HomeMy WebLinkAbout2008/03/12 - Agenda Packet - Planning Commissionl
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THE CITY OF RANCHO CUCAMONGA
PLANNING COMMISSION
AGENDA„
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CUCAMONGA MARCH 12, 2008 - 7:00 PM
Rancho Cucamonga Civic Center
Council Chambers
10500 Civic Center Drive
Rancho Cucamonga, California
I. CALL"TO ORDER'
Roll Call
Chairman Stewart_ Vice Chairman Fletcher
Munoz_ Howdyshell _ Wimberly
IL ANNOUNCEMENTS;'."; ''
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' 'IIL APPROVAL OF MINUTES `
February 27, 2008
IV: , NEW BUSINESS, : ~ ~ ' ,` `:
V. DIRECTOR'S REPORTS .
A. DRC2008-00075-TRAIL PRIORITIES ANNUAL REVIEW FOR 2008-2009
BUDGET YEAR
B. CONSIDERATION TO INITIATE ETIWANDA SPECIFIC PLAN TEXT
AMENDMENT DRC2007-00935 -CHARLES JOSEPH ASSOCIATES - A
request to amend Section 5.24.300 (Open Space Districts) of Chapter 5 of
Part II of the Etiwanda Specific Plan to add recreational vehicle storage
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_ PLANNING COMMISSION AGENDA
MARCH 12, 2008
12ANCxo
CUCAMONGA
facilities as a Conditionally Permitted Use in the Open Space District.
Related Files: Conditional Use Permit DRC2003-00048.
C. USE DETERMINATION DRC2008-00179 - LEGG MASON REAL ESTATE
INVESTORS, INC. - A request to determine if a proposed "Fresh & Easy"
market should be permitted under the "Specialty Food Store" land use
category within the Specialty Commercial District of the Foothill Boulevard
Specific Plan (Subarea 2).
VI. ~•'PUBLICCOMMENTS:. • .
This is the time and place for the general public to address the commission. Items to be
discussed here are those that do not already appear on this agenda.
VII. COMMISSION BUSINESS/COMMENTS'~~::: =':'. >; `~;
VIII. ADJOURNMENT
The Planning Commission has adopted Administrative Regulations that set an 11:00 p.m.
adjournment time. If items go beyond that time, they shall be heard only with the consent
of the Commission.
THE PLANNING COMMISSION WILL ADJOURN TO A WORKSHOP TO DISCUSS
PRE-APPLICATION REVIEW - ORC2007-00733 - NASSEF ESKANDER
1, Lois J. Schrader, Planning Commission Secretary of the City of Rancho Cucamonga,
or my designee, hereby certify that a true, accurate copy of the foregoing agenda was
posted on March 6, 2008, at least 72 hours prior to the meeting per Government Code
Section 54964.2 at 10500 Civic Center Drive, Rancho Cucamonga.
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If you need special assistance or accommodations to participate in this meeting,
please contact the Planning Department at (909) 477-2750. Notification of 48
hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility. Listening devices are available for the hearing impaired.
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PLANNING COMMISSION AGENDA
MARCH 12, 2008
RANCHO
CUCAMONGA
INFORMATION FOR THE PUBLIC
TO ADDRESS THE PLANNING COMMISSION
The Planning Commission encourages free expression of all points of view. To allow all
persons to speak, given the length of the agenda, please keep your remarks brief. If
others have already expressed your position, you may simply indicate that you agree with
a previous speaker. If appropriate, a spokesperson may present the views of your entire
group. To encourage all views and promote courtesy to others, the audience should
refrain from clapping, booing or shouts of approval or disagreement from the audience.
The public may address the Planning Commission on any agenda item. To address the
Planning Commission, please come forward to the podium located at the center of the
staff table. State your name for the record and speak into the microphone. After
speaking, please sign in on the clipboard located next to the speaker's podium. It is
important to list your name, address and the agenda item letter your comments refer to.
Comments are generally limited to 5 minutes per individual.
If you wish to speak concerning an item not on the agenda, you may do sounder "Public
Comments." There is opportunity to speak under this section prior to the end of the
agenda.
Any handouts for the Planning Commission should be given to the Planning Commission
Secretary for distribution to the Commissioners.
All requests for items to be placed on a Planning Commission agenda must be in writing.
The deadline for submitting these items is 6:00 p.m. Tuesday, one week prior to the
meeting. The Planning Commission Secretary receives all such items.
AVAILABILITY OF STAFF REPORTS
Copies of the staff reports or other documentation to each agenda item are on file in the
offices of the Planning Department, City Hall, located at 10500 Civic Center Drive,
Rancho Cucamonga, California 91730. These documents are available for public
inspections during regular business hours, Monday through Thursday, 7:00 a.m. to 6:D0
p.m., except for legal City holidays.
APPEALS
Any interested party who disagrees with the City Planning Commission decision may
appeal the Commission's decision to the City Council within 10 calendar days. Any
appeal filed must be directed to the City Clerk's Office and must be accompanied by a
fee of $2,039 for maps and $2,141 for all other decisions of the Commission. (Fees are
established and governed by the City Council).
Please turn off all cellular phones and pagers while the meeting is in session. '
Copies of the Planning Commission agendas and minutes can be found at
http:llwww.ci.rancho-cucamonga.ca us
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VICINITY MAP ~
Planning Commission
March 12, 2008
Q
~ Meeting Location: N
City Hall
10500 Civic Center Drive •
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Staff Report
DATE: March 12, 2008
TO: Planning Commission
FROM: James R. Troyer AICP, Planning Director
BY: Larry Henderson AICP, Principal Planner/Trails Coordinator
SUBJECT: DRC2008-00075 -TRAIL PRIORITIES ANNUAL REVIEW
ANALYSIS
The City's Trails Implementation Plan adopted in 1991 sets forth trail improvement priorities
which are to be reviewed each year to adjust priorities based upon urgency, availability of
funding, and revised cost estimates. The Alta Loma Riding Club (ALRC) has proposed a list of
Community Hiking and Riding trail projects to be given funding priority that are contained in the
• attached letter dated January 24, 2008 (Exhibit A). This year the City should complete
Archibald Avenue Trail Improvements from Banyan Street to Wilson Avenue and possibly the
Banyan Street Trail from Archibald Avenue to Amethyst Avenue.
The locations indicated by the ALRC would provide important linkages by "filling gaps" in the
existing trail network. See Exhibit A for locations and descriptions.
TRAILS ADVISORY COMMITTEE ACTION:
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The Trails Advisory Committee (TAC) met on February 13, 2008, and considered a five year
Trail Priority recommendation by the City Engineering Department attached as Exhibit B. The
Engineering Department proposal would establish greater continuity with the existing Trail
Improvements and is designed to be more easily implemented than some of the ALRC
proposals; therefore, was supported by the ALRC Representative and the attending members of
the TAC. It should be noted there is considerable overlap of the two proposals.
