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HomeMy WebLinkAbout21-27 ResolutionRESOLUTION NO. 21-27 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING VARIANCE DRC2019-00786 A REQUEST TO ALLOW A REDUCTION IN THE REQUIRED LOT DEPTH FROM 200-FOOT TO APPROXIMATELY 135 FEET FOR TWO (2) LOTS OF A PROPOSED 5-LOT SUBDIVISION IN THE VERY 'LOW (VL) RESIDENTIAL DISTRICT, WITHIN THE ETIWANDA SPECIFIC PLAN, LOCATED AT THE EAST TERMINUS OF ARAPAHO ROAD BETWEEN EAST AVENUE AND CHOCTAW PLACE; AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 0225-181-73. A. Recitals 1. W&W Land Design Consultants filed an application for the issuance of Variance DRC2017-00786 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 12th day of May 2021, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing and continued said hearing to May 26, 2021. 3. On the 26th day of May 2021, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on said application and concluded said hearing on that date. 4. 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 May 26, 2021, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The application applies to a vacant parcel located at the east terminus of Arapaho Road between East Avenue and Choctaw Place; and b. The application is related to Tentative Tract Map SUBTT20152 for the subdivision of 146,429 square feet (3.36 acres) into 5 residential lots; and C. The project site is a vacant parcel with an area of approximately 146,429 square feet (3.4 acres). The overall dimensions of the site are approximately 442 feet (east to west) by approximately 331 feet (north to south); and Exhibit B PLANNING COMMISSION RESOLUTION NO. 21-27 VARIANCE DRC2019-00786 — W&W LAND DESIGN CONSULTANTS May 26, 2021 Page 2 d. The existing land uses on, and General Plan land use and zoning designations for, the project site and the surrounding properties (relative to the above -noted parcels) are as follows: Land Use General Plan Zoning Site Vacant Very Low Very Low L Residential District* North Single -Family Residences Very Low Very'Low VL Residential District* South Single -Family Residences Very Low Very Low VL 'Residential District* East Single -Family Residence/ Frontier Switching Station Very Low Very Low (VL) Residential District* West Single -Family Residences Very Low Very Low VL Residential District* 'Etiwanda Specific Plan .1 to 2 Units Per Acre and Equestrian Overlay e. The applicant is requesting a Variance to allow a reduced lot depth for Lots 1 and 5 (the subject lots) of the proposed 5-lot subdivision; and f. Per Figure 5-2 of the Etiwanda Specific Plan, the required minimum lot depth for residential lots within the Very Low (VL) Residential District is 200 feet; and g. The proposed lot depth of the subject lots will be approximately 135 feet; and h. The proposed lot width of the subject lots will be approximately 190 feet, while the lot area of the two lots will be 25,732 square feet(Lot 1) and 23,615 square feet (Lot 5). 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. The proposed residential subdivision is an in -fill project with limited reasonable lot configuration options. The overall north to south dimension of the project site is approximately 331 feet. The project site is bound on all sides by existing development. Therefore, there is no opportunity to acquire additional land, specifically to the north or the south, which would allow Lots 1 and 5 tobe greater in depth. Reducing the number of lots to allow for greater lot size is not reasonable as most of the proposed lots are already significantly larger than the minimum required for this development district; and 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. The project site is located at the east terminus of Arapaho Road approximately 200 feet east of the intersection of that street with Choctaw Place. The project site is bound to the north, south, and west by existing residential development and associated improvements. The extension of Arapaho Road will generally bisect the project site. Alternate alignments of the proposed extension such as shifting it further south or north are not possible because of the limits imposed by technical standards for street design including minimum dimensions for street width, curve radii, and cul-de-sacs. The project site was part of a larger parcel that was partially developed with a telephone switching facility on the east side. In May 2006, the larger parcel was subdivided into two (2)parcels. The part of the property that was developed with PLANNING COMMISSION RESOLUTION NO. 21-27 VARIANCE DRC2019-00786 — W&W LAND DESIGN CONSULTANTS May 26, 2021 Page 3 the telephone switching facility became a separate parcel, while the,larger, undeveloped part of the property was sold to the current owner (the applicant). As the telephone facility occupies the entire smaller parcel„ it was not possible at the time of the subdivision, nor is it possible now, to consider the option of a street connecting the project site with East Avenue that, in turn, could have provided the applicant the opportunity to propose an alternate subdivision