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HomeMy WebLinkAbout1995/05/24 - Agenda Packet CITY OF RANCHO CUCAMONGA PLANNING COMMISSION AGENDA WEDNESDAY MAY 24, 1995 7:00 P.M. RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBER 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA I. Pledge of Allegiance II. Roll Call Chairman Barker Commissioner Melcher Vice Chairman McNiel __ Commissioner Tolstoy __ Commissioner Lumpp III. Announcements IV. Public Hearings The following items are public hearings in which concerned individuals may voice their opinion of the related project. Please wait to be recognized by the Chairman and address the Commission by stating your name and address. All such opinions shall be limited to 5 minutes per individual for each project. Please sign in after speaking. A. ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 95-01 - KENT - A request to construct an 8,166 square foot day care facility within an existing shopping center in the Neighborhood Commercial designation, located on the east side of Haven Avenue, north of Highland Avenue - APN: 201-271-92. (Continued from May 10, 1995) (TO BE CONTINUED TO JUNE 14, 1995) B. TENTATIVE PARCEL MAP 14789 - BAYOLIN DEVELOPMENT - A subdivision of 5.5 acres of land into 1 parcel for reversion to acreage (currently 21 parcels) in the Low Residential District (2-4 dwelling units per acre) and vacation of Park Hill Drive, located on the southeast comer of Vineyard Avenue and Calle del Prado, APN: 208-921-15 through 35. C. ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT 95-01A - NORTHTOWN HOUSING DEVELOPMENT CORPORATION - A request to change the land use category from Industrial :Park (Subarea 17) to "LM" (Low Medium Residential, 4-8 dwelling units per acre) for 1.38 acres of land at 9775 Main Street (south side of Main Street east of Archibald Avenue). The City will also consider "L" (Low Residential, 2-4 dwelling units per acre) and "M" (Medium residential, 8-14 dwelling units per acre) - APN: 209-062-01. Staff recommends issuance of a Negative Declaration. D. ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT DISTRICT AMENDMENT 95-01 - NORTHTOWN HOUSING DEVELOPMENT CORPORATION - A request to change the land use category from Industrial Park (Subarea 17) to "LM" (Low Medium Residential, 4-8 dwelling units per acre) for 1.38 acres of land at 9775 Main Street (south side of Main Street east of Archibald Avenue). The City will also consider "L" (Low Residential, 2-4 dwelling units per acre) and "M" (Medium residential, 8-14 dwelling units per acre) - APN: 209-062-01. Staff recommends issuance of a Negative Declaration. E. ENVIRONMENTAL ASSESSMENT AND INDUSTRIAL AREA SPECIFIC PLAN AMENDMENT 95-01 -NORTHTOWN HOUSING DEVELOPMENT CORPORATION - A request to change the land use category from Industrial Park (Subarea 17) to "LM" (Low Medium Residential, 4-8 dwelling units per acre) for 1.38 acres of land at 9775 Main Street (south side of Main Street east of Archibald Avenue). The City will also consider "L" (Low Residential, 2-4 dwelling units per acre) and "M" (Medium residential, 8-14 dwelling units per acre) - APN: 209-062-01. Staff recommends issu,'mce of a Negative Declaration. V. Director's Reports F. PRELIMINARY REVIEW 95-05 - ALTA LOMA SCHOOL DISTRICT - A courtesy review of the proposed site acquisition for an elementary school on 12 acres of land located on the south side of Banyan Street, approximately 1/4 mile west of Fredricksburg Avenue - APN: 201-271-37, 88, and 89 and 201-263-77 through 80. VI. Public Comments This is the time andplace for the general public to address the Commission. Items to be discussed here are those which do not already appear on this agenda. VII. Commission Business 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 5:00 p.m. on May 30, 1995, for a Joint Meeting with City Council. 1, Gail Sanchez, Planning Commission Secretary of the City of Rancho Cucamonga, hereby certi~ that a true, accurate copy of the foregoing agenda was posted on May 18, 1995, at least 72 hours prior to the meeting per Government Code Section 54954. 2 at 10500 Civic Center Drive, Rancho Cucamonga. VICINITY MAP ~ i~,,., :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::: ~, ~/-* .... : ........ : ............ ::::.... ........./- I I ,...... ~ ', ~ ~ : c~ CITY HALL CITY OF RANCHO CUCAMONGA CITY OF RANCHO CUCANIONGA STAFF REPORT DATE: May 24, 1995 TO: Chairman and Members of the Planning Commission FROM: Brad Buller, City Planner BY: Scott Murphy, AICP, Associate Planner SUBJECT: ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 95-01 - KENT - A request to construct an 8,166 square foot day care facility within an existing shopping center in the Neighborhood Commercial designation, located on the east side of Haven Avenue, north of Highiand Avenue - APN: 201-271-92. On May 16, 1995, the applicant presented revised plans to the Design Review Committee for review and approval. The Committee recommended the applicant continue to work with staff on refmements to the plan before preceding to the Planning Commission. The applicant agreed and suggested that revised plans could be resubmitted to the Design Review Committee on June 6, 1995, with the Planning Commission meeting being postponed until June 14, 1995. A letter of continuance from the applicant is expected prior to the Planning Commission meeting. l~=~lallll311111l~l~ Staff recommends that Conditional Use Permit 95-01 be continued to the June 14, 1995, Planning Commission meeting. Brad Buller City Planner BB:SM:mlg / ITEM A J.M. WILSON & ASSOCIATES CIVIL ENGINEERS LAND SURVEYORS:. - May 24, 1995 , Mz. Maria Perez City of Raucho Cucamonda .._ BY FAX; 987-6499 Re: TPM 14789, a reversion to acreage Dear Mz. Perez; We have reviewed the conditions of aPProva~=~o~.~be ~ "" subject project and agree to those Condjtloo~ =~.' Commission agenda to the last item to be e;o,n~jdered -, OD your ageado of May 2~, 1995. I am re~'l~e'~'to., "' attend a Arc[~Pectural Commission · '~ claremoot that same evening (also at' ?:00.~;~a~d also_· at the [irst o[ the a~enda) aBd my client i-~ '..o.u[ Of "1:' ~:' town. I will attempt to be at your meett~g-~t'th~ ';" earliest time I ca~ arrive. ' - .'~ ~" Please errors this item in my abseaCe it B'O other · Very truly yours, -_ ' ~. H. Wilson & Agsociates ..... " '- :, JMW/ws .... :" * lettr2 ?- ._..- .- 223 NORTH FIRST AVENUE · UPLAND, CA 91786 · (909) 9~5-288'~o FAX (~ o~n.n~no CITY OF RANCHO CUCAMONGA STAFF REPORT DATE: May 24, 1995 TO: Chairman and Members of the Planning Commission FROM: Dan James, Senior Civil Engineer BY: Mafia E. Perez, Assistant Engineer SUBJECT: TENTATIVE PARCEL MAP 14789 - BAYOUN DEVELOPMENT - A subdivision of 5.5 acres of land into 1 parcel for reversion to acreage, (currently 21 parcels) in the Low Residential District (2-4 dwelling units per acre) and vacation of Park Hill Drive, located on the located on the southeast comer of Vineyard Avenue and Calle Del Prado, APN 208-921-15 through 35. I. PROJECT AND SITE DESCRIPTION: A. Action Requested: Approval of the proposed Tentative Parcel Map as shown on Exhibit "B" . Declaration of the vacation of Park Hill Drive to be in conformance with the General Plan. Approval of the issuance of a Notice of Exemption. B. ~: Parcel 1 - 5.50 Acres C. ~: Low Residential Dis~ct, 2 to 4 dwelling units per acre. D. Surrounding I~and Use and Zonina: North - Existing Single Family Residential, Low Density, 2 to 4 Dwelling Units per Acre South - Existing Single Family Residential, Low Density, 2 to 4 Dwelling Units per Acre East - Existing Single Family Residential, Low Density, 2 to 4 Dwelling Units per Acre West - Red Hill Park E. Surro,,ndln~ General Plan and Developments Code Designations: North - Single Family Residential, Low Density South - Single Family Residential, Low Density East - Family Residential, Low Density West - City Park, Flood Control F. ~1112~: The site slopes westerly at approximately 5%. The site is vacant and has no significant vegetation. ITEM B PLANNING COMMISSION STAFF REPORT PM 14789 - BAYOUN DEVELOPMENT May 24, 1995 Page 2 II. Analysis: This parcel map is being processed to eliminate the existing 21 single family lots created by Tract 13114 and create one single lot for the purpose of releasing the developer from his bonds for the tract's improvements. The parcel map has been conditioned to make an offer of dedication for the perimeter streets of Vineyard Avenue and Calle Del Prado as dedicated on the tract map, as allowed for in the Subdivision Map Act. These offers of dedication will be rejected by the City Council. III. Envir vi w: The Reversion to acreage is classified as a Categorical Exemption by the California Environmental Quality Act, Article 19, Section 15305, Class 5 (C), Reversion to acreage in accordance with the Subdivision Map Act. Due to the Categorically Exempt status of the project, the applicant was not required to complete an Initial Study. Staff has prepared a Notice of Exemption to be filed with the Clerk of the Board of Supervisors for the County of San Bernardino. IV. COrresnondence: Notices of Public Hearing have been sent to surrounding property owners and placed in the Daily Report Newspaper. Posting at the site has also been completed. V. Recommendation: It is recommended that the Planning Commission consider all input and elements of the Tentative Parcel Map 14789. If after such consideration, the Commission can recommend approval, then the adoption of me attached Resolution conditionally approving Parcel Map Number 14789, recommending the vacation of Park Hill Drive and approving the issuance of a Notice of Exemption would be appropriate. Respectfully submitted, Dan James Senior Civil Engineer Attachments: Vicinity Map (Exhibit "A") Tentative Map (Exhibit "B") Resolution and Recommended Conditions of Approval BASE LINE RD VICINITY MAP CITY OF rram: wcmrrY MAP RANCH0 CUCAMONGA TrrLE:Tentative Parcel Map 14789 eENGINEERING DIVISION gtTimiT: "A" A REVERS I ON TO ACREAGE TENTATIVE PARCEL flAP el4789 IN THE CITY OF RANClIO CUCAHONGA, STATE {F CALIFGRNiA POa. IClCANOIIGA I~ · ACT, '~ ,, ,,.,,,,.~ _j ~ I j ,d ...... · FEBRUARY 1995. ,,,,,,., I~ ',""! ~ ~ .......... ::""'"' f /'...::":;.. ~-,,;._ --~"~"'~"'.' : ':--- I i I i - ~ ' ' I t ';"1" I I ' t'--- '- ~-., . i"" __..L__._J. ~ '~ '~ ~J-,-- .-' -,.... j.~=...,..,..,..,..,..~---'-.4,,~""..I"l " ' I' ."1' -/I '- \- { ~ .'l,;.l!.l,,,i.-' :, \_.. L ) _..-. "' . ~ ..,,r~-~..:,..:s "-; "" "'I -:'- '; '~' CFI'Y OF ~ ITEM: TENTATIVE MAP RANCH0 CUCAMONGA TITLE: Tentative Parcel Map ENGINEERING DIVISION 14789 EXHIBIT: "B" RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, CONDITIONALLY APPROVING TENTATIVE PARCEL MAP NUMBER 14789 FOR REVERSION TO ACREAGE, LOCATED ON THE SOUTHEAST CORNER OF VINEYARD AVENUE AND CALLE DEL PRADO, RECOMMENDING THE VACATION OF PARK HILL DRIVE, AND APPROVING THE ISSUANCE OF A NOTICE OF EXEMPTION, AND MAKING FINDINGS IN SUPPORT THEREOF- APN: 208-921-15 THROUGH 35 WHEREAS, Tentative Parcel Map Number 14789, su~mnitted by Bayoun Development, applicant, for the purpose of reverting the existing 21 parcels, crested by Tract 13114, into one parcel, the real property situated in the City of Rancho Cucamonga, County of San Bernardino, State of California, identified as APN 208-921-15 through 35 located on the southeast corner of Vineyard Avenue and Calle De1 Pradol and WHEREAS, on May 24, 1995, the Planning Commission held a duly advertised public hearing for the above described map. NOW, THEREFORE, THE RANCHO CUCARONGA PLANNING COMMISSION RESOLVES AS FOLLOWS= SECTION1= That the following findings have been made: 1. That the map is consistent with the General Plan. 2. The dedication of Park Hill Drive, to be vacated by the reversion to acreage is unnecessary for present or prospective public purposes and said vacation is in conformance with the General Plan. 3. All owners of an interest in the real property within the subdivision have consented to reversion. 4. That the proposed reversion will not cause environmental damage or public health problems or have adverse affects on abutting properties. SECTION~ This Commission finds that the project, being a reversion to acreage, is Categorically Exempt as defined by the California Envirorunental Quality Act Guidelines, Artlcle 19, Section 15305, Class 5 (C), Reversion to acreage in accordance with the subdivision Map Acts and further this commission hereby approves the issuance of a Notice of Exemption. SECTION3Z Tentative Parcel Map Number 14789 is hereby approved subject to the following Special Conditions= 1. Dedication shall be made on Vineyard Avenue for a total Qf 33 feet as measured from street center line. Said dedication shall be recommended to be rejected by the city Council. 2. Dedication shall be made on Calle Del Prado varying from 25 feet to 20 feet in conformance with the dedication for Tract 13114 and to the satisfaction of the city Engineer. Said dedication shall be recommended to be rejected by the City Council. PLANNING COMMISSION RESOLUTION NO. PM 14789 - BAYOUN DEVELOPMENT May 24, 1995 Page 2 3. Inclusive of the above dedicationS, a corner cut-off shall be dedicated at the southeast corner of Calls Del Prado and Vineyard Avenue to allow for conformance with ADA requirements for a future handicapped access ramp. APPROVED AND ADOPTED TMIS 24TH DAY OF MAY 1995 PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY:. E. David Barker, Chairman ATTEST: Brad Buller, Secretary I, Brad Bullet, 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 24th day of May 1995, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: - ABSENT: COMMISSIONERS: CITY OF RANCHO CUCAMONGA STAFF REPORT DATE: May 24, 1995 TO: Chairman and Members of the Planning Commission FROM: Brad Buller, City Planner BY: Miki Bratt, AICP, Associate Planner SUBJECT: ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT 95-01A - NORTHTOWN HOUS1NG DEVELOPMENT CORPORATION - A request to change the land use category from Industrial Park (Subarea 17) to "LM" (Low Medium Residential, 4-8 dwelling units per acre) for 1.38 acres of land at 9775 Main Street (south side of Main Street east of Archibald Avenue). The City will also consider "L'? (Low Residential, 2-4 dwelling units per acre) and "M" (Medium residential, 8-14 dwelling units per acre) - APN: 209-062-01 IENVIRONMENTAL ASSESSMENT AND DEVELOPMENT DISTRICT AMENDMENT 95-01 NORTHTOWN HOUSING DEVELOPMENT ~ - A request to change the land use category from Industrial Park (Subarea 17) to "LM" (Low Medium Residential, 4-8 dwelling units per acre) for 1.38 acres of land at 9775 Main Street (south side of Main Street east of Archibald Avenue). The City will also consider "L" (Low Residential, 2-4 dwelling units per acre) and "M" (Medium residential, 8-14 dwelling units per acre) - APN: 209-062-01. ENVIRONMENTAL ASSESSMENT AND INDUSTRIAL AREA SPECIFIC PLAN AMENDMENT 95-01 NORTHTOWN HOUSING DEVELOPMENT F.~B.P.J~T~- A request m change the land use category from Industrial Park (Subarea 17) to "LM" (Low Medium Residential, 4-8 dwelling units per acre) for 1.38 acres of land at 9775 Main Street (south side of Main Street east of Archibald Avenue). The City will also consider "L" (Low Residential, 2-4 dwelling units per acre) and "M" (Medium residential, 8-14 dwelling units per acre) - APN: 209-062-01. pROJECT AND SITE DESCRIPTION: A. Zoninc, and Surroundine Land Use: North - Low Residential (2 to 4 dwelling units per acre); developed, single family residential and one vacant parcel (acres) South - General Industrial (Subarea 4); Railroad and vacant except for three single family residences on the south side of 8th Street. East Low Residential (2 to 4 dwelling units per acre); developed, single family residential West Industrial Park (Subarea 17); developed, industrial (contractor's office and yard) :~SMS C,D,&S PLANNING COMMISSION STAFF REPORT GPA 95-01A - NORTHTOWN HOUSING DEV. CORP. May 24, 1995 Page 2 B. General Plan Desianation: Project Site - General Industrial North - Low Residential South - General Industrial East Low Residential West General Industrial C. Site Characteristics: The site is vacant and covered with non-native grasses and weeds, with evidence of weed clearance. One tree, species unknown, is located at the northwest comer of the site. There are two Eucalyptus trees which appear to be dead. A portion of the west end of the site is fenced and is currently used as a drainage easement. The site is relatively flat with a gradient from north to south of approximately 2 percent grade. ENVIRONMENTAL ASSESSMENT: Staff has reviewed the Initial Study, Part I, and completed the Environmental Checklist, Part II of the Initial Study, and has determined that no significant adverse environmental impacts will occur as a result of the proposed General Plan Amendment, Development Districts Amendment, or IndusUial Area Specific Plan Amendment. Under the Master Environmental Assessment for the 1988 update of the General Plan, the site was planned for industrial development. A change to residential development would not appear to introduce any greater impact than indusuial development. A. Water: Historically this parcel has received storm nm-off water and been subject to flooding. However, with the completion of the Main Street/Archibald Avenue Storm Drain, which is under construction, the site will be protected from flooding. B. Noise: This parcel is adjacent to the Metrolink Track. Prior to residential development an analysis and mitigation of noise impacts will be necessary. Mitigation of noise impacts for residential development adjacent to the railroad lrack has recently been achieved for the nearby Del Norte family apartment complex. C. Ponulation: A maximum population increase of 42 persons is estimated to occur with development of 14 one- and two-bedroom aparUnents. D. ~: Development of up to 14 units of housing will not substantially change existing housing opportunities, but will increase the number of affordable sites. LAND USE ANALYSIS: A. ADnronriateness of the existing, General Industrial designation. No narrative record has been found explaining the industrial designation of the subject site. On the one hand, it can be inferred that the existing contractor's yard adjoining the property to the west and the availability of a rail spur to the south were significant factors leading to the industrial designation. On the other hand, adjoining residential development serves as a constraint to PLANNING COMIViISSION STAFF REPORT GPA 95-01A - NORTHTOWN HOUSING DEV. CORP. May 24, 1995 Page 3 industrial development with stringent design requirements to achieve buffering of the industrial use from the residential use. Further, the rail spur is unused, partially buried and apparently abandoned. B. Anpropriateness of requested residential use. Residential use is consistent with adjoining residential development to the north and east of the subject site in the "L" (2 to 4 dwelling units per acre) designation. The neighborhood is characterized by single story, detached houses built from 1910 to 1935 on lots ranging in size from 4,000 to 8,500 square feet. There are a number of vacant parcels ranging in size from 4,000 to 18,000 square feet. The original plot was for4,000 square foot lots. Four lots on the north side of the street are 4,000 square feet, two lots are 6,000 square feet, and the remaining lots are somewhat larger. The houses are typically small, ranging in size from 640 to 1,720 square feet. Several sites have second traits. More than half the units are rentals. C. Discussion of reauested Low Medium ("LM" - 4 to 8 dwellin~ units per acre~ Residential designation. The site was originally plotted for 13.7 lots which were each 4,000 square feet. The "LM" (4 to 8 dwelling units per acre) designation could yield from 10 to 12 units on lots ranging from 5,000 to 6,000 square feet. With a Conditional Use Permit some or all the lots could support a second unit yielding up to 24 units on the site. The "LM" designation is consistent with the unit size and most of the lot sizes found in the neighborhood. The "LM" designation is also consistent with the "LM" designation for the Villa del Norte development located on Feron Boulevard with an entrance on Main Street. Further, the "LM" designation would be consistent with the transitional character of the subject site between the adjoining "L" (2 to 4 dwelling units per acre) designation on the north and east, the developed industrial property on the west, and the planned industrial use to the south. D. Discussion of alternative Low ("L" - 2 to 4 dwellin{, units her acre~ residential desiunations. The "L" designation would be consistent with the density designation of the area to the north and east of the subject site. Under the designation the average lot size is 8,000 square feet and each newly constructed dwelling unit would typically be larger than 2,000 square feet. In general, the larger product type would not be consistent with the smaller units existing in the neighborhood. The 1.38 net acre parcel could yield 7 lots, averaging 8,000 square feet each. With a Conditional Use Permit, each lot could support a second unit, in theory yielding a maximum of 14 units on the site. E. Discussion of alternative Medium ("M" - 8 to 14 dwelling units per acre~ residential a.c,~.agli2~. The "M" designation typically is developed into two-story multi-family units. Under the "M" range, the site could support from 11 to 19 unlts. A two-story apartment development would not be compatible with the one-story, single family character of the neighborhood. Further, according to the noise study completed for the nearby Villa del Norte project, a single story development can be effectively shielded by a sound wall, but the second story of a two-story development must use costly construction designed to provide an adequate barrier for the sound levels generated by passing trains. Both a sound wall and sound barrier PLANNING COMMISSION STAFF REPORT GPA 95-01A - NORTHTOWN HOUSING DEV. CORP. May 24, 1995 Page 4 construction have been incorporated into the two-story Villa del Norte project. A multi-family complex was developed under the "M" designation and is located nearby on the Northeast comer of Archibald Avenue and Feron Boulevard. F. Comnarison of the "LM." "L." and "M" residential designations. Comparison of the requested "LM" designation, the "L" alternative, and the "M" alternative, indicates that development of 14 units on the site would be consistent with surrounding densities. The applicant could achieve 14 units per acre under either the "L," "LM," or "M" designation, but the "LM" designation achieved through a density bonus appears to be most consistent with the actual lot sizes in the neighborhood. If the applicant did not go forward with development, the "LM" designation would be more appropriate as a transitional density than either the "L" or the "M" designation. G. Conformance with the General Plan. Because the site is transitional between Industrial and Residential, either designation is consistent with the General Plan. H. Conformance with the Develonment District Man and Industrial Area Specific Plan. Because the site is transitional between Industrial and Residential, either designation is consistent with the Development District Map and the Industrial Area Specific Plan. GQNCEPT PLAN pRELIMINARY ANALYSIS: No development package has been submitted with the subject applications. However, the applicant has submitted a concept plan for discussion purposes only, (see Exhibit "D"). The concept calls for restricted, affordable units to be owned by the Northtown Housing Development Corporation, managed by the Southern California Housing Development Corporation, and financed by the Redevelopmerit Agency. The concept plan proposes reslaicted and affordable rental units which will be fenced and gated. The product type proposed is a single-story attached garden apa~h~ent project consisting of 14 one- and two-bedroom rental units, ranging in size from 700 to 900 square feet with one detached garage per unit and additional parking consistent with the Development Code. The Development Code requires a minimum 5-acre parcel for a clustered, garden apa~hnent project and use of the Optional Development Standards. Under State law the applicant may request a density bonus, waiver of development standards, and other incentives for development of a restricted, affordable project. The applicant proposes a restricted, affordable project and is expected to apply for a density bonus and waiver of the Optional Development Standards. On April 14, 1995, the applicant held a neighborhood meeting at the 251h Street office of the Northtown Neighborhood Development Corporation which was attended by ten residents, the Board of the Corporation, their professional consultants, and City Staff. After a presentation of the concept, the neighbors and property owners attending were asked if there were any objections to the project. No objections were made. A neighborhood need for small rental aparmaents was expressed by several persons. pLANNING COMMISSION STAFF REPORT GPA 95-01A - NORTHTOWN HOUSING DEV. CORP. May 24, 1995 Page 5 Again, density and design issues will be resolved when an application for development for the subject site is submitted. As a concept the proposal to develop rental units is consistent with the character of the neighborhood. The proposed unit size of 700 to 900 square feet is also consistent with surrounding single family unit size. With a variance and some design modifications, the cluster plan offers opportunities for sound buffering and common open space which would not be available with a small lot, detached development. Security is a concern in the neighborhood. If the garages were pushed to the property line with visual access from the units, the garage and parking area would be more secure than with access from a fence. Further, a row of garages would serve as a sound buffer. The potential pedestrian conflict could be handled by design elements such as a low fence and/or landscaping. As an alternative to the cluster concept, the applicant might develop a row of duplex units. The small lot size would probably necessitate front-on, street-side garages. Street-side garages would not be consistent with the character of the neighborhood, because the 1920's bungalows either do not have garages or have garage access from an alley or a driveway from the front to the rear yard. Because the site is only 1.38 acres in size, the subject application for residential designation will only minimally change the ratio of single family to multi-family development at build out. An application for development based on the concept plan would require a density bonus and would slightly increase the percent of multi-family units City wide. The current 65 percent single family to 35 percent multi-family ratio was achieved following a series of rezoning actions based on City Council Resolution 91-060, adopted on February 26, 1991, which established that multi-family housing should be between 32 and 35 percent of total housing units at build out. If an application were approved for a 14 unit multi-family development, the estimated number of multi-family units at build out would increase from 18,949 to 18,963 units, or .074 percent. In other words the applicant's multi-family concept would not materially affect the City Council's goal. FACTS FOR FINDINGS: Based on the facts and conclusions listed above, staff believes the Planning Commission can make the following findings regarding this application: A. The property is suitable for the uses permitted in the proposed land use and development district designation in terms of access, size, and surrounding land use. B. The proposed amendment would not have significant impacts on the environment nor the surrounding properties as evidenced by the conclusions and findings of the Initial Environmental Study which indicates that no significant impacts would be expected as a result of this land use change. C. The proposed amendment is in conformante with the General Plan and Development Code due to the site's ability to promote the goals and objectives for the Low Medium Residential District. PLANNING COMMISSION STAFF REPORT GPA 95-01A - NORTIITOWN HOUSING DEV. CORP. May 24, 1995 Page 6 ENVIRONMENTAL ASSESSMENT: Parts I and II of an Initial Study have been completed as required by the California Environmental Quality Act. The determination is that the proposed project would not have a significant effect on the enviromnent and a Negative Declaration should be issued. CDal.tl.f$.P~.