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    25.    
City Council Regular
Meeting Date: 05/23/2017  
Submitted By: Ryan Gackstetter, Senior Planner

SUBJECT:
FOUNDERS VILLAGE PROJECT (TRUMARK HOMES)
RECOMMENDATION:
  1. Conduct a public hearing, take testimony and other evidence as presented; and
     
  2. Adopt a Resolution entitled: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHINO HILLS, CALIFORNIA, ADOPTING THE MITIGATED NEGATIVE DECLARATION, MITIGATION MEASURES, AND MITIGATION MONITORING AND REPORTING PROGRAM UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT FOR GENERAL PLAN AMENDMENT 16GPA02, ZONE CHANGE 16ZC02, MUNICIPAL CODE AMENDMENT 17MCA01, SITE PLAN REVIEW 16SPR02 INCLUDING PARKING OPTION 1, AND VESTING TENTATIVE TRACT MAP 20049; APPROVING GENERAL PLAN AMENDMENT 16GPA02 TO REALIGN LAND USE BOUNDARIES BETWEEN THE RESIDENTIAL AND OPEN SPACE LAND USES; APPROVING SITE PLAN REVIEW 16SPR02 AND VESTING TENTATIVE TRACT MAP 20049 TO ALLOW THE DEVELOPMENT OF 38 DUPLEX BUILDINGS (76 RESIDENTIAL DWELLING UNITS) ON 11.7 ACRES LOCATED AT 2100 FOUNDERS DRIVE
     
  3. Introduce an Ordinance entitled: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CHINO HILLS, CALIFORNIA, ADOPTING ZONE CHANGE 16ZC02 TO REALIGN ZONING BOUNDARIES BETWEEN THE RESIDENTIAL AND OPEN SPACE LAND USES OF THE PROJECT SITE AND MUNICIPAL CODE AMENDMENT 17MCA01 TO ESTABLISH A BUILDING SEPARATION STANDARD FOR DUPLEX DEVELOPMENTS

EXECUTIVE SUMMARY:

Trumark Homes (Applicant) requested approval of a General Plan Amendment, Zone Change, Municipal Code Amendment, Site Plan Review, and Vesting Tentative Tract Map to construct a multi-family residential community consisting of 38 duplex units (76 dwelling units) on the approximately 11.7-acre site that was the previous location of the Chino Hills Civic Center and located at 2100 Founders Drive. The General Plan Amendment and Zone Change are proposed to realign land use and zoning boundaries between the residential and open space land uses to conform to the developable areas of the project site. The sloped areas of the property would be changed from Public Open Space to Private Open Space and the flat area of the property would remain Medium Density Residential. The General Plan Amendment and Zone Change would not result in an increase in the number of units or density from the currently adopted General Plan and Zoning Map. The Municipal Code Amendment would establish a building separation standard for developments consisting solely of duplex dwelling units within the building separation standards for multi-family developments specified in Chino Hills Municipal Code (CHMC) Section 16.10.060(D). The Site Plan Review and Vesting Tentative Tract Map will allow the development of 76 dwelling units, ranging in size from 2,442 square feet to 2,569 square feet; each dwelling unit provides five bedrooms, an attached two-car garage, and a minimum of 525 square feet of private open space.
BACKGROUND/ANALYSIS:

PROJECT:

Case No.:
General Plan Amendment 16GPA02
Zone Change 16ZC02
Municipal Code Amendment 17MCA01
Site Plan Review 16SPR02
Vesting Tentative Tract Map 20049
 
Applicant:
Trumark Homes
450 Newport Center Drive, Suite 300
Newport Beach, CA 92660
 
Owner:
TH Founders Drive, LLC
450 Newport Center Drive, Suite 300
Newport Beach, CA 92660
 
Location:
2100 Founders Drive (northeast corner of Grand Avenue and Founders Drive)
Assessor’s Parcel Numbers (APNs) 1024-431-02 and -03.

SITE DESCRIPTION:
 
Parcel Size: 11.7 acres Terrain: Flat in the center of the property and sloping along the perimeter
Existing Land Use: Vacant Overlay District: No Hazard
General Plan: Medium Density Residential and Public Open Space Sewer Service: City of Chino Hills
Zoning: Medium Density Residential (RM-1) and Planned Development (PD) 13-137 Water Service: City of Chino Hills
 
 
 
Location Land Use General Plan Designation Zoning
Site Vacant Medium Density Residential
Public Open Space
Medium Density Residential (RM-1)
PD 13-137
North Multi-family Residences
Commercial Shopping Center
High Density Residential
Commercial
PD 13-137

PD 13-137
South Single-Family Residences
Open Space
Low Density Residential
Public Open Space
PD 13-137

PD 13-137
East Commercial Shopping Center
Single-Family Residences
Commercial

Low Density Residential
PD 13-137

PD 13-137
West Single-Family Residences
Open Space
Low Density Residential
Public Open Space
PD 13-137

PD 13-137

Vicinity Map 
Vicinity Map

BACKGROUND:
 
The project site is the former location of the Chino Hills Civic Center, which was relocated in 2008, although City Park and Recreation classes were operated at the existing buildings on site for several years after the relocation. At the time of the Civic Center’s relocation, the General Plan designation of the property was Institutional and the zoning was Planned Development (PD) 13-137; the PD specified a multi-family residential use for the property with a maximum of 76 dwelling units. In 2012, the City approved a General Plan Amendment and Zone Change to change the General Plan land use of the property from Institutional to High Density Residential and the zoning designation of the property from PD 13-137 to High Density Residential (RM-2). The change in land use and zoning was the result of an amendment to the Shoppes Specific Plan (SP04-01) that changed the Park Residential site from a residential use to an institutional use to accommodate the City Community Center; this resulted in a transfer of 125 dwelling units from the Park Residential site to the Founders project site and the associated land use and zoning changes. An initial study was prepared for the General Plan Amendment and Zone Change of the Founders project site and determined that the project would not have a significant effect on the environment; therefore, the City adopted a Negative Declaration for the project. However, during the consideration and approval of the General Plan Amendment and Zone Change, residents of the surrounding community expressed concern regarding the potential density of the future development of the site (25 dwelling units per acre, with a maximum of 226 dwelling units) and requested that a lower density designation be adopted.
 
In February 2015, the City adopted a General Plan Update and an implementing update to the City’s Zoning Map. As part of this update, and in consideration of the concerns of the surrounding community, the City changed the land use designation of the property from High Density Residential to Medium Density Residential and the zoning was changed from High Density Residential (RM-2) to Medium Density Residential (RM-1). The 125 dwelling units transferred to the project site in 2012 were transferred to other sites in the City with only the 76 dwelling units from the PD remaining for the property. These actions were included in the Program Environmental Impact Report (EIR) prepared for the General Plan. Neither the 2012 Negative Declaration nor the 2015 General Plan Program EIR identified significant environmental issues relative to the site or its planned development.
 
The site is currently vacant except for the foundations of the two buildings from the Civic Center and the remaining parking lot asphalt, along with scattered ornamental landscaping throughout the site. There are no structures onsite. The areas of the site that are not paved consist of bare dirt with gravel and sparse vegetation. In July 2016, the Applicant acquired the project site from the City of Chino Hills through a public bid process; the property sold to the applicant included the vegetated slopes that have been incorporated into the project design and scope.
 
On July 28, 2016, the Applicant submitted applications for a General Plan Amendment, Zone Change, Municipal Code Amendment, Site Plan Review, and Vesting Tentative Tract Map to construct a multi-family residential community consisting of 38 duplex units (76 dwelling units) on the approximately 11.7-acre site. The Project Review Committee has reviewed the project, worked with the Applicant to ensure conformance with the Chino Hills Municipal Code and applicable development standards, and recommends approval of the project subject to the Conditions of Approval (Exhibit “A”).
                                          
PLANNING COMMISSION REVIEW:
 
At their meeting of April 4, 2017, staff presented to the Planning Commission (Commission) the Founders Village project. The Commission discussed the following project aspects with staff and the Applicant:
 
  • Street improvements and project requirements at the project entry to ensure visibility for drivers and pedestrians on Founders Drive and exiting the project;
  • Providing “Keep Clear” markings at the project entry to ensure emergency vehicle access and to provide an opportunity for residents of the future project to exit onto Founders Drive during busy traffic periods;
  • Requiring the future homeowners association to ensure that garages are utilized for parking and not for storage;
  • Guest parking on the driveways of the duplex units with fewer on-street parking spaces within the development;
  • Public utility capacity and whether the onsite utilities would be public or private;
  • Tree removals within the project area and the retention of existing trees on the slopes;
  • Conformance with the required bicycle parking and the location of such parking;
  • Landscaping, irrigation, and maintenance of the project’s perimeter slopes;
  • Requirements for the installation of fire sprinklers and wiring for electric vehicle charging and photovoltaic installations for the dwelling units;
  • Project design, the connection of the duplex units, and the quality of the architecture;
  • Access to and use of the private open space areas; and
  • The potential value of an additional amenity (e.g. tot lot playground) at the common, passive recreation area.
There was one public speaker, a resident of the adjacent neighborhood on Deer Haven Drive, who expressed concerns about parking. Specifically, he was concerned that the on-street parking provided within the project would be insufficient and residents and guests of the project would park on the surrounding streets. He asked that parking be prohibited on Founders Drive and that parking on Bent Tree Drive and Deer Haven Drive be either prohibited overnight or subject to parking permits.
 
The Commission directed staff to work with the Applicant to provide additional information regarding parking and parking enforcement within the project, provide information regarding street and parking regulations on Founders Drive and in the adjacent community, identify examples of similar duplex developments, consider providing an additional amenity at the recreation area, and provide the comments/responses that had been received from the surrounding residents in response to the project courtesy notice, which was sent out on December 21, 2016, following receipt of the project application. The Commission continued the public hearing to April 18, 2017.

At their meeting of April 18, 2017, the Commission resumed the public hearing for the project and discussed the following project aspects with staff and the Applicant:
  • The Municipal Code Amendment to establish a six-foot building separation standard for developments consisting solely of duplex units;
  • The enforceability and effectiveness of the draft Covenants, Conditions, and Restrictions relative to ensuring that residents park their vehicles in the unit garages and driveways and the on-street parking spaces are reserved for guests and visitors;
  • Ensuring that sufficient on-street parking is provided for guests and visitors to prevent parking spillover impacts to the adjacent communities; and
  • The value and feasibility of providing a second point of ingress and egress for the project on Founders Drive or Grand Avenue.
There were five public speakers, mostly residents of the adjacent communities, who expressed concern regarding several aspects of the project, including:
  • The potential for the project’s parking demand to exceed the proposed parking supply, which would result in parking impacts to the surrounding community;
  • The volume, speed, and safety of the existing traffic flow on Founders Drive and how the project would interact with the existing traffic;
  • The project should be provided with two points of access to the public streets; and
  • The density of the project is inappropriate for the location and incompatible with the surrounding communities.
The Commission directed staff to work with the Applicant to explore design modifications that would facilitate the provision of additional on-street and/or guest and visitor parking and to provide documentation from the Chino Valley Fire District confirming that the single point of ingress and egress is acceptable. The Commission continued the public hearing to May 2, 2017.
 
At their meeting of May 2, 2017, the Commission resumed the public hearing for the project. To address the concerns of the Commission, the applicant developed two design options that would increase guest/visitor parking. Parking Option 1 provided additional on-street parking by increasing the road width through the reduction of the parkway and sidewalk widths; this option provides an additional 32 guest/visitor parking spaces beyond the original design. Parking Option 2 retained the increased on-street parking from the first option and added eight additional spaces by converting the common open space area to a small parking lot; the second option would provide 40 additional guest/visitor parking spaces in comparison to the original design. Regarding project access, Chino Valley Fire District provided written correspondence to the City indicating that the single point of ingress and egress was acceptable.
 
There were three public speakers, residents of the adjacent communities, who expressed concern regarding several aspects of the project, including:
  • The volume, speed, and safety of the existing traffic flow on Founders Drive and how the project would interact with the existing traffic;
  • The project should be provided with two points of access to the public streets;
  • The reduction of open space to provide the additional parking proposed in the parking design options; and
  • The density of the project is inappropriate for the location and incompatible with the surrounding communities.
The Commission discussed the following project aspects with staff and the applicant:
  • The design, treatment, and maintenance of the reduced parkway and sidewalk widths to accommodate the additional parking;
  • The value and effectiveness of requiring the homeowners association to perform annual inspections of the unit garages;
  • The improved consistency of the increased parking provided in the design options for the project with the parking opportunities provided in the surrounding communities;
  • The Municipal Code Amendment to establish a six-foot building separation standard for developments consisting solely of duplex units; and
  • The quality of the architectural treatment and site design for the project.
By unanimous vote, 4-0-1 (Commissioner Voigt was absent), the Commission adopted a resolution recommending that the City Council adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and approve the project applications for the Founders Village project with the incorporation of design changes depicted in Parking Option 1.

GENERAL PLAN AMENDMENT/ZONE CHANGE:

The General Plan Land Use Map designates this property as Medium Density Residential and Public Open Space and the property’s zoning designation is Medium Density Residential (RM-1) and PD 13-137. As discussed in the Background section of this report, a maximum of 76 dwelling units can be developed on the property. The proposed project would develop the property with a multi-family residential community, consisting of 38 duplex homes (76 dwelling units). According to Appendix A of the CHMC, duplex dwelling units are permissible within the Medium Density Residential (RM-1) zoning district. The proposed project would further General Plan Goal H-1 to provide a range of housing types while maintaining the City’s overall low density character; the project proposes duplex dwelling units, which provides an additional type of housing opportunity within the community.
 
A General Plan Amendment and Zone Change are proposed to realign land use and zoning boundaries between the residential and open space land uses to conform to the developable areas of the project site. Currently, the General Plan and zoning designations of the boundary are aligned with the property line between lots Y and 2, with lot Y being designated as Public Open Space and lot 2 being designated as Medium Density Residential (see Figure 1A below). Through the proposed General Plan Amendment and Zone Change, the sloped areas of the property (lots A, B, and C of the proposed map) would be designated as Private Open Space and the flat area of the property would be designated as Medium Density Residential (see Figure 1B below). The General Plan Amendment and Zone Change would not result in an increase in the number of units or density from the currently adopted General Plan and Zoning Map. The following figures illustrate and the table summarizes the effects of the proposed realignment; Figure 1A illustrates the current General Plan and zoning designations of the project site and Figure 1B illustrates the proposed General Plan and zoning designations.


 
General Plan Zoning Tract & Lot Acreage
Current Conditions
Public Open Space PD 13-137 Tract 13651-8 Lot Y 2.62
Medium Density Residential Medium Density Residential (RM-1) Tract 13651-8 Lot 2 9.05
Proposed Conditions
Private Open Space Private Open Space (OS-1) Vesting Tentative Tract 20049 Lots A, B, and C 3.06
Medium Density Residential Medium Density Residential (RM-1) Vesting Tentative Tract 20049 Lots 1 through 4, and D through M 8.64

Therefore, with the approval of the proposed General Plan Amendment and Zone Change, the proposed project is consistent with the property’s General Plan and zoning designations.
 
It should be noted that, pursuant to Government Code Section No. 65358, any mandatory element of the General Plan may be modified a maximum of four times per calendar year. Should the requested General Plan amendment be approved, it would represent this year’s first amendment to the City’s General Plan.
 
MUNICIPAL CODE AMENDMENT:

Municipal Code Amendment 17MCA01 is proposed to establish a separate building separation standard for developments consisting solely of duplex dwelling units from the building separation standards for multi-family developments specified in CHMC Section 16.10.060(D). The intent of the building separation standard for multi-family residential developments is to provide open areas between buildings containing multiple townhome, condominium, or apartment dwelling units. These buildings tend to exhibit greater height, mass, and scale and the separation standard is intended to provide visual relief and avoid an overcrowded appearance. However, duplex units, such as those proposed in the subject project, have a mass and scale that is more consistent with single-family homes, which alleviates the need for the multi-family building separation standard. Additionally, the application of the current standard to a development consisting of duplex units would significantly reduce the potential density and feasibility of such development.
 
