FROM:
Planning
TITLE:
Title
Master Case No. 18-025R1; Design Review No. 18-007R1 - a request to amend the previously approved multi-family senior housing development. The amendment includes modifying the site plan, floor plans and architecture, as well as increasing the total number of units from 77 to 78 units.
RECOMMENDATION:
Based on the information in this staff report staff and subject to the attached Findings and Conditions of Approval, staff recommends that the Planning Commission adopt Resolution PC No. 2021-_____ and;
1. Determine that the project is Categorically Exempt pursuant to Section No. 15332 (Class No. 32, In-Fill Development Project) of the CEQA and Section No. 3.22 of the 2019 Local Guidelines for Implementing the California Environmental Quality Act, and direct staff to file a Notice of Exemption; and,
2. Approve Design Review No. 18-007R1.
APPLICANT:
MCO Development, Inc.
1 Venture, Suite 130
Irvine, CA 92618
LOCATION:
The project site is located at 15186 Foothill Boulevard (APN: 1110-161-09).
REQUEST:
Design Review No. 18-007R1 is a request to amend the previously approved multi-family senior housing development. The amendment includes modifying the site plan, floor plans and architecture, as well as increasing the total number of units from 77 to 78 units.
PROJECT PLANNER:
Cecily Session-Goins, Associate Planner
I. BACKGROUND INFORMATION:
A. Existing Land Use and Designations
B. Environmental Review Finding
The proposed project is located in an area that does not support sensitive wildlife. The proposed project is consistent with the existing General Plan and Zoning designation. In addition, the project site is five (5) gross acres or less, and streets, schools, water, and fire protection have already been developed and are provided in the general area. Therefore, the project is exempt pursuant to Section 15332 Class 32, (Infill Development) of the California Environmental Quality Act (CEQA) and Section No. 3.22 of the 2019 Local Guidelines for Implementing the California Environmental Quality Act.
C. Background
• On September 19, 2006, the subject site was annexed into the City of Fontana.
• On October 2, 2018, Design Review No. 18-007 and Minor Use Permit No. 18-003 was approved for site and architectural review to construct a new senior housing facility containing 77 units (3 studio, 60 one-bedroom, and 14 two-bedroom) on the subject site.
• On May 12, 2020, the Fontana City Council adopted Ordinance No. 1829, which extended the life of Administrative Site Plan, Design Review, Minor Use Permit, and Conditional Use Permit approvals and associated implementing approvals that would have expired on or after March 3, 2020, and before December 31, 2020 by twelve (12) months.
• On September 14, 2021, the applicant requested and was granted a two (2) year time extension of Design Review No. 18-007 and Minor Use Permit No. 18-003. The new expiration date is October 2, 2023.
II. PROJECT DESCRIPTION:
A. Site Area: Approximately 2.27 adjusted gross acres
B. Building/Unit Analysis: Building Square Footage
Senior Housing Facility: 33,153 square feet
Studio Units (4): 637 square feet
1-Bedroom Units (62): 827 square feet
2-Bedroom Units (12): 1,005 square feet
Total Units: 78
C. Development Standards:
III. ANALYSIS:
The subject property is located at 15186 Foothill Boulevard, east of Hemlock Avenue. The property is within the General Commercial (C-2) zoning district. Senior Housing is permitted in any commercial zoning district subject to review and approval of a minor use permit and the conditions of approval for Minor Use Permit No. 18-004 remain in effect.
The amended project includes a request to construct seventy-eight (78) units, which is one (1) unit greater than the approved project. The units are to be spread across four (4) three-story buildings and one (1) two-story building on an approximately 2.27 adjusted gross acre site. The proposed density is approximately 34.4 units per acre. The unit mixture includes four (4) studio units, sixty-two (62) 1-bedroom units and twelve (12) 2-bedroom units. The proposed total building floor area is 33,153 square feet.
The proposed on-site amenities are comparable to the amenities in the previously approved project in quantity and usability. The on-site amenity areas include a game room, reading room/library, sitting area, convenience store, entertainment/media room, common kitchen and lounge, fire pits with seating areas, a quarter-mile interactive walking trail throughout the development, and an open lawn area for outdoor active recreation. Additionally, there will be two (2) outdoor seating decks off the first and second floors of the amenity building.
The project will utilize modernized architecture and, in its appearance, is aesthetically and architecturally pleasing. The architecture incorporates the use of stone veneer, horizontal siding, balconies, decorative lighting fixtures, varied roof lines, architectural “pop-outs,” and additional accents, elements, and outdoor fixtures appropriate to the design.
The proposed site plan includes decorative pilaster and tubular steel fence along the street frontage. The fence will serve as both a decorative architectural feature and an enclosure for the development. The pilasters will be constructed with the stone veneer and stucco to match the building. A six (6) foot tall split face wall is proposed on the interior side and rear property lines. The project incorporates Crime Prevention Through Environmental Design (CPTED) standards.
On site, trash rooms will be incorporated into each building to provide ease in trash disposal for residents (on-site staff will be responsible for relocating the trash bins for pick up weekly). Decorative interlocking paving is proposed at the front entrance on Foothill Boulevard.
MOTION:
Approve staff recommendation.
ATTACHMENTS:
1. Vicinity Map
2. Site Plan
3. Elevations
4. Planning Commission Resolution, Findings and Conditions of Approval
5. Notice of Exemption
6. Public Hearing Notice
UNDER SEPARATE COVER:
1. 11” x 17” Color Plan Set
2. Full-Size Plan Set