FROM:
Planning Department
TITLE:
Title
Master Case No. 23-008: Tentative Tract Map No. 23-004 (TTM No. 220672), Variance No. 23-002, and Design Review No. 23-003 - A request for subdivision, variance, and site and architectural approval of a 5-unit multi-family residential development on an approximately .41-acre site located on the west side of Acacia Avenue, between Randall Avenue and San Bernardino Avenue, pursuant to a categorical exemption in accordance with CEQA Guidelines section 15332.
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,
1. Determine that the project is Categorically Exempt pursuant to Section No. 15332 (Class No. 32, Infill Development), and Section No. 3.22 (Categorical Exemption) of the 2019 Local Guidelines for Implementing the CEQA, and direct staff to file a Notice of Exemption; and,
2. Approve Tentative Tract Map No. 20672 (TTM No. 23-004), Variance No. 23-002, and Design Review No. 23-003.
APPLICANT:
Ashlee McCullough
Andresen Architecture
17087 Orange Way
Fontana, CA 92335
LOCATION:
The project site is located between Randall Avenue and San Bernardino Avenue, on the west side of Acacia Avenue (APN:0194-101-14).
REQUEST:
Tentative Tract Map No. 20672 (TTM No. 23-004) - A request for a condominium map for the development of five (5) townhomes.
Variance No. 23-002- A request to reduce the building frontage coverage from the required thirty (30) feet to twenty-two (22) feet along Acacia Avenue.
Design Review No. 23-003 - A request for site and architectural approval of a five-unit townhome-style condominium development and associated improvements on an approximately 0.41-acre site.
PROJECT PLANNER: Mai Thao, Assistant Planner
BACKGROUND INFORMATION:
Land Use Designation:
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General Plan |
Zoning /Overlay |
Existing Land Use |
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Site: |
WMXU-1 (Walkable Mixed-Use Corridor and Downtown) |
Form Based Code (FBC) Transitional |
Vacant |
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North: |
WMXU-1 (Walkable Mixed-Use Corridor and Downtown) |
Form Based Code (FBC) Transitional |
Single-family |
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South: |
WMXU-1 (Walkable Mixed-Use Corridor and Downtown) |
Form Based Code (FBC) Transitional |
Single-family |
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East: |
Residential Single-Family (R-SF) |
Single-Family (R-1) |
Single-family |
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West: |
WMXU-1 (Walkable Mixed-Use Corridor and Downtown) |
Form Based Code (FBC) Sierra Gateway |
Auto Repair |
PROJECT DESCRIPTION:
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A. Site Area: |
Approximately 17,970 square feet (0.41 acres) |
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B. Lot Development Standards |
Setbacks: Front: 10’ minimum Provided: 20’ |
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Rear: 20’ minimum Side: 5’ minimum |
Provided: 20’ Provided: 5’ |
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C. Parking Analysis: |
Required: 7.5 spaces |
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Provided: |
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1110 spaces |
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D. Landscape |
Not required in the Form Based Code Provided: 33% |
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ANALYSIS:
The applicant, Ashely McCullough, on behalf of Andresen Architecture is requesting that the Planning Commission approve Tentative Tract Map No. 23-004 (TTM No. 20672), Variance No. 23-002, and Design Review No. 23-003 for the development a 5-unit townhome-style condominium development project and associated improvements on an approximately 0.41 acre vacant site located on the west side of Acacia Avenue between Randall Avenue and San Bernardino Avenue.
Tentative Tract Map No. 20672 (TTM No. 23-004):
Tentative tract map 20672 will subdivide one (1) lot for condominium purposes, for the development of a 5-unit townhome development over one (1) parcel of approximately 0.41 acres.
