FROM:
Planning Department
TITLE:
Title
Master Case No. (MCN) 24-0060: General Plan Amendment (GPA) No. 24-0004, Zoning District Map Amendment (ZCA) No. 24-0004, Tentative Tract Map No. 24-0009 (TTM No. 20712), Conditional Use Permit (CUP) No. 24-0023, and Design Review (DR) No. 24-0031; a request to change the General Plan Land Use Designation from Multi-Family Medium/High (R-MFMH) to Multi-Family Residential (R-MF), a request to change the zoning designation from Multi-Family Medium High Residential (R-4) to Multi-Family Residential (R-3), a request to subdivide 35 parcels to establish a condominium map and abandon a portion of Knox Avenue, a request to create a Planned Unit Development (PUD), and a request for site and architectural review of , a new 393 multi-family unit development with associated improvements on approximately 31.0 gross acres, located at APNs: 0228-051-01, -14, -15, -16, -17, -19, -20, and -21; 0228-052-01, -25, -26, and -27, 0228-061-02 through -14, -16, -17, -18, -20 through -25, and 0228-311-05, pursuant to an Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.
End
RECOMMENDATION:
Based on the information contained in the staff report and subject to the attached Findings and Conditions of Approval, staff recommends that the Planning Commission adopt Resolution No. PC 2025 -____, and forward a recommendation to the City Council to:
1. Adopt the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring Program (MMRP), and direct staff to file a Notice of Determination; and
2. Adopt a resolution approving General Plan Amendment (GPA) No. 24-0004, and
3. Adopt an ordinance approving Zoning District Map Amendment (ZCA) No. 24-0004, and
4. Adopt a resolution approving Tentative Tract Map (TTM) No. 24-0009 (TTM No. 20712), Conditional Use Permit (CUP) No. 24-0023, and Design Review (DRP) No. 24-0031
APPLICANT:
Diversified Pacific Communities
10621 Civic Center Drive
Rancho Cucamonga, CA 91730
LOCATION:
The project site is located north of Walnut Avenue, west of Almeria Avenue, south of South Highland Avenue, and at the terminus of Knox Avenue (APNs: 0228-051-01, -14, -15, -16, -17, -19, -20, and -21; 0228-052-01, -25, -26, and -27, 0228-061-02 through -14, -16, -17, -18, -20 through -25, and 0228-311-05).
REQUEST:
General Plan Amendment (GPA) No. 24-0004 - A request to change the General Plan Land Use Designation of APNs: 0228-051-01, -14, -15, -16, -17, -19, -20, and -21; 0228-052-01, -25, -26, and -27, 0228-061-02 through -14, -16, -17, -18, -20 through -25, and 0228-311-05 from Multi-Family Medium/High Residential (R-MFMH) to Multi-Family Residential (R-MF) to allow for the development of 393 multi-family residential units.
Zoning District Map Amendment (ZCA) No. 24-0004 - A request change the land use zoning of APNs: 0228-051-01, -14, -15, -16, -17, -19, -20, and -21; 0228-052-01, -25, -26, and -27, 0228-061-02 through -14, -16, -17, -18, -20 through -25, and 0228-311-05 from Multi-Family Medium High Residential (R-4) to Multi-Family Residential (R-3) to accommodate the development of 393 multi-family residential units.
Tentative Tract Map No. 24-0009 (TTM No. 20712) - The proposed Tentative Tract Map No. 24-0009 will subdivide 35 parcels to establishment of condominium map and abandon a portion of Knox Avenue for the development of 393 multi-family units.
Conditional Use Permit (CUP) No. 24-0023 - A request to form a Planned Unit Development (PUD) for a 393 multi-family residential unit development within an R-3 zone.
Design Review (DR) No. 24-0031 - A request to review architecture, site design and associated improvements for a new 393 multi-family unit development with site improvements, on approximately 31.0 gross acres.
PROJECT PLANNER:
Alexia Barberena, Associate Planner
BACKGROUND INFORMATION:
Land Use Table:
|
|
General Plan |
Zoning/Overlay |
Existing Land Use |
|
Site: |
Multi-family Medium High Residential (R-MFMH) |
Multi -family Medium High Residential (R-4) |
Vacant |
|
North: |
Multi-family Medium High Residential / Single-Family Residential (R-SF) |
Multi-family Medium High Residential (R-4) / Single-Family (R-1) |
Vacant Parcels and Residential |
|
South: |
Residential Planned Community (R-PC) |
Low Density Residential District of the Rancho Fontana Specific Plan (SP) |
Residential |
|
East: |
Single-Family Residential (R-SF) |
Single-Family (R-1) |
Residential |
|
West: |
Residential Planned Community (R-PC) |
California Landings Specific Plan (SP) |
Residential |
PROJECT DESCRIPTION:
A. Project Area: Approximately 31.0 gross acres
B. Proposed Units: 393
C. Proposed Density: 12.8 dwelling units per acre
D. Building Analysis:
|
Architectural Style |
Home Style |
Square Foot Range |
# Bedrooms |
# of Units |
|
Attached Townhomes |
Spanish, w/2 color schemes for each style |
1,393 to 1,855 SF |
2 to 4 |
177 |
|
Detached Cluster Units |
Spanish, Cottage, Farmhouse w/3 color schemes for each style |
1,690 to 1,936 SF |
3 to 4 |
103 |
|
Detached Motor Court |
Spanish, Cottage, Farmhouse, with 3 color schemes for each style |
1,688 to 1,960 SF |
3 to 4 |
113 |
E. Parking Analysis:
Required: 786 spaces
Provided 786 spaces
Guest Spaces Required: 226 spaces
Guest Spaces Provided: 226 spaces
F. Landscaping:
Required: 202,515 square feet (15 percent)
Provided: 204,980 square feet (15.8% percent)
ANALYSIS:
The applicant, Diversified Pacific Communities, is requesting that the Planning Commission review and forward a recommendation of approval to the City Council for a General Plan Amendment, Zoning District Map Amendment, Tentative Tract Map, Conditional Use Permit, and Design Review to facilitate the construction of a 393-unit multi-family development and associated site-improvements on approximately 30.99 gross acres.
General Plan Amendment (GPA) No. 24-0004
General Plan Amendment (GPA) No. 24-0004 is a request to change the General Plan Land Use Designation of APNs: 0228-051-01, -14, -15, -16, -17, -19, -20, and -21; 0228-052-01, -25, -26, and -27, 0228-061-02 through -14, -16, -17, -18, -20 through -25, and 0228-311-05 from R4 Multi-Family Medium/High Residential (R-MFMH, 24.1 - 39 dwelling units per acre) to R3 Multi-Family Residential (R-MF, 12.1 - 24 dwelling units per acre). The amendment would allow the development of multi-family dwellings at a lower density on the project site.
This development will help to alleviate the state-identified housing shortage in California and will contribute to more diversity of housing types within the City
The proposed amendment is consistent with the City’s General Plan Housing Element goal of providing adequate housing to meet the needs of all residents in Fontana. Furthermore, the proposed project will meet the following policies of the General Plan Housing Element:
• Goal No. 1, Policy No. 1.1: “Establish a range of rental and for sale housing opportunities in the city”; and
• Goal No. 1, Policy No. 1.3 - “Promote the development and access to housing affordable to all income levels in Fontana.”
Zoning District Amendment (ZCA) No.24-0004:
The proposal will amend the zoning district map from R-4 (Multi-Family Medium/High Residential, 24.1 - 39 dwelling units per acre) to R-3 (Multi-Family Residential, 12.1 - 24 dwelling units per acre). The amendment would allow the development of multi-family dwellings at a lower density on the project site of APNs: 0228-051-01, -14, -15, -16, -17, -19, -20, and -21; 0228-052-01, -25, -26, and -27, 0228-061-02 through -14, -16, -17, -18, -20 through -25, and 0228-311-05, approximately 31.0 gross acres. The Zoning District Map amendment would ensure that zoning for the project site is consistent across the subject areas, as well as consistent with the proposed General Plan Amendment.
Tentative Tract Map No. 24-0009 (TTM No. 20712):
The proposed Tentative Tract Map 24-0009 will subdivide 35 residential parcels for the establishment of a condominium map for the development of 393 multi-family units. Each dwelling unit will be sold separately, and a homeowner’s association will be created for the maintenance of all common areas, including the amenities and landscaping.
Additionally, as part of the tentative tract map, Tentative Tract Map No. 20712 includes the abandonment of a portion of Knox Avenue. The purpose of this abandonment is to facilitate the efficient development of the property directly supporting the creation of new housing units. This aligns with the vision set forth in the City’s General Plan Chapter 5 (Housing), which seeks a housing stock that meets the needs of families and individuals at every stage of life and all income levels through the promotion of various housing types. In accordance with Government Code Section 65402, staff finds that the proposed abandonment is conformity with the General Plan.
Conditional Use Permit (CUP) No. 24-0023:
The Project is seeking to form a Planned Unit Development (PUD) within a Multi-Family Residential (R-3) zone. The purposes of a PUD are to encourage a more desirable living environment by application of modern site planning and to encourage the use of greater open space and amenities for visual enjoyment and recreational use. The proposed PUD will help create a desirable living environment for future residents by allowing developers to achieve the required density in a creative building arrangement, while also providing quality amenity space that would not necessarily be permitted with the strict application of the current Development Code. The project will include 177 attached townhomes, 103 detached cluster units, and 113 detached motor court units. The developer has arranged the three building types with allowable building setback reductions and reduced distance between buildings as allowed in Section No. 30-326 (Development Regulations) for Planned Unit Developments (PUDs). Additionally, Section 30-444(10)(c) requires a minimum of five (5) amenities. This project is providing ten (10) different types of amenities. The resulting site plan provides both additional housing along with greater amenities as envisioned by the planned unit development regulations.
Design Review (DRP) No. 24-0031:
The Design Review Project requests review and approval of the architecture, site design and associated improvements for a new 393 multi-family unit development with site improvements on approximately 31.0 gross acres. The proposed development will comply with the standards set in the Planned Unit Development section and all other sections of the Fontana Zoning and Development Code. No unit will exceed the maximum height of 55 feet. The maximum lot coverage, height, unit sizes, and all applicable development standards will comply with those specified in the Fontana City Code.
The applicant proposes three architectural styles that include Spanish, Cottage, and Farmhouse. The architectural features of the three style buildings will feature an exterior light neutral color tone palette with light blue and dark brown accents on some styles. The architectural home styles include concrete tile roof, concrete flat tile roofs, shutters, stucco exterior, board and batten, metal sectional garage doors, vinyl windows, brick veneer, and exterior decorative lighting.
Project site amenities will include an approximately 1,659 square foot recreational building with a gathering space. The gated amenity area will include a pool (58’ x 30’), and spa (10’ x 14’), cabanas, fire pits with lounge seating and BBQ areas with shaded sitting lounging areas. Outside of the main amenity area will be two tot lots, additional BBQ and picnic areas, a 60’ x 12’ bocce ball court and cornhole, multiple large open grass areas, four parks, and a paseo with outdoor fitness stations. By allowing the Planned Unit Development (PUD), the site is providing more amenities than normally required. Section 30-444(10)(c) requires five (5) amenities, and this development is providing ten (10) types of amenities.
The variations to the building’s faces, varying roof lines and building’s height ranging from 23 feet to just under 28 feet high, will make the project architecturally pleasing and will be complementary with the surrounding area.
The Project includes associated on and off-site improvements including grading, parking spaces, undergrounded utilities, curb and gutter, new landscaping, enhanced paving, and lighting. In addition, the project will provide a new public sidewalk along South Highland Avenue and on the west side of Knox Avenue. There is an existing public sidewalk along Walnut Avenue that will remain as is.
The proposal has been designed to be compatible with surrounding residential uses. The project site is physically suitable in size and shape to support the development of the multi-family residential project. Applicable building codes, zoning codes and fire codes and standards will be met and make for a safe, attractive, and well-designed project. The project design incorporates safety measures for automobiles and pedestrians in the area.
Grading/Walls:
The topography of the Project Site is relatively flat. The existing drainage pattern flows from the northwest to the southwest with the drainage pattern to direct the water to the south into multiple underground infiltration/detention chamber systems installed as part of the project. There are proposed storm drains along Walnut Avenue to catch any excess water runoff.
The project site will be a gated community. A new 6-foot-high block wall with pilasters is proposed on the east, south, and north property boundary. The existing 6-foot-high block wall will remain along the westerly property boundary. A condition of approval as part of the design review (Condition No. 22) has been added requiring the developer to maintain the height of the existing westerly 6-foot-high block wall after grading is complete.
Site Access/Circulation/Parking:
Vehicle access to the Project Site will be provided by a gated entry off Knox Avenue with a second gated access off Walnut Avenue. The internal circulation has been reviewed by the Planning, Building and Safety, Fire, Traffic, and Engineering Departments and found to be sufficient to support this type of use.
Environmental:
An Initial Study (IS), Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program (MMRP)
<https://fonopengislayers.fontana.org/WebLink/Browse.aspx?id=1824790&dbid=0&repo=FontanaRecords> has been prepared for this Project pursuant to the California Environmental Quality Act (CEQA) and the 2019 Local Guidelines for Implementing CEQA. The IS concluded that no impacts would be caused by the Project, therefore, a Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program and a Notice of Determination have been prepared for the Planning Commission’s consideration.
In addition the 393 multi-family condominium unit development project with the request to amend the General Plan land use designation from R-MFMH (Multi-Family Medium/High Residential) to R-MF (Multi-Family Residential), and zoning from R-4 (Multi-Family Medium/High Residential) to R-3 (Multi-Family Residential), The IS/MND project description includes a request to increase densities by upzoning two off-site properties (APNs: 0194-391-20 and 0256-131-16) from Residential Planned Community (R-PC) to Multi-Family Medium High Residential (R-MFMH). The request was intended to replace the loss of units identified for the city’s Regional Housing Needs Allocation (RHNA) numbers due to the loss of density from the proposed general plan amendment. However, the City has a sufficient buffer of units at the R-4 density range to support the project (excess RHNA units in its Housing Element), therefore an adequate buffer exists for this project. As a result and based on concerns expressed by the upzone site property owners the City is not currently moving forward with the off-site upzone properties. Additionally, this project is not required to comply with SB330 upzoning requirements because the existing R-4 zoning was not in place on or before January 1, 2018.
The IS/MND prepared for this project is still adequate for the 393-multi-family unit development project and the associated General Plan and Zoning District Map amendment requests. The overall project effect will be less than anticipated in the IS/MND.
MOTION:
Approve staff’s recommendation.
ATTACHMENTS:
Attachment No. 1 - Vicinity Map
Attachment No. 2 - Existing and Proposed General Plan Land Use Designation
Attachment No. 3 - Existing and Proposed Zoning District
Attachment No. 4 - Project Plans
Attachment No. 5 - Planned Unit Development Document
Attachment No. 6 - Planning Commission Resolution, and Conditions of Approval
Attachment No. 7 - Notice of Determination
Attachment No. 8 - Public Hearing Notice