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HomeMy WebLinkAbout19-75 - ResolutionRESOLUTION NO. 19-75 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, DENYING HILLSIDE DEVELOPMENT REVIEW DRC2017-00244 - A REQUEST FOR SITE PLAN AND ARCHITECTURAL REVIEW OF A 4,118 SQUARE FOOT, TWO-STORY SINGLE-FAMILY RESIDENCE WITH AN ATTACHED 771 SQUARE FOOT GARAGE ON A 15,430 SQUARE FOOT LOT WITHIN THE LOW (L) RESIDENTIAL DISTRICT AND WITHIN THE HILLSIDE OVERLAY DISTRICT AT 8035 CAMINO PREDERA; AND MAKING FINDINGS IN SUPPORT THEREOF — APN: 0207-631-03. A. Recitals. 1. Bardos Construction, Inc., filed an application for Hillside Design Review DRC2017-00244, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Hillside Development Review request is referred to as "the application." 2. On the 13th day of November 2019, the Planning Commission of the City of Rancho Cucamonga conduced a noticed public hearing on the application, concluded said hearing on that date and directed staff to prepare a resolution of denial to formally adopt the action. 3. On the 11th day of December 2019, the Planning Commission of the City of Rancho Cucamonga adopted this Resolution denying the application and making findings in support of its decision. 4. All legal prerequisites prior to the adoption of this Resolution have occurred. B. Resolution. NOW, THEREFORE, it is herebyfound, determined, and resolved bythe 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 all available evidence presented to this Commission during the above -referenced public hearing on December 11, 2019, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The applicant is requesting to construct a 4,118 square foot, two-story single-family residence along with an attached 771 square foot three -car garage on the 15,430 square foot project site (the "project'); and b. The existing Land Use, General Plan and Zoning Designations forthe projectsite and adjacent properties are as follows: Land Use General Plan Zoning Site Vacant Land Low Residential Low (L) Residential District Hillside Overlay District North Existing Single -Family Residence Low Residential Low (L) Residential District Hillside Overlay District PLANNING COMMISSION RESOLUTION NO. 19-75 HDR DRC2017-00244— BARDOS CONSTRUCTION, INC. DECEMBER 11, 2019 Page 2 South Pacific Electric Trail Public Mixed -Use (MU) District East Vacant Land Low Residential Low (L) Residential District Hillside Overlay District West Existing Single -Family Residence Low Residential Low (L) Residential District Hillside Overlay District C. While the proposed project generally conforms to the minimum development requirements of the Hillside Design Standards, the Planning Commission finds that the project is not in character with the surrounding neighborhood and existing residences along Camino Predera for the following reasons: Building Size/Massing: Tract 10035, which includes the project site, was approved by the Rancho Cucamonga City Council in March 1985 and comprises a total of 38lots. Twenty-one of the lots are currently developed with single-family homes. Based on staffs review of available building permit data, which measures the cumulative building square footage of all development, including garages, patios, and porches, as well as information provided by the Property Information Management System hosted by the San BernardinoCounty Assessor's Office and square footage data for other projects recently approved within the tract, the average size for residences in the tract is 3,912 square feet, and the average size of residences along the south side of Camino Predera is approximately 3,918 square feet. The size of the proposed project's living and garage area alone is 4,889 square feet. Notably, when including porches and decks (374 square feet proposed), to be consistent with the methodology used in reviewing building permit data, the proposed project's size increases to 5,263 square feet. For the foregoing reasons, the Planning Commission finds that the project's size is substantially larger than the predominant home size within the neighborhood and is therefore not consistent with the neighborhood's character. In addition, the Planning Commission finds that the project's massing could be mitigated by increasing the front setback, thus reducing the overall height of the structure as seen from Camino Predera and/or by modifying the roof design to reduce the height of the roof peak. 2. Building Width/Setbacks: The project proposes to construct the proposed residence at the minimum side yard setbacks of 5 and 10 feet (Development Code Table 17.36.010-1). Section 17.122.020.D.2.a of the Municipal Code provides that the "design of the structure shall give consideration to the lot's size and configuration in orderto avoid the appearance of overbuilding or crowding and to minimize the blocking of views." The Planning Commission expressed concerns that the proposed project as well as the neighboring existing residence, both having been built to the minimum setbacks, would result in the appearance of overbuilding along the Camino Predera streetscape therefore establishing an adverse, precedent. As a result, the Planning Commission finds that the project is not consistent with the goals and guidelines of the City's Hillside Development Ordinance. 