Variance No. 23-002:
A variance is proposed in order to reduce the required building frontage coverage from 50% to 37%. Pursuant to the FMC Section 30-367, the Transitional subdistrict of the Form-Based Code requires a building frontage minimum of 50% coverage along Acacia Avenue, which equates to a building frontage of thirty (30) feet wide. The applicant is proposing a 37%, or twenty-two (22) foot wide building frontage coverage based on the dimensions of the property. The project site is a rectangularly shaped lot of sixty (60) feet wide by three-hundred and two (302) feet in depth. The project site requires a minimum of 5-feet interior side setbacks and a minimum of 26-feet width for a two-way access drive aisle. The remaining total as a result of the requirements is less than 50%. Based on the existing dimensions of the project site and the minimum requirements for setbacks and drive aisles mentioned above, the project site cannot provide a development that would reasonably meet the required building frontage coverage of 50%. The constraints associated with the project site and minimum requirements for setbacks and drive aisles deprive the property of privileges enjoyed by other properties in the vicinity and under identical zoning classifications. The variance will not grant special privileges inconsistent with the limitations on other properties in the vicinity. Therefore, based on the above-mentioned constraints, limitations, and shape, staff supports the proposed variance.
Design Review No. 23-003:
The development will be comprised of five (5) attached 2-story residential units. Three (3) different floor plans are provided, ranging between 1,140 square feet and 1,671 square feet. Four (4) units will have 3-bedrooms with 2 ½ baths and one (1) unit will have 4 bedrooms with 2 ½ baths. Each unit has adequate private open space directly accessible from the private unit with some units having additional features such as a covered porch and balcony.
The applicant has proposed a Modern Contemporary architectural style for the townhomes; this design style will utilize decorative horizontal wood siding, stone veneer, decorative lighting, varying pop outs and neutral modern tone colors as well as articulated features. Associated project improvements include added landscaping, lighting, hardscape, and parking areas. The proposal has been designed to enhance and be compatible with the character of the surrounding neighborhood. The project site is physically suitable in size and shape to support the development of the proposed development. The maximum density of the Transitional subdistrict zone is a maximum of 39 dwelling units per acre and the proposed number of units is 12, which is within the allowable density.
Grading/ Walls:
The site is relatively flat, with a 2% slope from the northern property line to the southern property line. The applicant proposes to install a new six (6) foot high decorative block wall along the side and rear property lines and a two (2) foot high decorative combination block and wrought iron wall along the front setback area.
Amenities:
Site amenities are not required for this project pursuant to Form-Based Code; however, the applicant is proposing an open trellis covered seating area and barbeque area for residents.
Site Access/ Circulation/ Parking:
Access to the project site will be provided from Acacia Avenue, which is identified as a local street. An existing driveway approach on the southeast corner of the property that will remain to provide vehicular access for residents and guests. The project is required to provide a minimum of 7.5 parking spaces, and the applicant is providing a total of 10 parking spaces.
The project site has existing curb, gutter and sidewalks that will remain along Acacia Avenue. Additionally, the applicant will underground all utilities along the project property. The applicable building codes, zoning codes, and fire codes and standards will ensure a safe, attractive, and well-designed project. As proposed, the project is consistent with the standards of the Zoning and Development Code.
Environmental:
The project is Categorically Exempt pursuant to Section No. 15332, (Class No. 32, In-Fill Development Project) of the California Environmental Quality Act (CEQA) and Section No. 3.22 (Categorical Exemption) of the 2019 Local Guidelines for Implementing CEQA. This project site is considered In-Fill Development and meets the CEQA requirements of an In-Fill exemption as follows: (1) The project is consistent with the Walkable Mixed-Use Corridor & Downtown (WMXU-1) General Plan land use designation and the Form Based Code (FBC) Transitional subdistrict designation and regulations; (2) The project site is less than five (5) acres at approximately 0.41 adjusted gross acres; (3) The project site is not within any known sensitive or threatened habitat area; (4) The project site will not have any significant effect related to traffic, noise, air quality, or water quality; and (5) There are adequate public utilities services for the development of the multi-family project.
MOTION:
Approve staff recommendation
ATTACHMENTS:
1. Vicinity Map
2. Project Plans
3. Tentative Tract Map No. 23-004 (TTM No. 20672)
4. Planning Commission Resolution, Findings and Conditions of Approval
5. Notice of Exemption
6. Notice of Public Hearing