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Home My WebLink About2022-11-09 - SupplementalsPlanning Commission November 9, 2022 DRC2019-00850 Project:–A request for a site plan and design review of a mixed-use development comprising 311 residential units and 16,000 square feet of commercial lease area on 7.94 acres of land Entitlement:Design Review DRC2019-00850 Zoning Designation:Center 2 (CE2)(Previously Mixed Use Urban Corridor) General Plan Designation:City Center Project Overview Location Street View The existing Land Use, General Plan and Zoning Designations for the project site and adjacent properties are as follows, based on the General Plan Land Use and Zoning designation at the time that the project was deemed complete (April 27, 2022) Land Use General Plan Zoning Site Vacant City Center Mixed Use Urban Corridor (MU-UCT) District* North Commercial Center Mixed-Use City Corridor High Community Commercial (CC) District South County Court House City Center Industrial Park (IP) District* East Existing Office Building City Center Industrial Park (IP) District* West Existing Office Building City Center Industrial Park (IP) District* *Project Site Redesignated Center 2 (CE2) Zone with Zoning Map Update Background •The 7.94-acre project site is part of a larger 14-acre area that is currently developed with two 80,000-square-foot 4-story office buildings; •Prior to formal project submittal to the City,a pre-application review was submitted (June 19,2018)for the project that was reviewed by the Planning Commission on October 24,2018,March 13,2019,and June 26,2019; •The current project design is similar to that which was reviewed by the Planning Commission in June 2019; •The main focus of the changes were to access,circulation and the residential/commercial land use makeup to better align the project with the new General Plan. Site Plan Landscape Plan Proposed Intersection Detail Unit Composition UNIT SUMMARY Residential Unit Type Unit Size (SF -Net)Number of Units 1 Bedroom 660 to 887 SF 200 2 Bedroom 1,041 to 1,079 SF 105 3 Bedroom 1,285 SF 6 Total Number of Units 311 Commercial Total Area Commercial (SF)N/A 16,000 Renderings Renderings Renderings Elevations Elevations Recreational Amenities The project includes the following shared amenities: •Clubhouse with kitchen and game room; •Media lounge; •Business center; •Gym; •Yoga room; •Pool/spa with lounge seating areas and fire pit; •Pocket park with children’s play elements; •Two rooftop decks (one each on Buildings A and B)that include seating areas and fire pits. Development Code Compliance COMPLIANCE TABLE Development Standard Required Proposed Complies Density 40 DU/AC 40 DU/AC YES Building Setback – Foothill (Major)0-5’5’YES 1 Parking Setback – Foothill (Major)30’105’YES Building Setback –West Property Boundary 5’170’YES 1 Parking Setback –Haven 30’60’YES Building Setback –East Interior Boundary 5’175’ YES 1 Parking Setback –Aspen 30’55’YES Interior Rear Setback 0’10”YES Building Height 12 stories 65’YES Landscape Area 10%14.5%YES Open Space 150 sf/unit* (46,560 sf)50,359 sf YES 1 –Complies with reductions applied for Mixed Use Developments outlined in RCMC Sec. 17.36.020 Density Bonus •The applicant proposes making 5 percent of the 311 units affordable to very low- income households,which translates into providing 16 affordable units; •Rent for the designated affordable units are based on the tenants not paying greater than 30 percent of their annual income towards rent.To qualify,the target groups rent cannot exceed 50 of the Annual Medium income (AMI)of the County based on household size; •State and local Density Bonus Law affords projects that meet affordability thresholds with reduced parking requirements including the elimination of required guest parking; Comparison of Average Market Rent to Affordable Rent Number of Bedrooms 1 Bedroom 2 Bedroom 3 Bedrooms Rancho Cucamonga Average Rent $2,102 $2,265 $3,190 Affordable Rent (30% of AMI)$874 $983 $1,093 Estimated Affordable Rents State Income Limits Number of Persons in Household 1 2 3 4 5 SB County Area Median Income $87,400 Acutely Low Income $9,150 $10,500 $11,800 $13,100 $14,150 Extremely Low Income $18,500 $21,150 $23,800 $27,750 $32,470 Very Low Income $30,800 $35,200 $39,600 $44,000 $47,550 Lower Income $49,300 $56,350 $63,400 $76,050 $76,050 Median Income $61,200 $69,900 $78,650 $94,400 $94,400 Moderate Income $73,450 $83,900 $94,400 $113,300 $113,300 Source: CA HCD 2022 Density Bonus Approval •The City Council is the approving body for Density Bonus requests.A Condition of Approval for the project requires the approval of a Housing Covenant prior to the approval of building permits; •The housing covenant shall outline the number of required affordable units,the type of units (number of bedrooms),the affordability factor,the number of years that the units are required to remain affordable (minimum 55 years)and a verification regime to substantiate that the project is complying with the