~D]~2: This item has been advertised as a public hearing in the Ii~alla3/~ll~d~i~ Bulletin newspaper, the property has been posted, and notices were sent to all property owners within 300 feet of the project site. RECOMMENDATION: Staff recommends that the Planning Commission adopt the attached Resolution, thereby recommending that the City Council issue a Negative Declaration and approve General Plan Amendment 95-01A. City Planner BB:MB:mlg Attachments: Exhibit "A" - Applicant's Letter Exhibit "B" - General Plan Land ~se Map (excerpt) Exhibit "C" - Development District Map (excerpt) Exhibit "D" - Concept Plan Resolution Recommending Approval - General Plan Amendment 95-01A Resolution Recommending Approval - Development District Amendment 95-01 Resolution Recommending Approval - Industrial Area Specific Plan 95-01 PETER J. PITASSI, AIA A R C H I T- E C T March 15, 1995 Mr. Brad Buller City Planner City of Rancho Cucamonga P.O. Box 807 Rancho Cucamonga, CA 91729 Subject: General Plan Amendment (G.P.A.) Specific Plan Amendment (S.P.A.) Development District Amendment (D.D.A.) 9775 Main Street Rancho Cucamonga, CA A.P.N. 209-062-02 Dear Brad: On behalf of the Northtown Housing Development Corp., please accept this letter of justification regarding our applications for a G.P.A., S.P.A., and D.D.A. for the above referenced property. The Northtown Housing Development Corp. recently purchased this parcel from the Riverside Blueprint Company with the intent of developing affordable multi-family housing. This is their mission in the Northtown Community. We feel that the most logical use of this property is in a multi-family residential development. As you are aware, the Northtown Housing Development Corp. currently has the "Villa Del Norte" project under construction which includes 3, 4, and 5 bedroom townhouse type apartments. We have recently received approval for our in-fill single family detached program and this Main Street site will allow opportunity for 1 and 2 bedroom apartments. This is one of the last available parcels in Northtown of adequateTsize to accommodate an apartment project of this type. Mr. Brad Bu].le March 15, 1995 Page 2 Development of this parcel is desired by the Board in order to provide a full range of housing opportunities within the community. A multi-family designation will also allow us the flexibility to successfully screen the adjacent Electrical Supply Company's equipment yard. This parcel and its neighboring parcel to the west were included in the Sub-Area 17 designation of the I.A.S.P.. It is interesting to note that both of these parcels were assigned residential status in the original General Plan. Considering that the parcel to the west is currently developed as noted above, it seems reasonable to conclude that an "LM' or "M" designation for our parcel would provide us the opportunity to transition the land use from industrial to single family. As you are aware, we are currently working with your staff to develop a preliminary plan which will address specific planning and engineering issues. A Design Review Application will be forthcoming in the near future. Brad, as always, thank you for your assistance and please advise if you are in need of additional information. PJP:cas & P A o l 4. ,,-'r. Arrow Bth LOW- MEDIUM 4-8 DU's/AC MEDIUM 8-14 DU's/AC INDUSTRIAL PARK GENERAL INDUSTRIAL CITY OF RANCHO CLICAMONGA PLANNING DIVISION ITEM: ~C, PA 95-01 A: DDA 95-01: I,qPA 95-01 ·" ":' J, Ji DDA 95-0'1 '. "LN "' I icy 4 5 ~ IId.l__!llll Illllllll i " 16 J {~"* '~ mmmmmm, mmmll CflT OF RANCHO CUCAMONGA PLANNING DMSION ITEM: GPA 95-.01A: DDA 95-01: ]SPA 95-01 CITY OF RANCHO CI,ICAMONGA PLANNING DIVISION ._~ ['I~M: C, PA 95-01A: DDA 95-01: L~PA 95-01 EXHIBIT: "D" SCALE: none i-~~ ~ESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF TBE CITY OF RANCBO CUCAMONGA, CALIFORNIA, RECOMMENDING APPROVAL OF GENERAL PLAN AMENDMENT 95-01A, CHANGING THE GENERAL pLAN LAND USE MAP FROM INDUSTRIAL pARK TO LOW MEDIUM RESIDENTIAL FOR 1.38 ACRES OF LAND LOCATED ON THE SOUTH SIDE OF MAIN STREET APPROXIMATELY 288 FEET EAST OF ARCHIBALD AVENUE, AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 209-062-01. 1. The Northtown Housing Development Corporation has filed an application for General Plan Amendment No. 95-01A 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 May 24, 1995, the Planning commission of the City of Rancho Cucamonga conducted a duly noticed public hearing On the application. 3. All legal prerequisites prior to the adoption of this Resolution have occurred. E. ~- 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 substantial evidence presented to this commission during the above-referenced public hearing on May 24, 1995, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The application applies to approximately 1.38 acres of land, basically a rectangular configuration, located on the south side of Main Street approximately 288 feet east of Archibald Avenue and is presently vacant and undeveloped. Said property is currently designated as Industrial Park; and b. The property to the north of the subject site is designated Low Residential and is in-part developed with single family residences and in-part vacant and undeveloped. The property to the west is designated Industrial Park and is developed. The property to the east is designated Low Residential and is developed. The property to the south is designated General Industrial and is in- part railroad right-of-way, in-part vacant and undeveloped, and in-part developed with single family residences. 