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HomeMy WebLinkAbout2019-11-13 Agenda Packet - PC-HPC NOVEMBER 13, 2019 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA Page 1 of 5 A. 7:00 P.M. – CALL TO ORDER Pledge of Allegiance Roll Call: Chairman Guglielmo _____ Vice Chairman (vacant) _____ Commissioner Oaxaca _____ Commissioner Dopp _____ Commissioner Morales _____ Commissioner Williams _____ B. PUBLIC COMMUNICATIONS This is the time and place for the general public to address the Historic Preservation Commission or Planning Commission on any item listed or not listed on the agenda. State law prohibits the Commission from addressing any issue not previously included on the Agenda. The Commission may receive testimony and set the matter for a subsequent meeting. Comments are to be limited to five minutes per individual or less, as deemed necessary by the Chair, depending upon the number of individual members of the audience. This is a professional business meeting and courtesy and decorum are expected. Please refrain from any debate between audience and speaker, making loud noises or engaging in any activity which might be disruptive to the decorum of the meeting. C. CONSENT CALENDAR/HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION The following Consent Calendar items are expected to be routine and non-controversial. They will be acted upon by the Commission at one time without discussion. Any item may be removed for discussion. C1. Consideration to adopt Regular Meeting Minutes October 23, 2019. NOVEMBER 13, 2019 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA Page 2 of 5 D. SCHEDULED MATTERS The following items do not legally require any public testimony, although the Chairman may open the meeting for public input. D1. SELECTION OF THE HISTORIC PRESERVATION/PLANNING COMMISSION VICE- CHAIRMAN OFFICER POSITION; SELECTION OF AN ALTERNATE FOR THE TRAILS ADVISORY COMMITTEE; SELECTION OF A COMMITTEE MEMBER AND ALTERNATE FOR THE DESIGN REVIEW COMMITTEE; AND SELECT A PUBLIC ART COMMITTEE MEMBER. E. PUBLIC HEARINGS/PLANNING COMMISSION The following items have been advertised and/or posted as public hearings as required by law. The Chairman will open the public hearing to receive testimony. All such opinions shall be limited to 5 minutes per individual or less as determined by the Chairman. Please sign in after speaking. E1. TENTATIVE TRACT MAP SUBTPM20034, DESIGN REVIEW DRC2017-01011, MINOR EXCEPTION DRC2019-00465 AND CONDITIONAL USE PERMIT DRC2017-01003, – RICK BELL FOR ARTIS SENIOR LIVING – A request to subdivide a 3.59 acre project site into two (2) parcels, to construct and operate a 72-bed residential care facility totaling 43,375 square feet, and to request an increase in height for walls/fences up to 8 feet total for security purposes within the Low (L) Residential District at the southwest corner of Haven Avenue and Banyan Street; APN: 0201-821-51. This project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA guidelines under CEQA section 15332 – In-Fill Development Projects. E2. HILLSIDE DESIGN REVIEW MODIFICATION DRC2019-00228 – NH WEAVER LANE, LLC – A request to modify Engineering Condition of Approval #2 related Hillside Design Review DRC2016-00377 for an approved 26-lot subdivision on 18.2 acres of land located on the east side of Carnelian Street and north of Hillside Road in the Very Low (VL) Residential District (.1–2 Dwelling Units Per Acre) in the Hillside Overlay District and the Equestrian Overlay District. Related to files: Tentative Tract Map SUBTT20042, Hillside Design Review DRC2016-00377, Variance DRC2016-00748, Variance DRC2017-00014, and Tree Removal Permit DRC2016-00376. On June 14, 2017, a Mitigated Negative Declaration was adopted by the Planning Commission for the project. California Environmental Quality Act (CEQA) Section 15162(a) provides that no further environmental review or Negative Declaration is NOVEMBER 13, 2019 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA Page 3 of 5 required for subsequent projects or minor revisions to projects within the scope of a previous Negative Declaration. E3. ENVIRONMENTAL ASSESSMENT AND SUBTPM20006 – MICHAEL MORRIS OF REDROCK DEVELOPMENT, INC. FOR SCHEU DISTRIBUTION CENTER – A request to subdivide 13.6 acres of land for four (4) separate parcels in conjunction with a proposal to develop the site with four (4) industrial/warehouse buildings totaling 240,710 square feet within the General Industrial (GI) District, located at the northeast corner of Archibald Avenue and 7th Street – APN: 0209-211-24. Related File: Tentative Parcel Map SUBTPM20006. A Mitigated Negative Declaration of environmental impacts has been prepared for consideration. ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2018-00529 – MICHAEL MORRIS OF REDROCK DEVELOPMENT, INC. FOR SCHEU DISTRIBUTION CENTER - A request to develop the site with four (4) industrial/warehouse buildings totaling 240,710 square feet within the General Industrial (GI) District, located at the northeast corner of Archibald Avenue and 7th Street – APN: 0209-211-24. Related File: Tentative Parcel Map SUBTPM20006. A Mitigated Negative Declaration of environmental impacts has been prepared for consideration. E4. HILLSIDE DESIGN REVIEW DRC2017-00244 AND MINOR EXCEPTION DRC2018-00473 – PAUL BARDOS – Site plan and architectural review of a 4,118 square foot two-story, single- family residence with an attached 771 square foot garage and a request to construct retaining walls up to 5-feet and 2-inches high on a 15,430 square foot lot within the Low (L) Residential District and within the Hillside Overlay District at 8035 Camino Predera – APN: 0207-631-03. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA guidelines under CEQA Section 15303 – New Construction or Conversion of Small Structures, which permits the construction of a single-family residence in a residential zone. F. COMMISSION BUSINESS/HISTORIC PRESERVATION AND PLANNING COMMISSION DIRECTOR’S COMMENTS: COMMISSION ANNOUNCEMENTS: NOVEMBER 13, 2019 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA Page 4 of 5 If you need special assistance or accommodations to participate in this meeting, please contact the Planning Department at (909) 477-2750. Notification of 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility. Listening devices are available for the hearing impaired. G. ADJOURNMENT I, Elizabeth Thornhill, Executive Assistant of the City of Rancho Cucamonga, or my designee, hereby certify that a true, accurate copy of the foregoing agenda was posted on November 7, 2019, seventy-two (72) hours prior to the meeting per Government Code 54954.2 at 10500 Civic Center Drive. INFORMATION FOR THE PUBLIC TO ADDRESS THE PLANNING COMMISSION The Planning Commission encourages free expression of all points of view. To allow all persons to speak, given the length of the agenda, please keep your remarks brief. If others have already expressed your position, you may simply indicate that you agree with a previous speaker. If appropriate, a spokesperson may present the views of your entire group. To encourage all views and promote courtesy to others, the audience should refrain from clapping, booing or shouts of approval or disagreement from the audience. The public may address the Planning Commission on any agenda item. To address the Planning Commission, please come forward to the podium located at the center of the staff table. State your name for the record and speak into the microphone. After speaking, please sign in on the clipboard located next to the speaker’s podium. It is important to list your name, address and the agenda item letter your comments refer to. Comments are generally limited to 5 minutes per individual. If you wish to speak concerning an item not on the agenda, you may do so under “Public Comments.” There is opportunity to speak under this section prior to the end of the agenda. Any handouts for the Planning Commission should be given to the Planning Commission Secretary for distribution to the Commissioners. A copy of any such materials should also be provided to the Secretary to be used for the official public record. NOVEMBER 13, 2019 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA Page 5 of 5 All requests for items to be placed on a Planning Commission agenda must be in writing. Requests for scheduling agenda items will be at the discretion of the Commission and the Planning Director. AVAILABILITY OF STAFF REPORTS Copies of the staff reports or other documentation to each agenda item are on file in the offices of the Planning Department, City Hall, located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730. These documents are available for public inspections during regular business hours, Monday through Thursday, 7:00 a.m. to 6:00 p.m., except for legal City holidays. APPEALS Any interested party who disagrees with the City Planning Commission decision may appeal the Commission’s decision to the City Council within 10 calendar days. Any appeal filed must be directed to the City Clerk’s Office and must be accompanied by a fee of $3,114 for all decisions of the Commission. (Fees are established and governed by the City Council). Please turn off all cell phones while the meeting is in session. Copies of the Planning Commission agendas, staff reports and minutes can be found at www.CityofRC.us. Vicinity Map Historic Preservation and Planning Commission Meeting November 13, 2019 E1: TENTATIVE TRACT SUBTPM20034, DESIGN REVIEW DRC2017-01011, MINOR EXCEPTION DRC2019-00465 AND CONDITIONAL USE PERMIT DRC2017-01003 E2: HILLSIDE DESIGN REVIEW DRC2019-00228 E3-E4: TENTATIVE TRACT MAP SUBTPM20006, DESIGN REVIEW DRC2018-00529 AND HILLSIDE DESIGN REVIEW DRC2017-00244 E2 E1 E3-E4 OCTOBER 23, 2019 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA Page 1 of 7 A. 7:00 P.M. – CALL TO ORDER 7:00 pm Pledge of Allegiance Roll Call: Chairman Guglielmo _____ Vice Chairman Wimberly _____ Commissioner Dopp _____ Commissioner Munoz _____ Commissioner Oaxaca _____ Additional Staff Present: Nick Ghirelli, Assistant City Attorney; Tabe van der Zwaag, Associate Planner; Sean McPherson, Senior Planner; Anne McIntosh, Planning Director; Mike Smith, Principal Planner; Dat Tran, Assistant Planner; David Eoff, Senior Planner; Mena Abdul-Ahad, Assistant Planner; Jennifer Nakamura, Management Analyst II; Brian Sandona, Senior Civil Engineer; Elizabeth Thornhill, Executive Assistant. B. PUBLIC COMMUNICATIONS This is the time and place for the general public to address the Historic Preservation Commission or Planning Commission on any item listed or not listed on the agenda. State law prohibits the Commission from addressing any issue not previously included on the Agenda. The Commission may receive testimony and set the matter for a subsequent meeting. Comments are to be limited to five minutes per individual or less, as deemed necessary by the Chair, depending upon the number of individual members of the audience. This is a professional business meeting and courtesy and decorum are expected. Please refrain from any debate between audience and speaker, making loud noises or engaging in any activity which might be disruptive to the decorum of the meeting. Chairman Guglielmo opened the public communications. Seeing no one, closed. C. CONSENT CALENDAR/HISTORIC PRESERVATION COMMISSION Page 007 OCTOBER 23, 2019 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA Page 2 of 7 AND PLANNING COMMISSION The following Consent Calendar items are expected to be routine and non-controversial. They will be acted upon by the Commission at one time without discussion. Any item may be removed for discussion. C1. Consideration to adopt Regular Meeting Minutes September 25, 2019. Moved by Munoz, second by Wimberly; carried 5-0-0. D. PUBLIC HEARINGS/PLANNING COMMISSION The following items have been advertised and/or posted as public hearings as required by law. The Chairman will open the public hearing to receive testimony. All such opinions shall be limited to 5 minutes per individual or less as determined by the Chairman. Please sign in after speaking. D1. TIME EXTENSION DRC2019-00428 - GOLDEN AVENUE DEVELOPMENT, INC. - A request to allow for a one (1) year time extension of a previously approved Tentative Tract Map (SUBTT17444) and a two (2) year time extension of Design Review (DRC2013-00583), Minor Exception DRC2013-00941, Minor Exception DRC2014-00358 and Tree Removal Permit DRC2013-00942, related to a 13-unit condominium development on 2.17 acres of land in the Low Medium (LM) Residential District (4 to 8 dwelling units per acre) located on the west side of Archibald Avenue and 150 feet north of Monte Vista Street - APNs: 0202-131-27, -61 and - 62. On October 10, 2007, a Mitigated Negative Declaration of environmental impacts was adopted by the Planning Commission for Tentative Tract Map SUBTT17444. The California Environmental Quality Act provides that no further environmental review or Negative Declaration is required for subsequent projects or minor revisions to the projects within the scope of the previous Mitigated Negative Declaration. Map Extension and DR Extension. Tabe van der Zwaag, Associate Planner, gave the Staff Report and Power Point presentation (copy on file). Commissioner Dopp asked, where will the water end up going through the property? Page 008 OCTOBER 23, 2019 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA Page 3 of 7 Tabe van dee Zwaag answered, basically it will go underground in a pipe right at Archibald to an existing catch basin and this new facility will connect to that catch basin and it will be all underground when it’s finished. Chairman Guglielmo opened the public hearing. Seeing no one, closed the public hearing. Commissioners expressed general support of the project. Moved by Oaxaca, seconded by Wimberly; carried 5-0-0. D2. TENTATIVE PARCEL MAP SUBTPM20101 – DOUGLAS LAW – A request to subdivide an existing 34,849 square feet (0.80 acre) vacant lot into three lots, located in the Low (L) residential district located at 7745 Vineyard Avenue; APN: 0208-091-44. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA guidelines under CEQA Section 15315 – Minor Land Divisions. Dat Tran, Assistant Planner, gave the Staff Report. Chairman Guglielmo opened the public hearing. Seeing no one, closed the public hearing. Commissioners expressed general support of the project. Moved by Wimberly, seconded by Oaxaca; carried 5-0-0. D3. DESIGN REVIEW DRC2018-00946 – SUNSET VISTA DESIGNS COMPANY, INC. – A request for site plan and architectural review of an industrial building totaling 33.067 square feet on 1.67 acres of land located west of Hickory Avenue and south of Arrow Route in the General Industrial (GI) District at 13261 Arrow Route; APN: 0229-171—17, -18. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEAQ guidelines under CEQA Section 15332 – In-Fill Development Projects. Dat Tran, Assistant Planner, gave the Staff Report. Chairman Guglielmo opened the public hearing. Seeing no one, closed the public hearing. Commissioners expressed general support of the project. Page 009 OCTOBER 23, 2019 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA Page 4 of 7 Moved by Munoz, seconded by Wimberly; carried 5-0-0. D4. HILLSIDE DESIGN REVIEW DRC2018-01014 – RAMY IBRAHIM (Owner Kaivan Mashkotiazad) – A request for site plan and architectural review of a proposed 4,040 square foot single-family residence with an attached 435 square foot garage on a 10,411 square foot lot within the Low (L) Residential District and within the Hillside Overlay District at 7563 Alta Cuesta Drive - APN: 0207-044-29. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA guidelines under CEQA Section 15303 – New Construction or Conversion of Small Structures, which permits the construction of a single-family residence in a residential zone. Dat Tran, Assistant Planner, gave the Staff Report. Chairman Guglielmo opened the public hearing. Seeing no one, closed the public hearing. Commissioners expressed general support of the project. Moved by Munoz, seconded by Wimberly; carried 5-0-0. D5. MUNICIPAL CODE AMENDMENT DRC2019-00822 – CITY OF RANCHO CUCAMONGA – A request to amend Titles 16 (Subdivisions) and 17 (Development Code) of the Rancho Cucamonga Municipal Code to modify administrative procedures, correct errors, and clarify standards for entertainment permits, accessory dwelling units, parking space dimensions, and drive aisle dimensions. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA guidelines under CEQA Section 15061(b)(3). This item will be forwarded to City Council for final action. Jennifer Nakamura, Management Analyst II, gave the Staff Report and Power Point presentation (copy on file). Chairman Guglielmo opened the public hearing. Seeing no one, closed the public hearing. Discussion ensued regarding the public notification process for new entertainment permits. The commission wanted to ensure that the public would have an opportunity to have concerns addressed in a public forum if the public felt that those concerns could not be addressed through the administrative review process. The commission felt the appeal process was too Page 010 OCTOBER 23, 2019 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA Page 5 of 7 costly and asked if the code could be amended to allow the item to be heard by the Planning Commission if resolution could not be achieved through the administrative review process. A solution was proposed to move Entertainment Permits, with noticing, to Planning Director approval. If a written objection is received, the Director can refer the decision on the permit to the Planning Commission to allow objectors to be heard in a public forum. Commissioners Munoz asked for clarification that a recommendation to the commission will be made IF the Director cannot resolve the issue at their level. Director Anne McIntosh answered yes. If we can work it out, there would be no need to bring it to Commission. All of the Commissioners concurred with the proposed modification. Moved by Munoz, seconded by Wimberly; carried 5-0-0, as amended. E. COMMISSION BUSINESS/HISTORIC PRESERVATION AND PLANNING COMMISSION INTER-AGENCY UPDATES: Commissioner Munoz mentioned last week he attended the League of California Cities Conference. Good for City leaders to see and know what is being worked on at large in the State. Thanked Anne McIntosh for her support during the meeting. Commissioner Oaxaca expressed his thanks to Commissioner Munoz and Vice Chairman Wimberly, for their service and leadership. It was a great opportunity for him to learn and did a lot of listening and watching these two gentlemen. They carried this torch on behalf of this city for about 20 years. They should be very proud to be able to walk, drive, bike, stroll around the city to see the legacy they left behind. They did a great service for our city. A service that will live on. Thank you for being part of this and he is grateful to have been a part of it with them. Commissioner Dopp stated although he has only known them for almost 1 year, he has learned a lot. They have set a wonderful example, with great leadership and really helped pave the vision for our city. Best of luck going forward. Page 011 OCTOBER 23, 2019 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA Page 6 of 7 If you need special assistance or accommodations to participate in this meeting, please contact the Planning Department at (909) 477-2750. Notification of 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility. Listening devices are available for the hearing impaired. Commissioner Munoz commented, it has been a rewarding experience. As Commissioner Oaxaca pointed out, once the decisions made, you get to actually see on the streets not too long after. They are blessed to have been here. He wishes everyone the best of luck. You have two good candidates coming to fill in behind them. Good luck to you all. We left this Commission in good hands. Vice Chairman Wimberly agrees and thanked them for the opportunity to have served with each of them. COMMISSION ANNOUNCEMENTS: none F. ADJOURNMENT 8:15pm I, Elizabeth Thornhill, Executive Assistant of the City of Rancho Cucamonga, or my designee, hereby certify that a true, accurate copy of the foregoing agenda was posted on October 17, 2019, seventy-two (72) hours prior to the meeting per Government Code 54954.2 at 10500 Civic Center Drive. INFORMATION FOR THE PUBLIC TO ADDRESS THE PLANNING COMMISSION The Planning Commission encourages free expression of all points of view. To allow all persons to speak, given the length of the agenda, please keep your remarks brief. If others have already expressed your position, you may simply indicate that you agree with a previous speaker. If appropriate, a spokesperson may present the views of your entire group. To encourage all views and promote courtesy to others, the audience should refrain from clapping, booing or shouts of approval or disagreement from the audience. The public may address the Planning Commission on any agenda item. To address the Planning Page 012 OCTOBER 23, 2019 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA Page 7 of 7 Commission, please come forward to the podium located at the center of the staff table. State your name for the record and speak into the microphone. After speaking, please sign in on the clipboard located next to the speaker’s podium. It is important to list your name, address and the agenda item letter your comments refer to. Comments are generally limited to 5 minutes per individual. If you wish to speak concerning an item not on the agenda, you may do so under “Public Comments.” There is opportunity to speak under this section prior to the end of the agenda. Any handouts for the Planning Commission should be given to the Planning Commission Secretary for distribution to the Commissioners. A copy of any such materials should also be provided to the Secretary to be used for the official public record. All requests for items to be placed on a Planning Commission agenda must be in writing. Requests for scheduling agenda items will be at the discretion of the Commission and the Planning Director. AVAILABILITY OF STAFF REPORTS Copies of the staff reports or other documentation to each agenda item are on file in the offices of the Planning Department, City Hall, located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730. These documents are available for public inspections during regular business hours, Monday through Thursday, 7:00 a.m. to 6:00 p.m., except for legal City holidays. APPEALS Any interested party who disagrees with the City Planning Commission decision may appeal the Commission’s decision to the City Council within 10 calendar days. Any appeal filed must be directed to the City Clerk’s Office and must be accompanied by a fee of $3,114 for all decisions of the Commission. (Fees are established and governed by the City Council). Please turn off all cell phones while the meeting is in session. Copies of the Planning Commission agendas, staff reports and minutes can be found at www.CityofRC.us. Page 013 STAFF REPORT RECOMMENDATION: Staff recommends the Planning Commission take the following action: • The Commission should consider the current vacant Vice-Chairman position and by minute action, appoint a Vice-Chairman. This term will end July 10, 2020. • The Commission should consider the current vacant committee member position and one alternate on the Trails Advisory Committee (TAC) and by minute action, appoint a member and alternate. This term will end July 10, 2020. • The Commission should consider the current vacant committee member position and one alternate for the Design Review Committee by minute action, appoint a member and alternate. This term will end July 10, 2020. • The Commission should consider the current vacant Public Art Committee position and by minute action, select a member for the Public Art Committee. This term will end July 10, 2020. BACKGROUND: The Administrative Regulations for the Planning Commission provide for the Commission to select its own officers, as well as members to serve on assigned committees. The departure of Commissioners Wimberly and Munoz in October 2019 has left the vice chair vacant and several committee vacancies that need to be filled through July, 2020. On July 10, 2020, the Commission will consider and appoint all officer and committee positions, including the Chair. Historic Preservation/Planning Commission Officer: The commission is in need of a Vice Chairman due to the departure of Commissioner Wimberly. The Vice Chairman assumes the Chair’s duties in their absence. The Vice Chairman shall succeed the Chair if they vacate office before the term is completed and shall serve the unexpired term. The Trails Advisory Committee (TAC): The Trails Advisory Committee assists the Planning Commission by reviewing proposed projects that may impact the existing trail system, its use, DATE: November 13, 2019 TO: Chairman and Members of the Planning Commission FROM: Anne McIntosh, AICP, Planning Director INITIATED BY: Elizabeth Thornhill, Executive Assistant II SUBJECT: SELECTION OF THE HISTORIC PRESERVATION/PLANNING COMMISSION VICE-CHAIRMAN OFFICER POSITION; SELECTION OF AN ALTERNATE FOR THE TRAILS ADVISORY COMMITTEE; SELECTION OF A COMMITTEE MEMBER AND ALTERNATE FOR THE DESIGN REVIEW COMMITTEE; AND SELECT A PUBLIC ART COMMITTEE MEMBER. Page 014 PLANNING COMMISSION STAFF REPORT MEMBERSHIP APPOINTMENTS AND SELECTIONS November 13, 2019 Page 2 future improvements and addressing resident concerns. The committee meets monthly to discuss and provide recommendations to the Planning Commission and City Council on the development of the City’s trail system. The TAC is composed of two members of the Planning Commission and one member of the planning department, as well a representative for equestrians and a representative for bicyclists. The TAC meets on the 2nd Wednesday of the month. The Trails Advisory Committee is in need of both a primary and alternate Commissioner to serve on the TAC until July 10, 2020. The Design Review Committee (DRC): The Design Review Committee is responsible for reviewing the architecture (including material, finish, colors, and trim), site layout, building plotting, landscaping, compatibility with surrounding properties, and, when appropriate, signs, of new development. The committee’s emphasis is on quality design in the community as described in the City’s General Plan and the Development Code. The DRC consists of the Planning Director or designee and two Planning Commissioners. The DRC meets on the 1st and 3rd Tuesday of the month. The Committee is in need of one primary and one alternate Commissioner to serve on the DRC until July 10, 2020. The Public Art Committee: The Public Art Committee is composed of five members appointed by the City Council as follows: (i) one member of the Planning Commission; (ii) one member of the Community and Arts Foundation; and (iii) three members of the public appointed based on relevant work experience, trade, industry, or expertise. Duties include advising the City Council regarding the selection, purchase, placement, and maintenance of art installed by the City or on City property, and expenditures from the City of Rancho Cucamonga Public Art Trust Fund. The Committee meets once a quarter. The Committee is in need of one Planning Commissioner to serve on the Committee until July 10, 2020. Page 015 STAFF REPORT SUBJECT: TENTATIVE TRACT MAP SUBTPM20034 , DESIGN REVIEW DRC2017- 01011, MINOR EXCEPTION DRC2019-00465 AND CONDITIONAL USE PERMIT DRC2017-01003, – RICK BELL FOR ARTIS SENIOR LIVING – A request to subdivide a 3.59 acre project site into two (2) parcels, to construct and operate a 72-bed residential care facility totaling 43,375 square feet, and to request an increase in height for walls/fences up to 8 feet total for security purposes within the Low (L) Residential District at the southwest corner of Haven Avenue and Banyan Street; APN: 0201-821-51. This project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA guidelines under CEQA section 15332 – In-Fill Development Projects. RECOMMENDATION: Staff recommends that the Planning Commission approve Tentative Parcel Map SUBTPM20034, Design Review DRC2017-01011, Conditional Use Permit DRC2017-01003, and Minor Exception DRC2019-00465 through the adoption of the attached Resolutions and Conditions of Approval. PROJECT AND SITE DESCRIPTION: The 3.59-acre vacant project site is located at the southwest corner of Haven Avenue and Banyan Street. The site is currently owned by the Shepard of the Hills Lutheran Church, whose primary campus is across the street from the project site at the northwest corner of Haven Avenue and Banyan Street. The project site is currently developed with a landscaped parking being used by the church as overflow parking. All street improvements including curb, gutter, landscaped parkway and sidewalks have been constructed along the Haven Avenue and Banyan Street right- of-way. Block walls have been constructed along the south and west property lines. There is an approximately 30-foot grade difference between the north property line (1,620 foot) and the south property line (1,590 foot), with the site generally sloping from north to south. An existing eucalyptus windrow is located along the south property line that will be protected in place. There are also a number of onsite trees that do not qualify as heritage trees that will be removed as part of the project. The existing Land Use, General Plan and Zoning Designations for the project site and adjacent properties are as follows: Land Use General Plan Zoning Site Single-Family Residences Low Residential Low (L) Residential District North Shepherd of the Hills church Low Residential Low (L) Residential District South Multi-Family Development Medium Residential Medium (M) Residential District DATE: November 13, 2019 TO: Chairman and Members of the Planning Commission FROM: Anne McIntosh, Planning Director INITIATED BY: Tabe van der Zwaag, Associate Planner Page 016 PLANNING COMMISSION STAFF REPORT SUBTPM20034, DRC2017-01011, DRC2017-01003 & DRC2019-00465– ARTIS SENIOR LIVING November 13, 2019 Page 2 East Single-Family Residences Low-Medium Residential Low Medium (LM) Residential District West Single-Family Residences Low Residential Low (L) Residential District ANALYSIS: A. The project scope is for the construction and operation of a 72-bed senior memory care facility. Residential Care Facilities are a permitted use subject to the approval of a Conditional Use Permit within the Low (L) Residential District. The project includes Tentative Parcel Map SUBTPM20034 for the subdivision of the 3.59 project site into two parcels of land. The residential care facility will be located on Parcel A (2.86 acres) and will include 42 parking spaces. The church will maintain ownership of Parcel B (.73 acres) which will include 66 parking spaces to be used for overflow parking for church-related uses. Both Parcels A and B meet the minimum area and dimension requirements for the Low (L) Residential Zoning District. The 43,375 square foot single-story structure is designed to evoke the Craftsman architectural design style including the use of a flat concrete roof tile, painted cementitious horizontal shake siding, and stone veneer wainscoting. A bus shelter will be provided on the Haven Avenue street frontage that is designed to complement the main building including the use of a flat concrete tile roof supported by battered columns. The facility is broken up into 4 residential “neighborhoods” with unique identities and visual décor to ease resident anxiety through familiar surroundings. Each neighborhood includes a living room, den, a residential kitchen and a dining room where meals are served (meals prepared in a common kitchen). A “town center” will connect the four “neighborhoods” and will feature a health center, community center, studio and beauty salon/barber. Outdoor facilities include 2 courtyards and a larger secure common open space area. The facility will include 8-foot- high wrought iron fencing along the north, south and west building elevations for security purposes. Vinyl gates and fencing will be used along the west elevation to complement the front facade of the building. The maximum permitted wall height within residential districts is 6 feet. The applicant has submitted Minor Exception DRC2019-00465 to permit the additional wall/fence height in order to prevent memory care residents from wandering away from the facility and to screen a back-up generator. Vehicular access to the site will be provided by 2 existing driveways, one on Haven Avenue and one on Banyan Street. Decorative stamped paving is proposed at both drive entrances as well as at a circular pedestrian drop off area at the main building entrance. A gated fire access drive will be located adjacent to the south property line. Outdoor lighting is proposed throughout the parking lot, pedestrian walkways and along the exterior walls of the building. The freestanding outdoor lights will have a maximum height of 15 feet, which is the maximum permitted within residential districts. The existing perimeter walls located along the south and west property lines will remain in place and will be repaired and painted to match the main building. Landscaping will be provided around the entire structure and in the parking lot area in compliance with the parking lot landscape requirement of 1 tree per 3 parking spaces. A circular pedestrian drop-off area will be provided at the front entrance that will include a large specimen multi-trunk live oak tree. Page 017 PLANNING COMMISSION STAFF REPORT SUBTPM20034, DRC2017-01011, DRC2017-01003 & DRC2019–00465 ARTIS SENIOR LIVING November 13, 2019 Page 3 The project complies with each of the related development requirements except for wall/fence height for the Low (L) Residential District as demonstrated in the following table: Required/Maximum Provided Complies? Building Setback (Haven Avenue) 45 Feet 120 Feet Yes Building Setback (Banyan Street) 35 Feet 121 Feet Yes Rear Yard Setback 20 feet 22 Feet Yes Side Yard Setback 5 Feet 53 Feet Yes Building Height 35 Feet 20 Feet Yes Lot Coverage 40 Percent 25 Percent Yes Wall/Fence Height 6 Feet 8 Feet Yes, with Minor Exception B. Parking: The proposed Residential Care Facility is categorized under a congregate health facility in Table 17.64.050-1 of the Development Code. Congregate health facilities are required to provide 1 parking space per 4 beds, which translates into a parking requirement of 18 parking spaces based on the proposed 72-bed facility. The proposed facility will provide 42 parking spaces on their parcel, which should adequately serve the 26 employees on the largest shift as well as any guests. Shepard of the Hills Lutheran Church will maintain ownership of .73 acre of the project site (Parcel B) for use as overflow parking. Required parking for churches is based on the number of seats in the main sanctuary. Shepard of the Hills Lutheran Church has 175 seats in the main sanctuary. Based on the current parking requirement of 1 parking space per 3 fixed seats, the church would be required to provide 54 parking spaces. The majority of parking for the church (72 spaces), is currently located on the north side of their facility at the northwest corner of Banyan Street and Haven Avenue within a Metropolitan Water District (MWD) easement. In addition, the church will continue to provide 8 parking spaces adjacent to the church not on the MWD easement, and 66 parking spaces on the project site as overflow parking. There will be no physical barriers between Parcels A and B separating the parking for the residential care facility and the church, with any parking issues to be resolved by the two separate property owners. Accordingly, the Engineering Department proposes a condition of approval requiring that reciprocal access and parking agreements be recorded either prior to, or concurrently with, the recordation of the final map. The table below demonstrates the project’s compliance with the number of required parking stalls: Artis Residential Care Facility Parking Number of Beds Parking Ratio Required Parking Provided Parking 72 1 Per 4 Beds 18 42 Shepard of the Hills Church Parking Number of Seats Parking Ratio Required Parking Provided Parking Total On- Site MWD Easement Project Site 175 1 Per 3 Seats 54 8 72 66 146 Page 018 PLANNING COMMISSION STAFF REPORT SUBTPM20034, DRC2017-01011, DRC2017-01003 & DRC2019–00465 ARTIS SENIOR LIVING November 13, 2019 Page 4 C. Conditional Use Permit DRC2017-01003: Per Development Code Table 17.30.030-1, residential care facilities require approval of a Conditional Use Permit to operate in the Low (L) Residential District. The proposed 72-bed residential care facility will be entirely dedicated to the care of persons with memory-related disorders. Per the business description letter submitted by the applicant, the facility will operate 24 hours per day, 7 days per week. A total of 45 employees will be employed by the facility with 26 employees working the day shift from 7:00 a.m. to 3:00 p.m., 14 employees working the evening shift from 3:00 p.m. to 11:00 p.m. and 5 employees working the graveyard shift from 11:00 p.m. to 7:00 a.m. The applicant has also submitted a letter outlining the estimated police and fire calls- for-service. Based on the other senior care facilities operated by the applicant, they estimate that there will be approximately 3.6 calls-for-service per month from the proposed senior care facility. The proposed Conditional Use Permit fully complies with the findings of facts required by the City’s Development Code prior to granting a Conditional Use Permit request as outlined below: Finding: The proposed use is allowed within the applicable Zoning District and complies with all other applicable provisions of this zoning code, Municipal Code, General Plan, and any applicable specific plans or City regulations/standards. Fact: The proposed Residential Care Facility is located within the Low (L) General Plan land use and Development Code zoning district. The proposed Residential Care Facility is consistent with the intent of the zoning district and the General Plan land use designation, as residential care facilities are permitted within the Low (L) Residential District subject to the approval of a Conditional Use Permit. The facility is designed in accordance with all applicable development standards of the Development Code such as building setbacks, building height, and parking. Finding: The site is physically suited for the type, density, and intensity of the proposed use including access, utilities, and the absence of physical constraints and can be conditioned to meet all related performance criteria and development standards. Fact: The proposed residential care facility complies with all related standards outlined in the Development Code including building setbacks, building height, parking, and landscape coverage. The project, though, includes security fencing up to 8 feet in height which exceeds the maximum 6-foot fencing permitted within residential districts. The applicant has submitted Minor Exception DRC2019-00465. The project provides two points of access from the adjacent public streets and will comply will all performance standards of the Low (L) Residential District. Finding: Granting the permit would not be detrimental to the public interest, health, safety, convenience, or welfare, or materially injurious to persons, property, or improvements in the vicinity in which the project is located. Fact: The proposed residential care facility will not be detrimental to the surrounding properties as it will operate in full compliance with the performance standards of the Low (L) Residential District. The applicant has submitted environmental studies related to noise, Page 019 PLANNING COMMISSION STAFF REPORT SUBTPM20034, DRC2017-01011, DRC2017-01003 & DRC2019–00465 ARTIS SENIOR LIVING November 13, 2019 Page 5 biological resources, air quality and greenhouse gasses that conclude that the project will not have a negative impact on the environment. D. Minor Exception DRC2019-00465: The project includes a request to construct up to 8-foot tall security fencing around the facility along with an 8-foot security wall around a backup generator. The maximum wall/fence height permitted within the Low (L) Residential district is 6 feet. The additional fence height is necessary to prevent memory care patients from wandering away from the facility and to protect/screen the backup generator. Development Code Section 17.16.110 allows for an up to 2-foot increase in wall height subject to the approval of a Minor Exception. The findings of facts below support the necessary findings, which are required by the Development Code: Finding: The Minor Exception is consistent with the General Plan or any applicable specific plan or Development Agreement. Fact: The proposed increase in the maximum permitted wall height is consistent with the purpose of the Low General Plan land use designation, which permits complementary land uses within residential districts. The proposed senior care facility is compatible with the residential land use designation as it will be quiet in nature, has a low profile (single-story), and will not negatively impact the existing traffic patterns. The additional fence height is necessary to secure the open space areas around the facility and to protect/screen the backup generator. Finding: The proposed development is compatible with existing and proposed land uses in the surrounding area. Fact: The project site is surrounded by residential land uses to the east, west, and south and by an existing church to the north. The additional wall/fence height is necessary to properly secure the proposed senior care facility. The additional wall/fence height will be screened from public view by the onsite structure and by existing and proposed landscaping. Finding: The proposed exception to the specific development standard(s) is necessary to allow creative design solutions compatible with the desires of the community and/or to accommodate unique site conditions. Fact: The additional wall/fence height is necessary to secure the outdoor recreation areas and backup generator of a senior care facility dedicated to the care of memory care patients. Without the additional wall/fence height, the facility would not be able to properly secure the outdoor recreation area and the safety of their patents. Public view by the onsite structure and by existing and proposed landscaping. The security wall/fence along the west elevation will consist of 6-foot-tall vinyl fencing/gates topped by 2 feet of open vinyl lattice fencing along with 10 feet of the 8-foot-tall block faced in stone veneer to match the building. The height of the wrought iron fence along the north elevation will be screened by a 2:1 slope along with landscaping. Finding: The granting of the Minor Exception will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same Page 020 PLANNING COMMISSION STAFF REPORT SUBTPM20034, DRC2017-01011, DRC2017-01003 & DRC2019–00465 ARTIS SENIOR LIVING November 13, 2019 Page 6 district, and will not be detrimental to public health, safety or welfare or materially injurious properties or improvements in the vicinity. Fact: The proposed additional fence/wall height will not be a grant of special privilege as the additional fence/wall height is necessary to properly secure the patients of a proposed residential care facility for memory care patients. The additional wall height will not negatively impact the surrounding property owners as the proposed walls will be screened from view by the proposed building along with existing and proposed landscaping. E. Design Review Committee: The project was reviewed and approved as presented by the Design Review Committee on September 17, 2019. F. Neighborhood Meeting: The applicant hosted a neighborhood meeting on September 5, 2019, at the Shepperd of the Hills Lutheran Church, with approximately 15 persons in attendance. The questions raised were related to the operation of the residential care facility, security issues related to the multi-family development south of the project site, and security fencing and traffic issues in the surrounding neighborhood. The applicant stated that the facility was dedicated to memory care patients and would operate on a 24-hour schedule, anticipating approximately 1 call-for-service per week for medical assistance that would require the service of an ambulance and/or the Fire Department. Security fencing (8- foot-tall wrought iron fence) will be located around the facility and will be screened from public view by landscaping and the main building. Loitering issues related to the current parking lot should be eliminated with the development of the senior care facility. Traffic issues are mostly related to Chaffey College and are out of the applicant’s control. G. Public Art: The project is required to provide public art with a minimum value of $43,375 ($1.00 per square foot) based on the size of the proposed structure (43,375 square feet) or to pay the equivalent amount into the City’s public art trust fund. H. Environmental Assessment: The Planning Department staff has determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines. The project qualifies as a Class 32 exemption under State CEQA Guidelines Section 15332 - In-Fill Development Projects for the following reasons: (1) the project is consistent with the applicable General Plan designations and all applicable General Plan policies as well as with the applicable zoning designation and regulations, (2) the proposed development occurs within the City limits on a project site of no more than five acres substantially surrounded by urban uses, (3) the project site has no value as a habitat for endangered, rare or threatened species, (4) approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and (5) the site can be adequately served by all required utilities and public services. The General Plan Land Use and Zoning Designation for the project site are Low/Low (L) Residential District, which permits the development and operation of residential care facilities subject to approval of a conditional use permit. The project complies with the City’s development standards and design guidelines, including setbacks, height, lot coverage, and design requirements. The project does require approval of a minor exception to permit security fencing over the maximum fence height limit. The project site is located within the City limits, is under five acres, and is surrounded by existing industrial development and City Page 021 PLANNING COMMISSION STAFF REPORT SUBTPM20034, DRC2017-01011, DRC2017-01003 & DRC2019–00465 ARTIS SENIOR LIVING November 13, 2019 Page 7 infrastructure. Each of the five environmental factors required to be reviewed under In-Fill Development (15332) exemption are outlined below: a) Traffic: A Trip Generation Analysis (Dudek; August 7, 2018) was prepared for the project which determined that the number of trips generated by the project would not create a significant impact. Trip rates were calculated based on the Assisted Living (254) trip rates from the Institute of Transportation Engineers Trip Generation Manual (10th Addition (ITE, 2017)). It was determined that the project would generate 187 total daily trips and 19 peak hour trips, which is below the 50 peak hours trips that would necessitate a Traffic Impact Analysis. b) Noise: A Noise Impact Analysis (Dudek; August 14, 2018) was prepared for the project. The analysis determined that the project would comply with the construction and operational noise and vibration requirements with the installation of a temporary noise barrier during the construction phases of the project. Conditions of Approval have been added to the Resolution of Approval outlining the required measures to reduce the construction noise and vibration impacts to comply with noise level limitations. c) Air Quality: An Air Quality and Green House Gas Analysis (Dudek: May 25, 2018) were prepared for the project. The analysis determined that emissions associated with construction and operation of the project would be below South Coast Air Quality Maintenance District (SCAQMD) thresholds for both Air Quality and Green House Gases. d) Water Quality: A Water Quality Control exhibit (Pacific Coast Civil Inc.; July 18, 2019) was prepared for the project. It was also determined through the review of the project’s preliminary water quality plan that the project would not result in a significant impact related to the water quality of the site or surrounding properties. e) Biological: A Biological Resource Assessment (BRA) (TeraCor; January 18, 2019) was prepared for the vacant project site. The BRA concludes that sensitive plant or wildlife species, including any sensitive invertebrates, are not expected to occur within the area given the condition of the site and developed nature of the surrounding land uses. The proposed project, therefore, would not affect any sensitive species that would require further investigation. FISCAL IMPACT: A Fiscal Impact Analysis (FIC) was prepared for the project (Stanley R. Hoffman Associates; August 29, 2018), The FIC reviewed the projects projected recurring fiscal impacts and the estimated major City one-time development impact fees compared to a hypothetical residential project that would comply with the underlying residential zoning designation. Based on the projected revenues and costs after buildout, it was concluded that the project would have a recurring annual surplus to the City of $10,004, which is $26 greater than the $9,978 provided by the hypothetical residential project. The project site currently is assessed an annual property tax. A percentage of this annual tax is shared with the City. The proposed development will increase the value of the project site and the City’s annual share of the property tax will increase accordingly. The project proponent will also Page 022 PLANNING COMMISSION STAFF REPORT SUBTPM20034, DRC2017-01011, DRC2017-01003 & DRC2019–00465 ARTIS SENIOR LIVING November 13, 2019 Page 8 be responsible for paying one-time impact fees. These fees are intended to address the increased demand for City services due to the proposed project. The following types of services that these impact fees would support include the following: library services, transportation infrastructure, drainage infrastructure, animal services, police, parks, and community and recreation services. COUNCIL GOAL(S) ADDRESSED: The 2019 City Council Goals do not specifically address any topics that would directly impact the proposed project. The Housing Element within the General Plan, though, identifies several “special housing needs” within the City of Rancho Cucamonga. Among those needs are housing for seniors and housing for persons with disabilities. This proposed residential care facility would help satisfy the demand for both seniors and persons with disabilities. The Economic Development element within the General Plan also identifies Haven Avenue as a major office/commercial corridor that should be enhanced. This proposed residential care facility will enhance the corner of Haven Avenue and Banyan Street and provide a high-quality development that will provide a complementary use with the surrounding neighboring residential developments. CORRESPONDENCE: This item was advertised as a public hearing with a regular page legal advertisement in the Inland Valley Daily Bulletin newspaper, the property was posted, and notices were mailed to all property owners within a 660-foot radius of the project site. To date, no comment/correspondence has been received in response to these notifications. EXHIBITS: Exhibit A - Aerial Photo Exhibit B - Complete Set of Plans Exhibit C - Business Description Letter Dated April 16, 2019 Exhibit D - Calls-For-Service Letter Dated April 16, 2019 Exhibit E - Design Review Committee Comments (September 17, 2019) and Action Agenda Draft Resolution 19-68 of Approval for Tentative Parcel Map SUBTPM20034 Draft Resolution 19-69 of Approval for Design Review DRC2017-01011 Draft Resolution 19-70 of Approval for Conditional Use Permit DRC2017-01003 Draft Resolution 19-71 of Approval for Minor Exception DRC2019-00465 Page 023 Exhibit A Page 024 Exhibit BPage 025 Page 026 Page 027 Page 028 Page 029 Page 030 Page 031 Page 032 Page 033 Page 034 Page 035 Page 036 Page 037 Page 038 Page 039 Page 040 Page 041 Page 042 Page 043 Page 044 Page 045 Page 046 Page 047 Page 048 Page 049 Page 050 Exhibit CPage 051 Page 052 Page 053 Page 054 Page 055 Exhibit DPage 056 Page 057 Exhibit EPage 058 Page 059 Page 060 Page 061 Page 062 Page 063 RESOLUTION NO. 19-68 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP SUBTPM20034, A REQUEST TO SUBDIVIDE A 3.59 ACRE PROJECT SITE INTO TWO (2) PARCELS OF LAND RELATED TO THE CONSTRUCTION OF A 72-BED RESIDENTIAL CARE FACILITY LOCATED WITHIN THE LOW (L) RESIDENTIAL DISTRICT AT THE SOUTHWEST CORNER OF HAVEN AVENUE AND BANYAN STREET; AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 0201-821-51. A. Recitals. 1. Rick Bell for Artis Senior Living has filed an application for the approval of Tentative Parcel Map SUBTPM20034, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Tentative Parcel Map request is referred to as "the application." 2. On the 13th day of November 2019, the Planning Commission of the City of Rancho Cucamonga conducted a 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 November 13, 2019, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The 3.59-acre vacant project site is located at the southwest corner of Haven Avenue and Banyan Street. The site is developed with a landscaped parking lot which is currently being used by the Shepard of the Hills Lutheran Church as overflow parking. All street improvements including curb, gutter, landscaped parkway and sidewalks have been constructed along the Haven Avenue and Banyan Street right-of-way. Block walls have been constructed along the south and west property lines. There is an approximately 30-foot grade difference between the north property line (1,620 foot) and the south property line (1,590 foot), with the site generally sloping from north to south. An existing eucalyptus windrow is located along the south property line that will be protected in place, there are also a number of onsite trees that do not qualify as heritage trees that will be removed as part of the project; and b. The existing General Plan Land Use and Zoning Designations for the project site and adjacent properties are as follows: Page 064 PLANNING COMMISSION RESOLUTION NO. 19-68 SUBTPM20034 - ARTIS SENIOR LIVING November 13, 2019 Page 2 Land Use General Plan Zoning Site Single-Family Residences Low Residential Low (L) Residential District North Shepherd of the Hills church Low Residential Low (L) Residential District South Multi-Family Development Medium Residential Medium (M) Residential District East Single-Family Residences Low-Medium Residential Low Medium (L) Residential District West Single-Family Residences Low Residential Low (L) Residential District c. The project is for the construction and operation of a 72-bed senior memory care facility. Residential Care Facilities are a permitted use subject to the approval of a Conditional Use Permit within the Low (L) Residential District; and d. Tentative Parcel Map SUBTPM20034 is for the subdivision of the 3.59 project site into two parcels of land. The residential care facility will be located on Parcel A (2.86 acres) and will include the senior care facility along with 42 parking spaces. The current property owner, Shepard of the Hills Lutheran Church will maintain ownership on Parcel B (.73 acres) which will include 66 parking spaces; and e. This application is being processed concurrently with Design Review DRC2017- 01011 for review of the site plan and design of a 72-bed residential care facility, Conditional Use Permit 2017-01011 for the operation of a 72-bed residential care facility, and Minor Exception DRC2019-00465 for security walls/fences over the maximum permitted 6-foot height limit. 