PARKS AND RECREATION COMMISSION ACTION:
The Park and Recreation Commission met on February 21, 2008, affirming the TAC's
recommendation and forwarded by minute action to the Planning Commission.
FUNDING: Trail projects are generally funded as Capital Improvement Projects.
ITEM A
PLANNING COMMISSION STAFF REPORT
DRC2008-00075 -TRAIL PRIORITIES ANNUAL REVIEW
March 12, 2008
Page 2
RECOMMENDATION: Staff, the Trails Advisory Committee, and the Park and Recreation
Commission recommend approval of the proposed priorities as outlined in Exhibit B. The
recommendation of the Planning Commission will be forwarded to the City Engineer for
consideration in the City Budget by the City Council.
Respectfully submitted, 1,~"~
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Jamds' R. Tro er, AICP
Y
Planning Director
JRT/LH:ge
Attachments: Exhibit A - ALRC Recommendations dated January 24, 2008
Exhibit B -City Engineering Department Staff Report dated February 13, 2008.
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~~ ALTA LOMA RIDING CLUB
• PO Box 8116
Alta Loma CA 91701
January 24, 2008
City of Rancho Cucamonga
Attn: Aluzri, Mahdi -Deputy City Manager/Comm. Devel. (Acting City Engineer)
10500 Civic Center Dr.
Rancho Cucamonga, Ca 91730
To Whom It May Concern:
The ALRC Board has reviewed our trail improvement list submitted last year, and made
updates. Some of the important factors we consider when evaluating trails that need
improvement aze level of use, safety and the proximity to completed trail sections. The
sections noted towazds the top of the list are those that have been of longest concern to
the ALRC. Those listed later aze those that have been of more recent concern.
• 1. Beryl St., North of Banyan, up to Wilson -This trail starts on the east side of
Beryl, at Wilson, and proceeds south on the completed trail in the Concordia
Development homes. There is a gap of about 200 feet across the front yazds of 2
existing homes at the terminus of the existing trail. A small retaining or crib wall
may be needed. We have identified this as our first priority due to the extreme
safety and risk factors at this location. The Trail continues south on the east side
of Beryl is slightly elevated and has a flood wall, of one to two feet in height, next
to the street curb. Horses aze often spooked by dogs and activities in the yards
adjacent to this trail. This poses an extreme risk to the riders, horses and
oncoming traffic. Removal of rocks and the addition of decomposed granite
would also increase the safety of the footing in these azeas.
2. Sapphire, from 5708 Sapphire continuing north to Hillside, and a short
Section from 1 lot south of Whirlaway to 3 lots north of La Senda -This
Trail neaz Jennet runs on the west side of the street, It is another high use azea.
This trail azea is very unsafe and poses a high risk factor for riders as they are
forced to ride on the concrete sidewalk or in the street neaz to south-bound
traffic. Either way, they risk slipping and/or falling. We also note that a bike
lane has been added south-bound on Sapphire, between Jennet and Hillside,
this poses another risk factor to those riding in the street.
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EXHIBIT ~4 A_3
ALTA LOMA RIDING CLUB
3. Banyan, between Carnelian and Archibald -This incomplete trail runs on the •
north side of Banyan. At the present, it is unimproved, leaving riders to ride in
the street with traffic: This is a significant risk due to the amount and speed of _
traffic in this azea, and the potential for horses to slip on the pavement. A
continuing concern is that a delay in making this particulaz improvement may
increase the problems of future implementation due to changes made by
homeowners, within the trail easement. We would note that this area is subject to
more homeowner improvements as the trail easement is at the front of the
properties. If delays are expected, we would recommend that lesser funding be
used to educate/remind the residents that the easement exists, in order to deter
further homeowner improvements and hopefully to lessen the future cost of trail
improvements for this azea.
4. Banyan, between Sapphire and Carnelian -This incomplete trail runs on
the north side of Banyan. At the present, it is unimproved, leaving riders to
ride in the street with traffic. This is a significant risk due to the amount and
speed of traffic in this area, and the potential for horses to slip on the
pavement. A continuing concern is that a delay in making this particulaz
improvement may increase the problems of future impiementation due to
changes made by homeowners, within the public right of way. We would note
that this area is subject to more homeowner improvements as the trail location is
in the public parkway of the street right of way in the front or side yard (if a •
corner lot) of the proper[ies. If delays are expected, we would recommend
that lesser funding be used to educate/remind the residents that the easement
exists, in order to deter further homeowner improvements and hopefully to
lessen the future cost of trail improvements for this area.
5. Archibald, (west side) from Hidden Farm to the trail north of Norbrook
and from the trail south of Norbrook to Hillside -The street is quite steep
in this area and increases the chances of horses slipping and horses currently
have to ride in the street at these locations.
5. Almond, (south side) from Sapphire to Carnelian - This area may be fairly
easy to improve as the azea is fairly clean. PVC fencing would benefit the safety
of the trail and beautify it as well.
6. Wilson (south side) from Hellman to the £rst trail east of Zapata -This area
is somewhat of a safety concern for two reasons. First, traffic travels at a fast
pace here. Second, the street is fairly narrow, so horses are quite close to traffic
when on the trail azea. PVC fencing would improve the safety factor by
providing a barrier between horses and the traffic.
7. Carnelian (west side) from Wilson to Banyan -Traffic travels quite fast on
this street, so improving the trail would increase the trail safety greatly. •
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ALTA LOMA RIDING CLUB
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8. Hillside (south side) Froui Amethyst to the first trail east of Eastwood -This
part of Hillside will have more emergency traffic when Fire Station # 177 is built.
Horses currently have to ride in the street in this azea. This trail will be greatly
needed for safe equestrian passage after the fire station is built.
Trail connections are being made often on the east end of Rancho Cucamonga, as
developments are built with trail connections. The west. end of the City lacks these
connections as most of this area was built before the City was incorporated. They are an
important part of the heritage of the community, add to the value of neighboring
properties and provide safe recreational opportunities for pedestrians and equestrians.
As always, the Alta Loma Riding Club greatly appreciates the City's dedication to the
continued improvements of these trails. If you have any questions please call me at (909)
945-3159.
Sincerely,
r~
LJ
Carol Douglass
ALRC City Liaison
cc: City Council
Larry Henderson, Principal Planner (Trails Coordinator)
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STAFF REPORT
• ENGINEERING DEPARTMENT
Date: February 13, 2008
To: Trails Advisory Committee Members
From: Mahdi Alurzi, Deputy City Manager/Community Development
By: Jerry A. Dyer, Senior Civil Engineer
Subject: TRAIL PRIORITIES ANNUAL REVIEW
RECOMMENDATION
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RANCHO
C,UCAMONGA
It is recdmmended that the Trails Advisory Committee approve the trail priorities for Fiscal
Year 2008/2009 through 2012/2013.
BACKGROUND/ANALYSIS
The following trails are budgeted and will either be completed or start construction this
fiscal year:
• FY 2007/2008 -Current
The following trails are proposed for the upcoming fiscal years:
1. Archibald Avenue, Banyan St north to Wilson Ave -Trail on the west side.
Construction substantial complete in January 2008 pending City Council
acceptance.
2. Banyan Street, Amethyst St to Archibald Ave -Trail on the north side. Improvement
plans are 95% complete, with approval to advertise for bid at the February 20, 2008
City Council Meeting. Construction is anticipated to start in May.
3. Pacific Electric Trail Phase V, east of Etiwanda Ave to East City Limit -Completion
of trail along the old SPRR easement. Construction Summer 2008.
FY 2008/2009
4. Banyan Street, Hellman Ave to Amethyst St -Trail on the south side and
continuation of Trail No. 2 above. Design Summer 2008 with construction early
2009. Note, homes front on the north side of the street making the placement of the
trail extremely difficult and costly. Suggest placing the trail on the south side after
removing the existing sidewalk.
5. Pacific Electric Trail Phase IVb, Cucamonga Creek Channel to Amethyst St. -
Continuation of the trail in the westerly limits of the City along- the old SPRR
easement. Construction Summer 2009.
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EXHIBIT B
A-6
TRAILS ADVERSORY COMMITTEE STAFF REPORT PAGE 2
RE: APPROVE THE TRAIL PRIORITIES FOR FISCAL YEAR 20082009 THROUGH 2O12~ZO13
FEBRUARY 13, ?008 •
6. Wilson Avenue, Carnelian to existing trail west of Buckthorn -Trail on the north side
after removal of the existing sidewalk. Construction in 2009. Also, plan to landscape
the south side parkway as well.
FY 2009/2010
7: Beryl Street, north of Banyan St up to Wilson Ave -Trail on the east side. Trail to
follow the construction of the Beryl St storm drain currently out to bid with
construction anticipated to start Spring 2008 and last until Fall. We anticipate
construction of this trail late 2009 or early 2010. The trail would link to Trail No. 8
and 9 listed below.
FY 2010/2011
8. Banyan Street, Beryl St to Hellman Ave -Trail on the north side and continuation of
Trail No. 4 and linking to Trail No. 7 listed above.
FY 2011 /2012
9. Banyan Street, Carnelian St to Beryl St -Trail on the north side and continuation of
Trail No. 8 and linking. to Trail No. 7 listed above. Note, the North West corner is
undeveloped and therefore would not be a part. That portion of the trail would be
constructed upon development.
FY 2012/2013 •
10. Carnelian Street, Banyan St to Wilson Ave -Trail on the west side and continuation
of Trail No. 9 above and linking to Trail No. 6 above at Wilson Ave.
All of the above is dependent on available funding.
Deputy~City Manager/Community Development
Attachment
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T H E C I T Y O F
RANCry.Ow. CUCAhtONGA
Staff Report
DATE: March 12, 2008
TO: Chairman and Members of the Planning Commission
FROM: James R. Troyer, AICP, Planning Director
BY: Donald Granger, Associate Planner
SUBJECT: CONSIDERATION TO INITIATE ETIWANDA SPECIFIC PLAN TEXT
AMENDMENT DRC2007-00935 -CHARLES JOSEPH ASSOCIATES - A request
to amend Section 5.24.300 (Open Space Districts) of Chapter 5 of Part II of the
Etiwanda Specific Plan to add .recreational vehicle storage facilities as a
• Conditionally Permitted Use in the Open Space District. Related Files:
Conditional Use Permit DRC2003-00048.
BACKGROUND: On April 14, 2004, the Planning Commission approved Conditional Use
Permit DRC2003-00048, a master plan for atwo-phase development of a recreational and boat
storage facility on 2 parcels of land totaling approximately 13.47 acres, located on the west side
of the intersection of the I-210 and I-15 Freeways, north of Victoria Street (Exhibit E). At the
time the Planning Commission approved DRC2003-00048, the entitlement was specifically
limited to approval of Phase I, with only Phase II being indicated as a conceptual layout for
future development of the site. Phase I is approximately 9.87 acres in size. The staff report
containing the language stating that Phase II would require a separate Conditional Use Permit
application and consideration is attached (Exhibit B).
In conjunction with DRC2003-00048, a text amendment to the Etiwanda Specific Plan
(DRC2003-00047) was also approved that included a resolution recommending approval of
recreational vehicle and boat storage facilities within the Low Residential District, subject to the
approval of a Conditional Use Permit, if a site was not adjacent to single-family or
multiple-family residences, and if the site was adjacent to both the I-210 and I-15 Freeways.
The text amendment was subsequently approved by the City Council on May 19, 2004.
Over the past couple of months, Planning staff has been working with Charles Joseph
Associates on a Conditional Use Permit application that will complete Phase II of the master
plan (Exhibit E), the undeveloped 3.6 acre parcel.
ANALYSIS: Since the Planning Commission approval of DRC2003-00048 was limited to
• approval of Phase I, the applicant is proposing to submit a new Conditional Use Permit request
to develop Phase II. However, before Phase II can proceed, it is necessary to determine the
ITEM B
PLANNING COMMISSION STAFF REPORT
DRC2007-00935 -CHARLES JOSEPH ASSOCIATES
March 12, 2007
Page 2
most appropriate means for entitling the project given the existing land use designation and
previous Planning Commission direction related to the project. At the time of approval of
Phase I, the parcel was located in the Low Residential District, and Phase II was located in the
Open Space District. As discussed above, the text amendment that was approved in 2004 is
only applicable to the Low Residential District.
Thus, there are two options that could be initiated that would appropriately entitle Phase' II of the
master plan under the present land use designation of Open Space. The two options are as
follows:
Option 1 -General Plan and Etiwanda Specific Plan Land Use Amendments: The applicant
could propose a General Plan Amendment (GPA) and an Etiwanda Specific Plan Amendment
(ESPA) to amend the land use designation from Open Space to Low Residential, in conjunction.
with a Conditional Use Permit application. With this option comes the possibility that should the
land use change be completed and the recreational storage facility not be constructed, the
3.6-acre parcel will remain residentially zoned. Given the immediate proximity of the parcel to
the I-210 and I-15 Freeways, Planning Department staff would not support a residential land use
designation.at this location. Accordingly, staff sees this option as being problematic.
•
Option 2 -Etiwanda Specific Plan Text Amendment: The second option is to process an
Etiwanda Specific Plan (ESP) Text Amendment to allow recreational and boat storage subject to
a Conditional Use Permit within the Open Space District. Under this scenario, if the project is •
not constructed, the land use will remain Open Space and the possibility of residential
development is precluded. Staff would also recommend including a footnote to the final draft of
the Etiwanda Specific Plan Text Amendment that would read as follows:
Recreational Vehicle and Boat Storage is a Conditionally Permitted Use,
subject to being located on the east side of the Etiwanda and San
Sevaine Flood Control Channel and adjacent to eastbound I-210 and I-15
Freeway Interchange.
The addition of the footnote would preclude development of recreational storage facilities in
other Open Space Districts that are not suitable sites for recreational storage facilities. With the
text amendment and corresponding footnote, both the logical completion of the project would be
permitted subject to a Conditional Use Permit, and the potential residential development
scenario that could result from a GPA and ESPA would be avoided.
Of the two options, staff believes that Option 2 is the better choice since in the long term it will
prevent a residential land use designation in a location that is not otherwise suitable for
residential development given its immediate proximity to both freeways. Should the Planning
Commission direct staff to initiate Option 2, the project will require the review and approval of
the ESP Text Amendment by the Planning Commission with final consideration and action by
the City Council. Initiating the Specific Plan Text Amendment would allow staff to begin a
thorough analysis and notify property owners of a public hearing to consider the amendment.
Public hearings at both the Planning Commission and City Council will be required. Initiation
does not presuppose an approval action. •
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PLANNING COMMISSION STAFF REPORT
DRC2007-00935 -CHARLES JOSEPH ASSOCIATES
• March 12, 2007
Page 3
RECOMMENDATION: Staff recommends that the Planning Commission discuss the proposed
request, and through minute action, direct staff. .to initiate Etiwanda Specific Plan Text
Amendment DRC2007-00935 as outlined in Option 2.
Respectfully submitted,
~~ ~ , ~~~
Ja R. Troyer, AICP
Planning Director
JT:DG\ma
Attachments: Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
Exhibit F
Exhibit G
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Letter of Request from Applicant dated November 14, 2007
Planning Commission Staff Report dated April 14, 2004, without
Attachments
Section 5.24.300 of the Etiwanda Specific Plan
Etiwanda Specific Plan Land Use Map
Site Plan for Conditional Use Permit DRC2003-00048
Landscape Plan for Conditional Use Permit DRC2003-00048
Aerial photograph
B-3
Charles Joseph Associates
PUBLIC/PRIVATE SECTOR MANAGEMENT SERVICES
•
November 14, 2007
City of Rancho Cucamonga
Rancho Cucamonga, CA 91730
Re: 210/15 Freeway Storage Facility
This subject property is located at the 210/15 Freeway ramp transitions (see
attached exhibit and is currently zoned Open space. This is an ideal location for
self storage type of use and will have little or no impact on the neighboring
residents as most traffic generated will have the advantage of being directly
adjacent to the freeway. There is currently the first phase of this project preparing
for construction and this portion of the property will facility Phase 2 of the project
as part of the previously reviewed and approved Master Plan for this property.
The development code amendment previously approved by the City of Rancho
Cucamonga provides for Self Storage projects that abut freeways in order to
provide for a buffer from single family residential. The proposed Amendment will
provide for the ability for the phase 2 project to be completed with a Conditional
use permit and provide the community with the assurance that the subject
property will not be developed as commercial.
• We appreciate your continuing professional courtesy and assistance with this
matter on behalf of our clients and have provided the attached exhibit
documentation per the General Plan checklist and will be following up shortly
-with the Conditional Use permit application and related specific plan amendment
to facilitate the proposed project. Please feel free to contact me at your earliest
opportunity should you have any questions or need of additional information
concerning this matter.
Sinceref~~
((((((}}}}}} a~~
Charlie Buquet
Charles Joseph Associates
• Mice 909.481.1822 888.240.1822 Fax 909.481.1824
EXHIBIT - A ~ 1068] Foothill Blvd., Suite 393 • Rancho Cucamonga, CA • 91730
A CALIF'OIiNL1 CORPORATION
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T H E C] T Y O E
Rn~cno Cucnrton~cn
Stiff Report
DATE April 14, 2004
TO: Chairman and Members of the Planning Commission
FROM: Brad Buller, City Planner
BY: Douglas Fenn, Associate Planner, MPA
SUBJECT: ENVIRONMENTAL ASSESSMENT AND ETIWANDA SPECIFIC PLAN
AMENDMENT DRC2003-00047 CHARLES JOSEPH ASSOCIATES - A request to
amend the Etiwanda Specific Plan to allow RV storage for the southwest parcel on
9.87 acres of land in the Low Residential District (2-4 dwelling units per acre),
located at the southwest corner of the 210 and I-15 freeway interchange -
APN: 0228-011-31.
ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT.DRC2003- •
00048 -CHARLES JOSEPH ASSOCIATES - A request to master plan and
develop a RV storage facility on 9.87 acres of land in the Low Residential District
(2-4 dwelling units per acre), located at the southwest corner of the 210 and I-15
freeway interchange - APN: 0228-011-31.
PROJECT AND SITE DESCRIPTION:
A. Surrounding Land Use and Zoning:
North - 210 Interchange; 210 Freeway
South - Vacant land, Low Residential (2-4 dwelling units per acre).
East - I-15 Interchange, I-15 Interchange.
West - Etiwanda Creek/San Sevaine Flood Control Channel; Open Space
General Plan Designations:
Project Site - Low Residential
North - 2101nterchange
South - Low Residential ,
East - I-151nterchange
West - Flood Control/Utility Corridor
C. Site Characteristics: This "landlocked" vacant parcel has no mature trees on the site.
The site has a gentle north to south fall of 28 feet. The 210 and the I-15 freeway
interchange border the site to the north and. east. To the south is vacant land and to the •
west is the Etiwanda Creek/San Sevaine Flood Control Channel.
EXHIBIT - B
B-5
' PLANNING COMMISSION STAFF REPORT
DRC2003-00047 & DRC2003-00048 -CHARLES JOSEPH ASSOCIATES
April 14, 2004
• Page 2
D. Parking: There are three parking spaces for clients and the manager caretaker complex.
In addition are five RV and boat spaces that will used as temporary spaces while the
clients negotiate for onsite storage space.
ANALYSIS:
A. Etiwanda Specific Plan Amendment: In conjunction with the development proposal, the
applicant is requesting the Etiwanda Specific Plan be amended to allow Recreational
and Vehicle (RV) and boat storage at the proposed location. This amendment would
only be in the Low (L) Residential District subject to a Conditional Use Permit and
special development criteria.
Because the applicant's proposed project is bordered by two major freeway systems,
and not directly adjacent to residential uses, staff agrees with the applicant's request.
This location would be better suited for RV and boat storage in comparison to single-
family and multi-family residences, which would be adjacent to the freeways. It is very
dubious that staff would receive any noise complaints caused by the proposed project.
Staff recommends that the' language in the Etiwanda Specific Plan be amended as follows:
Part ll Chapter 5, 5.22 RESIDENTIAL DISTRICTS:
• Add in the "L" District .202 Other Uses Table. that "Recreational Vehicle (RV) and Boat
Storage"is a conditionally permitted use with the following footnote:.