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 related development; and d. This amendment promotes the goals and objectives of the Land Use Element; and pLANNING COMMISSION RESOLUTION NO. GPA 95-01A - NORTHTOWN HOUSING DEV. CORP. May 24, 195 Page 2 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 I and 2 above, this Co~wniesion 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 b. That the proposed amendment would not have significant impacts on the environment nor the surrounding properties; and c. That the proposed amendment is in conformance with the General Plan. 4. Based upon the facts and information contained in the proposed Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment and adopts a Negative Declaration based upon the findings as follows= a. That the Negative Declaration has been prepared in compliance with the California Environmental Quality Act of 1970, as amended, and the State CEQA guidelines prnmulgated thereunder; that said Negative Declaration and the Initial Study prepared therefore reflect the independent judgment of the Planning Commission~ and, further, this Co~niseion has reviewed and considered the information contained in said Negative Declaration with regard to the application. b. That, based upon the changes and alterations which have been incorporated into the proposed project, no significant adverse environmental effects will occur. c. Pursuant to the provisions of Section 7S3.5(c} of Title 14 of the California Code of Regulations, the Planning Commission finds as follows: In considering the record as a whole, the Initial Study and Negative Declaration for the project, there is no evidence that the proposed project will have potential for an adverse impact upon wildlife resources or the habitat upon which wildlife depends. Further, based upon substantial evidence contained in the Negative Declaration, the staff reports and exhibits, and the information provided to the Planning Commission during the public hearing, the Planning Co~nission hereby rebuts the presumption of adverse effect as set forth in Section 753.5(c-l-d) of Title 14 of the california Code of Regulations. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby recommends approval of General Plan Amendment No. 95-01A. PLANNING COMMISSION RESOLUTION NO. GPA 95-01A - NORTHTOWN HOUSING DEV. CORP. May 24, 195 Page 3 6. The Secretary to this CoTanission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 24TH DAY OF MAY 1995. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: E. David Barker, Chairman ATTEST: Brad Buller, Secretary I, Brad Buller, 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 24th day of May 1995, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ~ESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, RECOMMENDING APPROVAL OF DEVELOPMENT DISTRICT AMENDMENT 95-01 REQUESTING TO AMEND THE DEVELOPMENT DISTRICTS MAP FROM SUBAREA 17 IN THE INDUSTRIAL AREA, TO LOW MEDIUM RESIDENTIAL, FOR 1.38 ACRES OF LAND LOCATED ON THE SOUTH SIDE OF MAIN STREET APPROXIMATELY 288 FEET EAST OF ARCHIBALD AVENUE, AND MAKING FINDINGS IN SUPPORT THEREOF APN: 209-062-01. 1. The Northtown Housing Development Corporation has filed an application for Development District Amendment NO. 95-01 as described in the title of this Resolution. Rereinafter in this Resolution, the subject Development District Amendment is referred to as "the application." 2. On May 24, 1995, the Planning Commission of the City of Rancho cucamonga conducted a duly noticed public hearing on the application and issued Resolution No. 95- , recommending to the City Council that the associated General Plan Amendment No. 95-01A be approved. 3. All legal prerequisites prior to the adoption of this Resolution have occurred. B. ~- 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 substantial evidence presented to this Commission during the above-referenced public hearing on May 24, 1995, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The application applies to approximately 1.38 acres of land, basically a rectangle configuration, located on the south side of Main Street approximately 288 feet east of Archibald Avenue and is presently vacant and undeveloped. Said property is currently designated as Industrial Park (subarea 17); and b. The property to the north of the subject site is designated Low Residential and is in-part developed with single family residences and in-part vacant and undeveloped. The property to the west is designated Industrial Park and is developed. The property to the east is designated Low Residential and is developed. The property to the south is designated General Industrial (Subarea 4) and is in-part railroad right-of-way, in-part vacant and undeveloped, and in-part developed with single family residences. 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 related development; and pLANNING COMMISSION ~ESOLUTION NO. DDA 95-01 - NORTBTOWN NOUSING DEV. CORP. May 24, 1995 Page 2 d. This amendment promotes 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 Co~unission during the above-referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Co~nission 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 b. That the proposed amendment would not have significant impacts on the environment nor the surrounding properties; and c. That the proposed amendment is in conformance with the General Plan. 4. Based upon the facts and information contained in the proposed Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Com~nission finds that there is no substantial evidence that the project will have a significant effect upon the environment and adopts a Negative Declaration based upon the findings as follows: a. That the Negative Declaration has been prepared in compliance with the California Environmental Quality Act of 1970, as amended, and the State CEQA guidelines promulgated thereunder; that laid Negative Declaration and the Initial Study prepared therefore reflect the independent judgment of the Planning Commissions and, further, this Commission has reviewed and considered the information contained in said Negative Declaration with regard to the application. b. That, based upon the changes and alterations which have been incorporated into the proposed project, no significant adverse environmental effects will occur. c. Pursuant to the provisions of Section 753.5(c} of Title 14 of the california Code of Regulations, the Planning Commission finds as follows: In considering the record as a whole, the Initial Study and Negative Declaration for the project, there is no evidence that the proposed project will have potential for an adverse impact upon wildlife resources or the habitat upon which wildlife depends. Further, based upon substantial evidence contained in the Negative Declaration, the staff reports and exhibits, and the information provided to the Planning Commission during the public hearing, the Planning Commission hereby rebuts the presnmp~ion of adverse effect as set forth in Section 753.5(c-l-d) of Title 14 of the California code of Regulations. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Co~nission hereby recommends approval of Development District Amendment No. 95-01. PLANNING COMMISSION RESOLUTION NO. DDA 95-01 - NORTHTOWN HOUSING DEV. CORP. May 24, 1995 Page 3 6. The Secretary to this Cor~ission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 24TE DAY OF MAY 1995 . PLANNING COMMISSION OF TEE CITY OF RANCEO CUCAMONGA BY: E. David Barker, Chairman ATTEST: Brad Buller, Secretary I, Brad Buller, 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 Cocamonga, at a regular meeting of the Planning commission held on the 24th day of May 1995, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, RECOMMENDING APPROVAL OF INDUSTRIAL AREA SPECIFIC PLAN AMENDMENT 95-01, ENDING THE DEVELOPMENT DISTRICTS MAP FROM INDUSTRIAL PARK (SUBAREA 17) IN THE INDUSTRIAL AREA SPECIFIC PLAN TO LOW MEDIUM RESIDENTIAL FOR 1.38 ACRES OF LAND LOCATED ON THE SOUTH SIDE OF MAIN STREET APPROXIMATELY 288 FEET EAST OF ARCHIBALD AVENUE, AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 209-062-01. 1. The Northtown Housing Development Corporation has filed an application for Industrial Area Specific Plan Amendment No. 95-01 as described in the title of this Resolution. Hereinafter in this Resolution, the subject Industrial Area Specific Plan amendment is referred to as "the application." 2. On May 24, 1995, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and issued Resolution No. 95- , recommending to the City Council that the associated General Plan Amendment No. 95-01A be approved. 3. All legal prerequisites prior to the adoption of this Resolution have occurred. B. ~ 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 substantial evidence presented to this Commission during the above-referenced public hearing on May 24, 1995, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The application applies to approximately 1.38 acres of land, basically a rectangle configuration, located on the south side of Main Street approximately 288 feet east of Archibald Avenue and is presently vacant and undeveloped. Said property is currently designated as Industrial Park; and b. The property to the north of the subject site is designated Low Residential and is in-part developed with single family residences and in-part vacant and undeveloped. The property to the west is designated Industrial Park and is developed. The property to the east is designated Low Residential and is developed. The property to the south is designated General Industrial (Subarea 4) and is in-part railroad right-of-way, in-part vacant and undeveloped, and in-part developed with single family residences. 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 related development; and PLANNING COMMISSION RESOLUTION NO. ISPA 95-01 - NORTHTOWN HOUSING DEV. CORP. May 24, 1995 Page 2 d. Thil~ amendment promotes 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 envirorunent 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 I and 2 above, this Co~nission hereby finds and concludes as follows: a. That the subject proper%y 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 b. That the proposed amendment would not have significant impacts on the environment nor the surrounding properties; and c. That the proposed amendment is in conformance with the General Plan. 4. Based upon the facts and information contained in the proposed Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment and adopts a Negative Declaration based upon the findings as follows: a. That the Negative Declaration has been prepared in compliance with the California Envirorunental Quality Act of 1970, as amended, and the State CEQA guidelines promulgated thereunder~ that said Negative Declaration and the Initial Study prepared therefore reflect the independent judgment of the Planning Commission~ and, further, this Commission has reviewed and considered the information contained in said Negative Declaration with regard to the application. b. That, based upon the changes and alterations which have been incorporated into the proposed project, no significant adverse environmental effects will occur. c. Pursuant to the provisions Of Section 753.5(c) of Title 14 of the California Code of Regulations, the Planning Commission finds as follows: In considering the record as a whole, the Initial Study and Negative Declaration for the project, there is no evidence that the proposed project will have potential for an adverse impact upon wildlife resources or the habitat upon which wildlife depends. Further, based upon substantial evidence contained in the Negative Declaration, the staff reports and exhibits, and the information provided to the Planning Commission during the public hearing, the Planning Commission hereby rebuts the presamp~ion of adverse effect as set forth in Section 753.5(c-l-d) of Title 14 of the California Code of Regulations. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby recommends approval of Industrial Area Specific Plan Amendment No. 95-01. PLANNING COMMISSION RESOLUTION NO. ISPA 95-01 - NORTHTOWN HOUSING DEV. CORP. May 24, 1995 Page 3 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 24TH DAY OF MAY 1995. PLANNING COMMISSION OF THE CITY OF RANCHO CUCANONGA BY: E. David Barker, Chairman ATTEST: Brad Bullet, Secretary I, Hrad Buller, 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 24th day Of May 1995, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: CITY OF RANCHO CUCAMONGA ' STAFF REPORT DATE: May 24, 1995 TO: Chairman and Members of the Planning Commission FROM: Brad Buller, City Planner BY: Dan Coleman, Principal Planner SUBJECT: Pp, JELIMINARY REVIEW 95-05 - ALTA LOMA SCHOOL DISTRICT - A courtesy review of the proposed site acquisition for an elementary school on 12 acres of land located on the south side of Banyan Street, approximately 1/4 mile west of Fredricksbttrg Avenue - APN: 201-271-37, 88, and 89 and 201-263-77 through 80. ABSTRACT: Under State law, the Office of the State Architect has authority to review and approve new school facilities. In order "to promote the safety of pupils and comprehensive community planning," the school district is required to receive a report from the Planning Commission before acquiring rifle to property for a new school site. The Planning Commission is required to investigate the proposed site and detail its recommendations concerning acquisition of the site in writing. PROJECT AND SITE DESCRIPTION: A. Surroundin~ Land Use and Zoning: North - Chaffey College; Low Medium Residential South - Vacant Land; Low Medium Residential East Vacant Land; Low Medium Residential West Single family residential; Low Medium Residential B. General Plan Desic, nations: ' Project Site - Low Medium Residential North - Existing School South - Low Medium Residential East Low Medium Residential West Low Medium Residential C. ~7,~: The site has been cleared and is covered native grasses. The land slopes to the south at appmxirnately 6-8 percent creating a 25-30 foot grade differential from Banyan to the bottom of the site. ANALYSIS: A. General: The Alia Loma School District is proposing to develop an elementary school for occupancy for the 1997-98 school year. The classroom and administration buildings are located in the center of the site surrounding a courtyard. A bus loading circle is proposed at the northwest comer of the site to separate bus drop-off from other school vehicular ~'aff~c. Parent drop-off and staff parking will be accessed from the southe~y street. Play fields will be provided on the east half of the site. Architectural design work will not start until after June 1, 1995. ITEM F PLANNING COMMISSION STAFF REPORT PR 95-05 - ALTA LOMA SCHOOL DISTRICT May 24, 1995 Page 2 B. DeSign Review Committee: The Design Review Committee (Lumpp, McNiel, Coleman) reviewed the project on May 16, 1995. The Committee reviewed the proposed site acquisition and recommended that the School District consider the following: 1. Access to the parking lot and parent drop-off should be made one-way, with angled parking. The easterly driveway should be ingress and the westerly driveway should be egress. 