design; and 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. The overall dimensions of the project site are approximately 442 feet (east to west) by approximately 331 feet (north to south). Requiring that all lots be 200 feet in depth would necessitate are -design of the subdivision. This would cause a different set of challenges. All lots must have public street access and the extension of Arapaho Road will bean eastto west direction. In order for the depth of each lot to be 200 feet, the long axis of all lots, i.e. the,axis along where the lot depth is measured, also would have to be in an east to west direction. The only way to reasonably accomplish this would' be to eliminate one of the lots. However, the result would be excessively large lots relative to the existing properties in the neighborhood and the development district ingeneral. Furthermore, the orientation of the long axis would not match the long axis of the other properties within the existing residential development to the west that have primary frontage. along Arapaho Road. This will affect the location of, or preclude altogether, improvements such as room additions and accessory structures as the setbacks would be•oriented differently as well; and 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. The principal' purpose of the minimum lot depth standard is to allow horse keeping, while still maintaining a minimum separation of 70 feet between horse corrals (or similar equestrian facilities) and -dwellings on neighboring properties per Section 17.08.030(E)(2)(b) of the Development Code. The reduction in the depth of the subject lots from 200 feet to 135 feet will not be in conflict with this requirement as it will be offset by the width of each lot. Each lot will be an average of approximately 175 feet wide; the minimum lot width in this development district is 90 feet. The applicant has demonstrated on the plans that horse corrals can be plotted such that they are 70 feet from the residence on the adjacent lot. Lots 1and 5 will be 25,732 and 23,615'square foot in area, respectively, which will exceed the minimum lot area of 20,000 square feet applicable to the development district of the site; and 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. The reduced depth of the subject lots will not affect the neighboring properties and/or property owners. Practical differences in the physical attributes/characteristics between the lots in the surrounding area and the subject lots will be limited. Separation between structures and common property lines will be consistent with existing residential development within this development district. The overall area of Lots 1 and 5 will be 25,732 and 23,615 square feet, respectively, similar to the lot areas of the neighboring properties to the west at 13186 Arapaho Road and at 6323 Choctaw Place are 22,165 and 21,162 square feet, respectively. 4. Based upon the facts and information contained in the proposed Mitigated Negative Declaration, togetherwith all written and, oral reports included forthe 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 adoptsa Mitigated Negative Declaration and Monitoring Program attached hereto, and incorporated herein by .this reference, based upon the PLANNING COMMISSION RESOLUTION NO. 21-27 VARIANCE DRC2019-00786 — W&W LAND DESIGN CONSULTANTS May 26, 2021 Page 4 findings as follows: a. Pursuant to the California Environmental Quality Act ("CEQA"),, an Initial Study of the potential environmental effects of the project was prepared by Blodgett Baylosis Env. Planning and was peer -reviewed by The Altum Group, a consultant contracted by the City to review the report. Based on the findings contained in that Initial Study, it was 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. The mitigation measures that the applicant will be required to comply with will reduce potential project environmental impacts. 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. 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 adopts the Mitigated Negative Declaration. 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 adopts the Mitigation Monitoring Program for the project. d. The custodian of records for the Initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program and all other materials which constitute the record of proceedings upon which the Planning Commission's decision 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) 774-4330. 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 Standard Conditions, 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 26TH DAY OF MAY 2021 PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: ��z -ezL Tony ugiielmo, Chairman PLANNING COMMISSION RESOLUTION NO. 21-27 VARIANCE DRC2019-00786 — W&W LAND DESIGN CONSULTANTS May 26, 2021 Page 5 ATTEST: GytU Lfne u 11"L—' Anne McIntosh, AICP, S�cretq� [,Anne McIntosh, AICP, Secretary, oft ,ty 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 26th day of May 2021 by the following vote -to -wit: AYES: COMMISSIONERS: GUGLIELMO, OAXACA, DOPP, MORALES, WILLIAMS NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: