FROM:
Planning Department
TITLE:
Title
Master Case No. (MCN) 22-040, General Plan Amendment (GPA) 22-001, and Zoning District Map Amendment (ZCA) No. 22-001 to, pursuant to a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, amend the General Plan land use designation from Single-Family Residential (R-SF) to Multi-Family Medium/High Density Residential (R-MFMH) and change the zoning from Single-Family Residential (R-1) to Multi-Family Medium/High Density Residential (R-4) on a site of approximately 6.4 acres. No development is proposed as part of this project.
End
RECOMMENDATION:
Based on the information contained in this staff report, staff recommends that the Planning Commission adopt Resolution No. PC 2023-___, and forward a recommendation to the City Council to:
1. Adopt the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and direct staff to file a Notice of Determination; and
2. Adopt a resolution approving General Plan Amendment (GPA) No. 22-001; and
3. Adopt an ordinance approving Zoning District Map Amendment (ZCA) No. 22-001.
APPLICANT:
SP Acquisition, LLC.
Jason Korengold
130 Vanita, Suite 200
Aliso Viejo, CA 92656
LOCATION:
The site is located on the north side of Merrill Avenue between Alder Avenue and Laurel Avenue (APNs: 0246-151-50, -51, -52, -56, -71, and -77).
REQUEST:
1. General Plan Amendment (GPA) No. 22-001 - a request to amend the General Plan land use designation from Single-Family Residential (R-SF) to Multi-Family Medium/High Density Residential (R-MFMH).
2. Zoning District Map Amendment (ZCA) No. 22-001 - a request to change the zoning designation from Single-Family Residential (R-1) to Multi-Family Medium/High Density Residential (R-4).
PROJECT PLANNER:
Alexia De La Torre, Assistant Planner and Salvador Quintanilla, Senior Planner
BACKGROUND INFORMATION:
A. Existing Land Use Designation
|
|
General Plan |
Zoning |
Existing Land Use |
|
Site: |
Residential-Single Family (R-SF) |
Single-Family Residential (R-1) |
Parcels are primarily vacant with the exception of one (1) existing single-family house |
|
North: |
Residential-Single Family (R-SF) |
Single-Family Residential (R-1) |
Single-Family Homes |
|
South: |
Residential-Single Family (R-SF) |
Single-Family Residential (R-1) |
Single-Family Homes/Elementary School |
|
East: |
Residential-Single Family (R-SF) |
Single-Family Residential (R-1) |
Single-Family Homes |
|
West: |
Residential-Single Family (R-SF) |
Single-Family Residential (R-1) |
Single-Family Homes |
PROJECT DESCRIPTION:
A. Background Information: The current site is vacant and surrounded by residential development. The site is located on the north side of Merrill Avenue and west of Alder Avenue, which both streets are classified as a Secondary Highway. The existing General Plan Land Use Designation is Single-Family Residential (R-SF) and the existing Zoning District is Single Family (R-1). No development is proposed as part of this project.
B. Project Site Area: Approximately 6.4 acres
C. Current Density: 2.1 - 5 du/ac
D. Proposed Density: 24.1 - 39 du/ac
ANALYSIS:
The applicant is requesting to amend the General Plan Land Use Designation from Single-Family Residential (R-SF) to Multi-Family Medium/High Density Residential (R-MFMH) and the Zoning District from Single-Family (R-1) to Multi-Family Medium/High Density Residential (R-4). At this time the applicant is not proposing any development on the site.
The proposed amendment is consistent with the following goals and policies of the Housing Element in the General Plan:
• Provide adequate housing to meet the needs of all residents in Fontana.
• Provide a high standard of quality in existing affordable housing stock.
Furthermore, the proposed project will meet the following policies of the Housing Element of the General Plan:
• Goal No.1, Policy No. 1.1, by providing a “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”
The proposed project is adjacent to two streets classified as Secondary Highways. These streets currently provide public transportation along Alder Avenue and Merrill Avenue. The stops will be a benefit to future tenants as they will have a short walk to public transportation stations. Future tenants would also have a school within walking distance.
The amendment will present an opportunity for development to be constructed at a higher density which will allow City to have a wider variety of housing types for residents. This amendment will increase the unit count and provide opportunity for attainable or market rate housing. Also, this amendment will assist the City of Fontana in meeting its Regional Housing Needs Assessment (RHNA) numbers. This change will increase the unit count from the existing maximum of 32 residential units (6.4 acres x 5.0/acres = 32) to 249 residential units (6.4 acres x 39 units/acre = 249). The proposed amendment will increase the potential residential units count by 217 units. The potential for additional new housing is consistent with State housing goals as well as the City’s goal to encourage additional housing opportunity. Any future development will come before the Planning Commission for consideration.
Environmental:
An Initial Study (IS)/Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program 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 a Notice of Determination have been prepared for the Planning Commission’s consideration. The Initial Study/Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program can be found at <https://www.fontanaca.gov/2137/Environmental-Documents>.
MOTION:
Approve staff’s recommendation.
ATTACHMENTS:
1. Vicinity Map
2. Existing and Proposed General Plan Land Use Designation
3. Existing and Proposed Zoning District
4. Planning Commission Resolution and Findings
5. Notice of Determination
6. Notice of Intent to Adopt a Mitigated Negative Declaration and Public Hearing Notice