2. The westerly driveway on Mirador Drive should align with Chandon Place. 3. Slopes should be contour graded (i.e., varying slope gradient and slope direction) and the top and toe rounded off to appear more natural. 4. Slopes should be planted with informal groupings of trees and shrubs. 5. Decorative metal fencing, rather than chain link, should be used to secure the site. 6. Elevations should be submitted to the City for courtesy review. 7. Mirador Drive should be extended easterly to be a stub street for future connection to adjoining vacant land. C. Technical Review Committee: As a courtesy review, this project did not require review by the Technical Review Committee; however, plans were sent to the various City depamnents for comment. MME N: In that the application was submitted as a courtesy review, no formal action is required by the Commission. Comments made by the Commission will be forwarded by staff in writing to the District for their consideration. BB:DC:mlg AtXachments: Exhibit"A"- Location Map Exhibit "B" - Site Utilization Map Exhibit "C" - Site Plan Exhibit "D" - Letter from Applicant Exhibit "E" - Design Review Comments dated May 16, 1995 ~,~ TRACT NO, ~ UTILIZATION / LM SITE UTILIZATION STUC)Y ,- DATE: April 24, 1995 TO: Planning Commission ATTN: BRAD BULLER 1 1995 FROM: AIta Loma School District AM I~ Floyd M. Stork ~tBig_l~Oltllt~|ltt~|8| I 16 Consultant j. RE: PROPOSED ELEMENTARY SITE # 8 As required by the Public Resource Code Section 21151.2 we request approval of the above mentioned site. Attached to this request are the following documents: 1. District map showing the following: a. Existing elementary sites b. Existing junior high school sites c. Location of proposed site 2. Proposed site footprint With regards to traffic circulation and the separation of bus drop off from other school vehicular traffic we have received preliminary approval from both the State Department of Education and the City of Rancho Cucamonga Traffic Department. The surrounding streets, curbs, gutters and sidewalks will be developed by Greystone Homes per plans already approved by the City Engineering Department. They will also rough grade the site to the Alta Loma School District's specifications. The detailed design of the buildings will not commence until approximately June 1, 1995. The site will be ready for occupancy for the 1997-1998 school year. If you need additional information, please contact me or leave a message on my phone at (909) 987-0766 ext. 2024. FMS: mu DESIGN REVIEW COMMENTS 5:45 p.m. Dan Coleman May 16, 1995 PRELIMINARY REVIEW 95-05 - ALTA LOMA SCHOOL DISTRICT - A courtesy review of the proposed site acquisition of a site for an elementary school on 12 acres of land located on the south side of Banyan Street, approximately one quarter mile west of Fredericksburg Avenue - APN: 201-271-37, 88, 89 and 201-623-77, 78, 79, 80. Abstract: The District needs another K-6 elementary school and is considering acquisition of a site on Banyan Street, which is part of an approved Tentative Tract 13890 (Greystone). State law requires the Planning Commission to investigate the proposed site and send the District a report of their recommendations. Design Parameters: The site will be bordered to the west and south by single family residential lots per the approved Tentative Tract 13890. However, unlike most elementary school locations, these homes front onto the same streets as the school. The homes in the area reflect several different architectural styles. The site is undeveloped; however, the easterly portion has been rough graded for single family homes. The land slopes to the south at approximately 6-8 percent creating a 25-30 foot grade differential from Banyan Street to the bottom of the site. A Community Trail is planned along the south side of Banyan Street which will complete this "missing link" between Haven Avenue and Rochester Avenue. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Major Issues: The following broad design issues will be the focus of Committee discussion regarding this project. 1. The site plan is oriented to take access from the streets along the west and south sides, instead of Banyan Street. Elementary schools typically have morning, ltmch and afternoon traffic peaks, as well as during special evening activities. This will create a traffic, noise, and glare nuisance to future residents across the street whose 21 homes and front yards will face the school. Alternative site plan configurations, such as access locations and additional off-street parking, should be explored to improve neighborhood compatibility. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues. 1. The amount of cut and fill grading necessary because of the existing topography will result in large slopes. Although difficult to read fxom the 8 1/2" x 11" site plan provided, these slopes will probably be 2:1. The City's grading policies encourage that various techniques be employed to make slopes appear more natural and less "engineered." These techniques include contour grading (i.e., varying slope gradient and slope direction), and rounding off the top and toe of slopes to eliminate hard edges. 2. Elevations should be submitted to the City for courtesy review. 3. Decorative metal fencing, rather than chain link, should be used for security where necessary along the west and south street frontages. A good example can be seen at Caryn Elementary School. DRC COMMENTS PR 95-05 - ALTA LOMA SCHOOL DISTRICT May 16, 1995 Page 2 4. The proposed grading scheme would create a fill slope of approximately 15 feet in height at the southeast comer. This is the result of significant cut and fill grading to est~.blish a level athletic playing field. This creates an unusually high slope adjoining the side yard of a single family residence. 5. Slopes should be planted with informal groupings of trees and shrubs to create a more naturalized appearance. Desi~,n Review Committee Action: Members Present: Heinz Lumpp, Larry McNiel, Dan Coleman Staff Planner: Dan Coleman The Committee reviewed the proposed site acquisition and recommended that the School District consider the following: 1. Access to the parking lot and parent drop-off should be made one-way, with angled parking. The easterly driveway should be ingress and the westerly driveway should be egress. 2. The westerly driveway on Mirador Drive should align with Chandon Place. 3. Slopes should be contour graded (i.e., varying slope gradient and slope direction) and the top and toe rounded off to appear more natural. 4. Slopes should be planted with informal groupings of trees and shrubs. 5. Decorative metal fencing, rather than chain link, should be used to secure site. 6. Elevations should be submitted to the City for courtesy review. 7. Mirador Drive should be extended easterly to be a stub street for future connection to adjoining vacant land.