FROM:
Planning Department
TITLE:
Title
Master Case No. 24-0065: Specific Plan Amendment No. 24-0001, Tentative Tract Map No. 20729 (TTM No. 24-0010) and Design Review No. 24-0035 - A request to amend the Rancho Fontana Specific Plan and to subdivide approximately 3.3 acres for condominium purposes and for the site and architectural approval of a new residential development consisting of 54 attached condominium dwellings and associated improvements, pursuant to an Addendum to the Rancho Fontana Specific Plan Environmental Impact Report
End
RECOMMENDATION:
Based on the information contained in this staff report and subject to the attached Findings and Conditions of Approval; staff recommends that the Planning Commission adopt Resolution PC No. 2025- ; and recommend that the City Council:
1. Adopt the Addendum and Mitigation, Monitoring, and Reporting Program (MMRP) to the Rancho Fontana Specific Plan EIR (SCH No. 1981100211) and direct staff to file a Notice of Determination; and,
2. Adopt an ordinance approving Specific Plan Amendment No. 24-0001; and,
3. Adopt a resolution approving Tentative Tract Map No. 20729 (TTM No. 24-0010); and,
4. Adopt a resolution approving Design Review No. 24-0035.
APPLICANT:
Bryan Avilla
NewBridge Homes
500 Newport Center Drive, Suite 570
Newport Beach, CA 92660
LOCATION:
The project site is located south of Baseline Avenue, east of Orlando Drive and west of Lime Avenue (APN: 1110-171-02)
REQUEST:
Specific Plan Amendment No. 24-0001, Tentative Tract Map No. 20729 (TTM No. 24-0010) and Design Review No. 24-0035 - A request to amend the Rancho Fontana Specific Plan and to subdivide approximately 3.3 acres for condominium purposes and for the site and architectural approval of a new residential development consisting of 54 attached residential condominium dwellings and associated improvements.
PROJECT PLANNER:
Cecily Session-Goins, Associate Planner
BACKGROUND INFORMATION:
Land Use Table:
PROJECT DESCRIPTION:
Net Site Area: 3.33 acres
Proposed Units: 54
Density: 16.3 dwelling units per acre
Building Height: 27’-1”
On-Site Parking: 96 garage spaces
45 open spaces
141 total spaces
ANALYSIS:
The applicant, NewBridge Homes, is requesting that the Planning Commission review and forward a recommendation of approval to the City Council for a Specific Plan Amendment to the Rancho Fontana Specific Plan, a Tentative Tract Map to subdivide the project site for condominium purposes, and a Design Review for the development of the project site with 54 attached condominiums and associated improvements.
Specific Plan Amendment (SPA) No. 24-0001:
The project site is located in Planning Area 18 of the Rancho Fontana Specific Plan, which has an allowable residential density of 6 dwelling units per acre. The applicant is requesting to amend the specific plan to create Planning Area 18A with an allowable residential density of 16.3 dwelling units per acre. The applicant is also proposing to include development standards in the Rancho Fontana Specific Plan for Planning Area 18A. The proposed development standards are specific to multi-family residential development and are consistent with the development standards in other specific plans in the city.
The applicant, NewBridge Homes, is requesting that the Planning Commission review and forward a recommendation of approval to the City Council for a Specific Plan Amendment to the Rancho Fontana Specific Plan, a Tentative Tract Map to subdivide the project site for condominium purposes, and a Design Review for the development of the project site with 54 attached condominiums and associated improvements.
Specific Plan Amendment (SPA) No. 24-0001:
The project site is located in Planning Area 18 of the Rancho Fontana Specific Plan, which has an allowable residential density of 6 dwelling units per acre. The applicant is requesting to amend the specific plan to create Planning Area 18A with an allowable residential density of 16.3 dwelling units per acre. The applicant is also proposing to include development standards in the Rancho Fontana Specific Plan for Planning Area 18A. The proposed development standards are specific to multi-family residential development and are consistent with the development standards in other specific plans in the city. .
The Rancho Fontana Specific Plan and corresponding Environmental Impact Report originally contemplated a maximum of 2,445 dwelling units for the specific plan area. There are currently 2,360 dwelling units in the specific plan area, with Planning Area 18A being the last remaining undeveloped area. The additional 54 dwelling units will increase the total development in the specific plan area to 2,414 and will not increase development in excess of what was originally contemplated for the specific plan area.
The surrounding area is developed with detached single-family residential dwellings. While the proposed attached condominium development is higher in density than the residential areas in the immediate vicinity, it is not expected that it will have a detrimental effect on the surrounding area. Parking (resident and guest) will be provided on-site to eliminate strain on the surrounding streets. Additionally, the proposed condominium development will be similar in shape and scale to two-story single-family homes. Therefore, there would not be impacts on the surrounding neighborhoods, either aesthetically or functionally.
Tentative Tract Map No. 20729 (TTM 24-0010): The proposed project includes the subdivision of the project site for condominium purposes, as well as the required street dedication and improvements consistent with the surrounding area Each dwelling unit will be sold separately and a homeowners association will be created for the maintenance of all common areas, amenities and landscaping.
Design Review (DRP) No. 24-0024: The development will be comprised of 54 attached condominiums. The applicant proposes a Spanish style of architecture. The architectural features for the proposed buildings incorporate a light earth tone color palette with accent colors to be used for entry doors, shutters, and garage doors. The architectural style includes a smooth stucco finish, tile roof, shutters, awnings, decorative clay pipes, decorative metal accents, and Spanish tile accents.
The proposed dwellings will be two to three bedrooms. Two-bedroom units are proposed to be 925 square feet and three-bedroom dwellings will range from 1,413 square feet to 1,668 square feet. Resident and guest parking is provided on-site at a rate of 2.6 parking spaces per unit. Dwelling units consist of either a one- or two-car garage. A total of 96 garage spaces are to be provided. Guest parking will be provided as surface parking and located throughout the development. A total of 45 guest parking spaces are to be provided.
The Rancho Fontana Specific Plan does not currently include standards for recreational amenities for multi-family residential development. Therefore, the type, number and size of the amenities proposed are consistent with other similarly sized attached condominium projects in the city. The proposed development includes four barbecue areas located throughout the community. The barbecue areas feature dining tables and built-in barbecue grills. The proposed project also features a play area with play equipment, a rubberized play surface, benches, and a shade structure.
Grading/Walls:
The project site is vacant and undeveloped. The topography of the project site is generally flat, with a less than two (2) percent grade from north to south.
The project plans indicate that the existing six-foot high masonry wall on the site’s southern property line will remain in place. Additionally, a drainage channel will run along the southern property line adjacent to the wall. A combination wall (two-foot-high retaining wall and four-foot high tubular steel fencing) will be constructed between the drainage channel and the adjacent northerly private and common open spaces within the site. A six-foot high split face block wall with pre-cast cap and pilasters will be constructed near the northern property line/Baseline Avenue with a three- to five-foot landscape buffer between the existing sidewalk and the wall.
Site Access/Circulation/Parking:
Access to and from the project site will be provided from Orlando Drive and Lime Avenue via a central drive aisle. The central drive aisle will connect to alleys for access to unit garages and some guest parking spaces. Additional guest parking spaces are to be located off of the central drive aisle.
Environmental:
Pursuant to Sections 15162 and 15164 of the California Environmental Quality Act (CEQA) Guidelines and Section 8.06 of the City of Fontana’s 2019 Local Guidelines for Implementing CEQA, an Addendum to the Rancho Fontana Specific Plan Program Environmental Impact Report (EIR) (State Clearinghouse [SCH] No. 1981100211) has been prepared for this proposed project. The aforementioned PEIR adopted by the City Council on December 7, 1982, anticipated a maximum of 2,445 residential units for the specific plan area and the proposed project does not cause the specific plan area to exceed the originally studied number of residential units.
The proposed project does not represent significant changes to the approved Rancho Fontana Specific Plan EIR relative to CEQA since it does not change the assumptions, analysis, conclusions, or mitigation. The components of the proposed project do not alter the EIR project’s significance conclusions or represent significant new information. Additionally, the proposed project does not require major revisions to the aforementioned EIR, does not lead to new significant environmental effects, or does not lead to substantial increase in the severity of previously identified significant effects. The proposed project does not trigger any of the conditions that warrant preparation of a Subsequent EIR. Therefore, an Addendum to the EIR has been prepared for this proposed project and no further/additional CEQA review is required.
A MMRP was adopted as a part of the Approved Project FEIR that ensures the measures identified in the FEIR to mitigate impacts associated with implementation of the Approved Project are applied to subsequent development projects in the Rancho Fontana Specific Plan Update area. The previously adopted mitigation measures applicable to the Approved Project will be imposed as conditions of the Proposed Project, and the MMRP, as applicable to the Approved Project, is contained in Appendix A.
The Final Rancho Fontana Specific Plan Program Environmental Impact Report (State Clearinghouse [SCH] No. 1981100211) and the Addendum are posted on the City’s website. The Rancho Fontana Specific Plan PEIR can be found at <https://www.fontanaca.gov/1293/Rancho-Fontana-Specific-Plan>>
The Addendum to the Rancho Fontana Specific Plan PEIR can be found at <https://www.fontanaca.gov/2137/Environmental-Documents>.
MOTION:
Approve staff’s recommendation.
ATTACHMENTS:
1. Vicinity Map
2. Project Plan Set
3. Specific Plan Amendment Document
4. Planning Commission Resolution, Findings, and Conditions of Approval
5. Notice of Determination
6. Public Hearing Notice