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HomeMy WebLinkAbout19-68 - Resolution 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 A3.59 ACRE PROJECT SITE INTO TWO (2) PARCELS OF LAND RELATED TO THE CONSTRUCTION OFA 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: 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 Medium South Multi-Family Development Residential Medium M Residential District Low-Medium Low Medium (L) Residential East Single-Family Residences 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 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 conflictwith 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 forthe 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. 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 131h DAY OF NOVEMBER 2019. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: Tony Guglielmo, Chairman ATTEST/ A G 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: PLANNING COMMISSION RESOLUTION NO. 19-68 SUBTPM20034-ARTIS SENIOR LIVING November 13, 2019 Page 5 AYES: COMMISSIONERS: GUGLIELMO, DOPP, OAXACA, WILLIAMS, MORALES NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: