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HomeMy WebLinkAbout19-69 - Resolution RESOLUTION NO. 19-69 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING DESIGN REVIEW DRC2017-01011,A REQUEST TO CONSTRUCT A 72-BED RESIDENTIAL CARE FACILITY TOTALING 43,375 SQUARE FEET ON A VACANT 3.59- ACRE PARCEL OF LAND LOCATED WITHIN THE LOW(L)RESIDENTIAL DISTRICT AT THE SOUTHWEST CORNER OF HAVEN AVENUE AND BANYAN STREET; AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 0201-821-51. A. Recitals. 1. Rick Bell for Artis Senior Living has filed an application for the approval of Design Review DRC2017-01011, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Design Review request is referred to as "the application." 2. On the 13th day of October 2019, 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 Nov13, 2019, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The 3.59-acre vacant project site is located at the southwest corner of Haven Avenue and Banyan Street. The site is developed with a landscaped parking lot which is currently being used, by the Shepard of the Hills Lutheran Church as overflow parking. All street improvements including curb, gutter, landscaped parkway and sidewalks have been;constructed along the Haven Avenue and Banyan Street right-of-way. Block walls have been constructed along the south and west property lines. There is an approximately 30-foot grade difference between the north property line (1,620 foot) and the south property line (1,590 foot), with the site generally sloping from north to south.An existing eucalyptus windrow is located along the south property line that will be protected in place,there are also a number of onsite trees that do not qualify as heritage trees that will be removed as part of the project; and b. The existing General Plan Land Use and Zoning Designations for the project site and adjacent properties are as follows: PLANNING COMMISSION RESOLUTION NO. 19-69 DRC2017-01011 -ARTIS SENIOR LIVING November 13, 2019 Page 2 Land Use General Plan Zoning Site Single-Family Residences Low Residential Low L Residential District North Shepherd of the Hills church Low Residential Low L Residential District Medium South Multi-Family Development Residential Medium M Residential District Low-Medium Low Medium (LM) Residential East Single-Family Residences Residential District West Single-Family Residences Low Residential Low L Residential District C. The project is for the construction and operation of a 72-bed senior memory care facility. Residential Care Facilities are a permitted use subject to the approval of a Conditional Use Permit within the Low (L) Residential District; and d. The 43,375 square foot single-story structure is designed to evoke the Craftsman architectural design style including the use of a flat concrete roof tile, painted cementitious horizontal shake siding, and stone veneer wainscoting; and e. The project complies with each of the related development requirements except for wall/fence height for the Low (L) Residential District as demonstrated in the following table: Required/Maximum Provided Building Setback Haven Avenue 45 Feet 120 Feet Building Setback (Banyan Street) 35 Feet 121 Feet Rear Yard Setback 20 feet 22 Feet Side Yard Setback 5 Feet 53 Feet Building Height 35 Feet 20 Feet Lot Coverage 40 Percent 25 Percent Wall/Fence Height 6 Feet 8 Feet f. The 43,375 square foot single-story structure is designed to evoke the Craftsman architectural design style including the use of a flat concrete roof tile, painted cementitious horizontal shake siding, and stone veneer wainscoting; and g. The facility is broken up into 4 residential "neighborhoods"with unique identities and visual decor to ease resident anxiety through familiar surroundings. Each neighborhood includes a living room, den, a residential kitchen and a dining room where meals are served (meals prepared in a common kitchen). A "town center" will connect the four "neighborhoods" and will feature a health center, community center, studio and beauty salon/barber. Outdoor facilities include 2 courtyards and a larger secure common open space area; and h. Residential care facilities are required to provide 1 parking space per beds,which translates into a parking requirement of 18 parking spaces based on the proposed 72-bed facility. The residential care facility will provide 42 parking spaces on their parcel, which should adequately serve the 26 employees on the largest shift as well as any guests; and i. Vehicular access to the site will be provided by 2 existing driveways, one on Haven Avenue and one on Banyan Street; and PLANNING COMMISSION RESOLUTION NO. 19-69 DRC2017-01011 -ARTIS SENIOR LIVING November 13,2019 Page 3 j. This application is being processed concurrently with Tentative Parcel Map SUBTPM20034,to subdivide the project into two separate parcels(one to be owned and maintained by Shepard of the Hills church to be used as a parking lot), Conditional Use Permit 2017-01011 for a proposal to establish and operate a 72-bedresidential care facility, and Minor Exception DRC2019- 00465 security walls/fences over the maximum permitted 6-foot height limit. 3. Based upon the substantial evidence presented to this Commission during the above- referenced meeting and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. The proposed project is in accord with the General. Plan. The proposal is to construct a building for the purposes of operating an assisted living facility. The underlying General Plan designation is Low(L) Residential District,which is a permitted use subject to the approval of a conditional use permit. b. The proposed use is in accord with the objective of this Development Code and the purposes of the district in which the site is located. The proposed land use (Residential, Care Facility) is similar to residential land uses and consistent with the land uses within the vicinity. The proposed residential care facility complies with all related standards outlined in the Development Code including building setbacks, building height, parking, and landscape