terms of the agreement. •By condition of approval,a housing affordability covenant shall be approved by the City Council prior to the approval of building permits. Parking Table 6 -PARKING ANALYSIS* Number of Units Square Footage Parking Ratio Required Parking Multi-family unit (one bedroom)200 N/A 1 per unit 200 Multi-family unit (two bedrooms)105 N/A 1.5 per unit 158 Multi-family unit (three bedrooms)6 N/A 1.5 per unit 9 Commercial N/A 16,000 1 per 250 SF 64 Visitor parking N/A N/A N/A N/A Total Parking Spaces Required 431 Total Parking Spaces Provided (Project Site -Parcel 2)456 Total Covered Parking Spaces 317 Total Parking Frontage Drive (Not Counted Towards Required Parking)29 Parking Surplus 25 *Based on Density Bonus chapter of the Development Code (Chapter 17.46) Total # Residential Units = 311 Development Code Parking Ratio Density Bonus Parking Ratio Required Under Development Code Required Under Density Bonus 1 bedroom –200 Units 1.5 Spaces 1 Space 300 Spaces 200 Spaces 2 bedrooms –105 Units 2 Spaces 1.5 Spaces 210 Spaces 158 Spaces 3 bedrooms –6 Units 2 Spaces 1.5 Spaces 12 Spaces 9 Spaces Guest Parking Spaces 1:3 Units N/A 104 Spaces 0 Spaces Commercial (16,000)1:250 SF 1:250 SF 64 Spaces 64 Spaces Total 690 Spaces 431 Spaces Parking Parking Management Plan •A Parking Management Plan (PMP)(LSA,October 25,2022)was submitted which provides measures to ensure adequate and convenient parking for each of the uses on the project site and the adjacent office buildings (Parcels 1,2,and 3); •These measures include implementing a parking permit program,monitoring the availability of parking in enclosed private garages,and providing and monitoring short-term parking spaces.A condition of approval is proposed by staff to ensure long-term compliance with this plan. •With the development of the project,there will be 668 total parking spaces across all three parcels,which includes 509 open parking spaces,and 159 parking spaces in garages and gated.This includes 103 parking spaces on Parcel 1,297 parking spaces on Parcel 2 (project site),and 109 parking spaces on Parcel 3. Public Art •This project is required to provide public art as outlined in Chapter 17.124 of the Development Code.Based on the number of residential units and commercial square footage for this project,the total art value required per Section 17.124.020.C.is $249,250.A condition has been included pursuant to the Development Code that requires the public art requirement to be fulfilled prior to occupancy. •The project was reviewed by the Design Review Committee (DRC –Williams, and Morales) on August 2, 2022. The Committee approved the project as presented. Design Review Committee Environmental Assessment •Project as proposed is within the density and uses was contemplated for this 7.94-acre site in the General Plan EIR, certified on December 15, 2021. •Project is consistent with all applicable General Plan policies. •A compliance memorandum was prepared demonstrating that the project is in compliance with CEQA Guidelines Section 15183(c). Additional Conditions of Approval Parking Management Plan The project shall remain in compliance with the parking management plan at all times. In the event of any observed parking violations to the parking management plan, the City reserves the right to require the preparation of off-site, on-street parking restrictions such as, but not limited to, permit parking, no parking signage, time-limit parking signage, red curb, and/ or similar parking restrictions. Traffic Signal Maintenance Prior to final occupancy, the applicant shall enter into a maintenance agreement with the City to compensate the City for its long-term maintenance of the traffic signal required to be installed under Engineering Condition No. 7.If, prior to final occupancy, the City has established a community facilities district or other financing district to finance the long-term maintenance of the required traffic signal, then the applicant may satisfy this condition by annexing the subject property into the district in lieu of a maintenance agreement. Staff Recommendation Staff recommends that the Planning Commission adopt Resolution 22-29 approving the proposed mixed-used development on the vacant parcel of land at the southeast corner of Foothill Boulevard and Haven Avenue,subject to the attached Conditions of Approval,including the new conditions of approval. •New signalized intersection on Foothill Boulevard and main drive aisle; •New one-way frontage road parallel to Foothill Boulevard; •New access drives from Foothill Boulevard adjacent to the existing office buildings: •Two vehicle/pedestrian connections to the San Bernardino County Courthouse to the south: •Sidewalk connections to Haven Avenue and Aspen Avenue; •Land use mix modified from the original 302 residential units,8 live-work units, and 5,000 square feet of commercial space to 311 residential units and 16,000 square feet of commercial lease area. Changes Based on New General Plan