FROM:
Planning Department
TITLE:
Title
Master Case No. 24-0059: Vesting Tentative Parcel Map No. 24-0019 (TPM No. 20910) and Design Review No. 24-0030; A request to consolidate twenty-nine parcels into four parcels for the development of a multi-family project, and a request for site and architectural approval of a 595 multi-family unit project on a 27 acre site at Assessor Parcel Numbers: 1108-082-01 through 1108-082-20 and 1108-082-22 through 1108-082-30, pursuant to an Addendum to the General Plan Update Final Environmental Impact Report (GP FEIR) (State Clearinghouse [SCH] No. 2016021099) prepared for this proposed project.
End
RECOMMENDATION:
Based on the information in the staff report and subject to the attached Findings and Conditions of Approval, staff recommends that the Planning Commission adopt Resolution No. 2025-____, and
1. Adopt an Addendum and Mitigation Monitoring, and Reporting Program (MMRP) to the General Plan Update Final Environmental Impact Report (SCH No. 2016021099) and direct staff to file a Notice of Determination; and
2. Approve Vesting Tentative Parcel Map No. 24-0019 (TPM 20910), and
3. Approve Design Review (DRP) No.24-0030.
APPLICANT:
BCT Dev Acquisition Co LLC
1400 Newport Center Drive, #200
Newport, CA 92660
LOCATION:
The project site is located on the southwest corner of Citrus Avenue and Summit Avenue (APNs: 1108-082-01 through 1108-082-20 and 1108-082-22 through 1108-082-30).
REQUEST:
Vesting Tentative Parcel Map No. 24-0019 (TPM No. 20910)- A request to consolidate 29 parcels into four (4) separate parcels for a total of 27 acres.
Design Review (DRP) No. 24-0030 - A request for site and architectural approval of a multi-family project, totaling 595 units, and associated site improvements on approximately 27 acres.
PROJECT PLANNER:
Rina Leung, Senior Planner
BACKGROUND INFORMATION:
Land Use Table:
|
|
General Plan |
Zoning/Overlay |
Existing Land Use |
|
Site: |
Walkable Mixed Use Urban Village (WMXU-2) |
Form Based Code/Village District |
Vacant |
|
North: |
Residential Planned Community (R-PC) |
Citrus Heights North Specific Plan (SP) |
Single Family and Multiple Family Dwellings |
|
South: |
Single Family Residential (R-SF) |
Single Family Residential (R-1) |
Single Family Dwellings |
|
East: |
Public Facilities (P-PF) |
Public Facilities (P-PF) |
Fontana Water company/Water tank |
|
West: |
Residential Planned Community (R-PC) |
Citrus Heights South Specific Plan (SP) |
Single Family Dwellings |
PROJECT DESCRIPTION:
A. Project Area: Approximately 27 acres
B. Density: Max Allowed: 24 units per acre
Proposed: 22 units per acre
C. Building Analysis
Building Height
Maximum: 70 feet
Proposed: 36-39 feet
D. Setbacks:
Front: 10 feet minimum
Proposed: 13-16 feet
Street Side: 10 feet minimum
Proposed: 30 feet
Interior Side: 5 feet
Proposed: 56 feet
Rear: 10 feet
Proposed: 50 feet
E. Parking Analysis:
Vehicle Required: 893 spaces
Vehicle Provided: 1,310 spaces (1,190 garage/120 open)
ANALYSIS:
The applicant, BCT Dev Acquisition Co. LLC, is requesting that the Planning Commission approve Vesting Tentative Parcel Map No. 24-0019 (TPM No. 20910) to consolidate twenty-nine (29) parcels into four (4) parcels and approve DRP No. 24-0030 for development of a multi-family development, consisting of 595 units and associated site-improvements on approximately 27 acres.
Vesting Tentative Parcel Map No. 24-0019 (TPM No. 20910)
Vesting Tentative Parcel Map No. 24-0019 (TPM 20910) will consolidate 29 parcels at APNs: 1108-082-01 through 1108-082-20 and 1108-082-22 through 1108-082-30 into four (4) parcels. The resulting parcels will meet the development standards of the Zoning and Development Code and will enable the development of the 595 multi-family units.
To finalize the site design for this development, Vesting Tentative Parcel Map No. 24-0019 (TPM 20910) includes the vacation of Joe Avenue and a portion of Edward Avenue. The purpose of this vacation 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 64502(a), staff finds that the proposed street vacation is in conformity with the City’s General Plan.
