FROM:
Planning Department
TITLE:
Title
Master Case No. 23-102: Design Review (DRP) No. 23-023 - A request for site and architectural approval of a 214 detached, alley-loaded condominium project including 1.1-acre and .31-acre park sites and associated improvements on approximately 16.2 acres in Planning Areas Gardens 1 and Gardens 2 of the Arboretum Specific Plan, pursuant to a previously approved Final Environmental Impact Report (State Clearinghouse No. 2006071109).
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. 2024-____, and
1. Find that the project has been reviewed under a previously certified Final Environmental Impact Report (State Clearinghouse No. 2006071109), pursuant to Section 15162 through 15164 of the California Environmental Quality Act (CEQA) Guidelines and Section 8.10 of the City of Fontana’s 2019 Local Guidelines for Implementing CEQA and that no further analysis is required, and direct staff to file a Notice of Determination; and
2. Approve Design Review No. 23-023
APPLICANT:
Stacey Sassaman
North Fontana Investment Company, LLC
1156 N. Mountain Avenue
Upland, CA 91786
LOCATION:
The project site is located east of Cypress Avenue, south of Duncan Canyon Road and west of Cassava Drive (APNs:1118-401-01 and -02).
REQUEST:
Design Review (DRP) No. 23-023 - A request for site and architectural approval of a 214 detached, alley-loaded condominium project including 1.1-acre and .31-acre park sites and associated improvements on approximately 16.2 acres.
PROJECT PLANNER:
Cecily Session-Goins, Associate Planner
BACKGROUND INFORMATION:
Previous Approvals:
1. On September 23, 2009, the City Council approved the Arboretum Specific Plan and the Arboretum Plan Environmental Impact Report (Resolution No. 2009-089)
2. On June 22, 2021, the City Council approved a Specific Plan Amendment to allow for a density transfer from within the Gardens Village Planning Area as well as Tentative Tract Map No. 20362 to subdivide the subject site for condominium purposes.
Land Use Designations
PROJECT DESCRIPTION:
PROJECT DESCRIPTION:
A. Project Area: Approximately 16.2 adjusted gross acres
B. Building Analysis:
Planning Area G1- Moreton
Plan 1: 3 bedrooms, 2.5 bathrooms 1,643 square feet
Plan 2: 3 bedrooms, 2.5 bathrooms 1,753 square feet
Plan 3: 4 bedrooms, 2.5 bathrooms 1,868 square feet
Plan 4: 4 bedrooms, 3 bathrooms 1.963 square feet
Planning Area G2-Bungalows
Plan 1: 3 bedrooms, 2.5 bathrooms 1,585 square feet
Plan 2: 4 bedrooms, 3 bathrooms 1,567 square feet
Plan 3: 3 bedrooms, 3 bathrooms 1,665 square feet
C. Park Analysis:
Planning Area G1: 1.1 acres
Planning Area G2: .31 acres
ANALYSIS:
The applicant, Stacey Sassaman on behalf of North Fontana Investment, LLC, is requesting that the Planning Commission approve Design Review (DRP) No. 23-023 for development of 214 detached condominiums, a 1.1-acre park site and associated on-site and off-site improvements on approximately 16.2 gross acres. The proposed condominiums range in size from 1,567 square feet to 1,963 square feet and will be constructed within the planning areas 1 (G-1) and 2 (G-2) of the Garden Village of the Arboretum Specific Plan.
Design Review (DRP) No. 23-023:
The proposed residential development will be comprised of 214 detached alley-loaded condominiums.
The G-1 planning area will include 124 detached, alley-loaded condominiums. The applicant is proposing Santa Barbara, Farmhouse and Provence architectural styles for the G-1 planning area. The Santa Barbara elevations will utilize white and light earth tone colors, concrete “S” roofing tiles, decorative shutters, and arched openings. The Farmhouse elevations will have neutral-toned colors with deep accent colors, stucco with board and batten siding, a concrete flat tile roofing and window boxes. The Provence elevations will utilize deeper earth tones, concrete flat tile roofs, gridded windows, corbels, and decorative shutters.
The G-2 planning area will include 90 condominium units. The unit formation will consist of two detached units and a detached set of three two-car garages with one unit above. Additionally, there will be three detached condominium units with detached two-car garages.
The applicant is proposing Spanish Colonial, American Farmhouse, and Santa Barbara for the G-2 planning area. The Spanish Colonial elevations will utilize light earth-tone colors, concrete “S” tile roofing, arched openings, window shutters, pot shelves and board and batten vertical siding at some roof eaves. The American Farmhouse elevations will utilize light gray and earth toned colors, concrete flat roof tile, board and batten siding, other decorative details.
The proposed architectural styles are consistent with required architectural styles in the Arboretum Specific Plan. Additionally, the Project Site is physically suitable in size and shape to support the development of the proposed condominiums. The applicable building codes, zoning codes, and fire codes and standards will be incorporated and will make for a safe, attractive, and well-designed project. As proposed, the project site is consistent with the standards of the Arboretum Specific Plan. The proposal has been designed to be compatible with the residential uses of nearby, while also providing a development that has been designed with features (architectural relief, added landscaping along all sides of the property, street improvements, and lighting) to enhance the character of the area.
Amenities
The proposed development includes a 1.1-acre recreation area. Recreational amenities proposed include a pool, hot tub, a covered lounge area on the pool deck, pool building with restrooms and showers, an open turf area, barbeque areas, picnic area, and corn hole games.
Grading/Walls
The site is vacant and undeveloped. However, the site has been previously graded. The site’s grading was part of an overall grading plan for the Arboretum Gardens area. Therefore, the graded site is consistent with the grades and elevations of the properties and planning areas in the vicinity.
Decorative block walls consistent with the community wall plan in the Arboretum Specific Plan have been constructed around the boundaries of the site as part of overall improvements for the Arboretum Gardens area. Block walls will be constructed to separate the private open spaces for each residence. Tubular steel privacy gates will be installed at the side yards for pedestrian access to the private open space areas for each home.
Site Access, Circulation/Parking
Access to and from the project site will be provided via Cassava Drive. The two planning areas will have internal connectivity by way of private streets. The project site will provide off-site improvements of curb, gutter, sidewalks, alleys, and streets. 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 Arboretum Specific Plan and the Zoning and Development Code.
Environmental:
A Final EIR was prepared for the previous Arboretum Specific Plan project (SCH No. 2006071109) and was certified by the City Council on September 23, 2009. Based on CEQA Guidelines, Sections 15162 through 15164 et seq, and Section 8.10 of the City of Fontana’s 2019 Local CEQA Guidelines, staff has determined that the previously certified Final EIR has adequately identified the impacts associated with Design Review No. 23-023 and no further environmental review is required. The Final EIR for the Arboretum Specific Plan can be viewed at the following link: https://www.fontana.org/1278/Arboretum-Specific-Plan. A Notice of Determination has been prepared for the Planning Commission’s consideration.
MOTION:
Approve staff’s recommendation
ATTACHMENTS:
1. Vicinity Map
2. Project Plans
3. Planning Commission Resolution, Finding, and Conditions of Approval
4. Notice of Determination
5. Public Hearing Notice