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83 83
',$
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END OF
LOWER LEV
GATE
83
OPEN
OPEN
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F O O T H I L L B L V D .
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WDCC MILLIKEN WEST RESIDENTIAL, LLC
1156 N. MOUNTAIN AVE. UPLAND, CA 91786
(909) 985-0971
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
ARCHITECTS ORANGE
HARVEST AT TERRA VISTA N/W CORNER OF FOOTHILL BLVD. & MILLIKEN AVE. RANCHO CUCAMONGA DATE: 01-19-22
JOB NO.: 2019-283
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END OF
LOWER LEV
GATE
83
OPEN
OPEN
OPEN
F O O T H I L L B L V D .
M I L L I K E N A V E .
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C H U R C H
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1156 N. MOUNTAIN AVE. UPLAND, CA 91786
(909) 985-0971
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
ARCHITECTS ORANGE
HARVEST AT TERRA VISTA N/W CORNER OF FOOTHILL BLVD. & MILLIKEN AVE. RANCHO CUCAMONGA DATE: 01-19-22
JOB NO.: 2019-283
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83 83
',$
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END OF
LOWER LEV
GATE
83
OPEN
OPEN
OPEN
F O O T H I L L B L V D .
M I L L I K E N A V E .
E L M A V E .
C H U R C H
S T .
C H U R C H S T .
M I L L I K E N A V E .
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1156 N. MOUNTAIN AVE. UPLAND, CA 91786
(909) 985-0971
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
ARCHITECTS ORANGE
HARVEST AT TERRA VISTA N/W CORNER OF FOOTHILL BLVD. & MILLIKEN AVE. RANCHO CUCAMONGA DATE: 01-19-22
JOB NO.: 2019-283
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1156 N. MOUNTAIN AVE. UPLAND, CA 91786
(909) 985-0971
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
ARCHITECTS ORANGE
HARVEST AT TERRA VISTA N/W CORNER OF FOOTHILL BLVD. & MILLIKEN AVE. RANCHO CUCAMONGA DATE: 01-19-22
JOB NO.: 2019-283
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HARVEST AT TERRA VISTA
Master Plan
04/27/2022
([KLELW*
SITE PLAN
N
DETAILED SITE PLAN
N
VEHICULAR CIRCULATION PLAN
Land Use Mix
N
PEDESTRIAN CIRCULATION PLAN
N
SUMMARY TABLES
SITE-SPECIFIC DEVELOPMENT STANDARDS
Development Standard Proposed
(Master Plan)
Density 36 DU/AC
Front Setback - Foothill Boulevard Public ROW 0’ to 23’ Front Setback – Milliken Avenue Public ROW 12’ to 20’
Front Setback – Church Street Public ROW 15’ to 23’
Front Setback – Elm Avenue Public ROW 10’ to 15’
Front Setback - Interior Streets
(Applicable to all building frontages facing interior streets) 5’ to 7’ Interior Setback – West property line facing adjacent shopping center 124’ Interior Setback - South property line facing adjacent shopping center 56’ Distance Between Buildings Per Building
Code
Building Height – Walk-Ups 3 Stories
Building Height – Wrap Building 4 Stories
Landscape Area
(Overall net area) Min. 10%
Open Space Min. 150 SF/unit
(100,650 SF)
Parking RCMC Chapter
17.64 1 – Measured from Property Line. For interior streets, property line is considered to be the back of sidewalk.
PARKING
Number of
Units
Square
Footage Parking Ratio Required
Parking
Multi-Family unit (studio) 117 N/A 1.3 per unit (1 in garage or carport) 152 Multi-family unit (One bedroom) 347 N/A 1.5 per unit (1 in garage or carport) 521 Multi-family unit (Two bedrooms) 207 N/A 2 per unit (1 in garage or carport) 414 Visitor parking 671 N/A 1 per 3 units 224
Commercial (Retail) N/A 8,590 4 per 1000 square feet 34 Commercial (Restaurant) N/A 12,251 10 per 1000 square feet 123
Total Parking Spaces Required 1,468
Total Parking Spaces Provided 1,468
Total Covered Parking Spaces Required/Provided 671/942
LAND USE MIX / UNIT BREAKDOWN
Residential
Unit Type 3-Story Walk-Up 4-Story Wrap Total
Studio 84 33 117
1 Bedroom 153 194 347
2 Bedroom 86 121 207
TOTAL 323 348 671
Commercial
Commercial (SF) N/A 20,841 20,841
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MEMORANDUM
Date: March 29, 2022
To: Brian Jacobson, Lewis Management Corp
From: Spencer Reed, PE and Jason Pack, PE
Subject: Harvest at Terra Vista Parking Management Plan OC22-0877
This memorandum presents the parking management plan for the Harvest at Terra Vista (Project) development in the City of Rancho Cucamonga, California. This parking management plan was prepared based the requirements of the City of Rancho Cucamonga Municipal Code Section
17.64.070.
Project Description
The Project is bounded by Elm Avenue to the west, Milliken Avenue to the east, Foothill Boulevard to the south, and Church Street to the north. Th e southwest corner of this block contains existing retail uses, including a fast-food restaurant, which are not part of the Project, but will be utilized to meet the commercial parking requirements.
The Project comprises of the following land uses:
x 323 three-story walk-up dwelling units
x 348 wrap product dwelling units
x 20,841 sq. ft. of commercial space
o 8,590 sq. ft. of retail space
o 12,251 sq. ft. of restaurant space
The Project proposes to provide 1,310 residential parking spaces. The residential parking includes spaces for residents and guests with the use of angled and perpendicular parking on internal drive aisles, parking in private garages, and driveway spaces behind some of the garages. The Project ([KLELW-
Brian Jacobson
March 29, 2022
provides the required number of residential parking spaces per the City of Rancho Cucamonga Municipal Code Section 17.64.050.
The Project proposes to provide 85 commercial parking spaces in the lower level of the wrap residential parking structure and 35 parking spaces in the surface lot adjacent to the wrap building, with the remaining requirement of 37 spaces to be fulfilled by sharing surface parking with the existing commercial development. The Project also proposes to implement a parking management plan. Table 1 summarizes the proposed commercial parking supply for the Project.
The existing Terra Vista Commons commercial development, which is directly adjacent to the Project site, consists of the following uses:
x 7,100 sq. ft. of retail space
x 2,790 sq. ft. of restaurant space
x 3,500 sq. ft. of fast-food space
It should be noted that all parcels of the existing commercial development have one owner. That owner also owns the multi-tenant commercial build ing. The fast food rest aurant has a separate owner and a ground lease from the owner of the commercial center. The existing surface parking lot operates as one large shared parking pool, the existing uses and the total parking supply are considered as one development for the purposes of this analysis. However, it should be noted that our observations indicate that the bulk of the non-utilized parking on the site consists of the exiting spaces between the McDonalds’ s building and the AT &T store, north of those buildings. The existing surface parking lot contains 160 parking spaces.
Since the commercial use of the Project will have designated parking, and will be parked separately from the residential uses, the remainder of this memorandum addresses the proposed shared parking between the existing and proposed retail on the site.
Parking Required Per City Code
Table 2 summarizes parking requirements of the commercial portion of the Project and the existing commercial development per the Rancho Cucamonga Municipal Code Section 17.64.050. As shown in the table, a total of 157 parking spaces are expected to be required for the proposed Project’s commercial use per the City’s municipal code. Additionally, a total of 91 parking spaces are required of the existing commercial development.
Brian Jacobson
March 29, 2022
Project Shared Parking Analysis
A shared parking analysis was conducted using methodologies and assumptions provided in Shared Parking, 3 rd Edition (Urban Land Institute [ULI], 2020). The ULI sponsored a national study that established a basic methodology for analyzing parking demand in mixed-use developments and developed averages for parking rates by land use. The analysis presented in this memorandum utilizes the data from the Shared Parking, 3
rd Edition report.
The shared parking methodology establishes the base parking rate, parking demand reductions, and hourly/monthly demand patterns for each land use. The overall parking demand is calculated by considering the parking demand patterns and parking demand reductions (potential for non- auto modes and internal capture) for each component of the project being analyzed. Information regarding the parking rates, parking demand reductions, and parking demand patterns for the Project and the existing commercial development is provided below.
Parking Rates
The shared parking analysis for the Project’s commercial use utilized the City of Rancho Cucamonga parking requirements that were adjusted to match the proportions base parking rates for customers and employees as determined by ULI. Table 3 identifies the parking allocation of customers and employees and demonstrates that the parking requirement for the commercial portion of the Project meets the City of Rancho Cucamonga parking requirement of 157 parking spaces. Table 3 also identities the parking rates developed for the existing commercial development which reflects the 91 parking space requirement.
Separate rates were used for weekday and weekend and for customers and employees. The derived rates use the daily/hourly/seasonal patterns for calculating the parking demand based on the unique travel characteristics of the project being analyzed. Adjustments were made for two travel factors to match the ULI shared parking methodology: the potential for non-auto modes and the estimated non-captive (otherwise known as internal capture) of parking between the land uses in the area (e.g. people from the on-site residential uses accessing the retail).
Parking Demand Reductions
The shared parking analysis allows for adjustment in the base parking rate due to factors such as mode split/walk-in and non-captive ratio. These factors are based on the mix of uses in the project,
Brian Jacobson
March 29, 2022
size of the uses, and location of the project. Additional information regarding these factors is provided below.
x Mode Adjustment – One factor that affects the overall parking demand at a particular development is the number of visitors and employees that arrive by automobile. The alternatives considered in the analysis account for the effects of pedestrian, bicycle, drop- off, and transit access to the site.
x Noncaptive Ratio – Also known as trip internalization. Based on data from empirical studies through sources such as ULI, it is known that a certain percentage of trips in mixed-use developments (depending on the mix of land uses in the project) are trips moving between the land uses on-site, i.e., they were internally captured on the site. Adjustments were made to the analysis to account for trip internalization.
Table 4 documents the adjustment percentages applied to customers and employees to each of the land uses for different periods of the day. Although Foothill Boulevard provides frequent transit opportunities to access the commercial development and increased residential development along the corridor will allow for additional pedestrian/b icycle activity to the site, we assumed no mode split adjustment to reflect a conservative conditi on of all customers and employees driving to the site. The non-captive ratio was applied based on the mix and size of the uses in the Project and existing commercial development. These ratios were based on standards provided in Shared Parking, 3
rd Edition. It is assumed that some patrons will only park a vehicle once but visit multiple components of the Project and existing commercial development.
Parking Demand Patterns
The shared parking analysis uses monthly adjustment factors and time-of-day adjustment factors to account for the variation in parking demand for different land uses. Based on the anticipated land uses and parking demand reductions applied, monthly adjustment factors are applied based on the month that will result in the greatest parking demand (peak month). The time-of-day factors are applied to the peak month demand to determine the estimated parking demand throughout the day. Table 5 documents the weekday peak month adjustment and time-of-day adjustment for customers and employees. Table 6 documents the weekend peak month adjustment and time-of- day adjustment for customers and employees.
Brian Jacobson
March 29, 2022
Shared Parking Demand
Table 7 summarizes the shared parking analysis of the existing commercial development using the methodology and assumptions described above. As shown in the table, an estimated peak parking demand of 89 spaces (74 for customers and 15 for employees) will occur on a weekend at 12:00 PM in December. With inclusion of the Project an estimated peak parking demand of 240 spaces (203 for customers and 37 for employees) will occur on a weekend at 12:00 PM in December as documented in Table 8.
Table 9 and Table 10 present the estimated total parking demand distribution by each land use category for weekday and weekend day, respectively. Figure 1 and Figure 2 show weekday and weekend shared parking demand estimates for each month of the year. Demand for the month of December is divided into “December” and “Late December”.
Existing Parking Demand
A parking survey of the existing commercial development was conducted during the evening of March 10, 2022. Peak parking demand was found to be approximately 27 vehicles at 6:00 PM.
According to the shared parking analysis condu cted for the existing commercial development, a parking demand of 69 vehicles would be expected at 6:00 PM in March. The existing site parking observations indicate half of the demand compared to what was estimated using the shared parking methodology that was adjusted to reflect City parking code requirements. Therefore, it can be assumed that the actual peak parking demand at 12:00 PM as determined in Table 7 could be lower than the 88 spaces identified and provides a conservative assessment.
Parking Supply and Demand Conclusions
The shared parking analysis of the existing commercial development and the commercial portion of the Project, utilizing City parking requirements, ULI parking demand reductions, and time-based demand patterns resulted in a weekday parking space demand of 235 spaces and a weekend parking space demand of 240 spaces. According to the Rancho Cucamonga Municipal Code Section
17.64.050, the Project would require 248 parking spaces (91 for the existing commercial development and 157 for the Project). While the Project will provide less spaces than required per the Rancho Cucamonga Municipal Code (120 proposed compared to 157 required), the site commercial parking supply of 280 spaces (160 existing and 120 proposed) and use of shared parking will satisfy the estimated parking demand.
Brian Jacobson
March 29, 2022
Although the shared parking assessment within the commercial portion of the Project indicates that there will be sufficient parking provided, there is the potential for parking from the residential to “spill out” into the commercial parking if parking for the entire site is not properly managed. As such, we have provided the following parking management recommendations in the following section that should be considered.
Parking Management Recommendations
The following recommendations are aimed to provide an organized and systematic parking management plan for the Harvest at Terra Vista while mitigating parking congestion in the site’s surrounding neighborhoods. These recommendations should be continually reviewed/updated as needed to maximize the efficiency of the parking facilities if necessary.
Commercial Parking Recommendations
Commercial Parking Locations
All commercial parking will be required to park on-site in designated spots identified for commercial parking. These non-reserved parking spaces will be utilized on a first come first serve basis. Commercial users are not allowed to park in residential or guest parking spaces and shall not park in nearby neighborhoods. Even if residential and guest parking spaces are unassigned, commercial users are neither allowed to utilize the unassigned resident parking spaces nor will have access to any gated resident parking area.
Static Signage
Static signage should be installed within the Project site to guide vehicles to the associated parking facilities. Signage should also be installed within the parking facilit ies identifying specific parking spaces or identifying the facility as commercial parking for the Project or provides time restrictions that prevents over-night parking within the commercial parking area. The installation of static signage can inform visitors of their parking options and direct them to locations them may not associate with the commercial component of the Project.
Assigning Parking Locations
Assigning parking locations to commercial employees could reduce demand on desired parking spaces. Employees could be assigned to harder to find or further away commercial parking spaces to free up closer parking spaces for guests. Additionally, assigned employee spaces could be
Brian Jacobson
March 29, 2022
strategically located closest to the residential us es to better management potential parking spill over from the residential uses on the site.
Accommodating Transportation Network Companies
Providing dedicated pick-up and drop-off locations to Transportation Network Companies (TNC’s) such as Uber and Lyft could reduce the parking demand. While the parking demand calculations do not consider parking demand reductions due to alternative modes of transportation, encouragement of TNCs through dedicated pick-up and drop-off locations could result in customers choosing not to drive and park a vehicle.
Promoting Other Modes of Transportation
Encouraging the use of other modes of transportation such as transit, bicycles, and walking could reduce parking demand. While the parking demand calculations do not consider parking demand reductions due to alternative modes of transportation, encouragement of these types of transportation options through improving transit stops, bicycle parking, or sidewalk improvements could result in customers choosing not to drive and park a vehicle.
Residential Parking Recommendations
Resident Parking Location
All residents and their guests will be required to park on site in designated residential parking spaces. Only residents and their guests with be granted access to the residential parking areas.
Guest Parking Location
Guest parking will be available on a first-come, first-served basis within the residential community.
With appropriate registration, guests will be allowed to park in any unmarked, unassigned residential parking space. Guests are not allowed to park in commercial parking spaces and shall not park in nearby neighborhoods.
Register Vehicles with Management
All resident vehicles will be required to be regist ered with building manage ment as part of their lease agreement. Only those registered vehicles will be allowed to park within the community.
Management staff will monitor the amount of resident parking spaces that are available. Units will not be leased to tenants if a potential tenant has more vehicles than spaces allotted for their unit.
Brian Jacobson
March 29, 2022
Assigned Vehicle Parking
All resident vehicles will be assigned a specific parking spot that is numbered and reserved for the specific vehicles use only. Parking spaces are assigned to one (1) specific resident vehicle only and are not able to be shared with other resident or guest vehicles. If a tenant’s vehicle information should change, it is the responsibility of the tenant to notify management in accordance with the lease agreement.
Security / Monitoring
Management staff and security personnel will be on-site daily from 8am-2:30am to monitor and enforce compliance with the requirements of the Parking Management Plan and the requirements set for in the tenants’ lease agreements. Cameras will be also be utilized to monitor the parking areas. Any violation of the parking requirements set forth in the tenants’ lease agreements will be subject to towing, revoked parking privileges, and/or eviction.
Management staff will employ parking enforcement software to enforce parking rules.
Management staff will also review potential parking spill-over into adjacent areas through review of security footage and/or site observations.
Maximum Number of Vehicles & Monitoring
A maximum total number of vehicles will be allowed per apartment, with the below requirements:
x Maximum of 1 parking space for a studio or 1-bedroom apartment x Maximum of 2 parking spaces for a 2-bedroom apartment The number of remaining parking spaces availabl e at the property will be monitored during lease up and stabilization. If there are not a sufficient number of available spaces for a potential resident’s vehicles, a lease will not be executed for that prospective tenant.
Additional Parking Language
The parking rules will include the below requirements:
x All resident vehicles must be registered with management x No unregistered vehicles shall be parked on site
x Open parking shall be on a first-come, first-serve basis x Residents with an assigned parking space shall only park in that space, and shall not share the parking space with any other vehicle
Brian Jacobson
March 29, 2022
x Resident guests shall park on site, on a first come first serve basis in the open spaces x Residents and guests may have their vehicle towed at their own expense if they do not have the appropriate parking permit displayed
x Residents may be non-renewed if parking rules and regulations are repeatedly violated. x If a resident’s vehicle information changes, it is his/her responsibility to notify management in writing in accordance with the lease agreement. Failure to do so could result in the vehicle being towed at the owner’s expense.
TABLE 1
PARKING SUPPLY FOR
HAVEST AT TERRA VISTA COMMERICAL USES
Location Supply
Parking Structure Lower Level 85 spaces
Surface Parking 35 spaces
Shared Surface Parking 37 spaces
Total 157 spaces
TABLE 2
CITY OF RANCHO CUCAMONGA PARKING RATES
FOR PROJECT AND EXISTING COMMERCIAL DEVELOPMENT
Parking Rate [a]
Use
Number of
Spaces Per Unit Total Size Unit
Parking Spaces
Required Per Code
Project
Retail [b] 4 1,000 sqft 8,590 sqft 34.36
Restaurant [c] 10 1,000 sqft 12,251 sqft 122.51
Total 157
Existing Commercial Development
Retail [b] 4 1,000 sqft 7,100 sqft 28.4
Restaurant [c] 10 1,000 sqft 2,790 sqft 27.9
Fast Food Restaurant [c] 10 1,000 sqft 3,500 sqft 35
Total 91
Notes
a: Source - Rancho Cucamonga Municipal Code Section 17.60.050 c: Identified as restaurants and lounges in Rancho Cucamonga Municipal Code b: As retail space is less than 25,000 sf, the space has been identified as offices, financial institutions, retail stores in Rancho Cucamonga Municipal Code
TABLE 3
CITY OF RANCHO CUCAMONGA PARKING RATES FOR PROJECT
WITH URBAN LAND INSTITUTE CUSTOMER AND EMPLOYEE RATIOS
Use Customers Employee Total Size Unit
Parking Spaces
Required Per Code
Project Weekday Ratios
Retail 3.22 0.78 8,590 sqft 34.36
Restaurant 8.76 1.24 12,251 sqft 122.51
Total 157
Project Weekend Ratios
Retail 3.20 0.80 8,590 sqft 34.36
Restaurant 8.77 1.23 12,251 sqft 122.51
Total 157
Existing Commercial Development Weekday Ratios
Retail 3.22 0.78 7,100 sqft 28.4
Restaurant 8.76 1.24 2,790 sqft 27.9
Fast Food Restaurant 8.61 1.39 3,500 sqft 35
Total 91
Existing Commercial Development Weekend Ratios
Retail 3.20 0.80 7,100 sqft 28.4
Restaurant 8.77 1.23 2,790 sqft 27.9
Fast Food Restaurant 8.64 1.36 3,500 sqft 35
Total 91
TABLE 4
SHARED PARKING MODEL REDUCTION ASSUMPTIONS
Mode Adjustment Noncaptive Ratio
Weekday Weekend Weekday Weekend
Use ULI Land Use Daytime Evening Daytime Evening Daytime Evening Daytime Evening Retail Shopping Center
- Customer 0% 0% 0% 0% 3% 5% 3% 5%
- Employee 0% 0% 0% 0% 0% 0% 0% 0%
Restaurant Family Restauran t
- Customer 0% 0% 0% 0% 0% 0% 0% 0%
- Employee 0% 0% 0% 0% 0% 0% 0% 0%
Fast Food Fast Food Restaurant
- Customer 0% 0% 0% 0% 18% 19% 19% 18%
- Employee 0% 0% 0% 0% 0% 0% 0% 0%
TABLE 5
SHARED PARKING MODEL MONTH AND WEEKDAY TIME OF DAY DEMAND ASSUMPTIONS Peak Month Time-of-Day Factors
Use ULI Land Use December 6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 AM Retail Shopping Center
- Customer 100% 1% 5% 15% 30% 55% 75% 90% 100% 100% 95% 80% 85% 90% 90% 85% 50% 30% 10% 0% - Employee 100% 10% 15% 25% 45% 75% 95% 100% 100% 100% 100% 100% 100% 100% 100% 90% 60% 40% 20% 0% Restaurant Family Restaurant
- Customer 100% 25% 50% 60% 75% 85% 90% 100% 90% 50% 45% 45% 75% 80% 80% 80% 60% 55% 50% 25% - Employee 100% 50% 75% 90% 90% 100% 100% 100% 100% 100% 75% 75% 95% 95% 95% 95% 80% 65% 65% 35% Fast Food Fast Food Restaurant
- Customer 96% 5% 10% 20% 30% 55% 85% 100% 100% 90% 60% 55% 60% 85% 80% 50% 30% 20% 10% 5% - Employee 100% 20% 20% 30% 40% 75% 100% 100% 100% 95% 70% 60% 70% 90% 90% 60% 40% 30% 20% 20%
TABLE 6
SHARED PARKING MODEL MONTH AND WEEKEND TIME OF DAY DEMAND ASSUMPTIONS Peak Month Time-of-Day Factors
Use ULI Land Use December 6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 AM Retail Shopping Center
- Customer 100% 1% 5% 10% 35% 60% 85% 100% 100% 100% 100% 90% 80% 65% 60% 55% 50% 35% 15% 1% - Employee 100% 10% 15% 40% 75% 85% 95% 100% 100% 100% 100% 100% 95% 85% 80% 75% 65% 45% 15% 0% Restaurant Family Restaurant
- Customer 100% 10% 25% 45% 70% 90% 90% 100% 85% 65% 40% 45% 60% 70% 70% 65% 30% 25% 15% 10% - Employee 100% 50% 75% 90% 90% 100% 100% 100% 100% 100% 75% 75% 95% 95% 95% 95% 80% 65% 65% 35% Fast Food Fast Food Restaurant
- Customer 96% 5% 10% 20% 30% 55% 85% 100% 100% 90% 60% 55% 60% 85% 80% 50% 30% 20% 10% 5% - Employee 100% 15% 20% 30% 40% 75% 100% 100% 100% 95% 70% 60% 70% 90% 90% 60% 40% 30% 20% 20%
TABLE 7
SHARED PARKING DEMAND SUMMARY - EXISTING COMMERICAL DEVELOPMENT
ULI SHARED PARKING RATES
PEAK MONTH: DECEMBER -- PEAK PERIOD: 12 PM, WEEKEND Quantity Unit 1 PM December 12 PM December
Retail (<400 ksf) 7,100 sf GLA 3.22 100% 99% 3.20 ksf GLA 3.20 100% 99% 3.18 ksf GLA 100% 100% 21 100% 100% 23 Employee 0.78 100% 100% 0.78 0.80 100% 100% 0.80 100% 100% 6 100% 100% 6 Family Restaurant 2,790 sf GLA 8.76 100% 98% 8.58 ksf GLA 8.77 100% 98% 8.63 ksf GLA 90% 100% 25 100% 100% 25 Employee 1.24 100% 100% 1.24 1.23 100% 100% 1.23 100% 100% 4 100% 100% 4 Fast Food Restaurant 3,500 sf GLA 8.61 100% 91% 7.84 ksf GLA 8.64 100% 91% 7.87 ksf GLA 100% 96% 26 100% 96% 26 Employee 1.39 100% 100% 1.39 1.36 100% 100% 1.36 100% 100% 5 100% 100% 5 71 74
15 15
86 89
8% 6%
Shared Parking
Reduction
Customer Customer
Employee Employee
Retail
Food and Beverage
Total Total
Project
Ratio
Unit For
Ratio
Peak Hr
Adj
Peak Mo
Adj
Estimated
Parking
Demand
Peak Hr
Adj
Non-
Captive
Ratio
Project
Ratio
Unit For
Ratio
Base
Ratio
Driving
Adj
Non-
Captive
Ratio
Land Use Project Data
Weekday Weekend Weekday Weekend
Base
Ratio
Driving
Adj
Peak Mo
Adj
Estimated
Parking
Demand
TABLE 8
SHARED PARKING DEMAND SUMMARY - PROJECT AND EXISTING COMMERICAL DEVELOPMENT
ULI SHARED PARKING RATES
PEAK MONTH: DECEMBER -- PEAK PERIOD: 12 PM, WEEKEND Quantity Unit 1 PM December 12 PM December
Retail (<400 ksf) 15,690 sf GLA 3.22 100% 98% 3.17 ksf GLA 3.20 100% 98% 3.14 ksf GLA 90% 100% 45 100% 100% 50 Employee 0.78 100% 100% 0.78 0.80 100% 100% 0.80 100% 100% 13 100% 100% 13 Family Restaurant 15,041 sf GLA 8.76 100% 99% 8.71 ksf GLA 8.77 100% 100% 8.73 ksf GLA 100% 100% 131 100% 100% 131 Employee 1.24 100% 100% 1.24 1.23 100% 100% 1.23 100% 100% 19 100% 100% 19 Fast Food Restaurant 3,500 sf GLA 8.61 100% 78% 6.73 ksf GLA 8.64 100% 79% 6.80 ksf GLA 100% 96% 21 100% 96% 21 Employee 1.39 100% 100% 1.39 1.36 100% 100% 1.36 100% 100% 5 100% 100% 5 198 203
37 37
235 240
7% 5%
Total Total
Shared Parking
Reduction
Customer Customer
Employee Employee
Retail
Food and Beverage
Peak Hr
Adj
Peak Mo
Adj
Estimated
Parking
Demand
Peak Hr
Adj
Peak Mo
Adj
Estimated
Parking
Demand
Unit For
Ratio
Base
Ratio
Driving
Adj
Non-
Captive
Ratio
Project
Ratio
Unit For
Ratio
Land Use Project Data
Weekday Weekend Weekday Weekend
Base
Ratio
Driving
Adj
Non-
Captive
Ratio
Project
Ratio
Total
Development
(Sqft or Rooms) Land-Use 6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 AM Peak Hour
Parking
Demand
15,690 Retail 2 4 11 21 37 50 58 63 63 61 53 55 58 58 54 33 20 8 0 58 13,791 Restaurant 42 80 96 116 131 137 150 137 85 73 73 117 123 123 123 94 85 78 40 138 4,750 Fast Food 2368 1 5 2 3 2 6 2 6 2 4 1 6 1 5 1 6 2 2 2 1 1 3 8632 3 8 Total 44 82 107 139 179 209 234 227 175 152 142 186 204 203 187 132 106 84 39 TABLE 9
ULI SHARED PARKING RATES
PEAK PARKING DEMAND DISTRIBUTION (WEEKDAY)
