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Home My WebLink About94-72 - Resolutions RESOLUTION NO. 94-72 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING VARIANCE NO. 94-04, A REQUEST TO REDUCE THE REQUIRED NUMBER OF PARKING SPACES FROM 36 TO 25, TO REDUCE THE REQUIRED REAR YARD SETBACK FROM 15 FEET TO 0 FEET, AND TO REDUCE THE REQUIRED SIDE YARD SETBACK FROM 5 FEET TO 0 FEET IN CONJUNCTION WITH THE DEVELOPMENT OF FIVE PARCELS IN THE SPECIALTY COMMERCIAL DESIGNATION (SUBAREA 3) OF THE FOOTHILL BOULEVARD SPECIFIC PLAN, LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD BETWEEN ARCHIBALD AND KLUSMAN AVENUES, AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 208-153-08, 09, 10, 11, AND 23. A. Recitals. 1. Ana Campos has filed an application for the issuance of Variance No. 94-04 as described in the title of this Resolution. Hereinafter in this Resolution, the subject Variance request is referred to as "the application. " 2. On the 13th day of July and continued to the 27th day of July and the 10th day of August 1994, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and concluded said hearing on that date. 3. All legal prerequisites prior to the adoption of this Resolution have occurred. B. Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. Based upon substantial evidence presented to this Commission during the above-referenced public hearing on July 13, July 27, and August 10, 1994, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The application applies to five parcels located on the north side of Foothill Boulevard between Archibald and Klusman Avenues with a combined street frontage of 300 feet and lot depth of 130 feet which are presently improved with four single family residences, that are potential local historic landmarks, and an abandoned cafe; and b. The property to the north of the subject site is designated for commercial uses and is developed with single family residences, the property to the south is designated for commercial uses and is developed with a fast food restaurant, the property to the east is designated for commercial uses and is developed with an out-of-use, potentially historic gas station, and the property to the west is designated for commercial uses and is developed with a single family residence; and PLANNING COMMISSION RESOLUTION NO. 94-72 VAR 94-04 - CAMPOS August 10, 1994 Page 2 c. The applicant proposes the demolition of the existing cafe, the construction of a new cafe, and the conversion of the existing single family residences to commercial or office uses for a total of 6,567 square feet of lease space; and d. The development of the cafe and conversion of the residences is consistent with the Specialty Commercial designation of the Foothill Boulevard Specific Plan and the Commercial designation of the General Plan; and e. Access to Foothill Boulevard between Archibald and Klusman Avenues will be limited to one drive approach consistent with the City's General Plan Circulation Element and Foothill Boulevard Specific Plan; and f. The ultimate plan to provide access to all sites within the block bounded by Foothill Boulevard, Archibald Avenue, Klusman Avenue, and Estacia Court, will require a 26-foot offer of dedication to be obtained equally from the properties fronting Foothill Boulevard and the properties fronting Estacia Court (13 feet from each property) . The offer of dedication will extend from the west side of the parcels fronting Archibald Avenue to Klusman Avenue; and g. Because only the five parcels fronting Foothill Boulevard are being developed in the block at this time, a 24-foot drive aisle must be provided entirely on the site. Upon development of other parcels in the block, the drive aisle may be shifted to the north to straddle the property lines; and h. The property to the north is designated as Specialty Commercial. However, because the properties to the north are existing residential uses, the Foothill Boulevard Specific Plan requires a 15-foot landscape setback be provided; and i. Because of the limited access to Foothill Boulevard for the block and drive aisle requirement at the rear of the site, the requirement for a 15-foot landscape setback would result in the elimination of all parking spaces for the project; and j . The residences north of the subject site are located at the northern portion of their respective lots separated from the proposed commercial uses by detached garages, providing a buffer between the uses; and k. The Foothill Boulevard Specific Plan requires a 5-foot side yard setback be provided; however, the drive aisle will ultimately be extended over the parcel to the east in the future to allow access to Foothill Boulevard; and 1. In the formulation of the Foothill Boulevard Specific Plan, the City recognized the potential historic and cultural value of the residences provided within the block. The Foothill Boulevard Specific Plan encourages the retention of historic and cultural resources where possible; and PLANNING COMMISSION RESOLUTION NO. 94-72 VAR 94-04 - CAMPOS August 10, 1994 Page 3 m. The City has identified the area bounded by Foothill Boulevard, Archibald Avenue, Klusman Avenue, and Estacia Court as a potential historic overlay district in order to retain the historic and cultural significance of the area; and n. The application as proposed requires 33 parking spaces; whereas, the site plans indicate 29 spaces are being provided. Staff has recommended the elimination of 5 spaces to provide adequate vehicle stacking for cars entering or exiting from Foothill Boulevard, a major arterial street with current traffic volume of over 35,000 daily two-way trips and projected traffic volume of over 40,000 daily two-way trips. Therefore, the total number of parking spaces available for the proposed development would be 25 spaces; and o. The applicant contemplates conversion of several small residences to commercial/office uses. The relatively small size of these structures will be suitable for specialty commercial or small office users which have lower parking demand than the typical shopping center or office complex. 3. Based upon the substantial evidence presented to this Commission during the above-referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. That strict or literal interpretation and enforcement of the specified regulations would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of the Development Code. b. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property that do not apply generally to other properties in the same district. c. That strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district. d. That the granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same district. e. That the granting of the Variance will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 4. Pursuant to the State CEQA Guidelines, it has been determined that the proposed project does not have the potential for causing a significant effect on the environment. The project has been determined to be exempt from CEQA pursuant to Section 15061(b) (3) . The Planning Commission, having final approval over this project, has reviewed and considered this exemption prior to the approval of this project. PLANNING COMMISSION RESOLUTION NO. 94-72 VAR 94-04 - CAMPOS August 10, 1994 Page 4 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to the following conditions: 1) The cafe size shall be limited to 1,698 square feet. 2) A 6-foot decorative block wall (as measured on the south side of the wall) shall be constructed along the north property line. The final plan shall be reviewed and approved by the City Planner prior to the issuance of building permits. 3) Variance 94-04 shall be contingent upon approval of Landmark Designation 94-02. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 10TH DAY OF AUGUST 1994. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA ' BY: _/./.J4 44 •4 / `G Larry T. McNiel, Vice Chairman ATTEST: AC 4i-a Br liar e ary I, Brad Buller, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 10th day of August 1994, by the following vote-to-wit: AYES: COMMISSIONERS: LUMPP, MCNIEL NOES: COMMISSIONERS: MELCHER ABSENT: COMMISSIONERS: BARKER, TOLSTOY