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HomeMy WebLinkAbout08-04 - Resolutions RESOLUTION NO. 08-04 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, RECOMMENDING APPROVAL OF GENERAL PLAN AMENDMENT DRC2006-00635, A REQUEST TO AMEND THE GENERAL PLAN FROM GENERAL COMMERCIAL TO MIXED USE FOR 17 ACRES OF LAND, LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD BETWEEN CENTER AVENUE AND HERMOSA AVENUE; AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 1077-601-02, 03, 04, 05, 06, 11, 13, AND 14. A. Recitals. 1. Rancho Workforce Housing filed an application for General Plan Amendment DRC2006-00635 as described in the title of this Resolution. Hereinafter in this Resolution, the subject General Plan Amendment is referred to as "the application." 2. On January 23 and continued to February 13, 2008,the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and concluded said hearing on that date. 3. All legal prerequisites prior to the adoption of this Resolution have occurred. B. Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. Based upon the substantial evidence presented to this Commission during the above-referenced public hearing on January 23 and February 13, 2008, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The application applies to approximately 17 acres of land, basically a rectangular configuration, located on the north side of Foothill Boulevard between Center Avenue and Hermosa Avenue, and is presently improved with existing commercial (The Whole Enchilada, Espinoza Tire, Route 66 Memories, Twins Club, Shop & Go) and residential (single-family and apartment) land uses, agricultural uses, and vacant land. Said property is currently designated as General Commercial; and b. The property to the north of the subject site is designated Low Residential and is developed with existing single-family residences; the property to the west is designated General Commercial and Low Residential and is developed with existing commercial and residential uses; the property to the east is designated General Commercial and Industrial Park and is developed with an automotive service station and industrial uses; and the property to the south is designated General Commercial and is developed with restaurant, day care, and office uses. C. This Amendment does not conflict with the Land Use Policies of the General Plan and will provide for development within the district in a manner consistentwith the General Plan and with related development; and PLANNING COMMISSION RESOLUTION NO. 08-04 DRC2006-00635 — RANCHO WORKFORCE HOUSING February 13, 2008 Page 2 d. This Amendment does promote the goals and objectives of the Land Use Element; and e. This Amendment would not be materially injurious or detrimental to the adjacent properties and would not have a significant impact on the environment nor the surrounding properties. 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 the subject property is suitable for the uses permitted in the proposed district in terms of access, size, and compatibility with existing land use in the surrounding area, and the proposed project master plan complies with current development code standards regulating building setback, building height, parking and landscaping; and b. That the proposed Amendment would not have significant impacts on the environment nor the surrounding properties, the proposed project was designed to be sensitive to existing adjacent land uses, and the project Environmental Impact Report was prepared to address and mitigate potential environmental impacts; and C. That the proposed Amendment is in conformance with the General Plan. 4. The Planning Commission makes the following findings under the requirements of the California Environmental Quality Act: a. Among the applications for the Rancho Workforce Housing Project, the Planning Commission is not the decision-making body for, and is only the advisory body to, the City Council for the General Plan Amendment DRC2006-00635 and the Development District Amendment DRC2006-00634. For purposes of making its recommendations on these applications,the Planning Commission has received and reviewed the Final Environmental Impact Report ("FEIR") for the Rancho Workforce Housing Project along with the oral and written testimony received thereon during the hearing prior to any action on the Project. Based on that review, the Planning Commission hereby recommends that the City Council certify that the FEIR was completed pursuant to the California Environmental Quality Act, Public Resources Code§21000, et seq. ("CEQA"), and the State Guidelines for Implementation of CEQA, 14 California Code of Regulations §15000, et seq. (the "Guidelines") and that it adequately addresses the impacts and provides for appropriate mitigation measures for General Plan Amendment DRC2006-0635, the Development District Amendment DRC2006-00634, and Development Review