44 82
107
139
179
209
234 227
175
152
142
186
204 203
187
132
106
84 39
0 50
100
150
200
250
6AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 AM PeakParkingDemandDistributionͲ Weekday
Retail Restaurant FastFood Total
Retail,58
Restaurant,138
FastFood,38
PeakHourParkingDemandͲ Weekday
Total
Development
(Sqft or Rooms) Land-Use 6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 AM Peak Hour
Parking
Demand
15,690 Retail 2 4 10 27 41 55 63 63 63 63 58 52 43 40 37 33 23 9 0 63 13,791 Restaurant 23 47 76 109 137 137 150 131 104 67 73 97 110 110 104 55 45 32 20 137 4,750 Fast Food 2368 1 5 2 3 2 6 2 6 2 4 1 6 1 5 1 7 2 3 2 2 1 4 9632 3 9 Total 26 52 87 139 189 214 239 221 193 148 147 164 178 173 151 95 73 43 21 TABLE 10
ULI SHARED PARKING RATES
PEAK PARKING DEMAND DISTRIBUTION (WEEKEND)
26 52
87 139
189
214
239
221
193
148 147
164
178 173
151
95 73
43 21
0 50
100
150
200
250
6AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 AM PeakParkingDemandDistributionͲ Weekend
Retail Restaurant FastFood Total
Retail,63
Restaurant,137
FastFood,39
PeakHourParkingDemandͲ Weekend
197 197
219 212
222 216 217 219
204 212 211
235
220
0 50
100
150
200
250
January February March April May June July August September October November December Late December
PeakParkingDemand
WeekdayParkingDemand
)LJXUH
195 195
218 210
220 215 216 217
202
210 209
240
216
0 50
100
150
200
250
January February March April May June July August September October November December Late December
PeakParkingDemand
WeekendParkingDemand
)LJXUH
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J:\126-2647\tentative\TTM01.dwg, 1/10/2022 3:20:20 PM, gbarron ([KLELW.
Design Review Committee Meeting
Rains Conference Room
AGENDA
March 15, 2022
MINUTES
Rancho Cucamonga, CA 91730
7:00 p.m.
A. Call to Order
The meeting of the Design Review Committee was held on March 15, 2022. The meeting was called to order by Mike Smith, Staff Coordinator, at 7:00 p.m.
Design Review Committee members present: Diane Williams, Tony Morales Staff Present: Vincent Acuna, Associate Planner
B. Public Communications
Staff Coordinator opened the public communication and, after noting there were no public comments, closed public communications.
C. Consent Calendar
C1. Consideration to adopt Regular Meeting Minutes of February 15, 2022.
Motion carried 2-0 vote to adopt the minutes as presented.
D. Project Review Items
D1. LOCATED AT THE NORTHWEST CORNER OF FOOTHILL BOULEVARD AND MILLIKEN AVENUE - WDCC MILLIKEN WEST RESIDENTIAL, LLC - A request to establish a Master Plan and construct a mixed-use development comprising of 671 apartments and 20,841 square feet of commercial space within the Mixed-Use Urban Corridor (MU-UCR) District, APNs: 1077-422-51, -55, -98, -99, 1090-121-38, and -39. (Design Review DRC2021-00120, Tentative Tract Map 20120 (SUBTT00024), and Master Plan DRC2022-00074).
The Committee took the following action:
Recommend approval to PC/PD. 2-0 Vote
Staff made a presentation to the Design Review Committee, followed by a brief presentation by the applicant highlighting project amenities and operations. Both Design Review Committee members were very pleased with the project design, the number of amenities, provided, and the project layout.
Committee Member Morales asked about the visibility of the parking structure over the residential wrap building, and if this is a concern for staff. Staff noted that the parking structure protruding beyond the roofline of the residential “wrap” portion of the building is a known issue. Staff requested that the applicant provide a 3D view depicting the parking structure. Based on these renderings, the parking structure visibility will be very minimal. Staff noted that light standards will not be installed on the top level of the parking structure in order to reduce its visibility. Additionally, a Conditi on of Approval will be added to screen a portion of the ([KLELW/
Design Review Committee Regular Meeting Minutes – March 15, 2022
Draft
parking structure in the event that the Planning Director determines that screening is required while the wrap building is under construction.
Both Committee members remarked that the proposed project architecture is refreshing and unique for this area. They both liked that the project was broken down into smaller blocks for easy pedestrian access, and the fact that the project is publicly accessible. The Design Review Committee moved to recommend that project as proposed to the full Planning Commission for consideration.
E. Adjournment
Meeting was adjourned at 8:05 p.m.
Respectfully submitted,
________________________
Elizabeth Thornhill
Executive Assistant, Planning Department
Approved:
Exhibit M – CEQA Section 15183 Compliance Memorandum
Due to file size, this attachment can be accessed through the following link:
https://www.dropbox.com/sh/py8i3sb3fkd1uty/AABXm-kCUfZV- FIJGAW8xk27a/WDCC%20Milliken%20West%20Residential%20LLC%20- %20Section%2015183%20Compliance%20Memo?dl=0&subfolder_nav_tracking=1
Exhibit M
RESOLUTION NO. 22-12
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 20120, A REQUEST TO SUBDIVIDE A VACANT SITE OF
APPROXIMATELY 17.2 ACRES INTO 4 NUMBERED LOTS FOR
CONDOMINIMUM WITHIN THE MIXED-USE URBAN CORRIDOR (MU-UCR)
DISTRICT, LOCATED AT THE NORTHWEST CORNER OF FOOTHILL
BOULEVARD AND MILLIKEN AVENUE AND MAKING FINDINGS IN
SUPPORT THEREOF - APNS: 1077-422-51, -55, -98, -99, 1090-121-38, AND -39.
A. Recitals.
1. WDCC Milliken West Residential, LLC. filed an application for the issuance of Tentative Tract Map 20120 (SUBTT00024), as described in the title of this Resolution. Hereinafter in this Resolution, the subject Tentative Tract Map request is referred to as "the application."
2. On the 27th day of April 2022, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on said 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, de termined, 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 April 27, 2022, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows:
a. The application applies to applies to a vacant site located at the northwest corner of Foothill Boulevard and Milliken Avenue; and
b. The project site has an area of approximately 17.2 acres. The project site covers approximately three-fourths of the city block bordered by Elm Avenue to the west, Milliken Avenue to the east, Church Street to the north, and Foothill Boulevard to the south; and c. The existing land uses on, and General Plan land use and zoning designations for, the project site and the surrounding properties (relative to the above-noted) are as follows:
Land Use General Plan Zoning
Site Vacant City Corridor High
Mixed Use - Urban Corridor (MU-UCR)
District
([KLELW1
PLANNING COMMISSION RESOLUTION NO. 22-12
TENTATIVE TRACT MAP 20120 (SUBTT00024) – WDCC MILLIKEN WEST RESIDENTIAL, LLC April 27, 2022
d. The proposal is to subdivide a site of approximately 17-2 acres into 4 numbered lots for condominium purposes, in relation to the construction of a mixed-use development comprising of 671 apartment units and 20,841 square feet of commercial space; and
e. The project site will have four points of vehicular access from driveways coming from Church Street, Milliken Avenue, Foothill Boulevard, and Elm Avenue. The Engineering Department has included conditions that require the construction of right-of way improvements; and
f. This application is in conjunction with Design Review 2021-00120 to construct a mixed-use development comprising of 671 apartment units and 20,841 square feet of commercial space and Master Plan DRC2022-00074 to establish a Master Plan on the project site; and
g. The project was reviewed by the Design Review Committee on March 15, 2022.
The committee was very supportive of the project architecture, layout, and amenities. The committee voted to move the project forward as presented to the Design Review Committee to the full Planning Commission for consideration; and
3. Based upon the substantial evidence presented to this Commission during the above- referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows:
a. The design and layout of the subject T entative Tract Map will be consistent with the General Plan and the Development Code. The project site is being subdivided to facilitate the development of a mixed-use project which will be consistent with the Mixed-Use zoning of the project site; and
b. The site is physically suitable for the subdivision which will create four (4) numbered lots for condominium purposes; and
c. The design of the subdivision is not likely to cause substantial environmental damage and avoidable injury to humans and wildlife or their habitat. A CEQA Section 15183 Compliance Memorandum dated March 22, 2022, was prepared by T & B Planning that demonstrates that the subject project is fully co nsistent with the site’s General Plan land use North Multifamily
Residential
Suburban
Neighborhood
Moderate
Medium High (MH) Residential
1 South
Shopping Center
(north and south
of Foothill)
City Corridor High
Financial, Restaurants, Residential (MFC)
1 north of Foothill and Industrial Park (IP)
south of Foothill
East Hospital/
Partially Vacant City Corridor High Hospital and Related Facilities, Office (MHO)
1 West Shopping Center City Corridor High Co mmunity Commercial (CC) District 1 1 – Terra Vista Planned Community
PLANNING COMMISSION RESOLUTION NO. 22-12
TENTATIVE TRACT MAP 20120 (SUBTT00024) – WDCC MILLIKEN WEST RESIDENTIAL, LLC April 27, 2022
designation of “City Corridor – High”, consistent with all applicable General Plan policies, and is within the scope of the EIR certified as part of the City’s General Plan update on December 15, 2021.
d. The tentative tract map is not likely to cause serious public health problems. The tentative map is proposed in conjunction with a mixed-use development comprising of 671 apartment units and 20,841 square feet of commercial space. A CEQA Section 15183 Compliance Memorandum dated March 22, 2022, was prepared by T & B Planning that demonstrates that the subject project is fully consistent with the site’s General Plan land use designation of “City Corridor – High”, consistent with all applicable General Plan policies, and is within the scope of the EIR certified as part of the City’s General Plan update on December 15, 2021.
e. The design of the tentative tract 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. Access to the property will be from existing public streets surrounding the project site and access to the individual future development will be from private streets to be constructed on the subject property.
4. Based upon the facts and information contained in the CEQA Guidelines Section 15183 Compliance Memorandum, together with all written and oral reports included for the environmental assessment for the application, t he Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment based upon the findings as follows:
a. The City of Rancho Cucamonga adopted a comprehensive update to the City’s General Plan (GPU) and certified a Program Environmental Impact Report (EIR) (SCH No. 2021050261) on December 15, 2021. As part of the GPU, the Project site was designated for “City Corridor – High” land uses, which allows for residential development at densities ranging from 36 to 60 dwelling units per acre (du/ac) and non-residential development at a Floor Area Ratio (FAR) ranging from 0.6 to 1.5. According to Section 15168 of the CEQA Guidelines, a Program EIR may be prepared on a series of actions that can be characterized as one large project. Use of a Program EIR gives the Lead Agency an opportunity to consider broad policy alternatives and program-wide mitigation measures, as well as greater flexibility to address project-specific and cumulative environmental impacts on a comprehensive scale.
b. Pursuant to Section 15183(c) of the State CEQA Guidelines, “if an impact is not peculiar to the parcel or to the project, has been addressed as a significant effect in the prior EIR, or can be substantially mitigated by the imposition of uniformly applied development policies or standards…then an additional EIR need not be prepared for the project solely on the basis of that impact.” The 17.2-acre property is designated by the City’s General Plan for “City Corridor – High” land uses. The GPU EIR assumed the Project site would be developed with 722 multi-family residential dwelling units and 337,154 square feet of commercial retail land uses. The proposed Project is fully consistent with the site’s GPU land use designation of “City Corridor – High” and would be consistent with all applicable GPU policies. Therefore, no subsequent or supplemental EIR is required for the proposed project. To demonstrate that no subsequent EIR or environmental review is required, a CEQA Section 15183 Compliance Memorandum dated March 22, 2022, was prepared by T & B Planning. Staff evaluated this memorandum and concluded that the project is within the scope of the EIR certified as part of the City’s GPU on December 15, 2021. The project
PLANNING COMMISSION RESOLUTION NO. 22-12
TENTATIVE TRACT MAP 20120 (SUBTT00024) – WDCC MILLIKEN WEST RESIDENTIAL, LLC April 27, 2022
will not have one or more significant effects not discussed in the GPU EIR, nor have more severe effects than previously analyzed, and that additi onal or different mitigation measures are not required to reduce the impacts of the project to a level of less than significant.
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 attached Conditions of Approval.
6. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 27TH DAY OF APRIL 2022
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
Bryan Dopp, Chairman
ATTEST:
Matthew R. Burris, Secretary, AICP, LEED AP
I, Matthew R. Burris, Secretary, AICP, LEED AP, of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 27th day of April 2022, by the following vote-to-wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
RESOLUTION NO. 22-11
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING DESIGN REVIEW
DRC2021-00120, A REQUEST TO CONST RUCT A MIXED-USE
DEVELOPMENT COMPRISING OF 671 APARTMENTS AND 20,841
SQUARE FEET OF COMMERCIAL SPACE WITHIN THE MIXED-USE
URBAN CORRIDOR (MU-UCR) DISTRICT, LOCATED AT THE
NORTHWEST CORNER OF FOOTHILL BOULEVARD AND MILLIKEN
AVENUE AND MAKING FINDINGS IN SUPPORT THEREOF - APNs:
1077-422-51, -55, -98, -99, 1090-121-38, and -39.
A. Recitals.
1. WDCC Milliken West Residential, LLC filed an application for the issuance of Design Review DRC2021-00120, 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 27th day of April 2022, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on said application and concluded said hearing on that date.
3. All legal prerequisites prior to the adoption of this Resolution have occurred.
A. Resolution.
NOW, THEREFORE, it is hereby found, de termined, 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 pres ented to this Commission during the above-referenced public hearing on April 27, 2022, including written and oral staff reports, this Commission hereby specifically finds as follows:
a. The application applies to a vacant site located at the northwest corner of Foothill Boulevard and Milliken Avenue; and
b. The project site has an area of approximately 17.2 acres. The project site covers approximately three-fourths of the city block bordered by Elm Avenue to the west, Milliken Avenue to the east, Church Street to the north, and Foothill Boulevard to the south; and c. The existing land uses on, and General Plan land use and zoning designations for the project site and the surrounding properties (relative to the above-noted site) are as follows:
Land Use General Plan Zoning
Site Vacant City Corridor High
Mixed Use - Urban Corridor (MU-UCR)
District North Multifamily
Residential
Suburban
Neighborhood Medium High (MH) Residential
1 ([KLELW2
PLANNING COMMISSION RESOLUTION NO. 22-11
DESIGN REVIEW DRC2021-00120 – WDCC MILLIKEN WEST RESIDENTIAL, LLC April 27, 2022
d. The proposed project consists of the construction a mixed-use development comprising of 671 apartments and 20,841 square feet of commercial space; and e. This application is in conjunction with Tentative Tract Map 20120 (SUBTT00024) to subdivide the property into 4 numbered lots for condominium purposes and Master Plan DRC2022-00074 to establish a Master Plan on the project site; and
f. The project was reviewed by the Desi gn Review Committee on March 15, 2022.
The committee was very supportive of the proj ect architecture, layout, and amenities. The committee voted to move the project forward as presented to the Design Review Committee to the full Planning Commission for consideration; and
3. Based upon the substantial evidence pr esented 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 specifically finds and concludes as follows:
a. The proposed development is consistent with the General Plan. The General Plan Designation for the project site is City Corridor High, which envisions high development intensities along Foothill Boulevard, particularly adjacent to city centers. The project proposes a total of 671 apartments and 20,841 square feet of commercial space with a density of 36 dwelling units per acre, which is consistent with the General Plan’s vision; and
b. The proposed development is in accord with the objectives of the Development Code, and the purposes of the district in which the site is located. The project site is within the Mixed-Use Urban Corridor (MU-UCR) District, which is an area for a mix of residential and nonresidential uses of medium to high intensity, and where a vibrant pedestrian environment and transition in scale to surrounding neighborhoods are achieved. The project provides for a proper mix of residential and commercial uses, concentrating pedestrian activity and intensity along Foothill Boulevard while transitioning building scale appropriately to the surrounding area; and
c. The proposed development complies with each of the applicable provisions of the Development Code. As allowed in the Development Code, the project is being proposed in conjunction with a Master Plan, which allows fo r a coordinated, comprehensive planning of a subarea of the city, in order to develop an exceptional project design that cannot be built due to constraints in existing development standards. The master plan will provide flexibility in two areas:
setbacks and minimum building height, that is primarily applicable to the walk-up residential units Moderate
South
Shopping Center
(north and south
of Foothill)
City Corridor High
Financial, Restaurants, Residential (MFC)
1 north of Foothill and Industrial Park (IP)
south of Foothill
East Hospital/
Partially Vacant City Corridor High Hospital and Related Facilities, Office (MHO)
1 West Shopping Center City Corridor High Co mmunity Commercial (CC) District 1 1 – Terra Vista Planned Community
PLANNING COMMISSION RESOLUTION NO. 22-11
DESIGN REVIEW DRC2021-00120 – WDCC MILLIKEN WEST RESIDENTIAL, LLC April 27, 2022
along Church Street and a portion of Milliken Avenue. Aside from these minor deviations that the master plan can accommodate, the project complies with the remaining applicable provisions of the development code; and
d. The proposed development, 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 project site is vacant; the proposed land use is consistent with the General Plan’s vision for Foothill Boulevard and the expectations of the community.
4. Based upon the facts and information contained in the CEQA Guidelines Section 15183 Compliance Memorandum, together with all written and oral reports included for the environmental assessment for the application, t he Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment based upon the findings as follows:
a. The City of Rancho Cucamonga adopted a comprehensive update to the City’s General Plan (GPU) and certified a Program Environmental Impact Report (EIR) (SCH No. 2021050261) on December 15, 2021. As part of the GPU, the Project site was designated for “City Corridor – High” land uses, which allows for residential development at densities ranging from 36 to 60 dwelling units per acre (du/ac) and non-residential development at a Floor Area Ratio (FAR) ranging from 0.6 to 1.5. According to Section 15168 of the CEQA Guidelines, a Program EIR may be prepared on a series of actions that can be characterized as one large project. Use of a Program EIR gives the Lead Agency an opportunity to consider broad policy alternatives and program-wide mitigation measures, as well as greater flexibility to address project-specific and cumulative environmental impacts on a comprehensive scale.
b. Pursuant to Section 15183(c) of the State CEQA Guidelines, “if an impact is not peculiar to the parcel or to the project, has been addressed as a significant effect in the prior EIR, or can be substantially mitigated by the imposition of uniformly applied development policies or standards…then an additional EIR need not be prepared for the project solely on the basis of that impact.” The 17.2-acre property is designated by the City’s General Plan for “City Corridor – High” land uses. The GPU EIR assumed the Project site would be developed with 722 multi-family residential dwelling units and 337,154 square feet of commercial retail land uses. The proposed Project is fully consistent with the site’s GPU land use designation of “City Corridor – High” and would be consistent with all applicable GPU policies. Therefore, no subsequent or supplemental EIR is required for the proposed project. To demonstrate that no subsequent EIR or environmental review is required, a CEQA Section 15183 Compliance Memorandum dated March 22, 2022, was prepared by T & B Planning. Staff evaluated this memorandum and concluded that the project is within the scope of the EIR certified as part of the City’s GPU on December 15, 2021. The project will not have one or more significant effects not discussed in the GPU EIR, nor 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.
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 attached Conditions of Approval.
6. The Secretary to this Commission shall certify to the adoption of this Resolution.
PLANNING COMMISSION RESOLUTION NO. 22-11
DESIGN REVIEW DRC2021-00120 – WDCC MILLIKEN WEST RESIDENTIAL, LLC April 27, 2022
APPROVED AND ADOPTED THIS 27TH DAY OF APRIL 2022.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
Bryan Dopp, Chairman
ATTEST:
Matthew R. Burris, Secretary, AICP, LEED AP
I, Matthew R. Burris, Secretary, AICP, LEED AP, of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 27th day of April 2022, by the following vote-to-wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
RESOLUTION NO. 22-10
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, RECOMMENDING APPROVAL OF
MASTER PLAN DRC2022-00074, A REQUEST TO ESTABLISH A MASTER PLAN FOR A VACANT SITE OF APPROXIMATELY 17.2 ACRES LOCATED
AT THE NORTHWEST CORNER OF FOOTHILL BOULEVARD AND
MILLIKEN AVENUE AND MAKING FINDINGS IN SUPPORT THEREOF - APNS: 1077-422-51, -55, -98, -99, 1090-121-38, AND -39.
A. Recitals.
1. WDCC Milliken West Residential, LLC filed an application for the issuance of Master Plan DRC2022-00074, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Master Plan application request is referred to as "the application."
2. On the 27th day of April 2022, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on said 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, de termined, 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 April 27, 2022, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows:
a. The application applies to a vacant site located at the northwest corner of Foothill Boulevard and Milliken Avenue; and
b. The project site for the application has an area of approximately 17.2 acres. The project site covers approximately three-fourths of the city block bordered by Elm Avenue to the west, Milliken Avenue to the east, Church Street to the north, and Foothill Boulevard to the south; and
c. The existing land uses on, and General Plan land use and zoning designations for the project site and the surrounding properties (relative to the above-noted) are as follows:
Land Use General Plan Zoning
Site Vacant City Corridor High
Mixed Use - Urban Corridor (MU-UCR)
District North Multifamily
Residential
Suburban
Neighborhood Medium High (MH) Residential
1 ([KLELW3
PLANNING COMMISSION RESOLUTION NO. 22-10
MASTER PLAN DRC2022-00074 – WDCC MILLIKEN WEST RESIDENTIAL, LLC April 27, 2022
d. The proposal is to establish a Master Plan creating unique development standards for the project site in order to enable a mixed-use development of 671 apartment units and 20,841 square feet of commercial space; and
e. This application is in conjunction wit h Tentative Tract Map 20120 (SUBTT00024) to subdivide the property into 4 numbered lots for condominium purposes and Design Review DRC2021-00120 to construct a mixed-use development comprising of 671 apartment units and 20,841 square feet of commercial space; and
f. The project was reviewed by the Design Review Committee on March 15, 2022.
The committee was very supportive of the proj ect architecture, layout, and amenities. The committee voted to move the project forward as presented to the Design Review Committee to the full Planning Commission for consideration; and
3. Based upon the substantial evidence presented to this Commission during the above- referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows:
a. The proposed Master Plan is consistent with the goals, policies, and objectives of the General Plan. The site has a General Plan designation of City Corridor High, which envisions high development intensities along Footh ill Boulevard, particularly adjacent to city centers. The proposed Master Plan enables the development of Design Review DRC2021-00120, which is a mixed-use project comprising of 671 apartment units and 20,841 square feet of commercial space. The design and layout of this development is consistent with the General Plan goals, policies, and objectives for the project site. However, the development cannot be built under the existing development standards due to unique project characteristics, which themselves effectively implement the vision of the General Plan. The Master Plan application allows for the flexibility to allow the development project as proposed beyond what would be allowed under the conventional zoning district; and
b. The proposed Master plan meets the applicable requirements set forth in Chapter 17.22.020 of the Rancho Cucamonga Municipal Code. The proposed Master Plan application meets the purpose and intent of a Master Plan as discussed in the development code.
Furthermore, the Master plan document contains all required sections as outlined in Chapter
17.22.020 of the Rancho Cucamonga Municipal Code.
Moderate
South
Shopping Center
(north and south
of Foothill)
City Corridor High
Financial, Restaurants, Residential (MFC)
1 north of Foothill and Industrial Park (IP)
south of Foothill
East Hospital/
Partially Vacant City Corridor High Hospital and Related Facilities, Office (MHO)
1 West Shopping Center City Corridor High Co mmunity Commercial (CC) District 1 1 – Terra Vista Planned Community
PLANNING COMMISSION RESOLUTION NO. 22-10
MASTER PLAN DRC2022-00074 – WDCC MILLIKEN WEST RESIDENTIAL, LLC April 27, 2022
4. Based upon the facts and information contained in the CEQA Guidelines Section 15183 Compliance Memorandum, together with all written and oral reports included for the environmental assessment for the application, t he Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment based upon the findings as follows:
a. The City of Rancho Cucamonga adopted a comprehensive update to the City’s General Plan (GPU) and certified a Program Environmental Impact Report (EIR) (SCH No. 2021050261) on December 15, 2021. As part of the GPU, the Project site was designated for “City Corridor – High” land uses, which allows for residential development at densities ranging from 36 to 60 dwelling units per acre (du/ac) and non-residential development at a Floor Area Ratio (FAR) ranging from 0.6 to 1.5. According to Section 15168 of the CEQA Guidelines, a Program EIR may be prepared on a series of actions that can be characterized as one large project. Use of a Program EIR gives the Lead Agency an opportunity to consider broad policy alternatives and program-wide mitigation measures, as well as greater flexibility to address project-specific and cumulative environmental impacts on a comprehensive scale.
b. Pursuant to Section 15183(c) of the State CEQA Guidelines, “if an impact is not peculiar to the parcel or to the project, has been addressed as a significant effect in the prior EIR, or can be substantially mitigated by the imposition of uniformly applied development policies or standards…then an additional EIR need not be prepared for the project solely on the basis of that impact.” The 17.2-acre property is designated by the City’s General Plan for “City Corridor – High” land uses. The GPU EIR assumed the Project site would be developed with 722 multi-family residential dwelling units and 337,154 square feet of commercial retail land uses. The proposed Project is fully consistent with the site’s GPU land use designation of “City Corridor – High” and would be consistent with all applicable GPU policies. Therefore, no subsequent or supplemental EIR is required for the proposed project. To demonstrate that no subsequent EIR or environmental review is required, a CEQA Section 15183 Compliance Memorandum dated March 22, 2022, was prepared by T & B Planning. Staff evaluated this memorandum and concluded that the project is within the scope of the EIR certified as part of the City’s GPU on December 15, 2021. The project will not have one or more significant effects not discussed in the GPU EIR, nor have more severe effects than previously analyzed, and that additi onal or different mitigation measures are not required to reduce the impacts of the project to a level of less than significant.
5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby recommends approval of Master Plan DRC2022-00074 as depicted on Exhibit B, attached hereto.
6. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 27TH DAY OF APRIL 2022.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
Bryan Dopp, Chairman
PLANNING COMMISSION RESOLUTION NO. 22-10
MASTER PLAN DRC2022-00074 – WDCC MILLIKEN WEST RESIDENTIAL, LLC April 27, 2022
ATTEST:
Matthew R. Burris, Secretary, AICP, LEED AP
I, Matthew R. Burris, Secretary, AICP, LEED AP, of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 27th day of April 2022, by the following vote-to-wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
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Planning Department
Statement of Agreement and Acceptance
of Conditions of Approval for Design Review DRC2021-00120, Tentative Tract Map 20120 (SUBTT00024), and Master Plan DRC2022- 00074
I, Brian Jacobson, as applicant for Design Review DRC2021-00120, Tentative Tract Map 20120 (SUBTT00024), and Master Plan DRC2022-00074 hereby state that I am in agreement with and accept the conditions of approval for Design Review DRC2021-00120, Tentative Tract Map 20120 (SUBTT00024), and Master Plan DRC2022-00074, for property located at the northwest corner of Foothill Boulevard and Milliken Avenue, APNs: 1077-422-51, -55, -98, -99, 1090-121-38, and - 39, Rancho Cucamonga, California, as adopted by the Planning Commission of the City of Rancho Cucamonga on April 27, 2022 and as listed below and attached.
Applicant Signature____________________________
Date ______________________________
Conditions of Approval
1. The applicant shall sign the Statement of Agreement and Acceptance of Conditions of Approval provided by the Planning Department. The signed Statement of Agreement and Acceptance of Conditions of Approval shall be returned to the Planning Department prior to the submittal of grading/construction plans for plan check, request for a business license, and/or commencement of the approved activity.
2. All conditions of approval attached to Resolution of Approval No. 22-10 for Master Plan DRC2022-00074, 22-11 for Design Review DRC2021-00120, and 22-12 for Tentative Tract Map 20120 (SUBTT00024)
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RESOLUTION NO. 22- 10
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, RECOMMENDING APPROVAL OF
MASTER PLAN DRC2022- 00074, A REQUEST TO ESTABLISH A MASTER PLAN FOR A VACANT SITE OF APPROXIMATELY 17. 2 ACRES LOCATED
AT THE NORTHWEST CORNER OF FOOTHILL BOULEVARD AND
MILLIKEN AVENUE AND MAKING FINDINGS IN SUPPORT THEREOF - APNS: 1077- 422- 51, - 55, - 98, - 99, 1090- 121- 38, AND - 39.
A. Recitals.
1. WDCC Milliken West Residential, LLC filed an application for the issuance of Master Plan DRC2022- 00074, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Master Plan application request is referred to as " the application."
2. On the 27th day of April 2022, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on said 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 April 27, 2022, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows:
a. The application applies to a vacant site located at the northwest corner of Foothill Boulevard and Milliken Avenue; and
b. The project site for the application has an area of approximately 17.2 acres. The project site covers approximately three- fourths of the city block bordered by Elm Avenue to the west, Milliken Avenue to the east, Church Street to the north, and Foothill Boulevard to the south; and
c. The existing land uses on, and General Plan land use and zoning designations for the project site and the surrounding properties ( relative to the above- noted) are as follows:
Land Use General Plan Zoning
Site Vacant Cit Corridor Hi h Mixed Use - Urban Corridor( MU- UCR) y g District
North Multifamily Suburban
Medium High ( MH) ResidentialResidential Neighborhood
Attachment 2
PLANNING COMMISSION RESOLUTION NO. 22- 10
MASTER PLAN DRC2022- 00074— WDCC MILLIKEN WEST RESIDENTIAL, LLC April 27, 2022
Moderate
Shopping Center Financial, Restaurants, Residential ( MFC) 1 South ( north and south City Corridor High north of Foothill and Industrial Park ( IP) of Foothill) south of Foothill
East
Hospital!
City Corridor High
Hospital and Related Facilities, Office
Partially Vacant MHO)
West Shopping Center City Corridor High Community Commercial ( CC) District I — Terra Vista Planned Community
d. The proposal is to establish a Master Plan creating unique development standards for the project site in order to enable a mixed- use development of 671 apartment units and 20, 841 square feet of commercial space; and
e. This application is in conjunction with Tentative Tract Map 20120 ( SUBTT00024) to subdivide the property into 4 numbered lots for condominium purposes and Design Review DRC2021- 00120 to construct a mixed- use development comprising of 671 apartment units and 20, 841 square feet of commercial space; and
f. The project was reviewed by the Design Review Committee on March 15, 2022.
The committee was very supportive of the project architecture, layout, and amenities. The committee voted to move the project forward as presented to the Design Review Committee to the full Planning Commission for consideration; and
3. Based upon the substantial evidence presented to this Commission during the above- referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows:
a. The proposed Master Plan is consistent with the goals, policies, and objectives of the General Plan. The site has a General Plan designation of City Corridor High, which envisions high development intensities along Foothill Boulevard, particularly adjacent to city centers. The proposed Master Plan enables the development of Design Review DRC2021- 00120, which is a mixed- use project comprising of 671 apartment units and 20, 841 square feet of commercial space. The design and layout of this development is consistent with the General Plan goals, policies, and objectives for the project site. However, the development cannot be built under the existing development standards due to unique project characteristics, which themselves effectively implement the vision of the General Plan. The Master Plan application allows for the flexibility to allow the development project as proposed beyond what would be allowed under the conventional zoning district; and
b. The proposed Master plan meets the applicable requirements set forth in Chapter 17.22.020 of the Rancho Cucamonga Municipal Code. The proposed Master Plan application meets the purpose and intent of a Master Plan as discussed in the development code.
Furthermore, the Master plan document contains all required sections as outlined in Chapter
17. 22. 020 of the Rancho Cucamonga Municipal Code.
PLANNING COMMISSION RESOLUTION NO. 22- 10
MASTER PLAN DRC2022- 00074 — WDCC MILLIKEN WEST RESIDENTIAL, LLC April 27, 2022
4. Based upon the facts and information contained in the CEQA Guidelines Section 15183 Compliance Memorandum, 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 based upon the findings as follows:
a. The City of Rancho Cucamongaadopted a comprehensiveupdateto the City's General Plan ( GPU) and certified a Program Environmental Impact Report ( EIR) ( SCH No. 2021050261) on December 15, 2021. As part of the GPU, the Project site was designated for City Corridor — High" land uses, which allows for residential development at densities ranging from 36 to 60 dwelling units per acre ( du/ac) and non- residential development at a Floor Area Ratio ( FAR) ranging from 0.6 to 1.5. According to Section 15168 of the CEQA Guidelines, a Program EIR may be prepared on a series of actions that can be characterized as one large project. Use of a Program EIR gives the Lead Agency an opportunity to consider broad policy alternatives and program- wide mitigation measures, as well as greater flexibility to address project- specific and cumulative environmental impacts on a comprehensive scale. b. Pursuant to Section 15183( c) of the State CEQA Guidelines, " if an impact is not peculiar to the parcel or to the project, has been addressed as a significant effect in the prior EIR, or can be substantially mitigated by the imposition of uniformly applied development policies or standards... then an additional EIR need not be prepared for the project solely on the basis of that impact."The 17.2-acre propertyis designatedby the City's General Planfor" CityCorridor— High" land uses. The GPU EIR assumed the Project site would be developed with 722 multi-family residential dwelling units and 337,154square feet of commercial retail land uses. The proposed Project is fully consistent with the site' s GPU land use designation of" City Corridor — High" and would be consistent with all applicable GPU policies. Therefore, no subsequent or supplemental EIR is required for the proposed project. To demonstrate that no subsequent ElR or environmental review is required, a CEQA Section 15183 Compliance Memorandum dated March 22, 2022, was prepared by T & B Planning. Staff evaluated this memorandum and concluded that the project is within the scope of the EIR certified as part of the City's GPU on December 15, 2021. The project will not have one or more significant effects not discussed in the GPU EIR, nor 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.
5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby recommends approval of Master Plan DRC2022- 00074 as depicted on Exhibit B, attached hereto.
6. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 27TH DAY OF APRIL 2022.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
ryan opp, Chair
PLANNING COMMISSION RESOLUTION NO. 22- 10
MASTER PLAN DRC2022- 00074 — WDCC MILLIKEN WEST RESIDENTIAL, LLC April 27, 2022
M 1
ATTEST:
Matth . Burris, Secretary, AICP, LEED AP
I, Matthew R. Burris, Secretary, AICP, LEED AP, of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 27th day of April 2022, by the following vote- to- wit:
AYES: COMMISSIONERS: DOPP, WILLIAMS, MORALES, BOLING, DANIELS NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
RESOLUTION NO. 22- 11
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING DESIGN REVIEW
DRC2021- 00120, A REQUEST TO CONSTRUCT A MIXED- USE
DEVELOPMENT COMPRISING OF 671 APARTMENTS AND 20, 841
SQUARE FEET OF COMMERCIAL SPACE WITHIN THE MIXED- USE
URBAN CORRIDOR ( MU- UCR) DISTRICT, LOCATED AT THE
NORTHWEST CORNER OF FOOTHILL BOULEVARD AND MILLIKEN
AVENUE AND MAKING FINDINGS IN SUPPORT THEREOF - APNs:
1077- 422- 51, - 55, - 98, - 99, 1090- 121- 38, and - 39.
A. Recitals.
1. WDCC Milliken West Residential, LLC filed an application for the issuance of Design Review DRC2021- 00120, 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 27th day of April 2022, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on said application and concluded said hearing on that date.
3. All legal prerequisites prior to the adoption of this Resolution have occurred.
A. Resolution.
NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of RanchoCucamongaas 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 April 27, 2022, including written and oral staff reports, this Commission hereby specifically finds as follows:
a. The application applies to a vacant site located at the northwest corner of Foothill Boulevard and Milliken Avenue; and
b. The project site has an area of approximately 17.2 acres. The project site covers approximately three- fourths of the city block bordered by Elm Avenue to the west, Milliken Avenue to the east, Church Street to the north, and Foothill Boulevard to the south; and c. The existing land uses on, and General Plan land use and zoning designations for the project site and the surrounding properties ( relative to the above- noted site) are as follows:
Land Use General Plan Zoning
Site Vacant City Corridor High Mixed Use- Urban Corridor ( MU- UCR) District
North Multifamily Suburban
Medium High ( MH) ResidentialResidential Neighborhood
PLANNING COMMISSION RESOLUTION NO. 22- 11
DESIGN REVIEW DRC2021- 00120- WDCC MILLIKEN WEST RESIDENTIAL, LLC April 27, 2022
Moderate
Shopping Center Financial, Restaurants, Residential ( MFC) 1 South ( north and south City Corridor High north of Foothill and Industrial Park ( IP) of Foothill) south of Foothill
East
Hospital/
City Corridor High
Hospital and Related Facilities, Office
Partially Vacant MH0) 1
West Shopping Center City Corridor High Community Commercial ( CC) District ' 1- Terra Vista Planned Community
d. The proposed project consists of the construction a mixed- use development comprising of 671 apartments and 20,841 square feet of commercial space; and e. This application is in conjunction with Tentative Tract Map 20120 ( SUBTT00024) to subdivide the property into 4 numbered lots for condominium purposes and Master Plan DRC2022- 00074 to establish a Master Plan on the project site; and f. The project was reviewed by the Design Review Committee on March 15, 2022.
The committee was very supportive of the project architecture, layout, and amenities. The committee voted to move the project forward as presented to the Design Review Committee to the full Planning Commission for consideration; and
3. Based upon the substantial evidence presented to this Commission during the above- referenced public hearing and upon the specific findings of facts set forth in Paragraphs 1 and 2 above, this Commission hereby specifically finds and concludes as follows:
a. The proposed development is consistent with the General Plan. The General Plan Designation for the project site is City Corridor High, which envisions high development intensities along Foothill Boulevard, particularly adjacent to city centers. The project proposes a total of 671 apartments and 20,841 square feet of commercial space with a density of 36 dwelling units per acre, which is consistent with the General Plan' s vision; and b. The proposed development is in accord with the objectives of the Development Code, and the purposes of the district in which the site is located. The project site is within the Mixed- Use Urban Corridor ( MU- UCR) District, which is an area for a mix of residential and nonresidential uses of medium to high intensity, and where a vibrant pedestrian environment and transition in scale to surrounding neighborhoods are achieved. The project provides for a proper mix of residential and commercial uses, concentrating pedestrian activity and intensity along Foothill Boulevard while transitioning building scale appropriately to the surrounding area; and c. The proposed development complies with each of the applicable provisions of the Development Code. As allowed in the Development Code, the project is being proposed in conjunction with a Master Plan, which allows for a coordinated, comprehensive planning of a subarea of the city, in order to develop an exceptional project design that cannot be built due to constraints in existing development standards. The master plan will provide flexibility in two areas:
setbacks and minimum building height, that is primarily applicable to the walk- up residential units
PLANNING COMMISSION RESOLUTION NO. 22- 11
DESIGN REVIEW DRC2021- 00120— WDCC MILLIKEN WEST RESIDENTIAL, LLC April 27, 2022
along Church Street and a portion of Milliken Avenue. Aside from these minor deviations that the master plan can accommodate, the project complies with the remaining applicable provisions of the development code; and
d. The proposed development, together with the conditions applicable thereto, will not be detrimental to the public health, safety or welfare, or materially injurious to propertiesor improvements in the vicinity. The project site is vacant; the proposed land use is consistent with the General Plan's vision for Foothill Boulevard and the expectations of the community.
4. Based upon the facts and information contained in the CEQA Guidelines Section 15183 Compliance Memorandum, 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 based upon the findings as follows:
a. The City of Rancho Cucamonga adopted a comprehensive update to the City's General Plan ( GPU) and certified a Program Environmental Impact Report ( EIR) ( SCH No. 2021050261) on December 15, 2021. As part of the GPU, the Project site was designated for City Corridor — High" land uses, which allows for residential development at densities ranging from 36 to 60 dwelling units per acre ( du/ac) and non- residential development at a Floor Area Ratio ( FAR) ranging from 0.6 to 1.5. According to Section 15168 of the CEQA Guidelines, a Program EIR may be prepared on a series of actions that can be characterized as one large project. Use of a Program EIR gives the Lead Agency an opportunity to consider broad policy alternatives and program- wide mitigation measures, as well as greater flexibility to address project- specific and cumulative environmental impacts on a comprehensive scale. b. Pursuant to Section 15183( c) of the State CEQA Guidelines, " if an impact is not peculiar to the parcel or to the project, has been addressed as a significant effect in the prior EIR, or can be substantially mitigated by the imposition of uniformly applied development policies or standards... then an additional EIR need not be prepared for the project solely on the basis of that impact."The 17.2-acre propertyis designatedby the City's General Planfor" City Corridor— High" land uses. The GPU EIR assumed the Project site would be developed with 722 multi-family residential dwelling units and 337, 154 square feet of commercial retail land uses. The proposed Project is fully consistentwith the site's GPU land use designation of" City Corridor— High" and would be consistent with all applicable GPU policies. Therefore, no subsequent or supplemental EIR is required for the proposed project. To demonstrate that no subsequent EIR or environmental review is required, a CEQA Section 15183 Compliance Memorandum dated March 22, 2022, was prepared by T & B Planning. Staff evaluatedthis memorandumand concludedthat the projectis within the scope of the EIR certified as part of the City' s GPU on December 15, 2021. The project will not have one or more significant effects not discussed in the GPU EIR, nor 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.
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 attached Conditions of Approval.
6. The Secretary to this Commission shall certify to the adoption of this Resolution.