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HomeMy WebLinkAbout15-60 - Resolutions RESOLUTION NO. 15-60 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, RECOMMENDING APPROVAL OF GENERAL PLAN AMENDMENT DRC2013-00961, A REQUEST TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FOR AN 8.32 ACRE PARCEL OF LAND WITHIN THE ETIWANDA SPECIFIC PLAN AREA FROM VERY LOW(VL) RESIDENTIAL(.1-2 DWELLING UNITS PER ACRE) TO LOW (L) RESIDENTIAL (2-4 DWELLING UNITS PER ACRE) FOR A SITE LOCATED ON THE SOUTH SIDE OF CARNESI DRIVE AND EAST OF ETIWANDA AVENUE; AND MAKING FINDINGS IN SUPPORT THEREOF —APNS: 0227-061-03 AND 82. A. Recitals. 1. Storm Western Development, Inc. filed an application for the approval of General Plan Amendment DRC2013-00961 as described in the title of this Resolution. Hereinafter in this Resolution, the subject General Plan Amendment request is referred to as "the application." 2. On the 12th day of August 2015, the Planning Commission of the City of Rancho Cucamonga conducted a 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 the substantial evidence presented to this Commission during the above-referenced public hearing on August 12, 2015, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The application applies to a property located on the south side of Carnesi Drive and east of Etiwanda Avenue in the Very Low (VL) Zoning District of the Etiwanda Specific Plan; and b. To the north are single-family residences within the Very Low(VL)zoning district of the Etiwanda Specific Plan; to the south is an existing church within the Very Low(VL)zoning district of the Etiwanda Specific Plan; to the west is an existing church and single-family residences within the Very Low (VL) zoning district of the Etiwanda Specific Plan; and to the east are single-family residences within the Low (L) zoning district of the Etiwanda Specific Plan. C. The General Plan land use designation and the Etiwanda Specific Plan zoning designation for the project site is Very Low (VL) Residential; and d. Storm Western Development, Inc. submitted an application for the subdivision of 8.32 acres of land into 17 lots. Sixteen lots are for residential purposes, with Lot#17 as the new PLANNING COMMISSION RESOLUTION NO. 15-60 GENERAL PLAN AMENDMENT DRC2013-00961 STORM WESTERN DEVELOPMENT, INC. AUGUST 12, 2015 Page 2 boundaries for Cross and Crown Lutheran church, which is located on a portion of the project site; and e. Cross and Crown Lutheran Church, which is located at the southeast corner of Etiwanda Avenue and Carnesi Drive, is selling a portion of their property to the applicant,which was originally master-planned for expansion of the church's educational program; and f. The project site is vacant with the exception of Cross and Crown Lutheran Church, a perimeter wall along the south side of Carnesi Drive and 50 onsite trees. Staff has determined that the existing wall along the south side of Carnesi Drive was voluntarily constructed by Toll Brothers during the development of the residential subdivision on the north side of Carnesi Drive (SUBTT16279). The wall straddles the property line between the project site(Tentative Tract 18936) and the public right-of-way. There is no documentation available showing that there is an easement or other legal agreement that would restrict removal of the wall; and g. The application includes General Plan and Etiwanda Specific Plan Amendments to change the land use and zoning designations from Very Low(VL) Residential (.1-2 DU per acre)to Low(L) Residential (2-4 DU per acre)for the 16 residential lots (Lots 1-16). The new boundaries for Cross and Crown Lutheran Church (Lot 17)will remain in the Very Low(VL) General Plan land use district and Etiwanda Specific Plan zoning district. The project also includes applications for a Variance(DRC2014-00219)for property line walls that range in height from 6 to up to 11 feet along the rear property lines of all 16 residential lots and a Tree Removal Permit (DRC2014-00113) to remove up to 50 onsite trees. House product for the lots is not a part of the project scope and will be submitted at a later date; and h. The site is currently zoned Very Low (VL) Residential and is within the Etiwanda Specific Plan area. The narrowness of the site precludes developing a double-loaded street with lots that meet the 200 foot lot depth requirement. The applicant has requested to change the zoning designation to Low (L) Residential, which requires 100-foot lot depths. The existing single-family residences to the east were developed prior to City's incorporation and are within the Low(L)zoning district of the Etiwanda Specific Plan. The existing lots to the east average approximately 