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HomeMy WebLinkAbout19-70 - Resolution RESOLUTION NO. 19-70 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA,CALIFORNIA,APPROVING CONDITIONAL USE PERMIT DRC2017-01003, A REQUEST TO OPERATE A 72-BED RESIDENTIAL CARE FACILITY ON A VACANT 3.59-ACRE PARCEL OF LAND LOCATED WITHIN THE LOW(L) RESIDENTIAL DISTRICTATTHE 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 thetapproval of Conditional Use Permit DRC2017-01003, as described in the title of this Resolujion. Hereinafter in this Resolution, the subject Conditional Use Permit request is referred to as 'the application." 2. On the 13th day of November 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 November 13, 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. 19-70 DRC2017-01003 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 includes 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. Per Development Code Table 17.30.030-1, residential care facilities require the approval of a Conditional Use Permit to operate in the Low(L)Residential District.The proposed 72- bed residential care facility will be entirely dedicated to the care of persons with memory-related disorders; and e. The facility will operate 24 hours per day, 7 days perweek.A total of 45 employees will be employed by the facility with 26 employees working the day shift from 7:00 a.m.to 3:00 p.m., 14 employees working the evening shift from 3:00 p.m.to 11:00 p.m. and 5 employees working the graveyard shift from 11:00 p.m. to 7:00 a.m.; and f. 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), Design Review DRC2017-01011 for review of the site plan and design of a 72-bed residential 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 use is allowed within the applicable Zoning District and complies with all other applicable provisions of this zoning code, Municipal Code, General Plan, and any applicable specific plans or City regulations/standards. The proposed Residential Care Facility is located within the Low (L) General Plan land use and Development Code zoning district. The proposed Residential Care Facility is consistent with the intent of the zoning district and the General Plan land use designation, as residential care facilities are permitted within the Low(L) Residential District subject to the approval of a Conditional Use Permit. The facility is designed in accordance with all applicable development standards of the Development Code such as building setbacks, building height, and parking. b. The site is physically suited forthe type,density, and intensity of the proposed use including access, utilities, and the absence of physical constraints and can be conditioned to meet all related performance criteria and development standards. 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. PLANNING COMMISSION RESOLUTION NO. 19-70 DRC2017-01003 ARTIS SENIOR LIVING November 13, 2019 Page 3 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) Residential District. C. Granting the permit would not be detrimental to the public interest, health, safety, convenience,orwelfare,or materially injurious to persons, property, or improvements in the vicinity in which the project is located. The proposed residential care facility will not be detrimental to the surrounding properties as it will operate in full compliance with the performance standards of the Low (L) Residential District. The applicant has submitted environmental studies related to noise, biological resources,air quality and greenhouse gasses that conclude that the project will not have a significant impact on the environment. 4. The Planning Department Staff has determined that the project 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 developmentoccurs 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 services. The General Plan Land Use and Zoning Designation for the project site are Low/Low(L)Residential District, which permit's 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 approval of a minor exception to permit security fencing over the 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 forthe 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 a Traffic Impact Analysis. b) Noise:A Noise Impact Analysis(Dudek;August 14, 2018)was prepared for the 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 PLANNING COMMISSION RESOLUTION NO. 19-70 DRC2017-01003 ARTIS SENIOR LIVING November 13, 2019 Page 4 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 was 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 occur within 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 subject to each and every condition set forth 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 OF THE CITY OF RANCHO CUCAMONGA BY: 2- —,�f O—Z To y G—ug7felNo, Chairman ATTEST:--f-�V—��!CC� IL Anne McIntosh AICP Secretary ry 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: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: