FROM:
Planning Department
TITLE:
Title
Master Case No. 20-073, General Plan Amendment No. 20-015, Zoning District Map Amendment No. 20-015, Conditional Use Permit No. 22-013, Tentative Tract Map No. 20-006 (TTM No. 20358), and Design Review No. 20-028: a request for Planning Commission review of amendments to the land use designations on 8.8 gross acres (APNs: 0233-122-28, -29, -60, -63), a Conditional Use Permit to establish a Planned Unit Development for the project, subdivision of four parcels, and site and architectural review to construct a 53-lot single family residential detached development, located on the southeast corner of Orchid Avenue and Poplar Avenue, and on the west side of Catawba Avenue, pursuant to a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.
End
RECOMMENDATION:
Based on the information in the staff report and subject to the attached Findings and Conditions of Approval; staff recommends that the Planning Commission adopt Resolution PC No. 2024____; and, recommend that the City Council:
1. Adopt the Mitigated Negative Declaration, approve the Mitigation Monitoring and Reporting Program, and direct staff to file a Notice of Determination; and,
2. Adopt a resolution approving General Plan Amendment (GPA) No. 20-015; and,
3. Adopt an ordinance approving Zoning District Map Amendment (ZCA) No. 20-015; and,
4. Adopt a resolution approving Conditional Use Permit (CUP) No. 22-013; and,
5. Adopt a resolution approving Tentative Tract Map No. 20-006 (TTM No. 20358); and,
6. Adopt a resolution approving Design Review (DRP) No. 20-028.
APPLICANT:
Monte Vista Assets, Inc
8628 Hillside Road
Alta Loma, CA 91701
LOCATION:
The project site consists of vacant property located between Poplar Avenue and Catawba Avenue, north of Athol Street and south of Orchid Avenue, APNs: 0233-122-28, -29, -60, and -63.
REQUEST:
1. General Plan Amendment (GPA) No. 20-015 - a request to amend Exhibit 15.8 in Chapter 15 (Land Use, Zoning, and Urban Design) of the General Plan to amend the General Plan land use designation from Single-Family Residential (R-SF) to Medium Density Residential (R-M) for APNs: 0233-122-28; -29, -60, and -63 consisting of approximately 8.8 adjusted gross acres total.
2. Zoning District Map Amendment (ZCA) No. 20-015 - a proposal to amend the zoning map (Zoning District Map) from Single-Family Residential (R-1) to Medium Density Residential (R-2) for APNs: 0233-122-28; -29, -60, and -63 consisting of approximately 8.8 adjusted gross acres total.
3. Conditional Use Permit (CUP) No. 22-013 - a request to establish the minimum requirements and specific site development standards under a Planned Unit Development for the 53-lot single-family residential detached dwelling project. The Planned Unit Development will establish the minimum lot sizes, project density, and setbacks for the project site.
4. Tentative Tract Map No. 20358 (TTM 20-006) - a request to subdivide four (4) parcels (approximately 8.8 acres) for the development of a 53-lot subdivision. The lots range in size from 4,200 square feet to 7,077 square feet. The minimum lot size is 4,200 square feet, established by the CUP.
5. Design Review (DRP) No. 20-028 - a request for site and architectural review for a new 53-lot single-family detached residential project with associated on-site and off-site improvements.
PROJECT PLANNER:
Jon Dille, Assistant Planner
BACKGROUND INFORMATION:
Land Use Designation:
|
|
General Plan |
Zoning |
Existing Land Use |
|
Site: |
Single--Family Residential (R-SF) |
Single--Family (R-1) |
Vacant land |
|
North: |
Single-Family Residential (R-SF) |
Single-Family (R-1) |
Single-Family Residence Dwellings |
|
South: |
Single-Family Residential (R-SF) |
Single-Family (R-1) |
Single-Family Residential Dwellings |
|
East: |
Single-Family Residential (R-SF) |
Single-Family (R-1) |
Single-Family Residential Dwellings |
|
West: |
Single Residential (R-S) |
Single Residential County of San Bernardino |
Single-Family Residential Dwellings |
PROJECT DESCRIPTION:
|
A. Site Area: |
Approximately 8.8 adjusted gross acres |
|
B. Density: |
Allowed: Provided: |
5.1 to 7.6 5.4 |
|
C. Building/Unit Analysis: |
53 lots |
|
D. Total Area: |
Approximately 8.8 gross acres |
|
E. Parking Analysis: |
Required: 1 garage for each dwelling unit |
|
|
Provided: 1 garage for each dwelling unit + 36 visitor parking spaces including two handicap spaces |
|
F. Landscaping: |
Required: 15 percent Provided: 20 percent (59,236 SF) |
ANALYSIS:
The applicant, Monte Vista Assets, Inc. is requesting that the Planning Commission review and forward a recommendation of approval to the City Council for a General Plan Amendment application to change the General Plan land use map, Exhibit No. 15.8, from Single-Family Residential (R-SF) district to the Medium Density Residential (R-M), a Zoning District Map Amendment application to change the Zoning District Map from Single-Family Residential (R-1) to Medium Density Residential (R-2), adopt a Conditional Use permit to establish a Planned Unit Development for the project, subdivide four parcels via a Tentative Tract Map, and Design Review application for the site and architectural review to construct 53-lot single-family residential detached dwellings. The project will include site improvements of parking, landscaping, and other associated on-site and off-site improvements for a site of approximately 8.8 adjusted gross acres, APNs: 0233-122-28; -29, -60, and -63.
General Plan Amendment (GPA) No. 20-013
The proposal would amend Exhibit 15.8 in Chapter 15 (Land Use, Zoning and Urban Design) of the General Plan to change the General Plan land use designation from Single-Family Residential (R-SF) to Medium Density Residential (R-M) to allow for the residential development. The project site is approximately 8.8 adjusted gross acres, APNs: 0233-122-28; -29, -60, -63.
The proposed General Plan amendment is consistent with the goals and policies of the Housing Element in the General Plan. The project is consistent with the following goals of the Housing Element. •
• Provide adequate housing to meet the needs of all residents in the City of Fontana.
• Provide a high standard of quality in existing affordable housing stock.
Furthermore, the project will meet the following policies of the Housing Element of the General Plan:
• Goal No.1, Policy No. 1.1, by providing a “Establish a range of rental and for sale housing opportunities in the city” and •
• Goal No. 1, Policy No. 1.3 - “Promote the development and access to housing affordable to all income levels in Fontana”
The amendment will present an opportunity for development to be constructed at a higher density which will allow City to have a wider variety of housing types for residents. This amendment will increase the unit count and provide opportunity for attainable or market rate housing. Also, this amendment will assist the City of Fontana in meeting its Regional Housing Needs Assessment (RHNA) numbers. This change will increase the unit count from the existing maximum of 44 residential units (8.8 acres x 5.0 units/acre = 44 compared to 66 residential units (8.8 acres x 7.6 units/acre = 66). The proposed amendment will increase the potential residential units count by 22 units.
Zoning Change Amendment (ZCA) No. 20-015
The proposal would change the zoning map (Zoning District Map) Zoning Code Amendment would the change the Zoning District Map from the Single-Family (R-1) zone district to the Medium Density (R-2) zone district, to allow for the residential planned development, for the properties APNs: 0233-122-28; -29, -60, and -63, of approximately 8.8 adjusted gross acres. The Zoning District Map amendment would ensure that zoning for the project site is consistent with the proposed General Plan Amendment.
Conditional Use Permit (CUP) No. 22-013 for a Planning Unit Development
The applicant has submitted a Conditional Use Permit application for the purpose of establishing a Planned Unit Development (PUD). The site has a General Plan Designation of Single-Family Residential (R-SF). With approval of the proposed General Plan Land Use Designation to Medium Density Residential (R-M), a mix of single-family product types may be permitted with an approved site plan. The site plan provides specific planning and design for a defined geographical area designated within the Medium Density Residential (R-M) zone and interconnected with walkable and recreational amenities for the residential development. The purpose of a PUD is to encourage creative and desirable livable communities that incorporate modern site plan techniques and building grouping and arrangements that would not necessarily be permitted with the strict application of the current Zoning and Development Code. Based on the PUD development standard, the proposed Medium Density Residential (R-2) zoning district allows for a maximum density of twelve (12) dwelling units per acre. The proposed combined density for this project site is 5.4 dwelling units per acre. Based on the unique guidelines from the PUD, the applicant has provided a unique and vibrant development that will create a sense of community for the residents. A summary of the amenities are detailed later in the staff report.
The proposal for this Planned Unit Development (PUD) is to establish the minimum requirements and specific site development standards for the development of the 53-lot single-family residential detached dwelling project. The Planned Unit Development will establish the allowed density, minimum lot sizes, maximum density, and setbacks for the project site.
Tentative Tract Map No. 20-006 (TTM No. 20358)
The proposal is to subdivide four (4) parcels totaling approximately 8.8 adjusted gross acres, for the development of a 53-lot single-family residential PUD subdivision. The minimum single-family lot size within this subdivision is 4,200 square feet with an average of 5,445 square feet, up to 7,077 square feet. The minimum established lot size dimensions are proposed at 50-foot by 84-foot. The project will include on-site and off-site improvements and the undergrounding of utilities.
The applicant, Monte Vista Assets, Inc. is requesting that the Planning Commission review and forward a recommendation of approval to the City Council for a General Plan Amendment application to change the General Plan land use map, Exhibit No. 15.8, from Single-Family Residential (R-SF) district to the Medium Density Residential (R-M), a Zoning District Map Amendment application to change the Zoning District Map from Single-Family Residential (R-1) to Medium Density Residential (R-2), adopt a Conditional Use permit to establish a Planned Unit Development for the project, subdivide four parcels via a Tentative Tract Map, and Design Review application for the site and architectural review to construct 53-lot single-family residential detached dwellings. The project will include site improvements of parking, landscaping, and other associated on-site and off-site improvements for a site of approximately 8.8 adjusted gross acres, APNs: 0233-122-28; -29, -60, and -63.
General Plan Amendment (GPA) No. 22-013
The proposal would amend Exhibit 15.8 in Chapter 15 (Land Use, Zoning and Urban Design) of the General Plan to change the General Plan land use designation from Single-Family Residential (R-SF) to Medium Density Residential (R-M) to allow for the residential development. The project site is approximately 8.8 adjusted gross acres, APNs: 0233-122-28; -29, -60, -63.
The proposed General Plan amendment is consistent with the goals and policies of the Housing Element in the General Plan. The project is consistent with the following goals of the Housing Element.
• Provide adequate housing to meet the needs of all residents in the City of Fontana.
• Provide a high standard of quality in existing affordable housing stock.
Furthermore, the project will meet the following policies of the Housing Element of the General Plan:
• Goal No.1, Policy No. 1.1, by providing a “Establish a range of rental and for sale housing opportunities in the city” and •
• Goal No. 1, Policy No. 1.3 - “Promote the development and access to housing affordable to all income levels in Fontana”
The amendment will present an opportunity for development to be constructed at a higher density which will allow City to have a wider variety of housing types for residents. This amendment will increase the unit count and provide opportunity for attainable or market rate housing. Also, this amendment will assist the City of Fontana in meeting its Regional Housing Needs Assessment (RHNA) numbers. This change will increase the unit count from the existing maximum of 44 residential units (8.8 acres x 5.0 units/acre = 44 compared to 66 residential units (8.8 acres x 7.6 units/acre = 66). The proposed amendment will increase the potential residential units count by 22 units.
Zoning Change Amendment (ZCA) No. 20-015
The proposal would change the zoning map (Zoning District Map) Zoning Code Amendment would the change the Zoning District Map from the Single-Family (R-1) zone district to the Medium Density (R-2) zone district, to allow for the residential planned development, for the properties APNs: 0233-122-28; -29, -60, and -63, of approximately 8.8 adjusted gross acres. The Zoning District Map amendment would ensure that zoning for the project site is consistent with the proposed General Plan Amendment.
Conditional Use Permit (CUP) No. 22-013 for a Planning Unit Development
The applicant has submitted a Conditional Use Permit application for the purpose of establishing a Planned Unit Development (PUD). The site has a General Plan Designation of Single-Family Residential (R-SF). With approval of the proposed General Plan Land Use Designation to Medium Density Residential (R-M), a mix of single-family product types may be permitted with an approved site plan. The site plan provides specific planning and design for a defined geographical area designated within the Medium Density Residential (R-M) zone and interconnected with walkable and recreational amenities for the residential development. The purpose of a PUD is to encourage creative and desirable livable communities that incorporate modern site plan techniques and building grouping and arrangements that would not necessarily be permitted with the strict application of the current Zoning and Development Code. Based on the PUD development standard, the proposed Medium Density Residential (R-2) zoning district allows for a maximum density of twelve (12) dwelling units per acre. The proposed combined density for this project site is 5.4 dwelling units per acre. Based on the unique guidelines from the PUD, the applicant has provided a unique and vibrant development that will create a sense of community for the residents. A summary of the amenities are detailed later in the staff report.
The proposal for this Planned Unit Development (PUD) is to establish the minimum requirements and specific site development standards for the development of the 53-lot single-family residential detached dwelling project. The Planned Unit Development will establish the allowed density, minimum lot sizes, maximum density, and setbacks for the project site.
Tentative Tract Map No. 20-006 (TTM No. 20358)
The proposal is to subdivide four (4) parcels totaling approximately 8.8 adjusted gross acres, for the development of a 53-lot single-family residential PUD subdivision. The minimum single-family lot size within this subdivision is 4,200 square feet with an average of 5,445 square feet, up to 7,077 square feet. The minimum established lot size dimensions are proposed at 50-foot by 84-foot. The project will include on-site and off-site improvements and the undergrounding of utilities.
Design Review (DRP) No. 20-028
The applicant has applied for a Design Review approval of the project, which proposal includes three proposed floor plans for the two-story single-family detached dwellings at 1,903 square feet, 2,186 square feet, and 2,368 square feet, respectfully with three architectural styles of homes, Spanish, Tuscan, and Craftsman. Individual two-car garages will be provided for each dwelling. The dwelling units are arranged with private streets and some share private alley. Each dwelling will reflect light earth tone warm colors (i.e. brown, tan, beige, etc.). There are twelve (12) color schemes provided for the overall project. Architectural relief utilized for the proposed homes consists of stone veneer, decorative window treatments, varied roof lines, architectural “pop-outs,” banding, porches, and other features appropriate to each theme. The use of a variety of colors and decorative shutters of a contrasting color will further add architectural diversity to each plan. All units are designed with concrete tile roofing material coordinated to match the color scheme of each elevation. All plans are proposed as two-story homes.
Several landscaped open spaces areas are included within the development to include a variety of trees, shrubs, perennials, and ground cover and well landscaped pathways for residents. All landscaped areas will adhere to the city’s design guidelines. There will be street landscape treatments along Orchid Avenue and Catawba Avenue.
Amenities
The site includes a park with a shade structure with picnic tables, open lawn area, BBQ island, and a tot lot area. The amenities are centrally located, so the residents have easy access to them. Additionally, the amenities are further discussed in the PUD development standards and plan attached.
Circulation/Walls
Access to the site will be gained by either Orchid Avenue or Catawba Avenue, bridging a complete circulation network. All interior streets and alleys are private. The circulation network will include improvements including paving of the private streets and alleys with curbing and cutters on both sides. Parking spaces are being provided along the main private streets.
Each lot will have a six-foot high concrete block wall to define private spaces and to provide privacy and help maintain boundaries of open space areas within the development. A six-foot high tan decorative type wall will surround all areas that are seen from public view of the project site.
The project site is physically suitable in size and shape to support the development. Applicable specific site development standards, building, zoning, and fire codes and standards, will be met and will make for a safe, attractive, and well-designed residential project. The project design incorporates internal safety measures such as sidewalks and lighting to facilitate pedestrians/residents walking in the community.
Grading
The grading is consistent throughout the site. The site is relatively flat. Each property will drain to the private street or alley then the area drains will collect the nuisance water and gravity flow into designated chambers located on-site. The overflows from the chamber shall be piped to the paved public street cutter than to the existing storm drain system.
Environmental:
An Initial Study (IS), Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program has been prepared and circulated for public comment for this project pursuant to the California Environmental Quality Act (CEQA) and the 2019 Local Guidelines for Implementing CEQA. Based on the information in the IS, the project would not have a significant effect on the environment as a result of project implementation and the Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program; a Notice of Determination have been prepared for the Planning Commission’s consideration. The mitigation measures from the Mitigation Monitoring and Reporting Program are included herein as part of the Conditions of Approval. The IS/MND and Mitigation Monitoring and Reporting Program (MMRP) for this project can be found at <https://www.fontanaca.gov/2137/Environmental-Documents>.
MOTION:
Approve Staff Recommendation
ATTACHMENTS:
Attachment No. 1 - Vicinity Map
Attachment No. 2 - Tentative Tract Map Exhibit
Attachment No. 3 - Project Plan Set - Architectural
Attachment No. 4 - General Plan Amendment Exhibit
Attachment No. 5 - Zone Change Exhibit
Attachment No. 6 - Planned Unit Development Standards
Attachment No. 7 - Planning Commission Resolution, Findings and Conditions of Approval
Attachment No. 8 - Notice of Determination
Attachment No. 9 - NOI and Notice of Public Hearing