7,500 square feet in size, below the 15,000 square foot average lot size required by the Etiwanda Specific Plan. The existing single-family residences to the north are with the Very Low(VL)zoning district of the Etiwanda Specific Plan and average approximately 25,000 square feet in size, in conformance with the Etiwanda Specific Plan. The existing lots to the west were developed prior to City's incorporation and are within the Very Low (VL) zoning district of the Etiwanda Specific Plan and average approximately 16,000 square feet in size, below the 25,000 square foot average lot size required by the Etiwanda Specific plan; and i. The proposed lots comply with the 80-foot lot width and 100-foot lot depth requirements of the Etiwanda Specific Plan for the Low (L) zoning district. The lots range in size from 11,597 to 19,938 square feet with an average lot size of 15,010 square feet,which exceeds the required 15,000 square foot average lot size. These lot sizes will permit for the creation of a double- loaded new street that provides a density transition from the existing smaller lot (7,500 square foot lots)development to the east and the existing larger lot(25,000 square foot lots)development to the north. The proposed lots will also be compatible with the existing lots to the west, along Etiwanda Avenue, which average approximately 16,000 square feet in size; and j. The applicant is requesting to change the General Plan land use designation and the Etiwanda Specific Plan zoning designation from Very Low (VL) Residential (.1-2 dwelling units PLANNING COMMISSION RESOLUTION NO. 15-60 GENERAL PLAN AMENDMENT DRC2013-00961 STORM WESTERN DEVELOPMENT, INC. AUGUST 12, 2015 Page 3 per acre)to Low(L) Residential (2-4 dwelling units per acre). The lot sizes will allow for the creation of a double-loaded new street that provides a density transition from the existing smaller lot (7,500 square foot lots) development to the east and the existing larger lot (25,000 square foot lots) development to the north. The proposed lots will also be compatible with the existing lots to the west, along Etiwanda Avenue, which range in size from 15,000 and 16,000 square feet; and k. The project is designed to conform to all related development criteria for the Low (L)zoning district of the Etiwanda Specific Plan, except for the necessity of up to 11-foot tall walls. In conjunction the application, the applicant has submitted a Variance application (DRC2014-00219) requesting to increase the maximum wall heights along the rear property line of all 16 residential lots from the permitted 6 feet to up to 11 feet in height for drainage purposes; and I. This amendment does not conflict with the Land Use Policies of the General Plan and will provide for development, within the district, in a manner consistent with the General Plan and with related development. The proposed General Plan Amendment will change the Land Use Designation of the project site from Very Low(VL)to Low(L) Residential. The project site will act as a transition in density between the existing pre-incorporation non-conforming lot to the east(7,500 square foot lots) and the larger conforming lots to the north (25,000 square foot lots). The new lots will be of similar size to the pre-incorporation non-conforming lots to the west (16,000 square foot lots). The General Plan has a stated policy (Policy LU-2.4) of encouraging the development of vacant residential lots that are largely surrounded by other residential development to maximize the efficient use of the existing infrastructure to meet the City's housing demand; and m. This amendment does promote the goals and objectives of the General Plan Land Use Element. General Plan Land Use Policy LU-2.5 encourages the development of land constrained by challenging parcel sizes and dimensions. If the project site were developed in adherence to the current land use designation (Very Low Residential - 25,00 square foot lots), the lot configuration dictates the creation of lots that are approximately 50 percent deeper and 30 percent larger in size than that required by the Etiwanda Specific Plan. The proposed General Plan Amendment will permit a transition in density between the smaller pre-incorporation non-conforming lots to the east (7,500 square foot lots) and the larger conforming lots (25,000 square foot lots) to the north. The new lots will be of similar size to the pre-incorporation non-conforming lots to the west (16,000 square foot lots); and n. This amendment would not be materially injurious or detrimental to the adjacent properties and would not have a significant impact on the environment nor the surrounding properties. The proposed General Plan Amendment will permit for the development of single-family residential lots that will act as a transition in density between the smaller lots(7,500 square foot lots) to the east and the larger lot (25,000 square foot lots) to the north. The project will connect to the existing roadway network and become a part of the larger community. The main environmental impact created by the project will be a minor increase in traffic. The increased traffic due to the General Plan Amendment is expected to add less than 100 trips per day to Carnesi Drive. The City's Traffic Engineer has reviewed the traffic evaluation submitted for the project(Trames Solutions, Inc., August, 2104)and concurs with the study's conclusions that the project's contribution to the number of vehicle trips along Carnesi Drive will have a minimal impact on the nearest intersections. 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: PLANNING COMMISSION RESOLUTION NO. 15-60 GENERAL PLAN AMENDMENT DRC2013-00961 STORM WESTERN DEVELOPMENT, INC. AUGUST 12, 2015 Page 4 a. The subject property is suitable for the uses permitted in the proposed district in terms of access, size and compatibility with the existing land uses in the surrounding area. The project site will be developed with single-family lots and is surrounded by residential development to the north, east and west and will be accessed by an adjacent public street and will connect to existing utility services. The proposed change in land use and zoning designation from Very Low (VL) Residential to Low (L) Residential will create a transition in density between the smaller lot residential development to the east(7,500 square foot lots)to the larger lot residential development to the north (25,000 square foot lots). Under the current Very Low(VL)zoning classification(25,000 square foot lots), the narrowness of the project site dictates that the lots can only be plotted on one side of the new street. These lots would be approximately 50 percent deeper and 30 percent larger than required by the Etiwanda Specific Plan for the Very Low(VL)zoning designation and more than twice as large as the existing lots to the east,within the Low(L)zoning designation. For this reason, the proposed land use and zoning change to Low (L) Residential is appropriate. b. The proposed amendment would not have significant impacts on the environment nor the surrounding properties. The proposed General Plan Amendment will change in the land use designation of the project site from Very Low(VL) Residential to Low(L) Residential and will act as a transition in density between the smaller lot homes to the east (7,500 square foot lots) and the larger lot homes to the north (15,000 square foot lots). The project site will connect to the existing roadway system and utility infrastructure. House product for the proposed lots was not submitted for review at this time. When house product is submitted, it will be reviewed for compliance with the design criteria outlined in the Etiwanda Specific Plan and Development Code and will require Design Review Committee review and Planning Commission approval. Staff has prepared an Initial Study of the potential environmental impacts related to the project and determined that with the implementation of mitigation measures the project will not have a significant impact on the environment. C. The proposed amendment meets the goals and policies of the General Plan. The project site is surrounded by residential development to the north, east and west and will act as a transition in density between the smaller lot homes to the east(7,500 square foot lots)and the larger lot homes to the north (25,000 square foot lots). To the east are single-family residences developed on approximately 16,000 square foot lots. The proposed subdivision will be developed in conformance with the Low (L) development criteria of the Etiwanda Specific Plan, except for wall heights in excess of 6 feet necessary for drainage purposes. The project site will connect to an existing public street and will become part of the larger community. 4. Based upon the facts and information contained in the proposed Mitigated Negative Declaration,together with all written and oral reports included for the environmental assessment for the application,the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment and recommends that the City Council adopt a Mitigated Negative Declaration based upon the findings as follows: a. Pursuant to the California Environmental Quality Act("CEQA") and the City's local CEQA Guidelines, the City staff prepared an Initial Study of the potential environmental effects of the project. Based on the findings contained in that Initial Study, City staff determined that,with the imposition of mitigation measures, there would be no substantial evidence that the project would have a significant effect on the environment. Based on that determination, a Mitigated Negative Declaration was prepared. Thereafter, the City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration. PLANNING COMMISSION RESOLUTION NO. 15-60 GENERAL PLAN AMENDMENT DRC2013-00961 STORM WESTERN DEVELOPMENT, INC. AUGUST 12, 2015 Page 5 b. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration and, based on the whole record before it, finds: (i)that the Mitigated Negative Declaration was prepared in compliance with CEQA; and (ii) that, based on the imposition of mitigation measures, there is no substantial evidence that the project will have a significant effect on the environment. The Planning Commission further finds that the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. Based on these findings, the Planning Commission hereby recommends that the City Council adopt the Mitigated Negative Declaration prior to approving the requested General Plan Amendment. C. The Planning Commission has also reviewed and considered the Mitigation Monitoring Program for the project that has been prepared pursuant to the requirements of Public Resources Code Section 21081.6 and finds that such Program is designed to ensure compliance with the mitigation measures during project implementation. The Planning Commission therefore recommends that the City Council adopt the Mitigation Monitoring Program for the project. d. The custodian of records for the Initial Study, Mitigated Negative Declaration and all other materials which constitute the record of proceedings upon which the Planning Commission's recommendation is based is the Planning Director of the City of Rancho Cucamonga. Those documents are available for public review in the Planning Department of the City of Rancho Cucamonga located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730,telephone (909) 477-2750. 5. Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3, and 4 above, this Commission hereby recommends that the City Council approve the General Plan Amendment application as shown in Attachment "A" subject to each and every condition set forth below. Planning Department 1) Approval is for General Plan Amendment DRC2013-00961 for the change in General Plan land use designation from Very Low (VL) Residential (.1-2 dwelling units per acre) to Low (L) Residential (2-4 dwelling units per acre) for Lots 1-16 of Tentative Parcel Map SUBTT18936 for a site located on the south side of Carnesi Drive and east of Etiwanda Avenue; APNs: 0227-061-03 and 82. 2) Approval is contingent upon City Council approval and enactment of Etiwanda Specific Plan Amendment DRC2013-00962. 3) Approval is contingent upon City Council adoption of the Mitigated Negative Declaration of environmental impacts for the project and the Mitigation Monitoring Program and all mitigations contained therein. 4) Approval of this request shall not waive compliance with any sections of the Development Code, State Fire Marshal's regulations, Uniform Building Code, or any other City Ordinances. 5) The applicant shall agree to defend at his sole expense any action brought against the City, its agents, officers, or employees, because of the issuance of such approval, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or PLANNING COMMISSION RESOLUTION NO. 15-60 GENERAL PLAN AMENDMENT DRC2013-00961 STORM WESTERN DEVELOPMENT, INC. AUGUST 12, 2015 Page 6 employees, for any Court costs and attorney's fees which the City, its agents, officers, or employees may be required by a court to pay as a result of such action. The City at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his obligations under this condition. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 12TH DAY OF AUGUST 2015. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: Ravenel Wimberly, Chairman ATTEST: �Ix k 4�K Candyce ett, ecretary I, Candyce Burnett, 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 12th day of August 2015, by the following vote-to-wit: AYES: COMMISSIONERS: FLETCHER, MACIAS, MUNOZ, OAXACA, WIMBERLY NOES: COMMISSIONERS: NONE ABSENT: COMMISSIONERS: NONE ABSTAIN: COMMISSIONERS: NONE General Plan Designations (Existing ) LUt a mal o � Z Very Low Residential LU W _ 2L CARNESI DR VISTA ST Project Site Very Low Residential Very Low Residential Low Residential PINON ST LOS CEDROS ST Very Low Residential EXHIBIT A General Plan Designations (Proposed) W a Q W Very Low Residential W 2L CARNESI DR Project VISTA ST Site a Very Low Residential Low Residential Low Residential PINON ST LOS CEDR©S ST Very Low ResAtial