3. Based upon the substantial evidence presented to this Commission during the above- referenced meeting and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. The tentative parcel map is consistent with the General Plan, Development Code, and any applicable specific plans. The proposed subdivision of the 3.59-acre project site into 2 parcels of land is necessary in order to provide a separate parking lot for the Shepard of the Hills Church, which is located at the northwest corner of Haven Avenue and Banyan Street. The General Plan permits land uses within residential districts that are complementary to the surrounding land uses, such as churches and residential care facilities. The Development Code permits both churches and residential care facilities within the Low (L) Residential District subject to the approval of a Conditional Use Permit. b. The design or improvements of the tentative parcel map will be consistent with the General Plan, Development Code, and any applicable specific plans. The proposed two parcel tentative parcel map and the proposed residential care facility comply with all requirements of the General Plan and Development Code, except for the necessity for up to 8-foot-high security walls/fences for which the applicant has submitted a Minor Exception (DRC2019-00465) application. Each parcel complies with the 7,200 square foot minimum lot size outlined in Table 17.36.010-1 of the Development Code. Additionally, the proposed residential care facility and parking lot comply with all of the related development standards including buiding setbacks, lot coverage, height, parking and design; and c. The site is physically suitable for the type of development proposed. The project site is well suited for the proposed residential care facility as it is located at the intersection of two Page 065 PLANNING COMMISSION RESOLUTION NO. 19-68 SUBTPM20034 - ARTIS SENIOR LIVING November 13, 2019 Page 3 public streets, provides two points of vehicle access along with a public transit stop; and d. The design of the subdivision is not likely to cause substantial environmental damage and avoidable injury to humans and wildlife or their habitat. Environmental studies related to traffic, noise, air quality/greenhouse gasses and biological resources were submitted as part of the review of the project which demonstrated that the project would not have a significant impact on the environment; and e. The tentative parcel map is not likely to cause serious public health problems. The subdivision of the project site is not expected to cause serious public health issues, as the proposed tentative parcel map is for the subdivision of the project site into two separate parcels in order to create a separate parcel for Shepard of the Hills Lutheran Church in order to comply with the minimum parking requirement for the church. The review of the project included the evaluation of environmental studies which concluded that the project would not a serious impact on the environment. f. The design of the tentative parcel map will not conflict with any easement acquired by the public at large, now of record, for access through or use of the property within the proposed subdivision. The subject property does not contain any easements that would limit access to or use of the project site. 4. The Planning Department Staff has determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines. The project qualifies under as a Class 32 exemption under State CEQA Guidelines Section 15332 - In-Fill Development Projects for the following reasons: (1) the project is consistent with the applicable General Plan designations and all applicable General Plan policies as well as with the applicable zoning designation and regulations, (2) the proposed development occurs within the City limits on a project site of no more than five acres substantially surrounded by urban uses, (3) the project site has no value as a habitat for endangered, rare or threatened species, (4) approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and (5) the site can be adequately served by all required utilities and public services. The General Plan Land Use and Zoning Designation for the project site are Low/Low (L) Residential District, which permits the development and operation of residential care facilities subject to the approval of a conditional use permit. The project complies with the City’s development standards and design guidelines, including setbacks, height, lot coverage, and design requirements. The project does require approval of a minor exception to permit security fencing over the maximum fence height limit. The project site is located within the City limits, is under five acres, and is surrounded by existing industrial development and City infrastructure. Each of the five environmental factors required to be reviewed under In-Fill Development (15332) exemption are outlined below: a) Traffic: A Trip Generation Analysis (Dudek; August 7, 2018) was prepared for the project which determined that the number of trips generated by the project would not create a significant impact. Trip rates were calculated based on the Assisted Living (254) trip rates from the Institute of Transportation Engineers Trip Generation Manual (10th Addition (ITE, 2017)). It was determined that the project would generate 187 total daily trips and 19 peak hour trips, which is below the 50 peak hours trips that would necessitate a Traffic Impact Analysis. Page 066 PLANNING COMMISSION RESOLUTION NO. 19-68 SUBTPM20034 - ARTIS SENIOR LIVING November 13, 2019 Page 4 b) Noise: A Noise Impact Analysis (Dudek; August 14, 2018) was prepared for the project. The analysis determined that the project would comply with the construction and operational noise and vibration requirements with the installation of a temporary noise barrier during the construction phases of the project. Conditions of Approval have been added to the Resolution of Approval outlining the required measures to reduce the construction noise and vibration impacts to comply with noise level limitations. c) Air Quality: An Air Quality and Green House Gas Analysis (Dudek: May 25, 2018) were prepared for the project. The analysis determined that emissions associated with construction and operation of the project would be below South Coast Air Quality Maintenance District (SCAQMD) thresholds for both Air Quality and Green House Gases. d) Water Quality: A Water Quality Control exhibit (Pacific Coast Civil Inc.; July 18, 2019) was prepared for the project. It was also determined through the review of the project’s preliminary water quality plan that the project would not result in a significant impact related to the water quality of the site or surrounding properties. e) Biological: A Biological Resource Assessment (BRA) (TeraCor; January 18, 2019) was prepared for the vacant project site. The BRA concludes that sensitive plant or wildlife species, including any sensitive invertebrates, are not expected to occur within the area given the condition of the site and developed nature of the surrounding land uses. The proposed project, therefore, would not affect any sensitive species that would require further investigation. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth in the Conditions of Approval, attached hereto and incorporated herein by this reference. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 13th DAY OF NOVEMBER 2019. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: Tony Guglielmo, Chairman ATTEST: Ann McIntosh, AICP, Secretary I, Ann McIntosh, 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 November 2019, by the following vote-to-wit: Page 067 PLANNING COMMISSION RESOLUTION NO. 19-68 SUBTPM20034 - ARTIS SENIOR LIVING November 13, 2019 Page 5 AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Page 068 RESOLUTION NO. 19-69 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING DESIGN REVIEW DRC2017-01011, A REQUEST TO CONSTRUCT A 72-BED RESIDENTIAL CARE FACILITY TOTALING 43,375 SQUARE FEET ON A VACANT 3.59- ACRE PARCEL OF LAND LOCATED WITHIN THE LOW (L) RESIDENTIAL DISTRICT AT THE SOUTHWEST CORNER OF HAVEN AVENUE AND BANYAN STREET; AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 0201-821-51. A. Recitals. 1. Rick Bell for Artis Senior Living has filed an application for the approval of Design Review DRC2017-01011, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Design Review request is referred to as "the application." 2. On the 13th day of October 2019, the Planning Commission of the City of Rancho Cucamonga conducted a 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 Nov13, 2019, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The 3.59-acre vacant project site is located at the southwest corner of Haven Avenue and Banyan Street. The site is developed with a landscaped parking lot which is currently being used by the Shepard of the Hills Lutheran Church as overflow parking. All street improvements including curb, gutter, landscaped parkway and sidewalks have been constructed along the Haven Avenue and Banyan Street right-of-way. Block walls have been constructed along the south and west property lines. There is an approximately 30-foot grade difference between the north property line (1,620 foot) and the south property line (1,590 foot), with the site generally sloping from north to south. An existing eucalyptus windrow is located along the south property line that will be protected in place, there are also a number of onsite trees that do not qualify as heritage trees that will be removed as part of the project; and b. The existing General Plan Land Use and Zoning Designations for the project site and adjacent properties are as follows: Page 069 PLANNING COMMISSION RESOLUTION NO. 19-69 DRC2017-01011 - ARTIS SENIOR LIVING November 13, 2019 Page 2 Land Use General Plan Zoning Site Single-Family Residences Low Residential Low (L) Residential District North Shepherd of the Hills church Low Residential Low (L) Residential District South Multi-Family Development Medium Residential Medium (M) Residential District East Single-Family Residences Low-Medium Residential Low Medium (LM) Residential District West Single-Family Residences Low Residential Low (L) Residential District c. The project is for the construction and operation of a 72-bed senior memory care facility. Residential Care Facilities are a permitted use subject to the approval of a Conditional Use Permit within the Low (L) Residential District; and d. The 43,375 square foot single-story structure is designed to evoke the Craftsman architectural design style including the use of a flat concrete roof tile, painted cementitious horizontal shake siding, and stone veneer wainscoting; and e. The project complies with each of the related development requirements except for wall/fence height for the Low (L) Residential District as demonstrated in the following table: Required/Maximum Provided Building Setback (Haven Avenue) 45 Feet 120 Feet Building Setback (Banyan Street) 35 Feet 121 Feet Rear Yard Setback 20 feet 22 Feet Side Yard Setback 5 Feet 53 Feet Building Height 35 Feet 20 Feet Lot Coverage 40 Percent 25 Percent Wall/Fence Height 6 Feet 8 Feet f. The 43,375 square foot single-story structure is designed to evoke the Craftsman architectural design style including the use of a flat concrete roof tile, painted cementitious horizontal shake siding, and stone veneer wainscoting; and g. The facility is broken up into 4 residential “neighborhoods” with unique identities and visual décor to ease resident anxiety through familiar surroundings. Each neighborhood includes a living room, den, a residential kitchen and a dining room where meals are served (meals prepared in a common kitchen). A “town center” will connect the four “neighborhoods” and will feature a health center, community center, studio and beauty salon/barber. Outdoor facilities include 2 courtyards and a larger secure common open space area; and h. Residential care facilities are required to provide 1 parking space per 4 beds, which translates into a parking requirement of 18 parking spaces based on the proposed 72-bed facility. The residential care facility will provide 42 parking spaces on their parcel, which should adequately serve the 26 employees on the largest shift as well as any guests; and i. Vehicular access to the site will be provided by 2 existing driveways, one on Haven Avenue and one on Banyan Street; and Page 070 PLANNING COMMISSION RESOLUTION NO. 19-69 DRC2017-01011 - ARTIS SENIOR LIVING November 13, 2019 Page 3 j. This application is being processed concurrently with Tentative Parcel Map SUBTPM20034, to subdivide the project into two separate parcels (one to be owned and maintained by Shepard of the Hills church to be used as a parking lot), Conditional Use Permit 2017-01011 for a proposal to establish and operate a 72-bed residential care facility, and Minor Exception DRC2019- 00465 security walls/fences over the maximum permitted 6-foot height limit. 3. Based upon the substantial evidence presented to this Commission during the above- referenced meeting and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. The proposed project is in accord with the General Plan. The proposal is to construct a building for the purposes of operating an assisted living facility. The underlying General Plan designation is Low (L) Residential District, which is a permitted use subject to the approval of a conditional use permit. b. The proposed use is in accord with the objective of this Development Code and the purposes of the district in which the site is located. The proposed land use (Residential Care Facility) is similar to residential land uses and consistent with the land uses within the vicinity. The proposed residential care facility complies with all related standards outlined in the Development Code including building setbacks, building height, parking, and landscape coverage. The project, though, includes security fencing up to 8 feet in height which exceeds the maximum 6-foot fencing permitted within residential districts. The applicant has submitted Minor Exception DRC2019-00465. The project provides two points of access from the adjacent public streets and will comply will all performance standards for the Low (L) Residential District. c. The proposed use is in compliance with each of the applicable provisions of this Development Code. The proposed residential care facility complies with all related standards outlined in the Development Code including building setbacks, building height, parking, and landscape coverage. The project, though, includes security fencing up to 8 feet in height which exceeds the maximum 6-foot fencing permitted within residential districts. The applicant has submitted Minor Exception DRC2019-00465. The project provides two points of access from the adjacent public streets and will comply will all performance standards of the Low (L) Residential District. d. The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. The proposed residential care facility is a compatible use to the residential land uses adjacent to the project site. The zoning of the property and the property to the north and west is Low (L) Residential District. The proposed use is quiet in nature and has been designed and conditioned to limit negative impacts on the adjacent residential land uses. 4. The Planning Department Staff has determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines. The project qualifies under as a Class 32 exemption under State CEQA Guidelines Section 15332 - In-Fill Development Projects for the following reasons: (1) the project is consistent with the applicable General Plan designations and all applicable General Plan policies as well as with the applicable zoning designation and regulations, (2) the proposed development occurs within the City limits on a project site of no more than five acres substantially surrounded by urban uses, (3) the project site has no value as a habitat for endangered, rare or threatened species, (4) approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and (5) the site can be adequately served by all required utilities and public Page 071 PLANNING COMMISSION RESOLUTION NO. 19-69 DRC2017-01011 - ARTIS SENIOR LIVING November 13, 2019 Page 4 services. The General Plan Land Use and Zoning Designation for the project site are Low/Low (L) Residential District, which permits the development and operation of residential care facilities subject to approval of a conditional use permit. The project complies with the City’s development standards and design guidelines, including setbacks, height, lot coverage, and design requirements. The project does require the approval of a minor exception to permit security fencing over the maximum fence height limit. The project site is located within the City limits, is under five acres, and is surrounded by existing industrial development and City infrastructure. Each of the five environmental factors required to be reviewed under In-Fill Development (15332) exemption are outlined below: a) Traffic: A Trip Generation Analysis (Dudek; August 7, 2018) was prepared for the project which determined that the number of trips generated by the project would not create a significant impact. Trip rates were calculated based on the Assisted Living (254) trip rates from the Institute of Transportation Engineers Trip Generation Manual (10th Addition (ITE, 2017)). It was determined that the project would generate 187 total daily trips and 19 peak hour trips, which is below the 50 peak hours trips that would necessitate a Traffic Impact Analysis. b) Noise: A Noise Impact Analysis (Dudek; August 14, 2018) was prepared for the project. The analysis determined that the project would comply with the construction and operational noise and vibration requirements with the installation of a temporary noise barrier during the construction phases of the project. Conditions of Approval have been added to the Resolution of Approval outlining the required measures to reduce the construction noise and vibration impacts to comply with noise level limitations. c) Air Quality: An Air Quality and Green House Gas Analysis (Dudek: May 25, 2018) were prepared for the project. The analysis determined that emissions associated with construction and operation of the project would be below South Coast Air Quality Maintenance District (SCAQMD) thresholds for both Air Quality and Green House Gases. d) Water Quality: A Water Quality Control exhibit (Pacific Coast Civil Inc.; July 18, 2019) was prepared for the project. It was also determined through the review of the project’s preliminary water quality plan that the project would not result in a significant impact related to the water quality of the site or surrounding properties. e) Biological: A Biological Resource Assessment (BRA) (TeraCor; January 18, 2019) was prepared for the vacant project site. The BRA concludes that sensitive plant or wildlife species, including any sensitive invertebrates, are not expected to occur within the area given the condition of the site and developed nature of the surrounding land uses. The proposed project, therefore, would not affect any sensitive species that would require further investigation. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth in the Conditions of Approval, attached hereto and incorporated herein by this reference. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 13TH DAY OF NOVEMBER 2019. Page 072 PLANNING COMMISSION RESOLUTION NO. 19-69 DRC2017-01011 - ARTIS SENIOR LIVING November 13, 2019 Page 5 PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: Tony Guglielmo, Chairman ATTEST: Ann McIntosh, AICP, Secretary I, Ann McIntosh, 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 November 2019, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Page 073 RESOLUTION NO. 19-70 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT DRC2017-01003, A REQUEST TO OPERATE A 72-BED RESIDENTIAL CARE FACILITY ON A VACANT 3.59-ACRE PARCEL OF LAND LOCATED WITHIN THE LOW (L) RESIDENTIAL DISTRICT AT THE SOUTHWEST CORNER OF HAVEN AVENUE AND BANYAN STREET; AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 0201-821-51. A. Recitals. 1. Rick Bell for Artis Senior Living has filed an application for the approval of Conditional Use Permit DRC2017-01003, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Conditional Use Permit request is referred to as "the application." 2. On the 13th day of November 2019, the Planning Commission of the City of Rancho Cucamonga conducted a 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 November 13, 2019, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The 3.59-acre vacant project site is located at the southwest corner of Haven Avenue and Banyan Street. The site is developed with a landscaped parking lot which is currently being used by the Shepard of the Hills Lutheran Church as overflow parking. All street improvements including curb, gutter, landscaped parkway and sidewalks have been constructed along the Haven Avenue and Banyan Street right-of-way. Block walls have been constructed along the south and west property lines. There is an approximately 30-foot grade difference between the north property line (1,620 foot) and the south property line (1,590 foot), with the site generally sloping from north to south. An existing eucalyptus windrow is located along the south property line that will be protected in place, there are also a number of onsite trees that do not qualify as heritage trees that will be removed as part of the project; and b. The existing General Plan Land Use and Zoning Designations for the project site and adjacent properties are as follows: Page 074 PLANNING COMMISSION RESOLUTION NO. 19-70 DRC2017-01003 ARTIS SENIOR LIVING November 13, 2019 Page 2 Land Use General Plan Zoning Site Single-Family Residences Low Residential Low (L) Residential District North Shepherd of the Hills church Low Residential Low (L) Residential District South Multi-Family Development Medium Residential Medium (M) Residential District East Single-Family Residences Low-Medium Residential Low Medium (LM) Residential District West Single-Family Residences Low Residential Low (L) Residential District c. The project includes the construction and operation of a 72-bed senior memory care facility. Residential Care Facilities are a permitted use subject to the approval of a Conditional Use Permit within the Low (L) Residential District; and d. Per Development Code Table 17.30.030-1, residential care facilities require the approval of a Conditional Use Permit to operate in the Low (L) Residential District. The proposed 72- bed residential care facility will be entirely dedicated to the care of persons with memory-related disorders; and e. The facility will operate 24 hours per day, 7 days per week. A total of 45 employees will be employed by the facility with 26 employees working the day shift from 7:00 a.m. to 3:00 p.m., 14 employees working the evening shift from 3:00 p.m. to 11:00 p.m. and 5 employees working the graveyard shift from 11:00 p.m. to 7:00 a.m.; and f. This application is being processed concurrently with Tentative Parcel Map SUBTPM20034, to subdivide the project into two separate parcels (one to be owned and maintained by Shepard of the Hills church to be used as a parking lot), Design Review DRC2017-01011 for review of the site plan and design of a 72-bed residential care facility, and Minor Exception DRC2019-00465 security walls/fences over the maximum permitted 6-foot height limit. 