"Recreational Vehicle (RV) and Boat Storage is permitted subject to not being adjacent to single-
family ormultiple-family residences. and must be adjacent to both the 210 and 1-15 freeways."
GENERAL:
The project only includes approval of Phase I (see Exhibit "A"). Phase 2, located south of the
project site, is a master plan concept for future development and will require a separate
Conditional Use Permit application and approval. The project, a recreational vehicle and boat
storage facility, contains 165 covered storage spaces, 278 open spaces, a 1,200 square foot
office and caretaker residence, and a 1,800 square foot detail area for recreational vehicles and
boats.
Access to the landlocked site will be from Victoria Avenue, just west of the I-15 Freeway, along.
a San Bernardino County flood control service road..
A. Design Review Committee: The Design Review Committee reviewed the site, building
elevations, materials, and conceptual landscaping on July 15, 2003, and January 20,
and February 17, 2004. At the last design review meeting, the Committee (McPhail,
Stewart, Fong) recommended approval subject to design recommendations. A condition
of approval incorporating the Committee's .recommendations has been included in the
proposed Resolution of Approval.
u
B-6
PLANNING COMMISSION STAFF REPORT
DRC2003-00047 & DRC2003-00048 -CHARLES JOSEPH ASSOCIATES
April 14, 2004
Page 3
B. Grading Review Committee: The Grading Committee reviewed the project on July 15,
2003. The Committee recommended approval. A condition of approval incorporating
the Committee's recommendation has been included in the Resolutions of Approval.
C. Technical Review Committee: The Technical Review Committees reviewed the project
on July 15, 2003, and recommended approval subject to the standard conditions
outlined in the Resolutions of Approval.
D. Environmental Assessment: The applicant completed Part I of the Initial Study and staff
completed Part II and the Environmental Checklist. It was determined that the project
could have significant adverse environmental impacts to short-term air and water quality
during construction from grading, equipment exhaust, erosion, and water runoff.
Mitigation measures will be required to reduce impacts to short-term air and water
quality. The mitigation measures will reduce these impacts to a less than significant
level. If the Commission concurs, then issuance of a Mitigated Negative Declaration
would be in order.
CORRESPONDENCE: This item was advertised as a public hearing in the Inland Valley Daily
Bulletin newspaper, the property was posted, and notices were mailed to all property owners
within a 300-foot radius of the project site.
•
RECOMMENDATION: Staff recommends that the Planning Commission recommend approval •
of Etiwanda Specific Plan Amendment DRC2003-00047 and that it be forwarded to the City
Council for final action. Staff also recommends that the Planning Commission approve
Conditional Use Permit DRC2003-00048 by adoption of the attached Resolutions of Approval
with Conditions and issuance of a Mitigated Negative Declaration of environmental impacts.
Respectfully submitted,
~-
,.Brad II
City PI nner
BB:DF:Is
Attachments: Exhibit "A" - Site Plan
Exhibit "B" - Building Elevations and Floor Plans
Exhibit "C" - Landscape Plan
Exhibit "D" - Design Review Comments
Exhibit "E" - Applicant's Amendment Justification Letter
Exhibit "F" - Initial Study
Draft Resolution of Approval for Etiwanda Specific Plan Amendment
DRC2003-00047
Draft Resolution of Approval for Conditional Use Permit DRC2003-00048
•
B-7
Etiwanda Snecirc Plan Part II Chapter .i
• (c) All parking areas and lighting shall be carefully buffered from adjacent
residential uses.
524 OPEN SPACE DISTRICTS
100 Establishment of District
In order to carry out the objectives of the General Plan and of Chapter 3, an Open Space
(OS) District is established.
.200 Prohibited and Permitted Uses
No use shall be permitted in the OS District except as specified below:
.201 Flood Control channels, levees, spreading grounds and basins, roads, bridges,
diversion drains, and utility installations including high voltage transmission lines and
similar facilities.
.202 Field crops, orchards, tree farms, truck gardening, berry and bush crops, flower
gardening, wildlife preserves, and similar open or agricultural uses.
.203 Other uses or enterprises similar to the above and approved by the Planning
Commission.
.300 Conditional Uses
The following uses may be permitted subject to the granting of a Conditional Use Permit.
.301 Recreation areas, parks, playgrounds, fishing lakes, golf courses, polo fields, and
golf driving ranges.
.302 Wholesale and retail nurseries.
.303 Similar uses involving the open use of land without substantial structures or
improvements.
5.25 OVERLAY DISTRICTS
100 Establishment of Overlav Districts
In order to carry out the provisions of Chapter 3, the following Overlay Districts are
established:
EIOL - Etiwanda Avenue Overlay District
CS/OL - Community Service Overlay District
EOIOL - Equestrian Overlay District
SS/OL - Special Studies Overlay District
5-21 4/96
EXHIBIT - C
B-8
ETIWANDA SPECIFIC PLAN
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OFFICIAL LAND USE MAP
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Etiwanda Specific Plan Boundary
Etiwanda Avenue Overlay District
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,-s~,= Special Studies (Seismic) Overlay Boundary
I
.~' Foothill Blvd District Subarea 4
RESIDENTIAL
ER: Estate Residential
0-1 DU'slacre
VL: Very Low
1-2 DU's/acre
L: Low
2-4 DU'slacre
LM: Low-Medium
4-8 DU's/acre
M: Medium
8-14 DU'slacre
E, J.HS, HS:
Schools
B-9 P: Parks
COMMERCIAL
CC: Community Comm.
NC: Neighborhood Comm
GC: General Comm.
FC: Freeway Comm.
OP: Office/Professional
CS: Community Service
OS: Open Space
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T H E C I T Y O F
R A N C 110 C U C A~M O N' G A
Staff Report
DATE: March 12, 2008
TO: Chairman and Members of the Planning Commissidn
FROM: James R. Troyer, AICP, Planning Director
BY: Mayuko Nakajima, Assistant Planner
SUBJECT: USE DETERMINATION DRC2008-00179 - LEGG MASON REAL ESTATE INVESTORS,
INC. - A request to determine if a proposed "Fresh & Easy' market should be permitted
under the "Specialty Food Store" land use category within the Specialty Commercial
District of the Foothill Boulevard Specific Plan (Subarea 2).
BACKGROUND: A Preliminary Review application was filed with the Planning Department on
• December 12, 2007, to build a 13,969 square foot commercial building for a new "Fresh & Easy' market
in the Thomas Winery Plaza, located at the northeast corner of Foothill Boulevard and Vineyard Avenue.
The project would also involve the demolition of two non-historic commercial buildings of approximately
14,256 square feet. Additionally, site improvements, enhanced landscaping and a new sign program are
proposed as part of the project. Staff determined that this type of market use is not specifically defined in
the Use Regulations Table Section 17.32.030 of the Development Code within the Specialty Commercial
District. Therefore, Staff required the applicant to submit a request for a Use Determination for the
proposed Fresh & Easy market.
USE DETERMINATION PROCESS: The Rancho Cucamonga Development Code Section- 17.02.040
gives the Planning Commission the authority to make Use Determinations "(i)n order to ensure that-the
Development Code regulations will permit all similar uses in each district, the Planning Commission,
upon its own initiative or upon written request, shall determine whether a use not specifically listed as
permitted, secondary, accessory, or temporary use in any district shall be deemed a permitted use or
conditional use in one or more districts on the basis of similarity to uses specifically listed." However, a
use determination is not site specific, it relates to the land use definitions of an entire district. Once a
land use determination is made, then that use would be permitted or conditionally permitted on any
property within any district that allows such use.
ANALYSIS:
A. General: According to the Foothill Boulevard Specific Plan, there are two areas in the City that are
designated Specialty Commercial; the northwest and southwest corner of Archibald Avenue and
Foothill Boulevard and the northeast corner of Foothill Boulevard and Vineyard Avenue (project
• site). The Specialty Commercial District is intended for "specialty-themed" commercial businesses
that support the establishment of atheme-oriented activity. A limited number of offce uses have
ITEM C
PLANNING COMMISSION STAFF REPORT
USE DETERMINATION DRC2008-00179
March 12, 2008
Page 2
also been included to facilitate an interactive office/commercial development. According to the Use
Regulations Table, Section 17.32.030 of the Development Code, "Supermarkets" are not permitted
while "Specialty Food Stores" are permitted within the Specialty Commercial district (Exhibit "C").
B. Purpose of Specialty Commercial: The goal of the Specialty Commercial Districts of the Foothill
Boulevard Specific Plan is intended to accommodate "specialty uses, which promote a special
landmark quality or create a special ambience, which is unique to a particular subarea. For
example, specialty uses such as farmers markets, cafes, bakeries, gift shops, and other specialty
theme-oriented uses located adjacent to the Thomas Brothers Winery, complement the existing
winery structure and provide a unifying theme." [RCMC 17.32.020].
C. Description of Proposed Use: The applicant is requesting that their use be classified as a
"Specialty Food Store." They believe it fits this category for a variety of reasons:
•
• The market offers fresh, wholesome and healthy foods at affordable prices
• It is designed to be a local neighborhood market with a three mile primary service area
• The store offers many organic foods - 60% of their produce is grown within California
• It carries a "carefully selected product range" including their own specialty private label line of
foods prepared without artificial colors or flavors and a hormone free line of high-quality meats,
fish and poultry
• It features a permanent tasting station within the store that will highlight their specialty line of
products. (Refer to Exhibit D -Site Plan) •
• It offers a line of gourmet, prepackaged individual meals, including pre-packaged produce and
fruit
• The Fresh & Easy Markets design their buildings to be environmentally sensitive and energy
efficient and are certified LEED (Leadership in Energy and Environmental Design) buildings.
(Fresh & Easy estimates reduced energy output by approximately 30% compared to a
supermarket)
• It will encourage the employment of people living within a three mile radius
The applicant presumes these qualities form the basic definition of a "Specialty Food Store." A
copy of their letter with a description of the business operation is attached as Exhibit "A". The use
is distinguishable from a large supermarket based on a smaller square footage, limited inventory,
and the offering of convenience-related items such as pre-packaged, ready-to-go foods, boxed
lunches, pastries, etc., and convenience-related services such as several self-checkout stands.
D. Comparison chart of a typical supermarket and a Fresh & Easy market
Number of
Square Number of checkout
T e of Use Foota a Aisles stands Alcohol Deli/Bake
Average of Average Average of 16 All Full-service
Su ermarket 30,000 - 50,000 of 16
9 self- None. Pre-
Fresh &Easy 13,969 8 checkouts Beer & packaged
w/ assistance wine onl off-site
t. J
C-2
PLANNING COMMISSION STAFF REPORT
USE DETERMINATION DRC2008-00179
March 12, 2008
• Page 3
E. Current Codes: A "Specialty Food Store" or a "Supermarket" is not defined within the Rancho
Cucamonga Development Code. However, the Specialty Commercial land use designation
promotes uses that will complement the landmarked structures and adjacent shopping centers. At
the time of original construction of the Thomas Winery plaza in 1987, one of the original tenants in
the northeast corner was the "Irvine Ranch Market" which encompassed similar characteristics to
the proposed Fresh & Easy market. It was similar due to its small square footage (net 22,625), the
types of produce it sold, a specialty line of private label products and the association as a "small
community market."
Staff also researched the North American Industrial Classification System (NAILS), which classifies
all businesses into specific categories. It was developed by the United States, Canada, and
Mexico and is implemented by a variety of federal agencies. They classify the land use category
"Specialty Food Store," as number 4452 -establishments primarily engaged in retailing specialized
lines of food. The NAILS description of "Specialty Food Store" is similar to the intent of a
"Specialty Food Store' land use category of the Specialty Commercial District, where it is intended
to accommodate specialty uses within the Thomas Winery plaza. Information regarding the NAILS
description is available for viewing, online at:
htto://www.census.gov/epcd/na ics02/def/NDEF445. HTM#N4452.
F. Parking: Although it appears that there is adequate onsite parking for the market use, staff
determined that a parking study would be required for the project. The applicant has agreed to
• submit a parking study that will address parking and circulation within the plaza at the time of their
full submittal. Further, the applicant has demonstrated that the Fresh & Easy Market will
emphasize the hiring of employees that reside within a three mile radius of the site, which would
encourage public transit and other alternative modes of transportation such as bicycling and
walking.
CONCLUSION: The Fresh & Easy market is comparable to the type of use that has been permitted
before in the Specialty Commercial district (i.e. Irvine Ranch Market). It is Staff's opinion that based on
the similar type of use as a local market, it meets the goals of the Specialty Commercial District and is
compatible with other "specialty-themed" commercial businesses in the area.
Additionally, staff has just received direction from the City Council and the Planning Commission to
encourage Green/Sustainable design. The Fresh & Easy corporation is a pilot member of the LEED
Volume Certification Program and has agreed to LEED certify the Fresh & Easy building to a certification
level that will be determined at the time of their development review. Staff is also encouraging the
remodel of the project site to incorporate some Green retrofit (impervious surfaces, drought tolerant
landscaping theme, using green building techniques, etc.).
Green Building/Sustainable Design is also a major theme in the General Plan Update that is currently
underway, and this project could be an excellent illustration of Green Building in Rancho Cucamonga and
an example of what Developer-initiated Green building could be.
RECOMMENDATION: If the Planning Commission determines that the Fresh & Easy market meets the
intent of a Specialty Food Store land use category, then the Commission should direct staff to bring back
a resolution of approval determining that this use qualifies as a Specialty Food Store at the next Planning
,Commission meeting.
C-3
PLANNING COMMISSION STAFF REPORT
USE DETERMINATION DRC2008-00179
March 12, 2008
Page 4
Respectfully submitted,
~~~~
James R. Troyer, AICP
Planning Director
JT:MN/LS
Attachments: Exhibit A -Description of business operation from applicant
Exhibit B - Foothill Boulevard Specific Plan Subarea 2 location map
Exhibit C - Land Use Regulations for Foothill Boulevard Specific Plan
Exhibit D - Conceptual Site Plan for proposed Fresh & Easy
Exhibit E - Photographs of a Fresh & Easy store
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•
C-4
PLANNING
CENTER
•
•
February 25, 2008
Planning Commission
City of Rancho Cucamonga, CA
10500 Civic Center Drive
Rancho Cucamonga, CA 91730
CITY OF RANCHO CUCAMONGA
Gmermnentat Serener
Plannneg fi Urban Design
Environmental Sttrdier
Landreape Arrhitettrrn
FEB 2 5 2008
RECENED - PLgNNING
RE: USE DETERMINATION JUSTIFICATION LETTER
FRESH 8 EASY NEIGHBORHOOD MARKET
THOMAS WINERY PLAZA
1580 Metro Drive
Cosfa Mesa, C/i 92826
Phone: 714.966.9220
Far: 7Y4.966.9221
wstemese(q~olersrirgoenfer.com
Within the General Plan of the City of Rancho Cucamonga, the Foothill
Boulevard Districts have been established upon the basic concept of d'nriding
the corridor into four maJor sub areas, each which is to be punctuated by higher
intensity urban activity centers. Within this corridor, certain Specialty
Commercial Land Use Districts (FB/SC) have been Identified and are designed to
accommodate specialty retail sales activities and stores which help promote a
special landmark quality or create special ambience which is unique for a
particular sub area of the cortidor.
Section 17.32.020 of the City's Municipal Code is Identified as the Foothill
Boulevard Districts Pian and specifically acknowledges specialty uses such
as:
°.....farmers markets, cafes, bakeries, gift shops and other specialty-Chemed
oriented uses /ocated adjacent to Thomas Brothers W/nery which complement
the existlng winery structure and provide a un/lytrrg theme.
The Plan further identifies the Foothill Boulevard at Vineyard Avenue intersection
as a 'Major Activity Center" and a point of concentrated activity which gives
IdentJty to that section of the Boulevard Corridor. Specifically, the historic
Thomas Brothers Winery is identified as a notable landmark located at this
activity center and western gateway to the City of Rancho Cucamonga.
Thomas Winery Plaza is a 9.5 acre Specialty Commercial (SC)'center located
at the intersection of Foothill Boulevard and ~neyani Avenue within Sub-area
Two of the FoothBl Boulevard Corridor. The City's Development Code identifies
"Delicatessens end Specialty Food Uses" as being permitted within the SC
classification. The code defines Specialty Retail as arty retail business which
focuses its sales on product Ilnes of themed purpose or unique and special
design. However, there is no definition for 3peciaKy Food Store within this
broader category.
EXHIBIT A
Page Two •
The owners of Thomas Winery Plaza are proposing to locate a new Fresh ~
Easy Neighborhood Market within the center in order to help revitalize this
important landmark component of .the Foothill Boulevard District. Thus, a
definition for Specialty Food Store needs to be crafted which Is consistent with
the Intent of the Specialty Retail definition and which recognizes the unique
qualities of Fresh and Easy which are consistent with this definition.
Fresh 6 Easy Nelghborfiood Markets offer fresh, wholesome and healthy
foods at affordable prices and are designed to be a local, "neighborhood-scale"
market with a three mile primary service area. They emphasize a' range of
authentic products and national brands as well as their own private label,
including prepared meals, fresh produce and high quality meat, fish and poultry.
Fresh & Easy's food has no artificial colors or flavors, no added trans fats and
limited use of preservatives. Their eggs are cage free, their meat is hormone
free, they offer a variety of organic food choices and their produce is packed and
delivered defy.
Much of their offering will be sourced localy, speclficaly providing chicken and
fresh produce from Southern California. Fresh 8 Eesy Neighborhood Markets are
designed to be environmentaly sensitive and energy efficient buildings and
these neighborhood markets primariy employ people living within a three mile
radius. These qualities k~gicaly form the basic definition of a Specially Food
Store.
This Flesh and Easy Neighborhood Market will exh/bit many of tire positive •
characteristics of a traditrasrral `farmers "market but witit a much cleaner and
much more efficient presentation. Thus, tics prnposed Fresh ~ Eesy
Neighborhood Market at Thomas trnery Plaza wl// fu/fill die sp/r/t end intent of
the Foothi/!s Boulevard Oisbict at riris /a~cation and this Neighborhood Market will
delfrre the standards of a Spec/a/ty Food Score within the broader Specie/ty
Commerc/al category.
The specific characteristics for the Fresh i£ Easy Neighborhood Market at
Thomas Winery Plaza are summarized as follows:
• Gross Building Floor Area: 13,969 square feet;
• Net Retail Sales Floor Area: 10,244 square feet;
Net Office and Administrative Floor Area: 414 square feet;
• Net Internal Storage Floor Area: 3,311 square feet;
• Days/ Hours of Operation: Monday through Sunday, 5:00 AM to 10:00
PM; (unless approved otherwise for longer hours);
• Maximum Number of Employees: 15 to 20;
• Allocated Customer Parking Spaces: Non-exclusive shared use of
Plaza's partdng;
• Employee Parking: 15 spaces located in new Plaza Employee Parking
Lot at northeast comer of property;
•
• Page Three
The Fresh & Easy Market at Thomas Winery plaza will also emphasize hiring of
employees that reside within a three mile radius of the site, thus encouraging
public transit and other alternative modes of transportation such as bicycling
and walking for the journey-to work trip.
The Fresh 8 Easy Neighborhood Market currently being proposed at this location
replaces a forrner Irvine Ranch Market building of 14,406. square feet in Bross .
building floor area which is now vacant at the northeast~gomer of the site. With .
superior visibility and accessibUity, this new specialty food 'store will have a
positive, energizing effect on the economic viffility of The entire Thomas Winery
Plaza and will provide fresh and healthy food, as well as employment
opportunities, for the surrounding neighborhood.
Thank you for this opportunity to submit this Use Determination Justlflcation
Letter for this very exciting revitalization project for the historic Thomas Winery
Plaza. We feel that a Fresh $ Easy Neighbortaod Market at this location will
become the catalyst needed to energize this very important western gateway to
Rancho Cucamonga along the historic Route 66/ Foothill Boulevard cortidor.