DRC2006-00633, and all other approvals necessary to carry out the Rancho Workforce Housing Project. The Planning Commission further recommends that the City Council find that that the modifications to the FEIR that have been made since circulation of the DEIR, do not constitute the addition of new significant information to the FEIR within the meaning of CEQA Guidelines Section 15088.5. b. The Planning Commission finds that based on the FEIR, additional public comments, and the written and oral staff report, and Exhibit A to this Resolution,that the Project will not cause significant environmental impacts except with respect to interior noise level impacts, short-term construction noise impacts, long-term operational noise impacts, cumulative noise impacts, and traffic impacts with regard to opening year 2009 with commercial conditions, residential conditions, and entire project (commercial and residential) conditions. With respect to all of these PLANNING COMMISSION RESOLUTION NO. 08-04 DRC2006-00635— RANCHO WORKFORCE HOUSING February 13, 2008 Page 3 potentially significant impacted areas and resources, the FEIR identifies feasible mitigation measures for each impact that reduce the level of impact to less than significant. C. In response to each significant impact identified in the FEIR, and listed in Section 4.b. of this Resolution, changes or alterations are hereby required in, or incorporated into the Project, which avoid the impacts identified. The specific changes and alterations required are contained in Appendix F of the FEIR, which are hereby incorporated herein by reference. The mitigation measures set forth in the Mitigation Monitoring Program, contained in Appendix F of the FEIR, avoid or substantially lessen the potential significant impacts of the Project as explained in Exhibit A to this Resolution. The Planning Commission finds that the mitigation measures and Mitigation Monitoring Program will avoid or mitigate all significant environmental effects of the Project. d. The Planning Commission finds that the FEIR describes a reasonable range of alternatives to the Project that might fulfill the basic objectives of the Project. These alternatives include the required no project alternative,the reduced intensity alternative,the all residential portion of the project alternative, and the off-site location alternative. For the reasons explained in Exhibit A. the alternatives identified in the FEIR are not feasible because they would not achieve the basic objectives of the Project or would do so only to a much lesser degree, and therefore leave unaddressed significant social and economic goals the Project was designed to achieve, and are thus infeasible due to social and economic considerations, and/or they are infeasible because they would not eliminate the significant adverse environmental impacts of the proposed Project. Accordingly, and for the reasons set forth herein, the Planning Commission finds that each of the alternatives is determined to be infeasible. e. The Planning Commission further finds that the Mitigation Monitoring Program has been completed in compliance with CEQA. The Planning Commission hereby recommends that the City Council adopt each of the mitigation measures set forth in the FEIR and incorporate those measures into the Project. The Planning Commission also recommends that the City Council adopt the"Mitigation Monitoring Program"contained in Appendix F of the FEIR and incorporated herein by reference. The Mitigation Monitoring Program will be used to monitor compliance with the mitigation measures and conditions that have been adopted or made a condition of Project approval. f. The custodian of records for the FEIR, the 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) 477-2750. 5. Based upon the findings and conclusions set forth in Paragraph 4 above, this Commission hereby recommends approval of General Plan Amendment DRC2006-00635, in accordance with the attached Draft City Council Resolution including Exhibits A and B and in accordance with the condition listed below: Planning Department 1) The applicant shall agree to defend at his sole expense any action brought against the City, its agents, officers, or employees, because of the issuance of such approval, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its PLANNING COMMISSION RESOLUTION NO. 08-04 DRC2006-00635 — RANCHO WORKFORCE HOUSING February 13, 2008 Page 4 agents, officers, or employees, for any Court costs and attorney's fees which the City, its agents, officers, or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his obligations under this condition. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 13TH DAY OF FEBRUARY 2008. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY<� <;-�;> Richard Fletcher Vice Chairman ATTEST: Jail s R. Troyer, AICP, 8ecretary I, James R. Troyer,AICP, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 13th day of February 2008, by the following vote-to-wit: AYES: COMMISSIONERS: FLETCHER, HOWDYSHELL, MUNOZ, WIMBERLY NOES: COMMISSIONERS: NONE ABSENT: COMMISSIONERS: STEWART RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT DRC2006-00635,AMENDING THE GENERAL PLAN LAND USE MAP FROM GENERAL COMMERCIAL TO MIXED USE FOR 17 ACRES OF LAND, LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD BETWEEN CENTER AVENUE AND HERMOSA AVENUE; AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 1077-601-02, 03, 04, 05, 06, 11, 13, AND 14. A. Recitals. 1. Rancho Workforce Housing filed an application for General Plan Amendment DRC2006-00635 as described in the title of this Resolution. Hereinafter in this Resolution, the subject General Plan Amendment is referred to as "the application." 2. On February 13, 2008, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and adopted Planning Commission Resolution No: 08-04 recommending approval by the City Council. 3. On March 5, 2008, the City Council conducted a duly noticed public hearing on the application and concluded said hearing on that day. 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 City Council of the City of Rancho Cucamonga as follows: 1. This Council 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 Council during the above-referenced public hearing on March 5, 2008, including written and oral staff reports,together with public testimony, this Council hereby specifically finds as follows: a. The application applies to approximately 17 acres of land, basically a rectangular configuration, located on the north side of Foothill Boulevard between Center Avenue and Hermosa Avenue, and is presently improved with existing commercial (The Whole Enchilada, Espinoza Tire, Route 66 Memories, Twins Club, Shop & Go) and residential (single-family and apartment) land uses, agricultural uses, and vacant land. Said property is currently designated as General Commercial; and b. The property to the north of the subject site is designated Low Residential and is developed with existing single-family residences; the property to the west is designated General Commercial and Low Residential and is developed with existing commercial and residential uses; the property to the east is designated General Commercial and Industrial Park and is developed with an automotive service station and industrial uses; and the property to the south is designated General Commercial and is developed with restaurant, day care, and office uses. DRAFT CITY COUNCIL RESOLUTION NO. **** DRC2006-00635 — RANCHO WORKFORCE HOUSING March 5, 2008 Page 2 C. This Amendment does not conflict with the Land Use Policies of the General Plan and will provide for development within the district in a manner consistent with the General Plan and with the related development; and d. This Amendment does promote the goals and objectives of the Land Use Element; and e. This Amendment would not be materially injurious or detrimental to the adjacent properties and would not have a significant impact on the environment, nor the surrounding properties. 3. Based upon the substantial evidence presented to this Council during the above-referenced public hearing and upon the specific findings of facts set forth in Paragraphs 1 and 2 above, this Council hereby finds and concludes as follows: a That the subject property is suitable for the uses permitted in the proposed district in terms of access, size, and compatibility with existing land use in the surrounding area, and the proposed project master plan complies with current development code standards regulating building setback, building height, parking and landscaping; and b. That the proposed Amendment would not have significant impacts on the environment nor the surrounding properties, the proposed project was designed to be sensitive to existing adjacent land uses, and the project Environmental Impact Report was prepared to address and mitigate potential environmental impacts; and C. That the proposed amendment is in conformance with the General Plan. 4. Based upon the facts and information contained in the Environmental Impact Report, together with all written and oral reports included for the environmental assessment for the application, the City Council finds that there is no substantial evidence that the project will have a significant effect upon the environment and recommends certification of the Final Environmental Impact Report and Mitigation Monitoring Program attached hereto, and incorporated herein by this reference, based upon the findings as follows: a. Pursuant to the California Environmental Quality Act("CEQA")and the City's local CEQA Guidelines, City staff prepared a Draft Environmental Impact Report of the potential environmental effects of the project. Based on the findings contained in that Draft Environmental Impact Report, City staff 