HomeMy WebLinkAbout88-13 - Resolutions RESOLUTION NO. 88-13
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA DENYING WITHOUT PREJUDICE TO REFILE THE
TENTATIVE TRACT NO. 13579, A MULTI-FAMILY RESIDENTIAL
DEVELOPMENT COMPRISED OF 9 UNITS ON 0.69 ACRES OF LAND IN
THE MEDIUM RESIDENTIAL DISTRICT (8-14 DWELLING UNITS PER
ACRE) , LOCATED ON THE EAST SIDE OF HELLMAN AVENUE, ± 325'
NORTH OF 19TH STREET, AND MAKING FINDINGS IN SUPPORT
THEREOF
A. Recitals.
(i ) Richard Ayoub has filed an application requesting the approval
of Tentative Tract No. 13579 as described above in the title of this
Resolution. Hereinafter in this Resolution, the subject Tentative Tract Map
request shall be referred to as the "Application."
(ii ) On October 14, 1987, the Planning Commission of the City of
Rancho Cucamonga conducted a duly noticed public hearing on the Application
and said public hearing was continued at the request of the applicant.
(iii ) On January 13, 1988, the Planning Commission conducted a
public hearing and continued the project. The Commission directed staff to
prepare a Resolution of Denial should the applicant not submit a revised
application.
(iv) All legal prerequisites prior to the adoption of this
Resolution have occurred.
B. Resolution.
NOW, THEREFORE, it is found, determined and resolved by the Planning
Commission of the City of Rancho Cucamonga as follows:
1. In all respects as set forth in the Recitals, Part A, of this
Resolution.
2. Based upon the substantial evidence presented to the Planning
Commission during the above-referenced public hearing, including written and
oral staff reports, together with public testimony, this Commission hereby
specifically finds as follows:
a. The Application applies to approximately 0.69 acres of land
within the Mediun Residential District located on the east side of Hellman
Avenue, north of Nineteenth Street;
PLANNING COMMISSION RESOLUTION NO. 88-13
RE: TT 13579 - AYOUB
Page 2
b. The property to the north of the subject site is located
within a Medium Residential District and is developed as a driveway and
landscaped area accessing the Alta Woods Townhouse development to the east of
the subject site. The property to the south is located within a Medium
Residential District and contains an existing single family residence. The
property to the east is located within the Medium Residential District
developed with multi-family townhouse style residences. The property to the
west is located within the Low Residential District and is currently developed
with single family residences.
c. The application as submitted proposes the development of
nine dwelling units of 1391.83 square feet of living area for each unit. The
total square footage of building area on the site (including garages) is
15,966.18. Amenities include swimming pool , spa, barbeque facilities and tot
lot. The net site density is 13.0 dwelling units per acre which is permitted
using the Optional Development Standards of the Development Code. The
proposed nine dwelling units is the maximum number of units that could be
allowed within the Medium Residential District (8-14 dwelling units per acre).
d. The Application as contemplated would be contrary to the
goals and objectives of both the General Plan and Development Code of the City
of Rancho Cucamonga for the following reasons:
(i ) The Optional Development Standards within the
Development Code are provided to allow development at the higher end of the
designated density range. These standards are intended to achieve a superior
quality and compatibility for developments of such projects. The standards
and expectations are above and beyond that which is basically required to
ensure transitions and buffers from lower intense residential uses. The
Application, as contemplated has a density of 13.0 dwelling units per acre.
The existing multi-family development to the east is at a density of 11.3
dwelling units per acres with the remaining neighborhood in the density range
of 2-4 dwelling units per acre. The Planning Commission determined that the
density of the site as proposed is not compatible to the adjacent properties.
(ii ) The project, as proposed, does not provide a gradual
transition from one land use to another, but instead proposes a sharp
contrast. As an infill site, this project must reflect the character of the
overall neighborhood. The Hellman Avenue neighborhood character is that of
low-profile single family residences which is not reflected in the 30-foot
tall by 79-foot long building located at the Hellman Avenue street frontage.
(iii ) The project, as proposed, does not relate the mass
and scale of the building proportionally to the site size, street setback and
open space. The 30-foot tall x 79-foot long building is located at the
minimum street setback allowed. Larger buildings such as this require more
setback area for a balance of scale with the adjacent single family uses. The
landscaped open space on the project site is basically limited to the front
setback and the rear 20 feet of the site. The open space does not appear to
be an integral part of the project, designed to enhance building design, as
well as public views on the site. Many of the landscape planters that are
intended to buffer large building walls or adjacent properties are 3 feet or 4
feet in width which may inhibit plant growth.
PLANNING COMMISSION RESOLUTION NO. 88-13
RE: TT 13579 - AYOUB
Page 3
(iv) The architectural character of the project as
proposed does not promote the Planning Commission's expectations of superior
quality based on the Design Guidelines and Development Standards of the
Development Code and General Plan. The structure is basically block in form
with little variation in roof outline. The height, 30 feet, and bulk are not
representative of the Hellman Avenue streetscape.
(v) The ultimate density allowed within any residential
density range shall be determined through the Development Review process and
public hearings. The Planning Commission, having the right of discretionary
approval , determined that this project did not provide the proper transition
between land use districts nor compatibility with adjacent residential
development.
3. Based on the substantial evidence presented to this Commission
during the above-referenced hearing and upon the specific findings of fact set
forth in paragraphs 1 and 2, above, this Commission hereby finds and concludes
as follows:
a. The Application, as proposed, is not in conformance with the
goals and policies of the General Plan and Development Code of the City of
Rancho Cucamonga.
4. Based upon the findings and conclusions set forth in paragraphs
1, 2 and 3, above, this Commission hereby denies without prejudice to refile
the Application.
5. The Deputy Secretary of the Planning Commission of the City of
Rancho Cucamonga shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 27TH DAY OF JANUARY, 1988.
PLANNING COMMISSIONnn OF THE CITY OF RANCHO CUCAMONGA
JU
BY: �J� }i/ -t O�
Larry . M Ni 1 , C rmaan /�
ATTEST: l/ C��p�� .. 7'L.
Bra Buller, Deputy Secretary
I, Brad Buller, Deputy 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 27th day of January, 1988, by the following vote-to-wit:
AYES: COMMISSIONERS: EMERICK, TOLSTOY, CHITEA, MCNIEL
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: BLAKESLEY