As duplex units are permissible within the City’s multi-family residential zones and would further General Plan Goal H-1 to provide a range of housing types, the proposed amendment would facilitate the development of these residential project types. Therefore, Municipal Code Amendment 17MCA01 would amend CHMC Subsection 16.10.060(D) to read as follows (underlining and strikethrough indicates proposed textual revision):
 
Required Building Separation. The building separation requirements outlined in Table 20-3 shall apply to any lot containing two or more dwelling units located in separate, detached structures, except that the minimum building separation requirement shall be six (6) feet for developments consisting solely of duplex dwelling units. The required separations shall be between opposite exterior walls of any buildings containing dwelling units. In the event that more stringent requirements are imposed by the California Building Code or City Fire Hazard Overlay Zone FR1 or FR2 (fire safety overlay) zone districts, the more stringent regulations shall apply.
 
Table 20-3.
Minimum Building Separation for Multifamily Developments
 
Height of Building 1 Minimum Required Separation 2
Less than 25 ft. 20 ft.
25 to 45 ft. 35 ft.
Greater than 45 50 ft.
1 Where buildings of different heights are adjacent, the standard for the taller building shall apply.
2 For duplex units, reference Section 16.10.060(D) above.

PROJECT ANALYSIS:

Site Layout and Access
The total project area is approximately 11.7 acres, including 3.06 acres of landscaped slope areas and 8.64 acres of residential development. Chapter 16.10 Residential Districts of the CHMC specifies a minimum project area of 10,000 square feet for projects within the Medium Density Residential (RM-1) zoning district. Therefore, the proposed project complies with the minimum lot size specified in the Municipal Code.
 
 

Access to the project will be provided using the existing driveway on Founders Drive. Private streets and alleys provide access throughout the development. The Engineering Department and Chino Valley Fire District have reviewed the proposed private streets and found them in compliance with the applicable requirements. Pedestrian access is provided from the public right-of-way and throughout the project via sidewalks along both sides of the private streets. All driveways and adjacent landscape areas are designed to provide clear sight lines of oncoming traffic and pedestrians. Pursuant to Condition of Approval 83, parking on both sides of Founders Drive will be prohibited from Grand Avenue to Garden Court. Left turn pockets will be provided on Founders Drive at the project entry and Bent Tree Drive for eastbound and westbound traffic to provide improved access to the project site and to the adjacent community via Bent Tree Drive (Condition of Approval 80). Existing striping and signage at the driveway to the project site establish a “Keep Clear” area, which shall be retained for the project. The Engineering Department has confirmed that the existing right-of-way is of sufficient width to accommodate the proposed improvements.
 
Building Summary
The project consists of 38 two-story, duplex residential buildings. The units in each duplex pair are attached at the ground level with either a shared wall or covered entryway into one of the units; in both cases a roof feature spans the distance between the duplex units between the first and second floors. There are no shared walls at the second story level, which provides a visual break between the units. Each unit has its own garage, entryway, and private rear yard. The plan summary below summarizes the floor plan, size, and number of each plan in the complex. Building types are illustrated in the elevations and floor plans included in the project plans (Exhibit “B”).
 
Plan Type Number of Bedrooms and Bathrooms Livable Area (Excludes Garage) Number of Plan Types in the Project
Plan 1 5 bed/4 bath 2,442 sq. ft. 38
Plan 2 5 bed/4.25 bath 2,514 sq. ft. 19
Plan 3 5 bed/4.25 bath 2,565 sq. ft. 19
 
Development Standards

Residential Density
Chapter 16.10 Residential Districts specifies a maximum residential density for projects within the Medium Density Residential (RM-1) zoning districts of 12 dwelling units per acre. The proposed project provides a gross residential density of approximately 6.50 dwelling units per acre (including the landscaped slope areas); excluding the sloped areas, the net residential density of the project will be approximately 8.80 dwelling units per acre, which is within the permissible density range of the zoning district. Furthermore, the property is limited to a maximum of 76 dwelling units as previously discussed in the Background section of this report; the proposed project would develop a total of 76 dwelling units consistent with this limitation.
 
Building Setbacks
The proposed project complies with the required building setbacks for the Medium Density Residential (RM-1) zoning district pursuant to Chapter 16.10 Residential Districts, as shown in the following table:
 
Setback Proposed Required Compliance
Front Yard
(Grand Avenue)
55 feet 25 feet Yes
Street Side Yard
(Founders Drive)
22 feet 20 feet Yes
Side Yard
(to shopping center)
70 feet 10 feet Yes
Rear Yard
(to single-family residences)
20 feet 15 feet Yes
 
Building Height
Within the Medium Density Residential (RM-1) zone, the maximum building height is 35 feet. The proposed two-story residential buildings reach a maximum height of 28 feet, 8 inches, which complies with the maximum building height specified in the Municipal Code.
 
Lot Coverage
The project proposes 25 percent lot coverage by building, which complies with the 55 percent maximum lot coverage by building standard for the Medium Density Residential (RM-1) zoning district.
 
Parking
Chapter 16.34 Parking and Loading establishes the number of parking spaces required for uses within the City. For duplex developments, a two-car garage or carport is required for each unit and one guest parking space is required for every two units. Additionally, two spaces must be provided for post office delivery and mail pick-up by the residents. As discussed in the Background section of this report, the Applicant has developed two design options that would provide additional guest and visitor parking. As shown in the following table, the proposed project and both of the design options exceed the parking requirements specified in the Chino Hills Municipal Code.
 
  Original Plan  Option 1  Option 2 CHMC Requirement
Garage Spaces 152 152 152 152
Driveway Spaces 152 152 152 -
On-Street Spaces 27 53 51 -
Head-In Spaces 4 10 20 -
Total Guest/ Visitor Spaces 31 63 71 38
2
Total Parking 335 367 375 192
Spaces per Unit 4.4 4.8 4.9 2.5

In addition to providing design  options that increase the supply of guest/visitor parking spaces, the applicant has provided to the City language from the draft Covenants, Conditions, and Restrictions (CC&Rs) that establishes the parking regulations within the development and the enforcement rights and responsibilities of the homeowners association. The draft CC&Rs require compliance with the following provisions:
  • Residents shall park their vehicles in the unit garage or in their driveway;
  • Open parking areas (and on-street parking) may be used by guests and visitors;
  • Residents shall maintain their garage such that parking spaces in the garages are usable at all times and shall park their vehicles within the garage; and
  • The homeowners association shall perform an annual inspection to ensure compliance with these requirements and is empowered to enforce the provisions as necessary.
The draft CC&Rs also indicate that the homeowners association shall submit to the City on an annual basis a signed affidavit from the Board of Directors certifying that the garage parking spaces are not obstructed and are being used for vehicle parking by the residents. A requirement for the annual inspection and submittal of the affidavit has been incorporated into the Conditions of Approval for the project (Exhibit “A”).
 
Open Space
Chapter 16.10 Residential Districts requires projects within the Medium Density Residential (RM-1) zoning district to provide a minimum of 70 square feet of usable private open space and a minimum of 300 square feet of a combination of private and common usable open space per unit. The project provides an average of 1,041 square feet of private usable open space per unit with a minimum of 525 square feet of private usable open space. Additionally, a 0.12-acre common, passive recreation area is proposed within the development and will provide bench seating, shade trees, and a fountain. Passive open space, including parkways and common areas, throughout the development will provide an additional 0.96 acres of common open space area. While the two design options would result in a decrease in the common open space area, the project would continue to satisfy the open space requirements for the Medium Density Residential (RM-1) zoning district. Therefore, the project complies with the City’s open space requirements.
 
Architecture
The proposed project provides four architectural styles: Spanish, Craftsman, Italianate, and Cottage. The architectural styles are distributed throughout the development to maintain visual interest and avoid a monotonous appearance. Each unit with a duplex pair will have a different architectural style from its paired unit; the roofline and airspace between the paired units at the second floor level prevent a visual discontinuity between the different architectural styles of the paired units.
 
The front elevations of the duplex buildings feature recessed garage doors, projecting entryways, varied roof lines, stone veneer, articulation of the front wall plane, trim around windows and doors, and decorative elements appropriate to the architectural style. A different garage door design is provided for each of the architectural styles. Variation in the roof design and heights avoids the appearance of a uniform roof plane and reinforces a perception of individual units. The side and rear elevations feature windows of varying size and placement. For units that will be visible from Founders Drive or the adjacent residential development, the side and rear elevations will be enhanced with shutters, additional molding and trim, window mullions, pop-out features, and style-appropriate elements (siding at the roof gable, tile feature, etc.).
 
The following table summarizes the material treatments for the four architectural styles.
 
Feature Spanish Craftsman Italianate Cottage
Roof S-Tile Roof Flat Tile Roof S-Tile Roof Flat Tile Roof
Wall Treatment Stucco Stucco Stucco Stucco
Accent Material Hardie Trim Cultured Stone Veneer Limestone Veneer Hardie Trim
Decorative Feature(s) Decorative wrought iron, ceramic tile accents, and rafter tails Board and batt at gable ends with outlookers Decorative wrought iron elements Siding at gable ends, shutters, and corbels
 
Traffic
A Traffic Impact Analysis (TIA) was prepared for the project by Linscott, Law, and Greenspan, Engineers, the City’s traffic consultant. The TIA estimates that the proposed project would generate 724 daily trips with 57 trips in the AM peak hour and 76 trips in the PM peak hour. While the project will contribute to trips to the surrounding roadways and intersections, the TIA determined that the project will not directly cause a significant impact to any of the study intersections and that the contribution to the cumulative traffic at these intersections would be less than significant. Therefore, no traffic mitigation measures are required or recommended for the proposed project.
 
The TIA analysis also evaluated the project driveway on Founders Drive to ensure that the project would not cause or contribute to a traffic safety concern. Due to the curvature and slope of Founders Drive, the TIA identified a potential concern regarding sight distances for drivers exiting the project and for drivers approaching the project driveway on Founders Drive. To ensure safe ingress and egress to and from the project on Founders Drive, the TIA recommends Mitigation Measure T-1 that requires the following improvements:
  1. Install a “STOP” sign and stop bar at the project driveway on Founders Drive;
     
  2. Maintain adequate sight distance for the project driveway by minimizing obstructions within the “limited use areas” on either side of the proposed project driveway; and
     
  3. Install parking restrictions along the east side of Founders Drive from Grand Avenue south along the project frontage to ensure adequate sightlines are maintained.
ENVIRONMENTAL (CEQA) REVIEW:
Pursuant to the California Environmental Quality Act (CEQA), an Initial Study/Mitigated Negative Declaration (IS/MND) was prepared for the project by Rincon Consultants, Inc., an environmental consulting firm pre-approved and retained by the City for preparation of the required project environmental documents. Technical studies prepared as part of the IS/MND included an air quality and greenhouse gas emissions study, noise study, and traffic impact analysis; additionally, a geotechnical engineering investigation, hydrology analysis, preliminary water quality management plan, and Phase I environmental site assessment, prepared by firms retained by the developer, were referenced in the preparation of the environmental review for the project. Based on these technical analyses and the evaluation of the project pursuant to the CEQA Guidelines, the IS/MND found that the project could have potentially significant impacts on the environment relative to biological resources, cultural resources, tribal cultural resources, air quality, noise, transportation/traffic, and the mandatory findings of significance; however, the incorporation of the mitigation measures specified in the proposed Mitigated Negative Declaration will reduce such effects to a less than significant level.
 
The draft IS/MND was available for public review from March 21, 2017, through April 10, 2017. As of the preparation of this report, staff has received one comment pertaining to the draft IS/MND from San Bernardino County Department of Public Works pertaining to compliance with City of Chino Hills Master Plan of Drainage and National Pollutant Discharge Elimination System (NPDES) regulations. The project will comply with the applicable regulations and the Response to Comments is attached to this report. Additionally, the applicant requested modification of Mitigation Measure N-1 to clarify the timing of the requirements and the extent of the required sound wall.
 
As a result of the public review process for a proposed mitigated negative declaration, as noted above, City staff recommends that the IS/MND for the project be revised as follows:
 
Section 9. Hydrology and Water Quality, Subsections a, e, and f (p. 72)
Under the existing conditions, approximately 36 percent (4.2 acres) of the site consists of impervious surfaces. Under the proposed project, approximately 59 percent (7 acres) of the site would be impervious due to the construction of residential buildings, paved streets, and parking areas. Therefore, the proposed project would result in an increase in impervious surfaces throughout the site. The proposed storm drain system would consist of multiple catch basins, grate inlets at pump conditions, storm drain pipes, and area drain pipes that are required to comply with the City of Chino Hills Master Plan of Drainage. Twelve catch basins are proposed along the three private streets. Storm flows from the existing site would be intercepted via a separate storm drain pipe and discharge to the existing public storm drain onsite. The project proposes to use a proprietary filtration/biofiltration system (Modular Wetland Systems) to treat the pollutants of concern. The system would include 14 filtration/biofiltration basins located throughout the project site.
 
The applicant would be responsible for implementing Best Management Practices to reduce water quality impacts, as listed in the Preliminary Water Quality Management Plan (WQMP), and ensure that the WQMP is amended as appropriate to reflect up-to-date conditions on the site consistent with San Bernardino County’s Municipal Storm Water Management Program. and the intent of The project would also comply with regulations under the Statewide National Pollution Discharge Elimination System (NPDES) Permit and obtain coverage under the State’s Construction General Permit. The Preliminary WQMP would be reviewed by the City’s Engineer and added as a Condition of Approval for the project. Best Management Practices include, but are not limited to, educating owners and occupants about actions to reduce storm water pollution, vacuum-sweeping parking lots on a bi-weekly basis, and complying with the City Landscape Ordinance, which applies to any new construction for discretionary private development projects with a net landscape area of at least 2,500 sf. Pursuant to CHMC Section 16.07.050, “All irrigation systems shall be designed to prevent runoff, over-spray, low head drainage and other similar conditions.” With implementation of these features, impacts would be less than significant. In addition, as discussed previously, the Preliminary Water Quality Management Plan will be reviewed by the City’s Engineer and added as a Condition of Approval for the project.
 
Section 9. Hydrology and Water Quality, Subsections c and d (p. 73)
As discussed in Section 4, Biological Resources, the project site contains a manmade drainage ditch, which is ephemeral and drains the previously graded site through a manufactured storm drain system. Therefore, the project would not alter the course of a natural stream or other drainage that could increase the potential for flooding. The proposed project would require connections to the City’s storm drain system to provide adequate drainage that would comply with the City of Chino Hills Master Plan of Drainage. Three private storm drain systems are proposed for the project which would connect to the public drainage system on Grand Avenue. As discussed previously, adherence to the City’s urban runoff programs would reduce the quantity and level of pollutants within runoff leaving the site. In addition, the project would maintain consistency with the run-off control requirements of CHMC Section 16.54.060. The proposed biotreatment system would retain on-site runoff in excess of pre-development levels. Therefore, impacts related to erosion, siltation, and flooding would be less than significant.
 
Section 12. Noise, Mitigation Measure N-1 (p. 86)
Sound Wall Barrier. Prior to the issuance of building permits, plans shall be submitted for the construction of a sound wall barrier that breaks the line of sight (six feet tall) between the units along the northwestern boundary of the project and Grand Avenue as determined necessary to ensure that noise levels within the private use areas comply with the exterior noise levels for residential land uses as specified in the City of Chino Hills General Plan. The construction of the sound wall barrier shall be completed prior to the occupancy of the affected units. A sound wall barrier that breaks the line of sight (at least six feet tall) shall be constructed between exterior use areas and Grand Avenue along the northwestern border of the project site prior to the completion of project construction.
 
As the revised Mitigation Measure N-1 is equally or more effective in mitigating or avoiding potential significant effects, and in itself will not cause any potentially significant effect on the environment, pursuant to CEQA Guidelines § 15074.1, no recirculation of the proposed mitigated negative is required.
FISCAL IMPACT:
Fiscal benefits of the project include increased property tax revenue for the project site. The City will incur costs associated with providing municipal services to residential dwelling units.

PUBLIC NOTICE
On May 10, 2017, notices of the City Council public hearing were mailed to property owners within a 300-foot radius of the project site, and to interested parties (including those who spoke and provided a mailing address at the Planning Commission meetings). A notice was also published in the Chino Hills Champion on May 13, 2017. As of the preparation of this report, staff has not received any new comment letters in response to the notice.
REVIEWED BY OTHERS:
This item was reviewed by the City Attorney.
Attachments
Resolution
Ordinance
Exhibit A - Conditions of Approval
Exhibit A - Fire COA
Exhibit B - MMRP
Exhibit C - Project Plans
Exhibit D - Parking Option 1
Exhibit E - Parking Option 2
Exhibit F - Colors and Materials Schemes
Exhibit G - Private Yard Areas
Initial Study - Mitigated Negative Declaration
IS/MND - Response to Comments
Affidavit of Mailing

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