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. Thereafter, City staff provided public notice of the public comment period and of the intent to adopt the Environmental Impact Report. b. The City Council has reviewed the Environmental Impact Report and all comments received and, based on the whole record before it, finds: (i) that the Environmental Impact Report has been completed in compliance with CEQA; (ii) that the City Council has reviewed and considered the information within the Environmental Impact Report prior to approving the project; and (iii)that the Final Environmental Impact Report reflects the independent judgment and analysis of the City Council. Based on these findings,the City Council recommends certification of the Final Environmental Impact Report. DRAFT CITY COUNCIL RESOLUTION NO. *`* DRC2006-00635 — RANCHO WORKFORCE HOUSING March 5, 2008 Page 3 C. The City Council 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 City Council therefore adopts the Mitigation Monitoring Program for the project. d. The custodian of records for the Final Environmental Impact Report, Mitigation Monitoring Program and all other materials which constitute the record of proceedings upon which the City Council'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) 477-2750. 5. Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3, and 4 above, this Council hereby approves General Plan Amendment DRC2006-00635, including Exhibits A and B and in accordance with the condition listed below: Planning Department 1) The applicant shall agree to defend at his sole expense any action brought against the City, its agents, officers, or employees, because of the issuance of such approval, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any Court costs and attorney's fees which the City, its agents, officers, or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his obligations under this condition. 6. The Secretary to this Council shall certify to the adoption of this Resolution. GENERAL PLAN - EXISTING l 1 z ' F Z p LOW RESIDENTIAL INDUSTRIAL PARK N W W O LOW RESIDENTIAL m SUBJECT PROPERTY Zl INDUSTRIAL PARK O Cf) EXISTING GENERAL COMMERCIAL GENERAL D COMMERCIAL GENERAL COMMERCIAL FOOTHILL GENERAL COMMERCIAL ;OFFICELOW MEDIUM SIDENTIAL RESIDENTIAL m T N 0.06 0 0.06 0.12 Miles EXHIBIT A-1 GENERAL PLAN - PROPOSED l 1 z Z p LOW RESIDENTIAL INDUSTRIAL PARK y w 3 0 J LOW RESIDENTIAL I S m INDUSTRIAL PARK x 3 D GENERAL GENERAL COMMERCIAL COMMERCIAL FOOTMI6L GENERAL COMMERCIAL OFFICE LOW MEDIUM LOW MEDIUM RESIDENTIAL RESIDENTIAL m T N 0.06 0 0.06 0.12 Miles EXHIBIT A-2 m x TABLE 111-2B LAND USE PLAN STATISTICAL SUMMARY-NON-RESIDENTIAL DESIGNATIONS CITY AREA SPHERE OF INFLUENCE TOTALS Probable Target Square Feet Square Feet Square Feet Total Square Feet (in Dwelling (in (in Total Target Percent Land Use Designations Acreage DwellingUnits (in thousands)' thousands)' Acreage Units thousands' thousands' Acreage DUs of Total NON-RESIDENTIAL . Office .4-1.0 FAR) 128 2,230-5,575 2,230 128 .4 Neighborhood Commercial(.25-.35 167 - 1,819-2,546 1,819 167 .5 FAR Community Commercial(.25-.35 92 - 1,0041',402 110-0T 92 .3 FAR General Commercial .25-.35 FAR 528 5,750-8,050 5,750 528 2 Recreation Commercial .25-.35 FAR 9 98-137 98 9 .03 Subtotal 924 ,10,898.-17;710 110,898 924 3 Mixed,Use .25-1.0 FAR) 702. -- 7.644-30,579 it 6,407, 702 2 Subtotal 702 7,644-30,579 16,407, 702 2 Industrial Park(.4-.6 FAR) 657 -- 11,448-17,171 11,448 855 3 Haven Overla .4-1.0 FAR 1981 3,450-8,625 1 3,450 General Industrial(.5-.6 FAR) 2,016 - 43,908-52,690 43,908 2,016 6 Heavy Industrial(.4-.5 FAR) 904 -- 15,751-19,689 15,751 904 3 Subtotal 3,775 74,557-98,175 74,557 3,775 12 Open Space(0-1 du/ac) 491 NA NA NA 2,512 0-158 3,003 158 10 Conservation 86 - NA NA 1,262 1,348 4 Flood Control/Utility Corridor 1,705 -- NA NA 1,928 3,633 11 Subtotal 2,282 -- 5,702 7,984 25 Civic/Regional .4-1.0 FAR 166 2,892-7,231 2,892 166 .5 Community College(.1-.2 FAR) 191 832-1,664 832 191 .6 Elements School(.1-.2 FAR) 1691 736-1,472 1 736 169 .5 High School 1.1-.2 FAR 118 514-1,028 514 118 .4 Junior High School .1-.2 FAR 131 571-1,141 571 131 .4 Park 371 - NA NA 371 1 Subtotal 1,146 5,545-12,536 5,545 1,146 4 Arterials/Freeway 4,063 - NA NA 100 -- 4,163 13 Non-Residential Subtotal 12,892 -- 98,644-159,000 107,407 5,802 18,694 59 GRAND TOTAL 24,600 32,692-67,387 98,644-159,000 107,407 7,152 198-2,924 31,752 55,749 100 Range of square footage is the product of probable upper and threshold of intensity range multiplied by the number of acres,and rounded to the whole number. 'Target intensity is the probable level of development. 3 Non-residential FAR Range:lower number is the probable FAR on average,but in some cases it may be lower. Higher number is the maximum FAR for any specific project. 4 Mixed Use allows both residential and non-residential uses. Table III-1a reflects the residential potential;Table III-1b indicates non-residential potential. 5 Dwelling units,not square footage. Open space is the only non-residential category that permits residential units. Numbers of units are maximum yield based on a target of 62.5%of the range. The Open Space designation within the City area is applied only to existing golf courses. Residential potential is therefore considered zero. °Percentages have been rounded to equal 100. CITY OF RANCHO CUCAMONGA GENERAL PLAN Page 111--30 The Planning Center P:ICRA-01.0GIMarch 2002 Final GPIGP LU Master Report for printing.doc October 17, 2001 use adjacent arterial highways to move to other portions of the mixed-use development. 8. Exhibit considerable flexibility in design in achieving maximum site potential and sensitivity to adjacent uses. 9. Apply CPTED (Crime Prevention Through Environmental Design) principles to provide both the reality and perception of public safety. 10. Provide a unique and engaging experience for both residents and visitors, similar to those often found in older cities: Each application of the Mixed-Use designation on the Land Use Plan has a specific intent. Therefore, the guidance for each one is tailored to that area. A land use table is provided for each mixed-use designation to establish the uses to be permitted and the general area to be devoted to each use. Flexibility is provided in the ranges to permit combinations of uses at a variety of overall intensities. Unless otherwise specified, the most intensive combination is the most desirable. The ten areas designated for Mixed-Use development under these provisions of the General Plan are: 1. The Regional Center area, bounded by Foothill Boulevard, Base Line Road, 1-15 and the Day Creek Flood Control Channel; 2 A "Town Center' node at the southwest corner of Haven Avenue and Foothill Boulevard; 3. The north side of Foothill Boulevard between Archibald and Hellman; 4. The western entrance to the City along Foothill Boulevard in the area generally know as Bear Gulch; 5. The Terra Vista Mixed Use Area, located along Milliken Avenue and Foothill Boulevard; and 6. The Industrial Area Specific Plan, Subarea 18, generally located west of Milliken Avenue, south of the railroad tracks, north of 4th Street, and east of Utica Avenue 7. The Foothill Boulevard — Cucamonga Channel Area, located at the base of"Red Hill," located near the Historic Route 66 Foothill Boulevard and Vineyard Avenue. 8. This Historic Alta Loma —Amethyst Site, on the east side of Amethyst Street between the neighborhood elementary school and the original commercial center. 9. The Haven and Church site, located on the south side of Church Avenue, between Center and Haven Avenues. Once the location of a San Bernardino County Flood Control District retention basin, the site was declared surplus because of drainage improvements within the City of Rancho Cucamonga and became available for private development. 10. The Foothill Boulevard site, located on the north side of Foothill Boulevard, between Hermosa Avenue and Center Avenue, south of the residences on Stafford Street. EXHIBIT B-2 2.5.3.6 Mixed Use (Probable FAR of 0.40 and Maximum FAR of 1.0) The purpose of the Mixed-Use designation in the General Plan is to stimulate and guide development in special opportunity areas where land use change is desired. Mixed Use development may occur in two ways: 1) as a combination of uses in a single development project on a single parcel of land; or 2) as a combination of uses on multiple parcels within a specified district of the City. In either case, the intent is to achieve a complete integration of the uses and their support functions into a common concept. The effect of mixed-use development in the ten opportunity areas in which it is applied is to create special urban places within the general suburban pattern of single uses somewhat isolated from each other. While such a mixture would not be feasible over extensive portions of the City, it can be desirable within limited, focused areas. The expectations commonly required of mixed use developments through site planning, design, and use configuration is that they: 1. Provide safe and convenient pedestrian movement into and within the site. 2. Provide uses that are interconnected rather than being rigidly separated. 3. Include uses that are highly urban in character, with generally higher intensities of use than in surrounding areas. 4. Contain usable public open space that is highly accessible and convenient to residents and visitors. 5. Express a common design theme that may be carried out by architectural styles, landscaping and lighting treatment, street improvements and street furniture, or other means of unifying the development. This does not precluded an eclectic mix of architectural styles; only that the development be tied together in its physical form by some means. 6. Involve a variety of scales and spaces to provide interest and diversity in the environment being created. 