coverage. The project, though, includes security fencing up to 8 feet in height which exceeds the maximum 6-foot fencing permitted within residential districts.The applicant has submitted Minor Exception,DRC2019-00465. The project provides two points of access from the adjacent public streets and will comply will all performance standards for the Low (L) Residential District. C. The proposed use is in compliance with each of the applicable provisions of this Development Code. The proposed residential care facility complies with all related standards outlined in the Development Code including building setbacks, building height, parking, and landscape coverage. The project, though, includes security fencing up to 8 feet in height which exceeds the maximum 6-foot fencing permitted within residential districts. The applicant has submitted Minor Exception DRC2019-00465.The project provides two points of access from the adjacent public streets and will comply will all performance standards of the Low (L)r Residential District. d. The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. The proposed residential care facility is a compatible use to the residential land uses adjacent to the project site. The zoning of the property and the property to the north and west is Low (L) Residential District. The proposed use is quiet in nature and has been designed and conditioned to limit negative impacts on the adjacent residential land uses. 4. The Planning Department Staff has determined that theproject is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City's CEQA Guidelines. The project qualifies under as a Class 32 exemption under State CEQA Guidelines Section 15332-in-Fill Development Projects for the following reasons: (1),the project is consistent with the applicable General Plan designations and all applicable General Plan policies as well as with the applicable zoning designation and regulations,(2)the proposed development occurs within the City limits on a project site of no more than five acres substantially surrounded by urban uses, (3) the project site has no value as a habitat for endangered, rare or threatened species, (4) approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and (5) the site can be adequately served by all required utilities and public PLANNING COMMISSION RESOLUTION NO. 19-69 DRC2017-01011 -ARTIS SENIOR LIVING November 13, 2019 Page 4 services. The General Plan Land Use and Zoning Designation forthe project site are Low/Low(L)Residential District, which permits the development and operation of residential care facilities subject to approval of a conditional use permit. The project complies with the City's development standards and design guidelines, including setbacks, height, lot coverage, and design requirements. The project does require the approval of a minor exception to permit security fencing overthe maximum fence height limit. The project site is located within the City limits, is under five acres, and is surrounded by existing industrial development and City infrastructure. Each of the five environmental factors required to be reviewed under In-Fill Development (15332) exemption are outlined below: a) Traffic:A Trip Generation Analysis(Dudek;August 7,2018)was prepared for the project which determined that the number of trips generated by the project would not create a significant impact. Trip rates were calculated based on the Assisted Living (254) trip rates from the Institute of Transportation Engineers Trip Generation Manual (10th Addition (ITE„2017)). It was determined that the project would generate 187 total daily trips and 19 peak hour trips, which is below the 50 peak hours trips that would necessitate Traffic Impact Analysis. b) Noise:A Noise Impact Analysis(Dudek;August 14, 2018)was prepared forthe project. The analysis determined that the project would comply with the construction and operational noise and vibration requirements with the installation of a temporary noise barrier during the construction phases of the project. Conditions of Approval have been added to the Resolution of Approval outlining the required measures to ,reduce the construction noise and vibration impacts to comply with noise level limitations. c) Air Quality:An Air Quality and Green House Gas Analysis (Dudek: May 25, 2018)were prepared for the project. The analysis determined that emissions associated with construction and operation of the project would be below South Coast Air Quality Maintenance District (SCAQMD) thresholds for both Air Quality and Green House Gases. d) Water Quality: A Water Quality Control exhibit (Pacific Coast Civil Inc.; July 18, 2019) was prepared for the project. It also determined through the review of the project's preliminary water quality plan that the project would not result in a significant impact related to the water quality of the site or surrounding properties. e) Biological:A Biological Resource Assessment(BRA) (TeraCor; January 18,2019)was prepared for the vacant project site. The BRA concludes that sensitive plant or wildlife species, including any sensitive invertebrates, are not expected to occurwithin the area given the condition of the site and developed nature of the surrounding land uses. The proposed project, therefore, would not affect any sensitive species that would require further investigation. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subjectto each and every condition setforth in the Conditions of Approval, attached hereto and incorporated herein by this reference. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 13TH DAY OF NOVEMBER 2019. PLANNING COMMISSION RESOLUTION NO. 19-69 DRC2017-01011 -ARTIS SENIOR LIVING November 13, 2019 Page 5 PLANNING COMMIS ION OF THE CITY OF RANCHO CUCAMONGA BY: Tony Guglielmo, Chairman ATTEST: Anne Mcln osh, Al CP, Secretary I, Anne McIntosh, 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 13th day of November 2019, by the following vote-to-wit: AYES: COMMISSIONERS: GUGLIELMO, DOPP, OAXACA, WILLIAMS, MORALES NOES: COMMISSIONERS: I ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: