HomeMy WebLinkAbout16-24 - Resolutions - Approving Development Code Amendment RESOLUTION NO. 16-24
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO
CUCAMONGA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL
APPROVE DEVELOPMENT CODE AMENDMENT DRC2014-01132, TO AMEND
SECTION 17.36.020 A AND B, FIGURE 17.36.020-1 AND TABLE 17.36.020-1,
TO ADD THE PROPOSED SITE TO THE DEVELOPMENT STANDARDS FOR
MIXED USE ZONING DISTRICTS TABLES, FIGURES AND TEXT AND
FIGURES 17.38.060-1 AND 17.38.060-15, TO CHANGE THE PROJECT SITE
FROM COMMUNITY COMMERCIAL TO MIXED USE FOR CONSISTENCY WITH
THE PROPOSED ZONING MAP AMENDMENT DRC2014-01131 AMENDING
THE ZONING DESIGNATION OF THE SITE FROM COMMUNITY COMMERCIAL
(CC) TO MIXED USE (MU) FOR THE DEVELOPMENT OF A PROPOSED 190-
UNIT, MULTI-FAMILY RESIDENTIAL DEVELOPMENT WITH 3,246 SQUARE
FEET OF COMMERCIAL SPACE OR LIVE/WORK UNITS FOR A SITE
LOCATED ON 8.8 ACRES OF LAND WITHIN THE COMMUNITY COMMERCIAL
(CC) ZONING DISTRICT AT THE NORTHWEST CORNER OF FOOTHILL
BOULEVARD AND EAST AVENUE; AND MAKING FINDINGS IN SUPPORT
THEREOF—APN'S: 1100-201-03, 04 AND 07.
A. Recitals.
1. Foothill and East, LLC filed an application for the approval of Development Code Amendment
DRC2014-01132, as described in the title of this Resolution. Hereinafter in this Resolution, the subject
Development Code Amendment request is referred to as "the application."
2. On the 27th day of April 2016, the Planning Commission of the City of Rancho Cucamonga
conducted a duly noticed public hearing on the application and continued said hearing to May 11, 2016.
3. On the 11th day of May 2016, 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.
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 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 hearings of April 27, 2016 and continued to May 11, 2016, including written and
oral staff reports, together with public testimony, this Commission hereby specifically finds as follows:
a. The project site is made up of three (3) parcels totaling 8.8 gross acres of land located
at the northwest corner of Foothill Boulevard and East Avenue; and
b. The site is vacant with a water pumping facility operated by the Cucamonga Valley
Water District near the northwest corner of the project site and a grove of Eucalyptus trees that were
planted prior to 1938 and were historically used as a wood lot; and
PLANNING COMMISSION RESOLUTION NO. 16-24
DEVELOPMENT CODE AMENDMENT DRC2014-01132— FOOTHILL AND EAST, LLC
May 11, 2016
Page 2
b. The site is vacant with a water pumping facility operated by the Cucamonga Valley
Water District near the northwest corner of the project site and a grove of Eucalyptus trees that were
planted prior to 1938 and were historically used as a wood lot; and
c. The site is bounded by vacant land to the north in the Community Commercial (CC)
zoning district; by a multi-family development to the south in the Medium (M) Development District; by a
flood control facility and single-family residences in the City of Fontana to the east; and, by utility
easements to the west in the Open Space (OP) District; and
d. The Development Code Amendment is related to a proposed 190-unit, mixed use
development with 3,246 square feet of commercial space on a site located on 8.8 acres of land within the
Community Commercial (CC) Zoning District at the northwest corner of Foothill Boulevard and East
Avenue; and
e. A Development Code Amendment (DRC2014-01132) to: a) clarify permitted uses in the
Mixed Use Zoning Districts by amending Development Code Table 17.36.020-2 (Development Standards
for Mixed Use Zoning Districts) by adding 2 separate footnotes clarifying the permitted uses within the
Mixed Use Districts and b) modify the facts, figures and tables in Development Code Section 17.36.020,
to add the project site as Mixed Use area #14 to the current 13 Mixed Use areas and modify Figures
17.38.060-1 and 17.38.060-15, to change the project site from Community Commercial to Mixed Use
(Subarea 4 Map); and
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. 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. The Amendment will permit parcels of less than 5 acres within mixed use areas to
consider a mix of residential types as meeting the Development Code requirement of providing a two
uses. This change will promote General Plan Policy LU-3.7, to encourage new development projects to
build on vacant infill sites within a built-out areas. It will also exempt Transit Oriented Developments
(TOD) within % mile of a transit stop from having to provide a mix of land uses within Mixed Use zoning
areas. This change supports General Plan Policy LU-2.1, to develop high density residential areas at
strategic infill locations along transit routes; and
b. This Amendment does promote the goals and objectives of the Development Code. The
Amendment will permit higher density residential developments within Mixed Use (MU) zoning districts to
be developed on parcels of less than 5 acres by providing a mix of residential building types and for
Transit oriented Developments located adjacent to transit stops to not provide a mix of land uses. The
subsequent developments related to the Amendment will be required to meet the related development
and design standards outlined in the Development Code and promote the orderly development of the
City; and
c. The proposed Amendment will not be detrimental to the public health, safety, or welfare
or materially injurious to properties or improvements in the vicinity. The Amendment will encourage the
development of higher density residential projects on smaller parcels of land and adjacent to transit
stops. The subsequent projects related to the Amendment will be reviewed on a case by case basis for
conformity with the design criteria of the Development Code and will be complimentary to the
PLANNING COMMISSION RESOLUTION NO. 16-24
DEVELOPMENT CODE AMENDMENT DRC2014-01132 — FOOTHILL AND EAST, LLC
May 11, 2016
Page 3
surrounding development. Mixed use projects will require approval by the Design Review Committee and
will be of the same high quality design as the surrounding development and will not be detrimental to the
public health, safety, or welfare or materially injurious to properties or improvements in the vicinity.
d. The subject application is consistent with the objectives the Development Code. The
Development Code has a stated objective to protect the physical, social, and economic stability of
residential, commercial, industrial and other land uses within the City to assure its orderly and beneficial
development. The Amendment will promote the development of higher density residential project on
smaller parcels of land and adjacent to transit stops, which will encourage the orderly development of the
City; and
e. The proposed amendment is in conformance with the General Plan. The amendment
will encourage the development of higher density residential developments on smaller parcels of land
and adjacent to transit stops, which will promote General Plan Policy LU-3.4, to create sustainable
development in it use of land and that limits impact to natural resources, energy and air and water
quality. The resulting higher density projects adjacent to transit stops will decrease vehicle miles travels,
water use and limit negative impacts to air quality.
4. Based upon the facts and information contained in the application, together with all written
and oral reports included for the environmental assessment for the application, the Planning Commission
finds that no subsequent or supplemental environmental document is required pursuant to the California
Environmental Quality Act (CEQA) in connection with the review and approval of this application based
upon the following findings and determinations:
a. Pursuant to the California Environmental Quality Act ("CEQA") and the City's local
CEQA Guidelines, the City staff prepared an Initial Study of the potential environmental effects of the
project. Based on the findings contained in that Initial Study, 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. Based on that determination, a Mitigated Negative Declaration was
prepared. Thereafter, the City staff provided public notice of the public comment period and of the intent
to adopt the Mitigated Negative Declaration.
b. The Planning Commission has reviewed the Mitigated Negative Declaration and all
comments received regarding the Mitigated Negative Declaration and, based on the whole record before
it, finds: (i) that the Mitigated Negative Declaration was prepared in compliance with CEQA; and (ii) that,
based on the imposition of mitigation measures, there is no substantial evidence that the project will have
a significant effect on the environment. The Planning Commission further finds that the Mitigated
Negative Declaration reflects the independent judgment and analysis of the Planning Commission.
Based on these findings, the Planning Commission hereby recommends that the City Council adopt the
Mitigated Negative Declaration prior to approving the subject Development Code Amendment.
c. The Planning Commission 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 Planning Commission therefore recommends that the City
Council adopt the Mitigation Monitoring Program for the project.
d. The custodian of records for the Initial Study, Mitigated Negative Declaration and all
other materials which constitute the record of proceedings upon which the Planning Commission's
recommendation is based is the Planning Director of the City of Rancho Cucamonga. Those documents
PLANNING COMMISSION RESOLUTION NO. 16-24
DEVELOPMENT CODE AMENDMENT DRC2014-01132— FOOTHILL AND EAST, LLC
May 11, 2016
Page 4
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
Commission hereby recommends City Council approval of the application deleting Development Code
Section 17.38.060(H)(8) as shown in Attachments A, B, C, D, E, F, G and H subject to each and every
condition set forth below.
Planning Department
1) Approval of Development Code Amendment DRC2014-01132 includes the
following change: Amend Development Code Section 17.36.020 A and B,
Figure 17.36.020-1 and Table 17.36.020-1, to add the project site to the
Development Standards for Mixed Use Zoning Districts and Figure
17.38.060-1 and 17.38.060-15, to change the project site from Community
Commercial to Mixed Use, related to the proposed Zoning Map Amendment
(DRC2014-01131), amending the zoning designation of the project site from
Community Commercial (CC) to Mixed Use (MU).