Sincerely,
THE PLANNI G CENTER
t~
Designer
760.272.5684
jogbum @planningcenter.com
•
telephone:
e-mail:
•
•
Rancho Cucamonga Development Code Section 17.32.080
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Rancho Cucamonga Development Code Section 17 32 030
Table 17.32.030 -Use Regulations for Foothill Boulevard Districts
Summary Table of Permitted (P) and Conditionally Permitted (C) Uses
RETAIL COMMERCIAL USES Subar ea One ubarea Two Subarea Three Subarea Four
SC CC O MR P MU C O MR MHR SC CC CO LMR MR U MU CC RRC MR LI O
Anti ue Sho s P P P P P P P P P
Apparel:
a) Boutiques P P p p p p p p p
b General P P p p p p p p
A liance Stores and Re air P p p p p
Art, Music, Photographic Studios
and Su I Stores P P p p p p p p p P' C
Auto Service Station C C C C C C C C C C
Auto Service (including trailers,
motorcycles, boats, campers): P p p P C
a) Sales (with ancillary repair
facilities) P P p p p p
b) Rentals
c) Minor Repair (does not include P p
p
P
P
major engine work, muffler C C C
shops, painting, body work,
upholstery, etc.)
d) Coin-0p Washing C C C C
e Automatic Wflshin ,
Parts and Su lies p p ~ p p p
Bakeries retail oni P p p p p p p p p p
'•arber and Beau Sho s P P P C P P P p p p p p p p
ed and Breakfast C C C C C C C C C
dic cle Sho s p P p p p p p p
Blue riot and Photoco Services P P C P P P p p p p
Book, GiH and Stationery Stares p P P
other than adult related material C P P P p P P P P P C
Cand and Confectioneries P P P P P P P P P P
Caterin Establishments P P p p p p p p p
China end Glassware Stores P P p p p p p p
Christmas Tree/Pumpkin Sales Lots
o eratin on a tam ore basis P p p p
Churches C C C C C C C C C C C C C C C C C
Cleaning and Pressing
Establishments p p p C P P P P P P P P P C
Cocktail Lounge (bar, lounge,
tavern) including related C C C C C C G C C C C C C
entertainment
Commercial Recreational:
a) Indoor uses such as bowling
and billiards p P P C P P P P P p p p
b) Outdoor uses such as tennis
and basketball C C C C C C C C C C
Convalescent Facilities & Hos trots P P P C P P P P P P P p p p
Curtain and Dra a Sho s P p p p p p p
Da Care Centers C C C C C C C C C C C C C C C
e Ica essens an t p p p p p P P P P p'
Stores
1 Refer to Subarea 4 Section 7 7.32.0 90.F. 7.b Ilo otnot e 9.
•
•
2 All industrial uses antl development standards shall be as provitled in Subarea 7 of Chapter 17.30.
3 Subject to Master Plan requirements pursuant to 77.32.030. D.
4 CommerciaUOttice uses may be locatetl in the RRC tlistdct only with the concurrent tlevelopment of one major regionally related anchor business of
at least 15,OD0 square legit per site or pmjed. This provision is intentled to facilitate the tlevelopment of large, regionally relatetl uses. Regionally
Related Commercial uses ere typified by large scale businesses which serve a market area significantly larger than those businesses which draw •
customers primarily from the neighborhood or community level.
5 Public Storage may be located in the RRC district only within an enclosed builtling. No outtloor storage is permittetl. 'The public storage use may
occupy a portion of an existing retail builtling provitled the builtling is at least 50,000 square legit, the public storage use does not occupy the first
100 foot depth of storefront leasable area. and the public storage use does not occupy more than 50 percent of the ground floor of the building.
17.32-11 04/03
EXHIBIT C C-6
Rancho Cuonnromru Develonmelal Code Section l7 32 030
•
•
RETAIL COMMERCIAL USES Subarea One Suba rea Two Sub area Three Subarea Four
MU' O MR P SC CC O MR MHR SC CC CO LMR MR U MU ~ RRC MR LI° 0
Public antl Private Clubs and Lodges,
including YMCA, YWCA, and similar
Youth Group Uses
C
Record end Ta a Stores P P P p p I p p p
Recreational Vehicle Stora e Yards C
Restaurants rslt down
a) with entertainment and/or cocktail
lounge, bar C C C C C C C C C I C
b) incidental serving of beer and
wine (without a cocktail lounge,
bar, entertainment or dancing)
P
P
P
P
P
P
P
P
P
P
P
P
c) cafe, limited to 20 seats (including
outdoor seating)
P
P
P
P
P
P
P
P
P
P
P
P
tl) Fast Footl: With drive-thru C~ C C C C C
Without drive-lhru P P P P P P P P
Shoe Stores and Re air Sho s P P P p p p p p p
S ecialt Retail ~ P P P p p p
Sporting Goods Stores:
a) Specialty; Backpacking, Tennis,
Skiing, Mountaineering, Fishing,
etc.
P
P
P
P
P
P
p
p
b) General; encompassing a variety P P p P P
u ermarlce s P P P P
P P P. P
Tailor Sho s P P P P P P P
To Stores P P P I P P P P
Variety Department Stores, Junior
De artment Stores
C
C
P
C
P
P
P _
Veterinary (domestic):
a) Non-boarding P C P C P P P P C
b Boardin C C C C C C
Watch and Clock Re air Stores P P~ P P P P p P p
Yardage Goods Stores P P P p p
ENTERTAINMENT AND CULTURAL Subarea One Subarea Two Subarea Three ~ Subarea Four
USES
MU O MR P SC I CC O MR MHR SC CC CO LMR MR V MU CC RRC MR LI O
Arcades C C C I I C I CI C C
Cultural Artist Exhibits:
a) Indoor Gallery and Art Sales P~ C P P C P P
b Outdoor Art Exhibits P C P C P C C
Discotheques C C C I C C j C C
Theaters:
a) Dinnar Theater P P P P C P
B) Movie Theater including Multiplex P I P I P P
1 Reler is Subarea 4 Section 77.32.DBO.F.7.b (lootnole 2),
2 Afl intlus'bial uses antl development sl3ntlartls shall be as providetl in Subarea 7 07 Chapter 17.30.
3 Subject to Master Plan requirements pursuant l0 17.32.030. D,
4 Commercial/OHice uses may be located in the RRC tlislricl only with th3 wncurtenl development of one major regionally relaletl anchor business of
at least 15,000 square feel per site or project This provision is intended to lacill,ale me oevelopmenl of large, regionally related uses. Regionally
Related Commen;ial uses are typllied by.larga scale businesses which serve a market area significantly larger than (hose businesses which tlraw
customers primarily from the naig hborhood or community level.
5 Public Storage may be located In the RRC district only within an endosetl building. No outdoor storage Is permiHetl. The public slo2ge use may
occuDY a portion of an existing retail building provided the building is a1 least 50,000 square feet, the public storage use tlees not occupy the lirsl
• t001ooI tlePlh of storehonl leasable area, antl the public stomga use tloes not occupy more Ihan 50 Percent of tho 9rountl Iloor of the builtlinq.
12/07
17.32-13 ®~~ ~~~
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EXHIBIT D
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EXHIBIT E ~-9
•
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C-10