3. Based upon the substantial evidence presented to this Commission during the above- referenced meeting and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. The proposed use is allowed within the applicable Zoning District and complies with all other applicable provisions of this zoning code, Municipal Code, General Plan, and any applicable specific plans or City regulations/standards. The proposed Residential Care Facility is located within the Low (L) General Plan land use and Development Code zoning district. The proposed Residential Care Facility is consistent with the intent of the zoning district and the General Plan land use designation, as residential care facilities are permitted within the Low (L) Residential District subject to the approval of a Conditional Use Permit. The facility is designed in accordance with all applicable development standards of the Development Code such as building setbacks, building height, and parking. b. The site is physically suited for the type, density, and intensity of the proposed use including access, utilities, and the absence of physical constraints and can be conditioned to meet all related performance criteria and development standards. The proposed residential care facility complies with all related standards outlined in the Development Code including building setbacks, building height, parking, and landscape coverage. The project, though, includes security fencing up to 8 feet in height which exceeds the maximum 6-foot fencing permitted within residential districts. Page 075 PLANNING COMMISSION RESOLUTION NO. 19-70 DRC2017-01003 ARTIS SENIOR LIVING November 13, 2019 Page 3 The applicant has submitted Minor Exception DRC2019-00465. The project provides two points of access from the adjacent public streets and will comply will all performance standards of the Low (L) Residential District. c. Granting the permit would not be detrimental to the public interest, health, safety, convenience, or welfare, or materially injurious to persons, property, or improvements in the vicinity in which the project is located. The proposed residential care facility will not be detrimental to the surrounding properties as it will operate in full compliance with the performance standards of the Low (L) Residential District. The applicant has submitted environmental studies related to noise, biological resources, air quality and greenhouse gasses that conclude that the project will not have a significant impact on the environment. 4. The Planning Department Staff has determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines. The project qualifies under as a Class 32 exemption under State CEQA Guidelines Section 15332 - In-Fill Development Projects for the following reasons: (1) the project is consistent with the applicable General Plan designations and all applicable General Plan policies as well as with the applicable zoning designation and regulations, (2) the proposed development occurs within the City limits on a project site of no more than five acres substantially surrounded by urban uses, (3) the project site has no value as a habitat for endangered, rare or threatened species, (4) approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and (5) the site can be adequately served by all required utilities and public services. The General Plan Land Use and Zoning Designation for the project site are Low/Low (L) Residential District, which permits the development and operation of residential care facilities subject to approval of a conditional use permit. The project complies with the City’s development standards and design guidelines, including setbacks, height, lot coverage, and design requirements. The project does require approval of a minor exception to permit security fencing over the maximum fence height limit. The project site is located within the City limits, is under five acres, and is surrounded by existing industrial development and City infrastructure. Each of the five environmental factors required to be reviewed under In-Fill Development (15332) exemption are outlined below: a) Traffic: A Trip Generation Analysis (Dudek; August 7, 2018) was prepared for the project which determined that the number of trips generated by the project would not create a significant impact. Trip rates were calculated based on the Assisted Living (254) trip rates from the Institute of Transportation Engineers Trip Generation Manual (10th Addition (ITE, 2017)). It was determined that the project would generate 187 total daily trips and 19 peak hour trips, which is below the 50 peak hours trips that would necessitate a Traffic Impact Analysis. b) Noise: A Noise Impact Analysis (Dudek; August 14, 2018) was prepared for the project. The analysis determined that the project would comply with the construction and operational noise and vibration requirements with the installation of a temporary noise barrier during the construction phases of the project. Conditions of Approval have been added to the Resolution of Approval outlining the required measures to reduce the construction noise and vibration impacts to comply with noise level limitations. c) Air Quality: An Air Quality and Green House Gas Analysis (Dudek: May 25, 2018) were prepared for the project. The analysis determined that emissions associated with Page 076 PLANNING COMMISSION RESOLUTION NO. 19-70 DRC2017-01003 ARTIS SENIOR LIVING November 13, 2019 Page 4 construction and operation of the project would be below South Coast Air Quality Maintenance District (SCAQMD) thresholds for both Air Quality and Green House Gases. d) Water Quality: A Water Quality Control exhibit (Pacific Coast Civil Inc.; July 18, 2019) was prepared for the project. It was also determined through the review of the project’s preliminary water quality plan that the project would not result in a significant impact related to the water quality of the site or surrounding properties. e) Biological: A Biological Resource Assessment (BRA) (TeraCor; January 18, 2019) was prepared for the vacant project site. The BRA concludes that sensitive plant or wildlife species, including any sensitive invertebrates, are not expected to occur within the area given the condition of the site and developed nature of the surrounding land uses. The proposed project, therefore, would not affect any sensitive species that would require further investigation. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth in the Conditions of Approval, attached hereto and incorporated herein by this reference. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 13TH DAY OF NOVEMBER 2019. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: Tony Guglielmo, Chairman ATTEST: Ann McIntosh, AICP, Secretary I, Ann McIntosh, 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 November 2019, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Page 077 RESOLUTION NO. 19-71 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING MINOR EXCEPTION DRC2019-00465, A REQUEST FOR WALLS/FENCES UP TO 8 FEET IN HEIGHT FOR SECURITY PURPOSES RELATED TO THE CONSTRUCTION AND OPERATION OF A 72-BED RESIDENTIAL CARE ON A VACANT 3.59-ACRE PARCEL OF LAND LOCATED WITHIN THE LOW (L) RESIDENTIAL DISTRICT AT THE SOUTHWEST CORNER OF HAVEN AVENUE AND BANYAN STREET; AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 0201-821-51. A. Recitals. 1. Rick Bell for Artis Senior Living has filed an application for the approval of Minor Exception DRC2019-00465, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Minor Exception request is referred to as "the application." 2. On the 13th day of November 2019, the Planning Commission of the City of Rancho Cucamonga conducted a 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 November 13, 2019, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The 3.59-acre vacant project site is located at the southwest corner of Haven Avenue and Banyan Street. The site is developed with a landscaped parking lot which is currently being used by the Shepard of the Hills Lutheran Church as overflow parking. All street improvements including curb, gutter, landscaped parkway and sidewalks have been constructed along the Haven Avenue and Banyan Street right-of-way. Block walls have been constructed along the south and west property lines. There is an approximately 30-foot grade difference between the north property line (1,620 foot) and the south property line (1,590 foot), with the site generally sloping from north to south. An existing eucalyptus windrow is located along the south property line that will be protected in place, there are also a number of onsite trees that do not qualify as heritage trees that will be removed as part of the project; and b. The existing General Plan Land Use and Zoning Designations for the project site and adjacent properties are as follows: Page 078 PLANNING COMMISSION RESOLUTION NO. 19-71 DRC2019–00465 ARTIS SENIOR LIVING November 13, 2019 Page 2 Land Use General Plan Zoning Site Single-Family Residences Low Residential Low (L) Residential District North Shepherd of the Hills church Low Residential Low (L) Residential District South Multi-Family Development Medium Residential Medium (M) Residential District East Single-Family Residences Low-Medium Residential Low Medium (LM) Residential District West Single-Family Residences Low Residential Low (L) Residential District c. The project includes the construction and operation of a 72-bed senior memory care facility. Residential Care Facilities are a permitted use subject to the approval of a Conditional Use Permit within the Low (L) Residential District; and d. The project complies with each of the related development requirements except for wall/fence height for the Low (L) Residential District as demonstrated in the following table: Required/Maximum Provided Building Setback (Haven Avenue) 45 Feet 120 Feet Building Setback (Banyan Street) 35 Feet 121 Feet Rear Yard Setback 20 feet 22 Feet Side Yard Setback 5 Feet 53 Feet Building Height 35 Feet 20 Feet Lot Coverage 40 Percent 25 Percent Wall/Fence Height 6 Feet 8 Feet e. The project includes a request to construct up to 8-foot tall security fencing around the facility along with an 8-foot security wall around a backup generator. The maximum wall/fence height permitted within the Low (L) Residential district is 6 feet. The additional fence height is necessary to prevent memory care patients from wandering away from the facility and to protect/screen the backup generator. Development Code Section 17.16.110 allows for an up to 2- foot increase in wall height subject to the approval of a Minor Exception. f. The application is being processed concurrently with Tentative Parcel Map SUBTPM20034, to subdivide the project into two separate parcels (one to be owned and maintained by Sh epard of the Hills church to be used as a parking lot), Design Review DRC2017-01011 for review of the site plan and design of a 72-bed residential care facility, and Conditional Use Permit 2017-01011 for a proposal to establish and operate a 72-bed residential care facility. 3. Based upon the substantial evidence presented to this Commission during the above- referenced meeting and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. The Minor Exception is consistent with the General Plan or any applicable specific plan or Development Agreement. The proposed increase in the maximum permitted wall height is consistent with the purpose of the Low General Plan land use designation, which permits complementary land uses within residential districts. The proposed senior care facility is compatible with the residential land use designation as it will be quiet in nature, has a low profile (single-story), Page 079 PLANNING COMMISSION RESOLUTION NO. 19-71 DRC2019–00465 ARTIS SENIOR LIVING November 13, 2019 Page 3 and will not negatively impact the existing traffic patterns. The additional fence height is necessary to secure the open space areas around the facility and to protect/screen the backup generator. b. The proposed development is compatible with existing and proposed land uses in the surrounding area. The project site is surrounded by residential land uses to the east, west, and south and by an existing church to the north. The additional wall/fence height is necessary to properly secure the proposed senior care facility. The additional wall/fence height will be screened from public view by the onsite structure and by existing and proposed landscaping. c. The proposed exception to the specific development standard(s) is necessary to allow creative design solutions compatible with the desires of the community and/or to accommodate unique site conditions. The additional wall/fence height is necessary to secure the outdoor recreation areas and backup generator of a residential care facility dedicated to the care of memory care patients. Without the additional wall/fence height, the facility would not be able to properly secure the outdoor recreation area and the safety of their patents. public view by the onsite structure and by existing and proposed landscaping. The security wall/fence along the west elevation will consist of 6-foot-tall solid vinyl fencing/gates topped by 2 feet of open vinyl lattice fencing along with 10 feet of the 8-foot-tall block faced in stone veneer to match the building. The height of the wrought iron fence along the north elevation will be screened by a 2:1 slope along with landscaping. d. The proposed exception to the specific development standard(s) is necessary to allow creative design solutions compatible with the desires of the community and/or to accommodate unique site conditions. The additional wall/fence height is necessary to secure the outdoor recreation areas and backup generator of a senior care facility dedicated to the care of memory care patients. Without the additional wall/fence height, the facility would not be able to properly secure the outdoor recreation areas surrounding the residential care faclity and the safety of their patents. The security wall/fence along the west elevation will consist of 6-foot-tall vinyl fencing/gates topped by 2 feet of open vinyl lattice fencing along with 10 feet of the 8-foot-tall block faced in stone veneer to match the building. The height of the wrought iron fence along the north elevation will be screened by a 2:1 slope along with landscaping. 4. The Planning Department Staff has determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines. The project qualifies under as a Class 32 exemption under State CEQA Guidelines Section 15332 - In-Fill Development Projects for the following reasons: (1) the project is consistent with the applicable General Plan designations and all applicable General Plan policies as well as with the applicable zoning designation and regulations, (2) the proposed development occurs within the City limits on a project site of no more than five acres substantially surrounded by urban uses, (3) the project site has no value as a habitat for endangered, rare or threatened species, (4) approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and (5) the site can be adequately served by all required utilities and public services. The General Plan Land Use and Zoning Designation for the project site are Low/Low (L) Residential District, which permits the development and operation of residential care facilities subject to the approval of a conditional use permit. The project complies with the City’s development standards and design guidelines, including setbacks, height, lot coverage, and design requirements. The project does require approval of a minor exception to permit security fencing over the maximum fence height limit. The project site is located within the City limits, is under five acres, and is Page 080 PLANNING COMMISSION RESOLUTION NO. 19-71 DRC2019–00465 ARTIS SENIOR LIVING November 13, 2019 Page 4 surrounded by existing industrial development and City infrastructure. Each of the five environmental factors required to be reviewed under In-Fill Development (15332) exemption are outlined below: a) Traffic: A Trip Generation Analysis (Dudek; August 7, 2018) was prepared for the project which determined that the number of trips generated by the project would not create a significant impact. Trip rates were calculated based on the Assisted Living (254) trip rates from the Institute of Transportation Engineers Trip Generation Manual (10th Addition (ITE, 2017)). It was determined that the project would generate 187 total daily trips and 19 peak hour trips, which is below the 50 peak hours trips that would necessitate a Traffic Impact Analysis. b) Noise: A Noise Impact Analysis (Dudek; August 14, 2018) was prepared for the project. The analysis determined that the project would comply with the construction and operational noise and vibration requirements with the installation of a temporary noise barrier during the construction phases of the project. Conditions of Approval have been added to the Resolution of Approval outlining the required measures to reduce the construction noise and vibration impacts to comply with noise level limitations. c) Air Quality: An Air Quality and Green House Gas Analysis (Dudek: May 25, 2018) were prepared for the project. The analysis determined that emissions associated with construction and operation of the project would be below South Coast Air Quality Maintenance District (SCAQMD) thresholds for both Air Quality and Green House Gases. d) Water Quality: A Water Quality Control exhibit (Pacific Coast Civil Inc.; July 18, 2019) was prepared for the project. It was also determined through the review of the project’s preliminary water quality plan that the project would not result in a significant impact related to the water quality of the site or surrounding properties. e) Biological: A Biological Resource Assessment (BRA) (TeraCor; January 18, 2019) was prepared for the vacant project site. The BRA concludes that sensitive plant or wildlife species, including any sensitive invertebrates, are not expected to occur within the area given the condition of the site and developed nature of the surrounding land uses. The proposed project, therefore, would not affect any sensitive species that would require further investigation. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth in the Conditions of Approval, attached hereto and incorporated herein by this reference. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 13TH DAY OF NOVEMBER 2019. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: Tony Guglielmo, Chairman Page 081 PLANNING COMMISSION RESOLUTION NO. 19-71 DRC2019–00465 ARTIS SENIOR LIVING November 13, 2019 Page 5 ATTEST: Ann McIntosh, AICP, Secretary I, Ann McIntosh, 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 November 2019, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Page 082 STAFF REPORT SUBJECT: HILLSIDE DESIGN REVIEW (MODIFICATION) DRC2019-00228 - NH WEAVER LANE, LLC - A request to modify Engineering Condition of Approval #2 related to Hillside Design Review DRC2016-00377 for an approved 26-lot subdivision on 18.2 acres of land located on the east side of Carnelian Street and north of Hillside Road in the Very Low (VL) Residential District (.1–2 Dwelling Units Per Acre) in the Hillside Overlay District and the Equestrian Overlay District. Related files: Tentative Tract Map SUBTT20042, Hillside Design Review DRC2016-00377, Variance DRC2016-00748, Variance DRC2017-00014, and Tree Removal Permit DRC2016-00376. On June 14, 2017, a Mitigated Negative Declaration was adopted by the Planning Commission for the project. California Environmental Quality Act (CEQA) Section 15162(a) provides that no further environmental review or Negative Declaration is required for subsequent projects or minor revisions to projects within the scope of a previous Negative Declaration. RECOMMENDATION: Staff recommends that the Planning Commission approve Hillside Design Review (Modification) DRC2019-00228 through the adoption of the attached Resolution and Conditions of Approval. PROJECT BACKGROUND: The Planning Commission approved Tentative Tract Map SUBTT20042 on June 14, 2017, for the subdivision of 18.2 acres of land into 26 lots for the purpose of constructing 26 single-family residences. The approval included Hillside Design Review DRC2016-00377 for the architectural review of the 26 single-family residences, Variance DRC2016-00748 to reduce the required lot depth of Lots #11 - #15, Variance DRC2017-00014 to reduce the rear yard setback on Lot #16 and Tree Removal Permit DRC2016-00377 for the removal of 7 heritage trees. The Conditions of Approval related to the above referenced tentative tract map and hillside design review included an Engineering Department condition of approval (Engineering Condition of Approval #2) requiring the undergrounding of the above-ground public utilities along the project’s Carnelian Street right-of-way. As approved, the condition of approval states, in part, that the utility undergrounding shall be from the first offsite utility pole to the north to the first offsite utility pole to the south of the project site. The applicant contacted the City to discuss modifying the utility undergrounding condition of approval to permit them to relocate an existing on-site utility pole 25 feet to the north, to be located at the southwest corner of the single-family residence at 5353 Carnelian Street. The next existing utility pole is approximately 160 feet to the north of the project DATE: November 13, 2019 TO: Chairman and Members of the Planning Commission FROM: Anne McIntosh, AICP, Planning Director INITIATED BY: Tabe van der Zwaag, Associate Planner Page 083 PLANNING COMMISSION STAFF REPORT DRC2019-00228 – NH Weaver Lane, LLC. November 13, 2019 Page 2 site and would greatly increase the undergrounding costs and would increase disturbance to private improvements within the public right-of-way of the two adjacent single-family residences. SITE DESCRIPTION: The mostly vacant 18.2-acre project site is located at the northeast corner of Carnelian Street and Cherry Lane, about 665 feet north of Hillside Road. The site is generally rectangular in shape with dimensions of about 663 feet (north-south) by 1,324 feet (east-west). A full description of the project site and surrounding uses is included in the approved staff report dated June 14, 2017 for Tentative Tract Map SUBTT20042, which is included as Exhibit B to this staff report. ANALYSIS: A. Discussion: The Engineering Department supports the applicant’s request to modify Condition of Approval #2, to permit the utility undergrounding to be from the first relocated utility pole to the north to the first existing utility pole to the south. The modification to Engineering Condition #2 requires Planning Commission review to provide the adjacent property owners the opportunity to comment on the proposed change. The applicant has contacted the neighboring property owner at 5353 Carnelian Street, who has stated that they are accepting of the proposed change related to the approval of Tentative Tract Map SUBTT20042 and Hillside Design Review DRC2016-00377. The proposed change complies with the intent of Planning Commission Resolution 87-96, to underground the above-ground utilities adjacent new development. As approved, Engineering Department Condition of Approval #2 states: “Per Resolution No. 87-96: All developments, except those contained in section 7 and others specifically waived by the Planning Commission, shall be responsible for undergrounding all existing overhead utility lines including the removal of the related supporting poles adjacent to and within the limits of a development. The existing overhead utilities (telecommunications and electrical) on the project side of Carnelian Street shall be undergrounded from the first pole off-site of the north project boundary to the first pole off-site south of the project boundary, prior to public improvement acceptance or occupancy, whichever occurs first.” With approval of Design Review (Modification) DRC2019-00228, Engineering Department Condition of Approval #2 will be modified to state that the undergrounding will be from the first relocated (utility) pole to the north rather than the first (utility) pole offsite: “Per Resolution No. 87-96: All developments, except those contained in section 7 and others specifically waived by the Planning Commission, shall be responsible for undergrounding all existing overhead utility lines including the removal of the related supporting poles adjacent to and within the limits of a development. The existing overhead utilities (telecommunications and electrical) on the project side of Carnelian Street shall be undergrounded from the first relocated pole off-site of the north project boundary to the first pole off- site south of the project boundary, prior to public improvement acceptance or occupancy, whichever occurs first.” Page 084 PLANNING COMMISSION STAFF REPORT DRC2019-00228 – NH Weaver Lane, LLC. November 13, 2019 Page 3 B. Design Review Committee: Tentative Tract Map SUBTT20042 and Hillside Design Review DRC2016-00377 was reviewed and approved as presented by the Design Review Committee (DRC) on March 14, 2017. The subject Design Review (Modification) DRC2019- 00228 does not require review by the Design Review Committee. C. Public Art: The public art requirement does not apply to residential projects with a density equal to or less than four dwelling units per acre. The approved project has a density of 1.43 dwelling units per acre and is thus exempt from the public art requirement. D. Environmental Assessment: Pursuant to the California Environmental Quality Act (“CEQA”) and the City’s local CEQA Guidelines, the City adopted a Negative Declaration on June 14, 2017, in connection with the City’s approval of Tentative Tract Map SUBTT20042 and Hillside Design Review DRC2016-00377. Pursuant to CEQA Guidelines Section 15162, no subsequent or supplemental EIR or Negative Declaration is required in connection with subsequent discretionary approvals of the same project unless: (i) substantial changes are proposed to the project that indicate new or more severe impacts on the environment; (ii) substantial changes have occurred in the circumstances under which the project was previously reviewed that indicates new or more severe environmental impacts; or (iii) new important information shows the project will have new or more severe impacts than previously considered; or (iv) additional mitigation measures are now feasible to reduce impacts or different mitigation measures can be imposed to substantially reduce impacts. Staff has evaluated Design Review (Modification) DRC2019-00228 and concludes that substantial changes to the project or the circumstances surrounding the project have not occurred which would create new or more severe impacts than those evaluated in the previous Negative Declaration. The project scope is to modify an Engineering Department condition of approval related to utility undergrounding. Staff further finds that the project will not have one or more significant effects not discussed in the previous Negative Declaration, not have more severe effects than previously analyzed and that additional or different mitigation measures are not required to reduce the impacts of the project to a level of less than significant. The proposed modification of the approved Engineering Department condition related to utility undergrounding will reduce the impact on the environment by reducing the amount of existing public right-of-way that will need to be disturbed to install the underground utilities. Therefore, pursuant to CEQA, staff recommends that the Planning Commission concur with the staff determination that no additional environmental review is required in connection with the City’s consideration of the Design Review (Modification) DRC2019-00228. FISCAL IMPACT: The project site currently is assessed an annual property tax. A percentage of this annual tax is shared with the City. The proposed development will increase the value of the project site and the City’s annual share of the property tax will increase accordingly. The project proponent will also be responsible for paying one-time impact fees. These fees are intended to address the increased demand for City services due to the proposed project. The following types of services that these impact fees would support include the following: library services, transportation infrastructure, drainage infrastructure, animal services, police, parks, and community and recreation services. Page 085 PLANNING COMMISSION STAFF REPORT DRC2019-00228 – NH Weaver Lane, LLC. November 13, 2019 Page 4 COUNCIL GOAL(S) ADDRESSED: The 2019 City Council Goals do not specifically address any topics that would directly impact the proposed project. The General Plan, though, includes Goal LU-2 to facilitate sustainable and attractive infill development that complements surrounding neighborhoods. The project is for the infill development of 26 single-family residences on 18.2 acres of land and will be of similar size and layout to the surrounding single-family development. CORRESPONDENCE: This item was advertised as a public hearing with a regular page legal advertisement in the Inland Valley Daily Bulletin newspaper, the property was posted, and notices were mailed to all property owners within a 660-foot radius of the project site. To date, no comment/correspondence has been received in response to these notifications. EXHIBITS: Exhibit A - Exhibit Showing Proposed Relocation of the Existing Onsite Utility Pole Exhibit B - Approved Planning Commission Staff Report Dated June 14, 2017, for Tentative Parcel Map SUBTT20042 and Hillside Design Review DRC2016-00377 Exhibit C - Approved Planning Commission Resolution 17-50 Exhibit D - Approved Conditions of Approval for SUBTT20042 and Hillside Design Review DRC2016-00377 Draft Resolution 19-72 of Approval for Design Review (Modification) DRC2019-00228 Page 086 Exhibit APage 087 Exhibit BPage 088 Page 089 Page 090 Page 091 Page 092 Page 093 Page 094 Page 095 Page 096 Page 097 Page 098 Page 099 Page 100 Page 101 Page 102 Page 103 Page 104 Page 105 Page 106 Page 107 Page 108 Page 109 Page 110 Page 111 Page 112 Page 113 Page 114 Page 115 Page 116 Page 117 Page 118 Page 119 Page 120 Page 121 Page 122 Page 123 Page 124 Page 125 Page 126 Page 127 Page 128 Page 129 Page 130 Page 131 Page 132 Page 133 Page 134 Page 135 Page 136 Page 137 Page 138 Page 139 Page 140 Page 141 Page 142 Page 143 Page 144 Page 145 Page 146 Page 147 Page 148 Page 149 Page 150 Page 151 Page 152 Page 153 Page 154 Page 155 Page 156 Page 157 Page 158 Page 159 Page 160 Page 161 Page 162 Page 163 Page 164 Exhibit CPage 165 Page 166 Page 167 Page 168 Page 169 Exhibit DPage 170 Page 171 Page 172 Page 173 Page 174 Page 175 Page 176 Page 177 Page 178 Page 179 Page 180 Page 181 RESOLUTION NO. 19-72 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING HILLSIDE DESIGN REVIEW (MODIFICATION) DRC2019-00228 A REQUEST TO MODIFY ENGINEERING CONDITION OF APPROVAL #2 RELATED TO HILLSIDE DESIGN REVIEW DRC2016-00377 FOR AN APPROVED 26-LOT SUBDIVISION ON 18.2 ACRES OF LAND LOCATED ON THE EAST SIDE OF CARNELIAN STREET AND NORTH OF HILLSIDE ROAD IN THE VERY LOW (VL) RESIDENTIAL DISTRICT (.1–2 DWELLING UNITS PER ACRE) IN THE HILLSIDE OVERLAY DISTRICT AND THE EQUESTRIAN OVERLAY DISTRICT, THE HILLSIDE OVERLAY DISTRICT AND THE EQUESTRIAN OVERLAY DISTRICT; AND MAKING FINDINGS IN SUPPORT THEREOF – APN: 1061-261-01. A. Recitals. 1. NH Weaver Lane, LLC filed an application for the approval of Hillside Design Review (Modification) DRC2019-00228, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Hillside Design Review (Modification) request is referred to as "the application." 2. On the 13th day of November 2019, the Planning Commission of the City of Rancho Cucamonga conducted a 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 f ound, 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 November 13, 2019, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The application applies to a mostly vacant property of 18.2-acres located at the northeast corner of Carnelian Street and Cherry Lane, about 665 feet north of Hillside Road in the Very Low (VL) District; and b. The project site and all surrounding properties are within the Very Low (VL) District, the Hillside Overlay District, and the Equestrian Overlay District. The surrounding properties are all developed with single-family residences; and c. The applicant is requesting to modify Engineering Department Condition of Approval #2 related to utility undergrounding. The proposed change is would allow the applicant to underground the above-ground utilities for the first relocated utility pole north of the project site (rather than the first existing offsite utility pole) to the first existing offsite utility pole to the south of the project site; and Page 182 PLANNING COMMISSION RESOLUTION NO. 19-72 HILLSIDE DESIGN REVIEW (MODIFICATION) DRC2019-00228 NH WEAVER LANE, LLC NOVEMBER 13, 2019 Page 2 d. As approved, Engineering Department Condition of Approval #2 currently states: “Per Resolution No. 87-96: All developments, except those contained in section 7 and others specifically waived by the Planning Commission, shall be responsible for undergrounding all existing overhead utility lines including the removal of the related supporting poles adjacent to and within the limits of a development. The existing overhead utilities (telecommunications and electrical) on the project side of Carnelian Street shall be undergrounded from the first pole off-site of the north project boundary to the first pole off-site south of the project boundary, prior to public improvement acceptance or occupancy, whichever occurs first.” e. As modified, Engineering Department Condition of Approval #2 will state: “Per Resolution No. 87-96: All developments, except those contained in section 7 and others specifically waived by the Planning Commission, shall be responsible for undergrounding all existing overhead utility lines including the removal of the related supporting poles adjacent to and within the limits of a development. The existing overhead utilities (telecommunications and electrical) on the project side of Carnelian Street shall be undergrounded from the first relocated pole off-site of the north project boundary to the first pole off-site south of the project boundary, prior to public improvement acceptance or occupancy, whichever occurs first.” f. No other changes to Hillside Design Review DRC2016-00377are proposed. 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. The approved project is consistent with the General Plan. The General Plan Land Use designation of the project site is Very Low (VL) District. The Very Low residential land use designation is intended for the development of detached, very-low-density residential units on 20,000 square foot lots or larger, with private yard and private parking. The project is for the development of single-family residences on minimum 20,000 square foot lots with an overall density of 1.43 dwelling units per acre. The proposed modification of Engineering Department Condition of Approval #2 related to utility undergrounding will not impact the project’s consistency with the General Plan. b. The approved use is in accord with the objective of the Development Code and the purposes of the district in which the site is located. The Development Code states that the Very Low (VL) District is for the development of very-low-density residential use, with a minimum lot size of 20,000 square feet and a maximum residential density of up to 2-units per gross acre. The proposed lots have a minimum lot size of 20,000 square feet with an overall density of 1.43 dwelling units per acre. The proposed modification of Engineering Department Condition of Approval #2 related to utility undergrounding will not impact the project’s consistency with the Development Code. c. The approved use is in compliance with each of the applicable provisions of the Development Code. The approved project included two variances, one for a reduction in the 200-foot lot depth requirement (DRC2016-00748) for Lots #11 - #15, and one for a rear yard setback reduction (DRC2017-00014) for Lot #16. The proposed modification of Engineering Department Condition of Page 183 PLANNING COMMISSION RESOLUTION NO. 19-72 HILLSIDE DESIGN REVIEW (MODIFICATION) DRC2019-00228 NH WEAVER LANE, LLC NOVEMBER 13, 2019 Page 3 Approval #2 related to utility undergrounding will not impact the project’s consistency with the Development Code. d. The approved use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. An environmental review was completed for the project which concluded that with the proposed mitigation measures, the project would have a less than significant impact on the environment. The proposed modification of Engineering Department Condition of Approval #2 related to utility undergrounding will reduce impacts to the surrounding residential land uses as the required utility undergrounding will impact less area of the existing public right-of-way. 4. Based upon the facts and information contained in the proposed Mitigated 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 recommends that the City Council adopt a Mitigated Negative Declaration based upon the findings as follows: a. Pursuant to the California Environmental Quality Act (“CEQA”) and the City’s local CEQA Guidelines, the City adopted a Negative Declaration on June 14, 2017, in connection with the City’s approval of Tentative Tract Map SUBTT20042 and Hillside Design Review DRC2016-00377. Pursuant to CEQA Guidelines Section 15162, no subsequent or supplemental EIR or Negative Declaration is required in connection with subsequent discretionary approvals of the same project unless: (i) substantial changes are proposed to the project that indicate new or more severe impacts on the environment; (ii) substantial changes have occurred in the circumstances under which the project was previously reviewed that indicates new or more severe environmental impacts; or (iii) new important information shows the project will have new or more severe impacts than previously considered; or (iv) additional mitigation measures are now feasible to reduce impacts or different mitigation measures can be imposed to substantially reduce impacts. b. The Planning Commission finds, in connection with Design Review (Modification) DRC2019-00228, that substantial changes to the project or the circumstances surrounding the project have not occurred which would create new or more severe impacts than those evaluated in the previous Negative Declaration The project scope is to modify an Engineering Department condition of approval related to unity undergrounding. Staff further finds that the project will not have one or more significant effects not discussed in the previous Negative Declaration, not have more severe effects than previously analyzed and that additional or different mitigation measures are not required to reduce the impacts of the project to a level of less than significant. The proposed modification of the approved Engineering Department condition related to utility undergrounding will reduce the impact on the environment by reducing the amount of existing public right-of-way that will need to be disturbed to install the underground utilities. c. Based on these findings and all evidence in the record, the Planning Commission concurs with the staff determination that no additional environmental review is required pursuant to CEQA in connection with the City’s consideration of Design Review (Modification) DRC2019-00228. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to modified Engineering Department Standard Condition #2 and every condition set forth in the Standard Conditions related to Design Review DRC2016-00377, attached hereto by this reference Page 184 PLANNING COMMISSION RESOLUTION NO. 19-72 HILLSIDE DESIGN REVIEW (MODIFICATION) DRC2019-00228 NH WEAVER LANE, LLC NOVEMBER 13, 2019 Page 4 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 13TH DAY OF NOVEMBER 2019. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: Tony Guglielmo, Chairman ATTEST: Anne McIntosh, AICP, Secretary I, Anne McIntosh, 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 November 2019, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Page 185 STAFF REPORT SUBJECT: ENVIRONMENTAL ASSESSMENT AND SUBTPM20006 – REDROCK DEVELOPMENT, INC. FOR SCHEU MANAGEMENT COMPANY – A request to subdivide 13.6 acres of land for four (4) separate parcels in conjunction with a proposal to develop the site with four (4) industrial/warehouse buildings totaling 240,710 square feet within the General Industrial (GI) District, located at the northeast corner of Archibald Avenue and 7th Street – APN: 0209-211- 24. Related File: Tentative Parcel Map SUBTPM20006. A Mitigated Negative Declaration of environmental impacts has been prepared for consideration. ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2018-00529 – REDROCK DEVELOPMENT, INC. FOR SCHEU MANAGEMENT COMPANY - A request to develop the site with four (4) industrial/warehouse buildings totaling 240,710 square feet within the General Industrial (GI) District, located at the northeast corner of Archibald Avenue and 7th Street – APN: 0209- 211-24. Related File: Tentative Parcel Map SUBTPM20006. A Mitigated Negative Declaration of environmental impacts has been prepared for consideration. RECOMMENDATION: Staff recommends that Tentative Parcel Map SUBTPM20006 and Design Review DRC2018- 00529 be Continued to the Planning Commission public hearing on December 11, 2019. PROJECT REVIEW BACKGROUND: The subject applications were duly advertised for the Planning Commission public hearing that was scheduled for November 13, 2019. Associated with these applications is an Initial Study/Mitigated Negative Declaration (IS/MND) that was circulated for review and comment on October 9, 2019. The City sends 15 CDs to the State Clearinghouse as required by the California Environmental Quality Act (CEQA) and additional CDs to various other agencies and entities, and members of the public. These CDs contain the IS/MND, the Notice of Intent, and associated technical documents. One of the recipients informed Staff that the CDs were missing some information. Staff believes this was due to a technical error with the preparation of the CDs and assumed that the other CDs that were sent to other recipients were likely missing the same information. To comply with CEQA, new CDs were prepared and sent to the State Clearinghouse (and the other entities) on November 6, 2019. Because of this issue, the City cannot conduct the public DATE: November 13, 2019 TO: Chairman and Members of the Planning Commission FROM: Anne McIntosh, AICP, Planning Director INITIATED BY: Mike Smith, Principal Planner Page 186 PLANNING COMMISSION STAFF REPORT SUBTPM20006 AND DR DRC2018-00529 – REDROCK DEVELOPMENT, INC. FOR SCHEU MANAGEMENT COMPANY November 13, 2019 Page 2 hearing for the project on November 13, 2019 as originally scheduled. CEQA requires a minimum 30-day circulation period prior to the public hearing for a project. Therefore, Staff is requesting a Continuance of the advertised public hearing to December 11, 2019. Page 187 STAFF REPORT SUBJECT: HILLSIDE DESIGN REVIEW DRC2017-00244 AND MINOR EXCEPTION DRC2018-00473 – PAUL BARDOS - Site plan and architectural review of a 4,118 square foot two-story, single-family residence with an attached 771 square foot garage and a request to construct retaining walls up to 5-feet and 2-inches high on a 15,430 square foot lot within the Low (L) Residential District and within the Hillside Overlay District at 8035 Camino Predera - APN: 0207-631-03. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA guidelines under CEQA Section 15303 – New Construction or Conversion of Small Structures, which permits the construction of a single-family residence in a residential zone. RECOMMENDATION: Staff recommends that the Planning Commission direct staff to prepare a resolution of denial for Hillside Design Review DRC2017-00244 and a resolution of denial without prejudice for Minor Exception DRC2018. PROJECT AND SITE DESCRIPTION: The 15,430 square foot vacant project site is located on the south side of Camino Predera, within the Low (L) Residential District and within the Hillside Overlay District. The property dimensions are approximately 80 feet along the north and south property lines, 195 feet along the east property line and 189 feet along the west property line. The downslope lot has an elevation of approximately 1,301 feet as measured at the curb face along the north property line and an elevation of approximately 1,260 feet as measured along the south property line, for a maximum grade change of approximately 41 feet. The existing Land Use, General Plan and Zoning Designations for the project site and adjacent properties are as follows: Land Use General Plan Zoning Site Vacant Land Low Residential Low (L) Residential District Hillside Overlay District North Existing Single-Family Residence Low Residential Low (L) Residential District Hillside Overlay District South Pacific Electric Trail Public Mixed-Use (MU) District East Vacant Land Low Residential Low (L) Residential District Hillside Overlay District DATE: November 13, 2019 TO: Chairman and Members of the Planning Commission FROM: Anne McIntosh, AICP, Planning Director INITIATED BY: Tabe van der Zwaag, Associate Planner Page 188 PLANNING COMMISSION STAFF REPORT HDR DRC2017-00244 & ME DRC2018-00473 – BARDOS CONSTRUCTION, INC. November 13, 2019 Page 2 West Existing Single-Family Residence Low Residential Low (L) Residential District Hillside Overlay District ANALYSIS: A. Project Overview: The applicant is requesting to construct a 4,118 square foot two-story, single-family residence along with an attached three-car 771 square foot garage and 374 square feet of porches and decks on the 15,430 square foot project site. The proposed grading includes up to 8 feet of cut, which necessitates that the project be reviewed and approved by the Planning Commission (The maximum cut of fill that can be permitted adminstratively by the Planning Director is 5 feet). The proposed residence has a craftsman design theme, which includes a concrete tile roof, horizontal wood siding, shake siding and a river rock wainscot. The proposed 4,118 square foot residence consists of a 2,352 square foot upper level, which includes the main living area and master bedroom, and a 1,766 square lower level, which includes 3 bedrooms and a bonus room. The upper and lower levels each include decks along the south elevations. The 771 square foot three-car garage is located on the upper level of the residence, with the garage doors facing Camino Predera. The driveway has a maximum grade of 15 percent. Hillside Development Standard 17.122.020.C.1.d. states that driveways with grades up to 20 percent are permitted when they are aligned with the natural contours of the lot and are necessary to achieve site design goals. The project complies with the minimum current development requirements of the Low (L) Residential District and the Hillside Overlay District except that the project includes retaining walls over 4 feet in height which necessitates the approval of a Minor Exception for wall height. The following table provide an overview of project compliance with the Development Code (it should be noted that the City is in the process of developing new development criteria for Camino Predera): Development Criteria Requirement Proposed Compliant? Front Yard Setback 37 feet 60 feet Yes Side Yard Setbacks 5 and 10 feet 5 and 10 feet Yes Rear Yard Setback 20 feet 85 feet Yes Lot Coverage 40 percent 32 percent Yes Building Height Overall 30 feet 30 feet Yes Building Height at Curb Face 10.5 feet N/A Retaining Wall Height 4 feet max 5 feet No** Cut/Fill 5 feet 8* Feet *Grading in Excess of 5 feet Requires Planning Commission Approval **Applicant has submitted Minor Exception (DRC2018-00473) to permit the additional wall height Page 189 PLANNING COMMISSION STAFF REPORT HDR DRC2017-00244 & ME DRC2018-00473 – PAUL BARDOS November 13, 2019 Page 3 An existing combination wall and wrought iron fence is located along the west property line that was constructed with the development of the single-family residence to the west. The applicant proposes an up to 4-foot retaining wall topped by a 5-foot wrought-iron fence along the east property line. A 6-foot-high wrought fence is proposed along the south elevation. The proposed perimeter walls are in keeping with Hillside Design Guideline Section 17.122.020.E., which encourages the use of open-view fencing and having walls that integrate the materials and colors used of the residence. The proposed grading design includes 784 cubic yards of import, which is necessary to construct the foundation of the residence. The foundation of the residence is stepped with the existing grade, with the upper pad at an elevation of 1,296 feet and the lower garage pad at an elevation of 1,286, in conformance with Hillside Design Section 17.122.020.D.1.a., to terrace the building to follow the slope. Hillside Development Section 17.122.020.D.1.C. requires that residences in the Hillside Overlay District be designed to fit within a 30-foot high building envelope. The applicant has provided two north-south and two east-west cross-sections with building envelopes demonstrating compliance with the 30-foot height requirement. The height of the residence ranges from approximately 10-feet and 6-inches, along the east side of the residence, to 6- feet and 11-inches, along the west side of the residence, as measured above curb face on Camino Predera. The proposed landscaping is designed to comply with Hillside Development Section 17.122.020.F., including the installation of a permanent irrigation system landscaping to protect slopes from erosion and planting shrubs to soften the views of the downslope elevations. The project is not within the High Fire Hazard Zone or within a wildland-urban interface area. The proposed landscaping also complies with the front yard landscape requirements, including reducing hardscape to less than 50 percent of the front yard area. The rear yard includes slope planting to prevent erosion. Neighborhood Concerns and Staff Analysis: Over the years, residents along Camino Predera have raised concerns related to the development of remaining undeveloped lots of Tract 10035. The overriding concern has been that the proposed residences are out of character with the existing neighborhood based on building size/massing, building height and building width (side setbacks). These same issues were raised by the residents related to the proposed project at the June 10, 2019, Neighborhood Meeting and again at the October 15, 2019, Design Review Committee meeting. As a result of these persistent neighborhood concerns, and in response to the subject development application, staff attempted to quantify certain characteristics, namely building size and massing, in order to identify what might be considered a compatible development within the neighborhood. To accomplish this, staff reviewed building permits issued by the City for each property within the tract. Where building permits were not available (in two instances), data was used from the Property Information Management System (PIMS) hosted by the San Bernardino County Assessor’s office. Staff notes that building size referenced in this report is inclusive of garages, patios, porches, etc., to account for massing which has been identified as a primary concern of the neighborhood. All data gathered regarding building square footage is approximate and has been organized into a spreadsheet which provides the average size of residences in the tract currently, as well as the average size of houses by decade since the tract was developed. Page 190 PLANNING COMMISSION STAFF REPORT HDR DRC2017-00244 & ME DRC2018-00473 – PAUL BARDOS November 13, 2019 Page 4 Further, since development along the southside of Camino Predera has been of particular concern to neighborhood residents, data collected by staff also provides the average size of residences along the south side of Camino Predera. This spreadsheet is included with this report as Exhibit E. The applicant has provided documentation showing two efforts to address concerns. First, the building could have been designed so that the top elevation is 14 feet above the street, whereas the applicant is only proposing 10 feet 6 inches above the street. Second, the eave has been truncated on the east and west, reducing the profile of the roof. Staff notes that while the Development Code does not provide an objective definition of the term “compatibility,” the proposed development requires discretionary review by the Planning Commission pursuant to Sections 17.16.140.B.1 and Section 17.122.020.G.i of the Development Code. As such, certain findings are required to be made, including a finding that a proposed project must be consistent with the General Plan (Section 17.16.140.F.1). While staff acknowledges that height and massing could be even greater, staff feels that the applicant could further reduce the roof height. As such, staff does not support the project for the following reasons: 1. Building Size/Massing: Tract 10035 was approved by Rancho Cucamonga City Council in March 1985 and comprises a total of 38 lots. As of 2019, 21 lots within the tract had been developed, with 3 more lots having been approved for development as recent as 2018 and 2019. 14 lots remain undeveloped, each of which are located on the south side of Camino Predera. Of the built residences in Tract 10035, 7 were built in the 1980s, 1 was built in the 1990s, 13 were built in the 2000s, and 3 houses have been approved in the 2010s, one of which is currently under construction. Generally, the average size of houses in Tract 10035 have increased from 3,128 square feet in the 1980s to an average of 4,237 square feet for those projects approved in the 2010s. This increase in size over time would seem to support certain neighborhood concerns that recent development has been out of character for the neighborhood. Based off building permits and PIMS data, which again, for the purposes of this review includes the cumulative building square footage of garages, patios and porches, etc., the average sized residence in Tract 10035 currently is approximately 3,912 square feet. Further, the average size for residences along the south side of Camino Predera, is slightly larger at 3,918 square feet. At 4,889 square feet of living and garage area, the proposed residence is larger than the average residence in the tract (3,912 square feet), larger than the average sized residence along the south side of Camino Predera (3,918 square feet), and larger than the average residence approved during the 2010s (4,237 square feet). Notably, when including porches and decks to be consistent with the methodology used in reviewing building permits and PIMS data (374 square feet proposed), the proposed residence increases to 5,263 square feet. Further, the massing of the proposed residence is accentuated by the height of the roof peak which is 10 feet and 6 inches above the curb face on Camino Predera. Staff has recommended to the applicant that the appearance of massing could be mitigated by increasing the front setback, thus reducing the overall height of the structure as seen from Camino Predera and/or by modifying the roof design to reduce the height of the roof peak. Page 191 PLANNING COMMISSION STAFF REPORT HDR DRC2017-00244 & ME DRC2018-00473 – PAUL BARDOS November 13, 2019 Page 5 2. Building Width/Setbacks: The project proposes to construct the proposed residence at the minimum side yard setbacks of 5 and 10 feet, which conflicts with the intent of Hillside Design Section 17.122.020.D.2.a, which explicitly encourages increased setbacks to avoid overbuilding and crowding of structures, etc. The existing residence to the west is also constructed at the minimum side yard setback, increasing the appearance of overbuilding along the Camino Predera streetscape. It should be noted that staff is currently considering amendments to the development code to increase minimum setbacks and reduce building height maximums within the Camino Predera neighborhood in a direct effort to address persistent neighborhood concerns regarding these development standards. It is anticipated that these code changes will be ready for public hearings within the coming months. 3. General Plan Compatibility: Staff asserts that the project as proposed is also not compatible with General Plan Policy LU-2.4, which aims to “promote complementary infill development, rehabilitation, and re-use that contributes positively to the surrounding residential neighborhood areas.” As evidenced by comments received from neighborhood residents at the Neighborhood Meeting on June 10, 2019, as well as comments received at the Design Review Committee meeting on October 22, 2019, and considering long-standing concerns regarding the scale of development proposed both within the tract and along the south side of Camino Predera, the proposed project does not meet the qualitative intent of General Plan Policy LU-2.4 which aims to promote development which contributes “positively” to the surrounding residential neighborhood. Staff acknowledges that the proposed project will develop a vacant lot which might provide an economic benefit to the property owner, however building permit and PIMS data gathered for this report reflect that the average size of residences within Tract 10035 have increased since the tract was approved in the 1980s, and that the proposed project is larger than the average residence in the tract which would further exacerbate this trend. Staff contends that this noted growth in average house size correlates to the persistent neighborhood concerns. B. Minor Exception (DRC2018-00473): The maximum permitted retaining wall height is 4 feet within the Hillside Overlay District, with stepped retaining walls permitted to have a maximum height of 3-feet with a minimum 3-foot separation between the stepped walls. The project includes retaining walls up to 5 feet-2 inches in height. The additional retaining wall height is necessary to lower the height of the foundation of the residence in order to reduce the overall height of the structure as seen from Camino Predera. The applicant has filed Minor Exception DRC2018-00473 requesting the additional retaining wall height. A Minor Exception permits an additional 2 feet above the maximum permitted wall height. While staff supports the applicant’s intent to lower the height of the proposed single-family residence, staff cannot support the proposed Minor Exception as the project is not consistent with the intent of the General Plan to “promote complementary infill development.” The findings of facts below do not support the necessary findings, which are required by the Development Code: Finding: The Minor Exception is consistent with the General Plan or any applicable specific plan or Development Agreement. Fact: The proposed Minor Exception to permit additional retaining wall height is not consistent with the General Plan. The General Plan encourages complementary infill development (General Plan Policy LU-2.4). The related Hillside Design Review (DRC2017- Page 192 PLANNING COMMISSION STAFF REPORT HDR DRC2017-00244 & ME DRC2018-00473 – PAUL BARDOS November 13, 2019 Page 6 00244) is for a 4,118 square foot single-family residence which is not complementary to surrounding neighborhood as it is significantly larger than the average house size within Tract 10035 (based on the existing and approved residences within the Tract 10035). Finding: The proposed development is compatible with existing and proposed land uses in the surrounding area. Fact: The proposed single-family residences is not compatible with the existing and proposed land uses in the surrounding area as it is significantly larger than the other residences in the same tract (Tract 10035) and is proposed to be constructed at the minimum side yard setbacks, creating the appearance of overbuilding the lot. Finding: The proposed exception to the specific development standard(s) is necessary to allow creative design solutions compatible with the desires of the community and/or to accommodate unique site conditions. Fact: The proposed increase in the maximum permitted retaining wall height is necessary to lower the overall height of the structure as seen from Camino Predera. Staff supports increasing the retaining wall heights on the project site to further reduce the height of the residence as seen from Camino Predera. Finding: The granting of the minor exception will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same district, and will not be detrimental to public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. Fact: The granting of the minor exception will constitute a grant of special privilege as the additional retaining wall height is related to a proposed single-family residence which is not complementary to the surrounding neighborhood as it is significantly larger than the average size residence within Tract 10035 and is constructed to the minimum setbacks. The City has been contacted by property owners in the surrounding neighborhood who are opposed to the project based on the size of the proposed residence, the height of the residence above curb face on Camino Predera and the width of the project (built at minimum setbacks). C. Design Review Committee: The project was reviewed by the Design Review Committee (Guglielmo, Wimberly and McIntosh) on October 22, 2019. A resident read a letter in opposition to the project during the public comment portion of the meeting. Staff presented the project and outlined the reasons why the project was not being supported as presented including lack of conformance with the intent of the Hillside Design Guidelines, neighborhood compatibility, and inconsistency with the General Plan. Staff also noted that the side elevations of the proposed residence should be enhanced by adding additional horizontal siding to match the front and rear elevations. The Committee stated that they were generally in support of the architecture of the proposed residence, but in the context of this specific location, they understood the neighbor's concerns and recommended that the project be forwarded to the Planning Commission without a recommendation for review by the full Planning Commission. The applicant did agree to add the requested horizontal siding to the side elevations of the residence to match the front and rear elevations. Those changes are reflected in the building elevations attached to this report (Exhibit B). Page 193 PLANNING COMMISSION STAFF REPORT HDR DRC2017-00244 & ME DRC2018-00473 – PAUL BARDOS November 13, 2019 Page 7 D. Neighborhood Meeting: The applicant held a neighborhood meeting in the Rains Room at City Hall on June 10, 2019, with approximately 20 persons in attendance. The applicant provided a general overview of the project and fielded questions. The attendees raised concerns related to the building height as seen from Camino Predera, the width of the residence (built to the minimum 5- and 10-foot setbacks), and the size of the residence as compared to older homes along Camino Predera. The applicant responded that lowering the residence would steepen the driveway to the point that it would be difficult to navigate, that reducing the width of the residence would make it difficult to construct a 3-car garage and that the size of the residence is in keeping with the existing residences most recently constructed along Camino Predera. The neighbors stated that the size of the recently constructed residences along Camino Predera were not in keeping with the intent of Hillside Design regulations and were too large compared to the older residences constructed along the street. E. Public Art: Residential development projects of fewer than 4 units are exempt from the public art requirement. F. Environmental Assessment: The Planning Department Staff has determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines. The project qualifies as a Class 3 exemption under State CEQA Guidelines Section 15303 (New Construction or Conversion of Small Structures), which permits the construction of a single-family residence in a residential zone. The project is for the construction of a single-family residence in a residential zone and there is no substantial evidence that the project may have a significant effect on the environment. The project also qualifies as a Class 5 exemption under State CEQA Guidelines Section 15305, which covers minor alterations in land use limitations including allowing additional wall height due to onsite grades. FISCAL IMPACT: The project site currently is assessed by an annual property tax. A percentage of this annual tax is shared with the City. The proposed development will increase the value of the project site and the City’s annual share of the property tax will increase accordingly. The project proponent also will be responsible for paying one-time impact fees. These fees are intended to address the increased demand for City services due to the proposed project. The following types of services that these impact fees would support include the following: library services, transportation infrastructure, drainage infrastructure, animal services, police, parks, and community and recreation services. COUNCIL GOAL(S) ADDRESSED: Although a specific current City Council goal does not apply to the project, the project is not consistent with the goals and policies of the General Plan and the objectives of the Development Code. The Land Use element within the General Plan (Chapter 2) encourages infill development that facilitates sustainable and attractive development that complements the surrounding neighborhood. The proposed single-family residence is significantly larger than those in the surrounding neighborhood, and the proposed residence is being built to the minimum side yard setbacks, increase the appearance of overbuilding the lot. Page 194 PLANNING COMMISSION STAFF REPORT HDR DRC2017-00244 & ME DRC2018-00473 – PAUL BARDOS November 13, 2019 Page 8 CORRESPONDENCE: This item was advertised as a public hearing with a regular page legal advertisement in the Inland Valley Daily Bulletin newspaper, the property was posted, and notices were mailed to all property owners within a 660-foot radius of the project site. To date, no comment/correspondence has been received in response to these notifications. EXHIBITS: Exhibit A - Aerial Photo Showing Project Location Exhibit B - Complete Set of Plans Exhibit C - Correspondences Exhibit D - Design Review Committee Comments (October 15, 2019) and Action Agenda Exhibit E - Tract 10035 Data Exhibit F - Tract Map 10035 Page 195 EExhibit APage 196 Exhibit BPage 197 Page 198 Page 199 Page 200 Page 201 Page 202 Page 203 Page 204 Page 205 Page 206 Page 207 Page 208 Page 209 Page 210 Page 211 Page 212 Page 213 Exhibit CPage 214 Page 215 Page 216 Page 217 Page 218 Page 219 Page 220 Page 221 Page 222 Page 223 Page 224 Page 225 Page 226 Page 227 Page 228 Page 229 Page 230 Page 231 Page 232 Page 233 Page 234 Page 235 Page 236 Page 237 Page 238 Page 239 Page 240 Page 241 Page 242 Page 243 Page 244 Page 245 Page 246 Page 247 Page 248 Page 249 Page 250 Page 251 Page 252 Page 253 Page 254 Page 255 Page 256 Page 257 Page 258 Page 259 Page 260 Page 261 Page 262 Page 263 Page 264 Page 265 Page 266 Page 267 Page 268 Page 269 Page 270 Page 271 Exhibit DPage 272 Page 273 Page 274 Page 275 Page 276 Page 277 Page 278 Page 279 Address APN # Year Built or (year approved if not yet constructed) Building Permit (Combined residence, garage, porches, decks, etc)Notes North side of Camino Predera 7966 Camino Predera 0207-631-24 1988 3061 7978 Camino Predera 0207-631-25 1988 3061 8034 Camino Predera 0207-631-21 2007 4844 8044 Camino Predera 0207-631-22 2007 3974 8054 Camino Predera 0207-631-23 2008 5369 8062 Camino Predera 0207-641-11 2006 3734 Galvan Residence 0207-641-12 (Approved 12/18)4950 8072 Camino Predera 0207-641-13 1987 3194 8080 Camino Predera 0207-641-14 1989 2980 8088 Camino Predera 0207-641-15 1989 3012 Predera Court cul-de-sac 8714 Predera Court 0207-631-17 1995 6188 8715 Predera Court 0207-631-18 2007 5273 8720 Predera Court 0207-631-16 2002 3654 8721 Predera Court 0207-631-19 2002 3232 8725 Predera Court 0207-631-20 1989 3605 No bldg permit for house. County PIMS data 8728 Predera Court 0207-631-15 2003 3348 No bldg permit for house. County PIMS data 8736 Predera Court 0207-631-14 1989 2986 Southside of Camino Predera 7957 Camino Predera 0207-631-11 2004 4110 7967 Camino Predera 0207-631-10 2004 3682 7979 Camino Predera 0207-631-09 2004 3526 7997 Camino Predera 0207-631-07 2004 3975 8045 Camino Predera 0207-631-02 2008 4372 8083 Camino Predera 0207-641-03 (Approved 3/19)3077 8089 Camino Predera 0207-641-04 (Approved 2/18) 4686 8035 Camino Predera 0207-631-03 Proposed Residence (DRC2017-00244 5263 Total Tract Average 3912.208333 Total Average for 1980s 3128.428571 Total Average for 1990s 6188 Total Average for 2000s 4084.076923 Total Average for 2010s 4237.666667 Southside of Camino Predera Average 3918.285714 Camino Predera Data- House Size Exhibit EPage 280 b l 1,100 dvqAlw OWNERS 5HEET f OF J SHES fiE(EREBYC'EiPT/Fy 71147NE4RET,EONLYPArPI/ES,14P1N6<1iVY.QEC0X-V l/TLE/1VIEPES!//Y T11E L4N0S!/BO/d/DED 45SNOh'Y Tf.'E,41VN"6D 1V,4o4N,0!YE C0 VSEN!TD TWF R44ICyOCL/C4ON6.4 FQaP BLrUSE 0 NO PREDE,4 O G EDEfZ4 OaC/•4'lFUrQlf/E- Mq?E!4'E4LS0./ERE6'OED/C,4TETOT//E(/l'Q 44/l,/10 (L/l.4r0/G.4,'./EOR,4/N.4GEE-•- O 10035 MENTS,. CW l Ef/EREBY/R1V4Cxf 4BLY VeIVI 5 DEO II IV/ TyE OIrE/PFGUIy IN THE CITY OF RANCHO GUGAMONGA, GALIFORN IAE,4sEME/Vr,4/v0 r,rE 0.44 NgGE EASE/yE/vr AS S,yDwrV D/V T./E• eZ, 67.1'EO/+7WR A4.4/ASE 45,,&VeMr.5'AS A0eZ1&e EO 54,0M'4SS/G/S CEPTq/B.4/.4 WIN& A --A)WIVISION OF A FOKFIGN OP LOT5 7 AND 13, RED 14ILL 5U80IVI510N OWNERS: AS PER MAP R5 ORDED IN WOK 21, PAGe'53 OF MAP5 AND LOT IO,TRACT 149-30(o9l A5 PER MAP RWORCEC) IN ROOK 42 PAGES(P-9 AND70 OF/N,4 0S,,4LL, RANCHO ASSOCIATES, LTD. , A CALIFORNIA GENERAL PARTNERSHIP RECORDS OrrArCalAlryar54/VBER/t/,4R0/rl/d ST,47EQvC,4L/F-0,eN 4. BY: WESTERN DEVELOPMENT CO., A CALIFORNIA GENERAL PARTNERSHIP,6E0R6E/1/4j/1*fM.4CA" MAY) 1981 PARTNER OF RANCHO ASSOCIATES , LTD. ) CONSULT/NG C/1//L ENG/NEERS BY E . TO SEND, ( PARTNER OF WESTERN DEVELOPMENT CO. ) ONT JR/D GE 0 CAL/,--'DRN/,4 tNOINeeR'S CERTIFICATE RANCHO CUCAMONGA CITY COUNCIL CERTIFICATE 15E0/4GE!/M/MM4CK,HEREdY ce Tl1=Y THAT I AM A RE:G15reRtD CIVIL ENGINEER OF THC STATE I HEREDY CERTIrY THAT THC CITY COUNCIL QF THE CITY OF RANCHO CUCAMONGA, VYA MOTION DULY OF CALIMORN1A, AND THAT TH15 MAP CON816TI NG OP THREE 5HEsCT5 IS A TRUC AND GommeTE 5ECONDCO AND P)eGE77, APPROVED THe= ATTACHED MAr ON THt-zQmDAYOF MARCH 1'P' GEORGI 0. TOWNSEND RtPRe-SENTATION 0r A SURVEY MARC UI`4 `R MY WMRV15ION IN QCT. /994 , AND THAT ALL AND ACCtrrC-D FOR PUCLIC USE THE DEDICATIOt45 THCREIN OfT-Mtp, ,f#,P I AdafiFNY . 4CEoT ON 1?N..4S5OC/4TES .4 .4L/FQ4/V/Q ,4 41/vEPSf/P 4S TOA OEE,O M6NUMENT5 SHOWN HLrREON ARE OF THE: CHARACTER AND OCCUPY THE r0S ITION5 INDICATED,OR 04!WA(, OF TiVE L/TY Of "A1.C//0 CL/417M6oV4fA rALF 57V^f ACf/N eiP eAA&Wr, IL/l RE ECT UNDER OFEO OF T.4/SP.ECO.PDEO 0 '' 7 /96S .4S WILL DE SET IN sL)CH "TION5 ON OR DEI4]RE IN COMPLIANCY WITH eeCTIONS C.&495 7" OFfEROFaelO/CQT/O/V. S- OS4077 _QFi-/DY4L ff'ECL2QOS AND GG49(o Or THE 5L)COVISION MAr ACT AND ARE OR wILL DC SUI-FIGIENT To CNADLE T}IE SURVEY TO ec RCTRACCD. avvAEff4c y A41INE Z•C CIVIL 6/TY GIF ,P,NGVO !!/C,4AAAM I R8Cv CITY eN&NEER$ GLRTIFIGATE eY. T/TLE) j,I mewaY CEwtTIFY THAT S HAVE EXAMINED THE MAP, AND THAT THE SU"VISION SHOWN THEREON AUDITOR'S C6RTIFICATe 494wM,4CKEY, NER L J Ti E B - 5,q SOn/,6E Y G P4•PlNE 16 5UEOTANTIALLY -HE SAME A6 IT AFFEARED ON THE TENTATIVE MAP AND ANY ArPROVED 2 HCRCI Y CERTIFY THATFACCORDINGTOTHEReCCWZ50T1415 15 t A,3 Or THIS VATC T%Me ARS H/ COC, ,BO!'V/N 4/VD SCE/<JL'/TER Pi4Z'IF/T 5 R//G• TRUST.4SBE/E' ALTCRATION5 THEREON AND THAT ALL THE rzavi5ION5 OF THE 9UCDIV1510N MAr ACT AND rgE07),' NO LIENS AGAINST THE KEAL MOPIERTY GWWN UrON THE ANNEXED MAr FOR UNPAID STAlle COUNTY, I':'.'iC'. Nr'_.'_ MUNICIFAL, OR LOCAL TAXea OR Si'F-CIAL A"15 5MENTS O LECTCD AS TAXES. MZEPr TAVA*OR F/C/4RY 7014, EED,UNDERQ.EDOFTRI ST/QECOBLLD JULY/O /9614,45//VSTi4Y/MEM c' rfrs c, 44ya'jly F,r;/VCj/p WWAL A%e"MCNT5 Nd YET rA-4Ad, EynMATeD to ee * d; A00.DD ND /G228/ OFFICWZ REaWAO5 BYR04,6,97-g, SC/V CNTE,? T.Q!/STEE DATED 3 DY LL GI C N DATW l' 6 i tit'. •• ; ERROL J. MACKZUM, COUNTY AUDITOR A107717,gY ACI W49WZ EL1 11EA l"r CITY PLANNING COMM 15510 N 5 C S RTI F i CAT E couNT Y of 91o N>ticRNARp lvo'u f+arttd u 6TATEOFCALIFORNIA ) 5. N=rs=t y !=h'•, :7>1, >: SUB,6:;,/%rY.21WV ON,'14F fN/V E!'M.P,a,%Y 5 B.SrgN 5. 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WILLMAN, THE RECORD OWNER OF THE (`AGEMENT }COQ POLCLINE13 AND AW TMe-6, STATE, COUNTY, MUWGML at LOCAL., AND ALL btaW- A6ftft4CJ , C&AZ WA& TJW*i OW04 sAT 'THE TIME. OF THE PIUNG Of lUe ANMe& MAP WITH TMC COUNTY RCcag= Aft A LUM /"WW MIDPU.PPOlG`S A9 GRANTED DY INSTRJMENT RECORDED IN ROOK K PACE 251 OF DEED° HAS PRCIMRTY CUT NOT YET PAYAMZ AND THAT TNF- O0001VIOCK W6 PILED WITH MG A CCIR[IN ATC Off TIC PR'>MA NOTAWY AWOL/C /NANO AWr,01517 eZWA/TYONO N OMITTED PURSUANT-To THe PROVISIONS Or 5eCT ON c,&43<i (C),(/) OF 771E IU It1/S/O,il/AP,fr /7S z• I INTEREST CANNOT RJr6N INTO A FEE. 5AID EASEMENT- CANNOT Oe ,0CATED OF RECORD orriceK GIIVINC H19 etonmATt OF THE AwLiNT OF a040 IAKd6 AND A46eSbMCNM, ANO SAW-&XV 0"KAW STATE DULY APPROVED by SAID DOAKP Or ZUMWI!0ft- A/Y COA/N/fS/0N ",01AES: it THE 51GNATLIRC OF ONTARIO POWER COMMNY THE REi".ORD OWNER OP THE CASEMENT FOR r0.E-INES T' AND wNCIDENTAI- Piltro e,9 A5 GRANTe5D &Y INSTRJMENT RCCORDCD APRIL 11,190.5 IN BOOK 3=59, DATE M.4RTi 1,4 M. SEKER.4.t'i' heW'f o'.F t ; - AVM,Rr FAGC 31 OF DEEDS HAS BEEN omiTr D PJRSUANT TO THE PROVIyIONIg OF SC:TIJN C.4.43G (C),(i) Of AVE CLE,wor rwf",co OFSUP64/.,GIBS, STATEDf C4L/FGJQN/f SUDOIVISION MAP ACT !T5 INTEREST CANNOT RIPEN INTO A FEE.-SAID T"AID EACoEMBNT CANNODE Q TNECGY//VTYG'S4/VBE,OPN.4RAOINJ0 COU/VTYOFLQ5.4NGtL_ ES ''I.OGATCO Of= RECORD, AY la AFftJlY a,V FEBR!/gRY//r'y 19,95 1,V THE 51GNATURe OF THE CJCAMONGA IN VESTMENT COMPANY AND THE CUCAMONGA WATERCOMPANY FOR .S4/D ST.4!'E A7t•4SC1 1'4LLG,4RY THE RECORD OWNeR OF THe: EASEMENT POR FO,L' LINEIfj AND INCIDENTAL PUR'09E-9 A5 GRANTCD e9Y A 4C,tEY RERS01V,,4LLy AW0-*YA1/V MEIGW OF 1NyTRUMENT RGCORDCD OCTOCCR 5, 1925 IN 1500K 804,PAGE:280 OF DEEDS, HAS Iee:N OMITreD F4CTOR1 EY/DE/CE.'D BE T.IERERsp/VS T//,47 EXECUTED 1yE!N/ly//V/NSl,QU/r1E/vl rURyUANT TO THE PROVISIONS OF SECTION GG43(.(C),(/3J OF Tif/E t!//O/r/f/!W AI,VP.VCT. /7S/NTG.PEST M7T 4S THE 6ENE.P4L P4f?lNE.PS 0.1'BGH JLFOFR//.45SOC/SITES, THE PARrNER5Hh0 RIPEN INTO A PEE. SAID tASCMENT CANNOT CSC LOG4TCp OF RECORD. Tf E,4E/NN,4M,Fr,4AX)A7tIYel,wz,51151! TGMETy4TlrlEF/7lNERS.y/oEXFCUT=. ASBENFF/C/.4RY.THE SIGNATJRE OF THE 5OOTHMN CALIFORNIA 501901N COMPANY RECORD OWNER OF THE EA5CME14f MR rOLE L-INE5 AND INCIDENTAL PJR1009C5 A5 &RANTED 15Y INSTROMeNT RE-LORDCO IN DOOK ZOCfJ, N'/7A46.ff MrHi4i OWO Off/l/,QY lFAL. Qb PAGE 153, OFFICIAL RECORDS HAS beeN ONITTEID PURSLANT TO Tl+E FROVI(W0N5 Of 5DGT92N 1r44*X.,jl-C) Ir/) OF THE SUDDIVISION MAP ACT. IT5 INTEREST CANNOT RIFCN INTOA FEC N4Ti4,QY P1/SL/C /N.4d/0 fd,4 f.4/O ADVO Tf/E S/6N4lURE LJ 4SSOC/4TE0 TELEo.ONE COMPANY OWNERS OF,4/V E,4SEMENt FAP rELEO//D/1L f7ATE My COMM/SS/O. EXP/RES: L/NES RECORDED ON JULY/7, /947//1',&OA- 20G B,P,4GE"7 O.4. /rS IIYTERES r CX&N01rR/PEN/Nl0 r A FEE. THE 5/6N4TURE OF S!X/rr/ERN G4L/FOrS'N14 ED/SON CD/yP,4NY Tf1ERElG1f?O O/'NEiQOF,4NEASE VE/YT FAQ E[EClR/C L/NES,4ECG vEO l,Yl'M.4/QC//G,/9G•//BOK Sd65, P.QGE//7 O.R M F 2 Lor/ f i C%v s ,Y/ . A Tf/EPREC'SE.1E9/67AV.4.4,7 PL,QCEMEN7 OF,4LL 4GL LGA `Y/T,y/N PR TH,S SUBO/1'S/O.N .5 1.4LL BE ./B./K.T.rG 0/?4.':4 ?.1 .-__. =E. .., .4'E•. ._: 9 COMMir1EE OF 7mf Ci 11-yOF rP,4/YcAl0 e*l/C•4/I1 v6,4 Rio/GAP/0- ryE/S5&,,4n-E OF A 1 t9 30 1 S- lIl0 3s STATE OF CALIFORNIA OJj 31 SS COUNTY OF LOS ANGELES )7CF11LIED ROF sSRAcr. ' rN%= / 3Z ON THIS THE 6 TH DAY OF MARCH, 1985, BEFORE ME, THE UNDERSIGNED, A NOTARY PUBLIC IN AND FORQ• ` t 4 7 SAID STATE, PERSONAi-LY APPEARED GEORGE 0. TOWNSEND PERSONALLY KNOWN TO ME TO BE ONE OF THE PARTNERS OF33 WESTERN DEVELOPMENT CO. , A PARTNERSHIP, SAID PARTNERSHIP BEING KNOWN TO ME TO BE ONE OF THE Q E' SNy 4 PARTNERS OF RANCHO ASSOCIATES, LTD ., A PARTNERSHIP, THE PARTNERSHIP THAT EXECUTED THE WITHIN ON ....'..f.Y.t.••Af. Ar/..... Of Z INSTRUMENT, AND ACKNOWLEDGED TO ME THAT HE EXECUTED THE SAME AS PARTNER OF THE PARTNERSHIP FIRST ABOVE NAMED, THAT SAID PARTNERSHIP FIRST ABOVE NAMED EXECUTED THE SAME AS A PARTNER of AT.... :. ......(.:.i.: . RANCHO ASSOCIATES , LTD. , AND THAT SAID NAMED PARTNERSHIP EXECUTED THE SAME. I 11 WITNESS MY HAND AND OFFICIAL SEAL. BOOK•.1•7•?... PAGE&...gQ W/ 8 AND i,i"" A. heti ' OF... AY 4t a 0/ f CA11T Y /140 L:,:;, 11_-c SAN BE INC n REC ii6ERCl/L,av li O NOTARY PUBLIC 74 3 3Exhibit F Page 281 Z. 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