2) The approval of DRC2014-01132 is subject to final approval by the City
Council and final approval of Zoning Map Amendment DRC2014-01131, to
change land use designation from Community Commercial (CC) to Mixed
Use (MU).
3) Approval is contingent upon City Council adoption of the Mitigated Negative
Declaration of environmental impacts for the project and the Mitigation
Monitoring Program and all mitigations contained therein.
6. The Commission does not recommend that the City Council approve the following aspects of
the Development Code Amendment DRC2014-01132 because these matters are not necessary for the
proposed development of the project site and require further study(s) and consideration:
a. Amend Development Code Table 17.36.020-2 to add a footnote stating that
"on project sites of 5 acres (net) or less, two or more housing types/product, such as
detached and attached SFR; SFR and MFR; combinations of SFR, townhome,
condominiums, and apartments; etc., shall satisfy the requirement for providing a combination
of two or more uses."
b. Amend Development Code Table 17.36.020-2 to add a footnote stating that
"subject to Planning Commission Review and Approval, Transit Oriented Developments within
1/2 mile of a transit stop are exempt from meeting the minimum two land use requirement."
PLANNING COMMISSION RESOLUTION NO. 16-24
DEVELOPMENT CODE AMENDMENT DRC2014-01132 — FOOTHILL AND EAST, LLC
May 11, 2016
Page 5
6. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 11TH DAY OF MAY 2016.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
Ravenel Wimberly, Chairman
rs‘
ATTEST: w�
Candyce Bur t, Secretary
I, Candyce Burnett, 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 11th day of May 2016, by the following vote-to-wit:
AYES: COMMISSIONERS: FLETCHER, MUNOZ, OAXACA, WIMBERLY
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: MACIAS
ABSTAIN: COMMISSIONERS: NONE
"Attachment A"
Section 17.36.020 A of the Development Code is hereby amended to read as follow with
changes highlighted:
A. Purpose and Applicability. The purpose of this Section is to establish minimum
development standards that are unique to development projects within the City's
Mixed Use Zoning District. The General Plan establishes four ' (`1'4 - m e+ use sites
throughout the city with the intent to create special urban places with horizontal and/or
vertical integration of uses. In the General Plan, each mixed use site includes intent
statements, land use ranges, and corresponding development assumptions.
Development standards in this Section apply to all land designated on the Zoning Map
within a Mixed Use District and are intended to be consistent with and implement the
General Plan. See Figure 17.36.020-1 (Mixed Use Sites).
Attachment A
"Attachment B"
Table 17.36.020-1 of the Development Code is hereby amended to read as follows with
change highlighted:
TABLE 17.36.020-1 DEVELOPMENT STANDARDS FOR MIXED USE SITES
Land'Use Mix
en
sg — d
Mixed Use Sites 6 m 3 QI 2 e c
e ` E a d
v o ,�
Victoria Gardens/Victoria Arbors 21-36% 20-41% 5-12% 4-14
du/ac
Town Center(Foothill Boulevard and 25-35% 10-15% 30-50% 0-10% 14 du/ac
Haven Avenue)
Terra Vista 12-15% 85-87% 30 du/ac
Foothill Boulevard between Hermosa 0-62% 0-100% 20 du/ac
Avenue and Center Avenue
Foothill Boulevard between Archibald 15-30
Avenue and Hellman Avenue 67-70% 30-33% du/ac
Foothill Boulevard at Helms Avenue and 30-40% 60-70% 30 du/ac
Hampshire Street
Foothill Boulevard and Mayten Avenue 26-50% 40-60% 6-10% 4% 24-30
du/ac
Industrial Area Specific Plan 11-22% 15-25% 40-60% 7.5% 28 du/ac
Foothill Boulevard and Deer Creek 70-75% 25-30% 14 du/ac
Channel
Haven Avenue and Church Street Site 0-100% 0-100% 8-14
du/ac
Western Gateway(Bear Gulch Area) 30-50% 50-70% 14 du/ac
Foothill Boulevard and Cucamonga 8-14
0-100% 0-100%
Channel Site du/ac
Historic Alta Loma (Amethyst Site) 0-100% 0-100% 14-24
du/ac
0 O %lo El= o10
a
Table Notes:
(1) This table only applies to existing Mixed Use sites.
Attachment B
"Attachment C"
Table 17.36.020-2 of the Development Code is hereby amended to read as follows with
changes highlighted:
Attachment C
Table 17.36.020-2 DEVELOPMENT STANDARDS FOR MIXED USE ZONING DISTRICTS
Development Standard MU
Site/Lot Area (minimum)(1) n/a
Lot Width/Depth (minimum) n/a
Allowed Density(dwelling units per acre) ..,
Minimum Density n/a
Maximum Density 50 units/acre
Project shall incorporate a minimum of two of the following
Land Use Mix(2)(8)t types of land uses:
Commercial, Office, Institutional, Residential, Live/Work
Setbacks(3)(4)
Street Yard (Major/Special Boulevard) 50% - 75% reduction of streetscape requirements(7)
Street Yard (Secondary/Collector) 50% - 75% reduction of streetscape requirements(7)
Street Yard (Local Streets) 75% - 100% reduction of streetscape requirements(7)
Rear Yard (adjacent to residential) Match rear yard setback requirements of adjacent base district
Rear Yard (adjacent to commercial or 0 feet(5)
industrial)
Interior Side (adjacent to residential) Match side yard setback requirements of adjacent base district
Interior Side(adjacent to commercial 5 feet
or industrial)
Distance Between Buildings
Primary Buildings
Accessory Buildings Minimum per Building Code requirements
Building Height(maximum in feet)t61; -
Primary Buildings 75 feet maximum
Accessory Buildings Not to exceed primary building height
Floor Ateaittatiolthaxittuni ratio of building idiot-aqua-re footage)
Floor Area Ratio 1.0 max
Open Space Requirement(minimum percentage;of open space per parcel or proiect)
Landscape Area (overall net area) 10% minimum
Open Space Requirements Minimum of 150 square feet/unit
See Section 17.36.020 (D)for additional requirements
Recreation Area/Facility Required per Section 17.36.010 (E)
Parking ftequiretment
See Table 17.64.050-1
Parking Spaces NOTE: A parking study is required for all Mixed Use projects
per Section 17.64.060(D)
Table Notes:
(1) On existing lots of record,parcels less than three(3)acres or less than the required minimum frontage may only be developed
at the lowest end of the permitted density range.
(2) Lot sizes less than one-half(%)acre are not subject to land use mix requirement.
(3) Setbacks are measured between the structure and curb face in front yards and corner side yards. Setbacks are measured
between the structure and property line in rear yards and interior side yards.
(4) Shall apply to buildings,parking and landscaping.
(5) Must meet minimum Building Codes.
(6) All buildings within one-hundred(100)feet of LM,L,or VL Districts shall not exceed twenty five feet(25);however,there may
be areas where the maximum building height may be required to be less than the cited maximum,and shall be determined on
a case by case basis.
(7) For mixed use development of any type see the streetscape setbacks in Table 17.36.010-3 that apply to Attached Single-
Family Residential and Multi Family Residential
(8) ..`'°On projectsites ` a ss o o e housing YPe/product suc she a iS n
MFR; ions arse ondo iniums, and,apartment etc., a f satr e q re f fo provr rng
Iambi a io of r re
(9) Subject£.a ring rya ss approval,e"ansit Oriented 7evelopments`within 3 f le of a transit stop rre exempt:from
meeting' he mom(' o'a, se requirement.;
"Attachment D"
Figure 17.36.020-1 of the Development Code is hereby deleted and replaced as follows:
FIGURE 17.36.020-1 MIXED USE SITES
Attachment D
"Attachment E"
Section 17.36.020 B of the Development Code is hereby amended to read as follows with
changes highlighted:
B. Mixed Use Sites. The fpurteWri :4, mixed use sites with Mixed Use Zoning District
designations are listed below.
1. Victoria Gardens/Victoria Arbors
2. Town Center(Foothill Boulevard and Haven Avenue)
3. Terra Vista
4. Foothill Boulevard between Hermosa Avenue and Center Avenue
5. Foothill Boulevard between Archibald Avenue and Hellman Avenue
6. Foothill Boulevard at Helms Avenue and Hampshire Street
7. Foothill Boulevard and Mayten Avenue
8. Industrial Area Specific Plan (Sub-Area 18)
9. Foothill Boulevard and Deer Creek Channel
10. Haven Avenue and Church Street Site
11. Western Gateway(Bear Gulch Area)
12. Foothill Boulevard and Cucamonga Channel Site
13. Historic Alta Loma (Amethyst Site)
4 }NWC.Foothill Bau evar o Ea mert e
Attachment E
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