7. Include an integrated circulation system of arterial access, internal circulation, parking facilities, pedestrian pathways, bicycle routes, transit stops (where applicable), and related signage. It is intended that movement within the entire opportunity area be feasible on site without being forced to CITY OF RANCHO CUCAMONGA GENERAL PLAN Page 111-30 The Planning Center P.ICRA-01.OGIMarch 2002 Final GPIGP LU Master Report for printing.doc October 17,2001 use adjacent arterial highways to move to other portions of the mixed-use development. 8. Exhibit considerable flexibility in design in achieving .EXHIBIT B-3 III. DEVELOPING THE COMMUNITY 2.5.5.7 Foothill Boulevard-Cucamonga Channel Site This 7.24-acre site is significant within Subarea 1 of the Foothill Boulevard Districts. At the southern base of"Red Hill," the site is strategically located near the northwest corner Historic Route 66 Foothill Boulevard and Vineyard Avenue. Like other newly designated Mixed Use districts, this site presents an opportunity to expand commercial office activity, while providing an opportunity for new multi-family development in the City. The following table specifies the uses and range of development that is anticipated to bring positive aspects to revitalize the area. TABLE 111-10 FOOTHILL BOULEVARD— CUCAMONGA CHANNEL SITE Land Use Mix Percent Ran a Acreage Range Medium Residential 0%- 100% 0-7.24 acres 8-14 Dwelling Units Per Acre ' Office 0% - 100% 0—7.24 acres 'This Mixed Use site may be considered with a base zoning of Medium-High Residential (14-24 dwelling units per acre) if developed in conjunction with a Senior Housing Overlay District(SHOD) 2.5.5.8 Historic Alta Loma —Amethyst Site This is a relatively small (3.24 acres), but significant, site within the historic Alta Loma commercial area. Once the location of a large citrus packing house, the site, now vacant, is strategically located on the east side of Amethyst Street between the neighborhood elementary school and original commercial center. This vacant parcel presents an opportunity to bring new activity into the historic town center either with new commercial office ventures, or with new multiple family developments, possibly aimed to provide housing for our growing senior citizen population. The following table specifies the uses and range of development that is anticipated to bring positive aspects to revitalize the area: TABLE 111-11 ALTA LOMA AMETHYST MIXED-USE Land Use Mix %Ran a Acreage Range Medium-High Residential 0%-100% 0—3.24 acres - (14-24 dwelling units per acre Office 0%- 100% 0—3.24 acres City of Rancho Cucamonga General Plan r Page 111-43 October 17, 1001 - ISPLANNLVGILarrI,IGENERAL PLANIFino11003 GPLUJIaster Report docreW-I6.doe ' EXHIBIT B-4 2.5.5.9 Haven, and Church Site This 14.77-acre site is located on the south side of Church Avenue, between Center and Haven Avenues. Once the location of a San Bernardino County Flood Control District retention basin, the site was declared surplus because of drainage improvements within the City of Rancho Cucamonga and became available for private development. The site represents a transition area between single family residential to the north and west and industrial/institutional (CVWD Maintenance and Office Facility) to the south and future Office uses across haven to the east. The following table specifies the uses and range of development that may be permitted on the site. TABLE 111-12 HAVEN AND CHURCH—FLOOD CONTROL BASIN Land Use Mix Percent Range Acreage Range Medium Residential 0%- 100% 0— 10.95 acres (8-14 dwelling units per acre). Office 0%- 100% 0—3.36 acres This Mixed Use site may be considered with a base zoning of Medium Residential (8-14 dwelling units per acre). 2.5.5.10 Foothill Boulevard, between Hermosa Avenue and Center Avenue This 17-acre site is significant within Subarea 3 of the Foothill Boulevard Districts. The site is located on the north side of Foothill Boulevard, between Hermosa Avenue and Center Avenue. A Master Plan of the site includes a proposed 10.54 acre 166-unit workforce multi-family housing project, an existing restaurant at the northwest corner of Foothill and Center, and a future commercial, office, and restaurant land use at the northeast corner of Hermosa and Foothill. The following table specifies the uses and range of development that may be permitted on the site. TABLE III-13 FOOTHILL BOULEVARD SITE—MIXED USE Land Use Mix Percent Range Acreage Range Medium/Medium High Residential' 0%-62% 0— 10.54 acres (Up to 20 dwelling units per acre) Commercial—Retail, Office 0%- 100% 0— 17 acres (commercial and professional)and Restaurant This Mixed Use site may consist of a mix of Medium to Medium High Residential uses, which may include Multiple Family Residential land uses of up to 20 dwelling units per acre developed subject to the applicable density range requirements.