FROM:
Planning Department
TITLE:
Title
Master Case No. 16-061R1: Tentative Tract Map No. 16-015R1 (TTM No. 20078) - a request for the subdivision of one (1) parcel of approximately 9.5 gross acres, into 20 lots for the development of single-family homes and five (5) letter lots, Lots “A” “B” “C” “D” and “E” pursuant to a previously adopted Mitigated Negative Declaration.
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 PC Resolution No. PC 2024-__:
1) Find that the project has been reviewed under a previously adopted Initial Study (IS), Mitigated Negative Declaration (MND), and Mitigation Monitoring and Reporting Program (MMRP) and direct staff to file a Notice of Determination; and
2) Approve Tentative Tract Map No. 16-015R1 (TTM No. 20078).
APPLICANT:
Highland R & S Plaza LLC
300 East Bonita Avenue, Box No. 697
San Dimas, CA 91773
LOCATION:
The project site is located approximately 140 feet north of the intersection of Labrador Avenue and Moncton Avenue (existing terminus of Moncton Avenue) within the Hunter’s Ridge Specific Plan (APN: 0226-421-06).
REQUEST:
Tentative Tract Map No. 16-015R1 (TTM No.20078) - a request to subdivide one (1) parcel of approximately 9.5 gross acres, into 20 lots for the development of single-family homes and five (5) letter lots (Lots “A” “B” “C” “D” and “E”).
PROJECT PLANNER:
Jon Dille, Associate Planner
BACKGROUND INFORMATION:
On March 17, 2020, the Planning Commission approved Tentative Tract Map No. 20078 for the future development of 20 single-family residential lots and letter lots and adopted the associated IS/MND and Mitigated Negative Declaration with a Mitigation Monitoring and Reporting Program for the project. Based on the timing limitations of the Fontana Municipal Code, the Tentative Tract Map expired on March 17, 2022. The project site was never developed.
Land Use Designation:
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General Plan |
Zoning/Specific Plan |
Existing Land Use |
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Site: |
Residential Planned Community (R-PC) and Public Facility (P-PF) |
Single-Family Residential (R-1-7,200)/Hunter’s Ridge Specific Plan |
Vacant |
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North: |
Public Facility (P-PF) |
Public Facility (P-PF)/ Hunter’s Ridge Specific Plan |
Vacant |
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South: |
Residential Planned Community (R-PC) |
Single-Family Residential (R-1-7,200)/Hunter’s Ridge Specific Plan |
Single-Family Homes, Tract Map No. 14573-2 |
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East: |
Residential Planned Community (R-PC) |
Single-Family Residential (R-1-7,200)/Hunter’s Ridge Specific Plan |
Single-Family Homes, Tract Map No. 14573-1 |
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West: |
County of San Bernardino |
County of San Bernardino |
Flood Control Wash San Sevaine Canyon |
PROJECT DESCRIPTION:
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A. |
Project Area: |
9.5 gross acres |
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Subdivision |
5.8 adjusted gross acres |
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Letter Lots |
3.7 adjusted gross acres |
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B. |
Parcel Analysis: |
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Required: |
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Minimum lot size |
7,200 square feet |
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Proposed: |
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Minimum Lot Size |
7,866 square feet |
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Maximum Lot Size |
15,107 square feet |
ANALYSIS:
The applicant, Mr. Charles Ussef, of Highland R & S Plaza LLC, is requesting that the Planning Commission review and approve Tentative Tract Map No. 20078, which was previously approved on March 17, 2020, and expired on March 17, 2022. The project site is in the Hunter’s Ridge Specific Plan and is the last remaining area to be subdivided in the Hunter’s Ridge Specific Plan. The project site is designated within the Hunter’s Ridge Specific Plan as Single-Family Residential (R-1-7,200), which requires a minimum lot size, of 7,200 square feet. The proposed tentative tract map (Tentative Tract Map No. 20078) is a request to subdivide one (1) parcel of approximately 9.5 gross acres, into 20 lots for the development of single-family homes and five (5) letter lots (Lots “A” “B” “C” “D” and “E”); letter lot “E” is designated for natural open space. The project is located within the State Cal-Fire Very High Fire Hazard Severity Zone.
The Hunter’s Ridge Specific Plan requires a minimum net lot area of 7,200 square feet. The applicant is proposing single-family lots that range in size from approximately 7,866 square feet to approximately 15,107 square feet, over approximately 5.8 adjusted gross acres, consistent with the requirements of the Hunter’s Ridge Specific Plan. The project site is vacant and is adjacent to existing single-family homes on two (2) sides. The proposed project is located within the area that is identified in the State Cal-Fire Very High Fire Hazard Severity Zone and has been identified in the local City adopted ordinance (Ordinance No. 2015-083) as part of the fire hazard overlay district (FHOD). The project will be built pursuant to all applicable building and fire codes standards, in addition to the Conditions of Approval as referenced herein. All requirements of Section No. 30-301.30. - (Fire Hazard Overlay District Regulations) shall apply.
Letter Lot “A” is an extension of an existing equestrian trail of approximately 0.1 acres (5,925 square feet). The trail is 15 feet wide by 395 feet along the west boundaries of the project site. The equestrian trail will be a continuation of the existing trail to the south of the project site and will be maintained by a Community Facilities District (CFD).
Letter Lot “B” is an infiltration basin of approximately 0.18 adjusted gross acres (7,844 square feet). The basin is approximately 125 feet wide by 63 feet wide and will not exceed 3 feet in depth. The basin will be secured with a minimum of a six (6) foot decorative block wall on three (3) sides and a 6-foot tubular steel fence and gate at the street frontage. The infiltration basin will be maintained by the CFD.
Letter Lot “C” is an emergency vehicle access easement of approximately 0.4 acres (18,601 square feet). This access easement is approximately 20 feet wide by 75 feet from Moncton Way and 28 feet wide by 558 feet long with two hammerhead turn-arounds. The access easement will provide an access point for emergency vehicle between Lot No.14 and Lot No. 15 to access the area north of the project site. This easement shall be constructed to support an 80,000 lb fire apparatus or conform to applicable San Bernardino County Fire District (SBCFD) requirements. The access easement will provide a staging area for emergency vehicles to access the open space area (through the Southern California Edson easements) during emergencies. In addition to the fire access easement, a proposed drainage easement of approximately 0.19 acres (8,276 square feet) will be constructed. This drainage easement is approximately 15 feet wide by 601 feet and located between the single-family residential lots and Fuel Modification easement. This drainage easement will control and direct the water run-off from the Southern California Edson easement. This emergency vehicle access easement will be maintained by the CFD.
Letter Lot “D” is a fuel modification area, not including the emergency vehicle access easement, and open space easement of approximately 0.8 acres (38,427 square feet). The fuel modification area is approximately 100 feet wide by approximately 522 feet long. The fuel modification area is a non-irrigated thinning zone continuing north 100 feet, north of the proposed tract emergency vehicle access easement. The thinning zone is utilized to reduce the fuel load of a wildland area adjacent to urban area thereby reducing the radiant and convective heat of wildland fires. The fuel modification area will be maintained by the CFD.
Letter Lot “E” is identified as a natural open space area of approximately 2.3 acres. This open space area is approximately 236 feet wide by approximately 430 feet. This open space area will remain mostly natural with some weed abatement twice a year.
As shown on the Tentative Tract Map the applicant is proposing a number of flag lots. The Hunter’s Ridge Specific Plan permits flag lots provided the flag portion is not less than 20 feet wide and not more than 150 feet in length. These regulations have been met. The homes will require approval of a Design Review under a separate application.
Site Access/Circulation/Parking:
The individual lots are proposed to be accessed off two new streets: Woodstock Court and Moncton Way which will be a continuation from the existing terminus of Moncton Way. The new streets will total approximately 675 linear feet by 56 feet wide (44,430 square feet) and will be constructed as cul-de-sac. The City standard cul-de-sac provides for a concrete sidewalk to be provided; the sidewalk will allow pedestrian to access each parcel of the tract. The streets meet the minimum requirement of the Local/Road Typical street section identified within the Hunter’s Ridge Specific Plan. The new streets were reviewed by the Engineering Department and the County of San Bernardino Fire Department and meet or exceed the requirements of the City of Fontana.
Grading/Walls:
The natural topography of the project site has peaks and valleys across the site and slopes from north to south. The lowest point is along the southern property line close to the southeast corner where the site joins to Moncton Way. The existing highpoint is along the northern property line, close to the middle of the north property line. The existing site drains relatively north to south towards Moncton Way and Labrador Avenue into the existing right of way and then into the existing storm-drain after flowing through the provided invultuation basin.
The proposed grading of the project site continues to slope from north to south throughout the site. The applicant is proposing to use a combination of walls and slopes around the perimeter of the project site and throughout the proposed 20 lots. The site has decorative combination walls (block and tubular steel) of approximately 6 feet in height along the north and west property lines, with no retaining. There are existing decorative combination walls (block and tubular steel) of approximately 6 feet in height along the south and east property lines, with no retaining.
The proposed interior garden walls, approximately 6 feet in height, are not proposed as retaining. Some lots do have a retaining portion of approximately two to three feet in height, at the bottom of a small slope. The retaining walls will tapper down to zero prior to the termination of the perimeter wall.
Drainage:
Two (2) additional drainage easements are required within the tract boundaries:
1. The first drainage easement is approximately 15 feet wide by 192 feet, located on Lot No. 8. This drainage easement will control and direct the water run-off from the Fuel Modification Area and open space area into an 18-inch storm drain system that flows into the on-site infiltration basin.
2. The second drainage easement is a private easement approximately 10 feet wide by 440 feet long. This drainage easement will control and direct the water run-off from Lot No. 1 through Lot No. 5 into a 12-inch storm drain system that flows into the onsite infiltration basin. This drainage easement shall be maintained by the individual property owners.
Environmental:
Pursuant to the Initial Study prepared for Tentative Tract Map No. 16-015R1 (TTM No. 20078) a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program was prepared and was adopted by the Planning Commission on March 17, 2020. No development has occurred on site since the March 17, 2020, approval and Tentative Tract Map No. 20078 expired on March 17, 2022. The current application seeks reapproval of Tentative Tract Map No. 20078 without any changes to the original project. Based on the California Environmental Quality Act (CEQA), Public Resources Code 21166, and State CEQA Guidelines Section 15162, and as evidenced in the Environmental Checklist (CEQA Guidelines “Form J”) prepared for the project, staff has determined that the previously adopted Mitigated Negative Declaration has adequately identified that there will be no impacts associated with the project, and that there have been no substantial changes proposed which would require major revisions, no changes have occurred with respect to the circumstances under which the project is undertaken, there is no new information of substantial importance, and no previously reviewed impact areas have substantially changed. Therefore, a subsequent mitigated negative declaration is not required and a Notice of Determination has been prepared.
The environmental documents can be viewed by going to the link below:
Environmental Documents | Fontana, CA - Official Website (fontanaca.gov) <https://www.fontanaca.gov/2137/Environmental-Documents>
MOTION:
Approve staff’s recommendation.
ATTACHMENTS:
Attachment No. 1 - Vicinity Map
Attachment No. 2 - Project Plans
Attachment No. 3 - Planning Commission Resolution, Findings, and Conditions of Approval
Attachment No. 4 - Notice of Determination
Attachment No. 5 - Public Hearing Notice