FROM:
Planning Department
TITLE:
Title
Master Case No. 16-012R2, Conditional Use Permit No. 18-011R1, and Design Review No. 16-026R2 - A request to update the Narra Hills Planned Unit Development (PUD) document, revise the number of units, modify the architecture, and modify the building pad configuration that was previously approved, all for the construction of 124 units within Planning Area 4 of the Narra Hills PUD.
End
RECOMMENDATION:
Based on the information contained within this staff report, and subject to the attached findings, and conditions of approval, staff recommends that the Planning Commission adopt PC Resolution No. PC-____2023, to:
1. Find that the project has been reviewed under the previous Environmental Impact Report for the Monarch Hills Development (Master Case No. 16-012, General Plan Amendment No. 16-001, Zoning Code Amendment No. 16-001, Zoning Code Amendment No. 16-002, Conditional Use Permit No. 16-011, Design Review No. 16-007 and Development Agreement No. 16-003) and has adequately identified the impacts associated with the project, and no previously reviewed impact areas have substantially changed and direct staff to file the Notice of Determination; and,
2. Approve Conditional Use Permit No. 18-011R1 and;
3. Approve Design Review No. 16-026R2
APPLICANT:
Shannon Whittaker (on behalf of Landsea Homes)
7525 Irvine Center Drive, Suite 200
Irvine, CA 92618
LOCATION:
The project site totals approximately 8.08 adjusted gross acres and is located north of Lytle Creek Road, and east of Coyote Canyon Road (APNs: 0226-075-15)
REQUEST:
Conditional Use Permit No. 18-011R1 and Design Review No. 16-026R2 - A request to update the Narra Hills Planned Unit Development (PUD) document, revise the number of units, modify the architecture, and modify the building pad configuration that was previously approved, all for the construction of 124 units within Planning Area 4 of the Narra Hills PUD
PROJECT PLANNER:
Alexia De La Torre, Assistant Planner
BACKGROUND INFORMATION:
|
|
General Plan |
Zoning |
Existing Land Use |
|
Site: |
Multiple-Family Residential (R-MF) |
Multiple-Family Residential (R-3) |
Vacant Land |
|
North: |
Residential Planned Community (R-PC) |
Residential Planned Community (R-PC) |
Vacant Land |
|
South: |
Interstate 15 Freeway |
Interstate 15 Freeway |
Interstate 15 Freeway |
|
East: |
Pre-Zoned Residential Estates (R-E) City of Fontana Sphere of Influence |
Pre-Zoned Residential Estates (R-E) City of Fontana Sphere of Influence |
Vacant Land |
|
West: |
Medium-Density Residential (R-M) |
Medium-Density Residential (R-2) |
Vacant Land |
PROJECT DESCRIPTION:
Project Area: 8.08 Acres
Number of Units: 124 units
Bedroom Count & Unit Size: 68 3-Bedroom (1,327 SF - 1,423 SF)
56 4-bedroom (1,647 SF)
Parking Count: 355 Parking Spaces
PREVIOUS APPROVALS:
• On February 26, 2019, the City Council approved General Plan Amendment No. 16-001, Zone Change No. 16-001, Tentative Tract Map No. 20010 (TTM No. 16-003) Tentative Tract Map No. 20069 (TTM No. 16-25), Tentative Tract Map No. 20070 (TTM No. 16-026), Conditional Use Permit 18-011, Design Review No. 16-025 and Design Review No. 16-026 and adopted the Environmental Impact Report (State Clearinghouse No. 216101065) for the project
• On July 19, 2022, the Planning Commission approved Design Review No. 16-025R1 for 129 units within PA 3 and Design Review No. 16-026R1 for 127 units within PA 4 and Design Review 22-009 for 233 units within PA 1 and PA 2 all within the Narra Hill PUD
• On February 8, 2023, the Engineering Department and Planning Department approved a substantial conformance revision to Tentative Tract Map No. 20010 and Tentative Tract Map No. 20070.
ANALYSIS:
The applicant, Shannon Whittaker with Landsea Homes, is requesting revisions to the configuration and architecture of the 127 attached condominiums homes approved as part of Design Review No. 16-026R1 within Planning Area 4 of the Narra Hills PUD. The current proposal also includes a reduction of units from 127 units to 124 units and includes the reconfiguration of some of the units to a duplex configuration. The request also includes revisions to the previously approved Planned Unit Development (PUD) document to reflect the updated to the Narra Hills Development.
Additionally, the applicant has received an approval of substantial conformance with the original tentative tract maps (TTM No. 20010 and TTM No. 20070) to reflect the changes to the unit configuration. The Planning Department and the Engineering Department determined that the changes were minor and in substantial conformance with the previously approved maps.
Conditional Use Permit No. 18-011R1
The applicant is requesting to revise the previously approved Planned Unit Development (PUD) to reflect the name change from Monarch Hills PUD to the Narra Hills PUD and update the exhibits to reflect the most recently (2022) approved architecture with modifications to reflect the currently proposed architecture for Planning Area 4. The overall intent and design standards remain consistent with what was originally approved.
Design Review No. 16-026R2
The new proposal for Planning Area 4 consists of 114 units with a duplex configuration and 10 single units-totaling 124 units. The proposed development consists of 68 3-bedroom units and 56 4-bedroom units ranging between 1,327 square feet and 1,647 square feet. All buildings will reflect a Modern Spanish Architectural style. The use of concrete barrel tiles, wood siding accents, smooth stucco finish and metal awnings will exemplify the Modern Spanish style. The color scheme will utilize earth tones to completement the architectural style.
Site Access/Circulation/Parking:
Planning Area 4 can be accessed using Coyote Canyon Road. There are two points of access for Planning Area 4, as well as an EVA dedicated road on the east side of Planning Area 4. The proposed project will have a total of 355 parking spaces that includes two-car garages for each unit and visitor parking.
Grading/Walls:
The rough grading for PA 4 has been approved, however, there will be changes to the precise grading to reflect the new building configuration during the building plan check process. PA 4 is directly adjacent to the Hawker-Crawford Channel and is near the Interstate 15 Freeway. The community walls for Narra Hills have been previously approved and there are no proposed changes to the walls as part of this application. The approved community perimeter wall surrounding PA 4 will consist of an 8-foot-high decorative block/sound wall.
Environmental:
Pursuant to the California Environmental Quality Act (CEQA), a Draft Environmental Impact Report (EIR) (State Clearinghouse No. 2016101065) was prepared to address issues of potential concern of the proposed development and a Final Environmental Impact Report was approved for the project. Based on CEQA Sections 15162 through 15164, staff has determined that the previously adopted Environmental Impact Report has adequately identified that there will be no impacts associated with this project, and no previously reviewed impact areas have changed. A Notice of Determination is determined to be adequate for this project and has been prepared for the Planning Commission’s consideration.
MOTION:
Approve staff’s recommendation.
ATTACHMENTS:
1. Vicinity Map
2. Project Plans
3. Previously Approved Architecture
4. Planned Unit Development (PUD)
5. Planning Commission Resolution 2023-___
6. Notice of Determination
7. Public Hearing