Design Review (DRP) No. 24-0030
The multi-family residential project will be comprised of 595 units within ninety-three buildings, with a minimum of 10-unit layout variation (floor plans) and will be developed into four (4) phases with the main backbone streets being constructed as part of the first phase. Subsequent phases will be secured with a four (4) tall split rail fence to secure the future phases along with a soil stabilizer for the undeveloped areas. The unit mix will include: 138 two-bedroom units, ranging in size from 1,138 square feet to 1,280 square feet; 122 three-bedroom units ranging in size from 1,358 square feet to 1,694 square feet, and 335 four-bedroom units 1,504 square feet to 1,697 square feet.
The applicant proposes three styles of architecture, Modern, Spanish and Italianate styles with Row House and Court style building types.
The architectural features of the three style buildings will feature a light earth neutral tone color palette with a medium to dark brown accent along with rust, green or blue accent colors. The Spanish architectural style includes stucco light sand exterior, concrete S-roof tile, metal and faux wood railings, decorative metal pots, decorative exterior lighting, shutters, vinyl windows, and decorative garage doors. The Modern style has a flat roof with wood fascia board, decorative garage doors, pop outs, and varied roof line, The Italianate style has balconies with wrought iron railings, stone veneer, decorative shutters, tall narrow windows, and decorative garage doors.
The variations to the building’s faces, varying roof lines and building’s height from 36 feet high to 39 feet, will make the project architecturally pleasing and be consistent with the surrounding area. The Project includes associated on and off-site improvements to include installing parking spaces, impervious pedestrian paving, new landscaping, enhanced paving, and lighting.
The proposal has been designed to be compatible with surrounding residential uses with the inclusion of enhanced pavement walkways for pedestrians which allow for onsite circulation to units, amenities, and other areas on the site. The project will include off-site improvements for sidewalks, curb and gutter, street lighting, a median break on Citrus Avenue and an all-way stop at Summit Avenue and Pinehurst Lane. The proposed site is physically suitable in size and shape to support the development of the proposed multifamily townhome community 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 provides 417 more parking spaces than required by the Zoning and Development Code. The project design incorporates safety measures for automobiles and pedestrians in the area.
Amenities/Open Space:
The proposed development includes activated courtyards with arbors and ample landscaping, two recreation centers with leasing, fitness and clubroom areas, two pools and two spas, two tot lot area, a dog run area, pedestrian walkways, open space courtyard centers with shade structures, cornhole, seating areas and BBQ.
Each unit has adequate open space directly accessible from the private unit, exceeding the code required minimum of 64 square feet with private open space ranging from approximately 70 square feet to 140 square feet.
Grading/Walls:
The topography of the Project Site is relatively flat. The project plans indicate a new six foot high split-face CMU wall along portions of the north property line as well as the easterly and westerly property lines to provide additional separation and screening. An existing six foot high block wall is located on the west and south sides of the property, and an existing six foot high perimeter wall is located on the northeast side of the property. Other decorative courtyard and interior walls and fences will be located throughout the Project site.
Site Access/Circulation/Parking:
The main ingress and egress to the Project Site will be provided via a public cul-de-sac along Summit Avenue and a driveway on Citrus Avenue at the southeast property line, neither of which will be gated. An EVA (Emergency Vehicle Access) gate is located on the northeast corner of the property along Citrus Avenue, internal circulation between project areas is facilitated by driveways. Two of the three internal project areas are independently gated. The internal circulation has been reviewed by Planning, Fire, Traffic, and Engineering. The internal circulation is sufficient to support this type of use
Environmental:
Pursuant to Sections 15162 and 15164 of the California Environmental Quality Act (CEQA) Guidelines and Section 8.06 of the City of Fontana’s 2019 Local Guidelines for Implementing CEQA, an Addendum to the General Plan Update Final Environmental Impact Report (GP FEIR) (State Clearinghouse [SCH] No. 2016021099) has been prepared for this proposed project. The aforementioned FEIR adopted by the City Council on November 13, 2018, anticipated this type of residential development.
The proposed Project does not represent significant changes to the approved GP EIR relative to CEQA since it does not change the assumptions, analysis, conclusions, or mitigation. The components of the proposed project do not alter the EIR project’s significance conclusions or represent significant new information. Additionally, the proposed project does not require major revisions to the aforementioned EIR, does not lead to new significant environmental effects, or does not lead to substantial increase in the severity of previously identified significant effects. The proposed project does not trigger any of the conditions that warrant preparation of a Subsequent EIR. Therefore, an Addendum to the EIR has been prepared for this proposed project and no further/additional CEQA review is required.
MOTION:
Approve staff’s recommendation.
ATTACHMENTS:
1 - Vicinity Map
2 - Project Plans
3 - Planning Commission Resolution, and Conditions of Approval
4 - Notice of Determination
5 - Public Hearing Notice