3. General Plan Compatibility: The Planning Commission finds that the project as proposed is also not compatible with General Plan Policy LU-2.4, which aims to "promote complementary infill development, rehabilitation, and re -use that contributes positively to the surrounding residential neighborhood areas." The proposed project does not meet the qualitative intent of General Plan Policy LU-2.4 which aims to promote development which' contributes "positively" to the surrounding residential neighborhood. This is based on the following factors: (1) as discussed above, the project is out of character with the size and massing of the existing single-family PLANNING COMMISSION RESOLUTION NO. 19-75 HDR DRC2017-00244— BARDOS CONSTRUCTION, INC. DECEMBER 11, 2019 Page 3 homes in, the neighborhood; and (2) the project's side yard setbacks contribute to the appearance of overcrowding and overbuilding on the south side of Camino Predera. In addition, the Planning Commission recognizes the comments received from neighborhood residents that the scale of development within the tract and along the south side of Camino Predera is not in character with the neighborhood's small single-family homes. Such comments were received from neighborhood residents at the Neighborhood Meeting on June 10, 2019, as well as comments received at the Design Review Committee meeting on October 22, 2019. The Planning Commission finds that the increasing growth in average house size, including the proposed project, correlates to the neighborhood concerns about maintaining the neighborhood's character and its negative impact on development,that contributes positively to the neighborhood. 3. Based.upon all of the evidence presented to this Commission during the above -referenced public hearing and upon the specific findings of facts set forth above, this Commission hereby finds and concludes as follows: a. The proposed project is inconsistent with the General Plan, specifically General Plan Policy LU-2.4. The General Plan encourages complementary infill development (General Plan Policy LU-2.4). The proposed residence is not complementary to the surrounding development as it is significantly larger than the other residences in Tract 10035. At 4,889 square feet include living and garage area, it is 977 square feet largerthan the average residence in Tract 10035 (3,912 squarefeet) and provides side yard setbacks that are not compatible with the Hillside Development Ordinance. b. The proposed use is not in accord with the objective of the Development Code and the purposes of the district in which the site is located. The project is not in accord with the objectives of Section 17.122.020 (Hillside Development) of the Development Code which states that the hillside design standards and guidelines are intended to facilitate the appropriate development of hillside areas. The proposed single-family residence is incompatible with the other single-family residences as it significantly larger (977 square feet) than the existing and approved residences in Tract 10035 and is proposed at the minimum side yard setbacks (5 and 10 feet) in conflict Hillside Design Section 17.122.020.D.2.a, which encourages increased setbacks to avoid overbuilding and crowding of structures. In addition, the project does not conform to the maximum height restriction for retaining walls in the Hillside Overlay Zone. Pursuant to Municipal Code Section 17.122.020.C.1.g., retaining walls may not exceed four feet, in height, although within the minimum required street front setback, individual retaining walls shall not exceed three feet in height. In this case, the project proposes retaining walls of up to five feet, two inches in height. By separate resolution, the Planning Commission has denied a proposed minor exception to permit the additional retaining wall height above the height limit permitting by the Development Code. Accordingly, the project does not comply with the retaining wall height limit in the Development Code. C. The proposed use is not in compliance with each of the applicable provisions of the Development Code. The project is not in accord with the Development Code as the project site is located within the Hillside Overlay District which was intended to facilitate the appropriate development of hillside areas. The project proposes to construct a single-family residence at the minimum side yard setbacks of 5 and 10 feet, in conflict with the intent of Hillside Design Section 17.122.020.D.2.a, which explicitly encourages increased setbacks to avoid overbuilding and crowding of structures, etc. The existing residence to the west is also constructed at the minimum side yard setback, increasing the appearance of overbuilding along the Camino Predera streetscape. d. The proposed use, together with the conditions applicable thereto, will be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the PLANNING COMMISSION RESOLUTION NO. 19-75 HDR DRC2017-00244— BARDOS CONSTRUCTION, INC. DECEMBER 11, 2019 Page 4 vicinity. The proposed single-family residence is not complementary to the surrounding neighborhood as it is significantlylarger than the average size residence within Tract 10035 and is constructed to the minimum setbacks, creating the appearance of overbuilding. ( 4. The Planning Department Staff has determined that the project is exempt from the requirements of the California Environmental Quality Act (CEQA) and the City's CEQA Guidelines pursuant to CEQA Guidelines Section 15061(b)(4) as a project that is rejected or disapproved. The Planning Commission has reviewed the Planning Department's determination of exemption, and based on its own independent judgment, concurs in the staffs determination of exemption. 5. Based upon the findings and conclusions set forth above, and all of the evidence in the record, this Commission hereby denies Hillside Development Review DRC2017-00244 and the project proposed by the application. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 11TH DAY OF December 2019. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA ATTEST: / // , L c Anne McIntosh, AICP, Secretary I, Anne McIntosh, AtCP, 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 at regular meeting of the Planning Commission held on'the 11th day of December 2019, by the following vote-tc-wit' AYES: COMMISSIONERS: GUGLIELMO, DOPP, OAXACA, WILLIAMS, MORALES y NOES: COMMISSIONERS: -- ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: