m/ /de53No � a J aW t tL N $$Q 1 6 C e N_ im Y j MW vommil r'Q 11 : v ,I a1w O Q � s x Q SW � 0 �lyN C J W .0 Q W a e- r V f¢ N v