FROM:
Planning Department
TITLE:
Title
Master Case No. (MCN) 25-0064: Tentative Tract Map No. 25-0007 (TTM No. 20852), and Design Review (DRP) No. 25-0029, a request to subdivide 3.75 acres into 26 parcels and two (2) lettered lots for residential development including a density bonus for 2 affordable residences, and a request for site and architectural approval for construction of 26 detached residential units and associated site improvements and an Affordable Housing Density Bonus Agreement together with related covenants, conditions & Restrictions providing for a minimum of two affordable units in accordance with the state density bonus law, on approximately 3.75 acres located at 7844 Alder Avenue, identified as Assessor Parcel Numbers 0190-301-12, -21, -37, -40, -41 and -42, pursuant to a Categorical Exemption in accordance with CEQA Guidelines Section 15332.
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 2026- , and
1. Determine that the Project is categorically exempt pursuant to Section 15332 (Class 32, Infill Development), and Section 3.22 (Categorical Exemption) of the 2019 Local Guidelines for Implementing CEQA, and direct staff to file a Notice of Exemption;
2. Approve Tentative Tract No. 25-0007 (TTM No. 20852)
3. Approve Design Review (DRP) No. 25-0029
4. Recommend approval to the City Council for the associated “Affordable Housing Density Bonus Agreement and Declaration of Covenants, Conditions, and Restrictions”.
APPLICANT:
Monte Vista Homes
P.O. Box 9559
Alta Loma, CA 91701
LOCATION:
The project site is located at 7844 Alder Avenue (APNs: 0190-301-12, -21, -37, -40, -41 and -42).
REQUEST:
Tentative Tract Map No. 25-0007 (TTM No. 20852); A request to subdivide 3.75 acres into twenty-six (26) parcels and two (2) letter lots for residential development.
Design Review No. 25-0029; A request for site and architectural review and approval for the construction of 26 new residential units, including two (2) affordable residences, and associated site improvements and Affordable Housing Density Bonus Agreement on approximately 3.75 acres.
PROJECT PLANNER:
Moises Lomeli, Assistant Planner
BACKGROUND INFORMATION:
Land Use Table:
PROJECT DESCRIPTION:
A. Site Area: Approximately 3.75 acres
B. Density:
Max: 5 units per acre
Proposed: 6.9 units per acre
C. Parking:
Required: 52 spaces
Proposed: 69 spaces
D. Landscaping:
Required: 24,502 square feet (15 percent)
Proposed: 21,733 square feet (13.3 percent)
ANALYSIS:
The applicant is requesting that the Planning Commission review and approve Tentative Tract Map No. 25-0007 (TTM 20852), a request to subdivide 3.75 acres into twenty-six (26) parcels for residential development and approve Design Review No. 25-0029, to develop 26 single-family two-story detached units and associated site improvements on approximately 3.75 total acres.
As part of this project, the applicant is proposing two (2) affordable units per the State’s Density Bonus Law (California Government Code Sections 65915 - 65918), which under this Law, would allow the applicant to increase the density of the project area by 32.5%. Currently, the Zoning Code would allow development at five (5) units per acre, which would allow 19 single-family units on the site. The applicant intends to utilize the California State Density Bonus Law that would allow an additional 7 units for a total of 26 single-family units. The Density Bonus Law prohibits local jurisdiction from enforcing Zoning Requirements that would prevent this density from being reached such as lot size square footage minimums, lot size dimension minimums, required amount of landscaping and building setback minimum requirements. The applicant is also allowed to select incentives; for this project, the applicant is selecting relief from the provision of block walls between the lots and is instead using vinyl fencing. Block walls are being used for areas adjacent to the common areas such as the driveway and roadway areas. Additionally, the applicant is selecting relief from providing side-by-side garage parking and instead utilizing a combination of tandem garage parking and side-by-side garage parking. Furthermore, the applicant has requested the following waivers: a reduction in the minimum lot size, reduction in the average lot size, reduction in the lot width and depth, to exceed the minimum lot coverage, reduction of front and side setback requirements, reduction of the minimum required landscape, mechanical equipment screening, and reduction of patio setbacks.
Tentative Tract Map No. 25-0007 (TTM No. 20852)
The applicant is requesting a tentative tract map to subdivide six approximately 3.75 acres into twenty-six (26) parcels for residential development and two (2) lettered lots for open space and amenities that will be maintained by the homeowners’ association.
Design Review No. 25-0029
The applicant proposes two styles of architecture: Spanish and Ranch. The architectural features of the buildings will include an exterior color scheme of white/neutral earth tone, with brown and rust accents. The architectural styles include smooth stucco exterior, decorative wrought iron elements, decorative pot shelves, exterior light fixtures, concrete roof tiles, and vinyl windows.
The proposed residential units include four plans with a mix of three and four bedrooms, ranging in size from 1,567 square feet for the four-bedroom, 2.5 bath units, to 1,778 square feet for the three-bedroom + den (optional 4th bedroom), 2.5 bath units.
The variations to the building’s faces, varying roof lines and building heights from 26 to 27 feet high, will make the Project architecturally pleasing. The Project includes associated on and off-site improvements including parking spaces, new landscaping, lighting, curb, gutter, sidewalks, and utilities related to the Project.
The proposal has been designed to be compatible with the surrounding residential uses. The proposed site is physically suitable in size and shape to support the development of the proposed residential development. 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.
Amenities/Open Space:
The Project amenities include a lighted recreation area with playground equipment, seating benches and a shade structure with tables. In addition to the proposed amenities, each unit has private open space directly accessible from their private unit.
Grading and Walls:
The project site is vacant, undeveloped and relatively flat. The existing drainage pattern flows from the northwest to the southwest. An underground water catch basin system will be constructed for the Project.
The project plans include a 6-foot-high masonry perimeter wall along the north, south and west sides of the property with the west side wall atop a three-foot retaining wall. There will be a six-foot high wrought iron fence along the eastern side (entry area).
Site Access/Circulation/Parking:
Primary vehicle access to the Project Site will be taken from Alder Avenue through a gated entry. Pedestrian access is provided at the entry as well. The internal circulation has been reviewed by the Planning, Fire, Traffic, and Engineering Departments and found to be sufficient to support this type of use.
Affordable Housing Density Bonus Agreement and Declaration of Covenants, Conditions & Restrictions:
The proposed Regulatory Agreement would restrict the use of two (2) units (the "Affordable Units") by requiring that they are rented or sold to very low-income households, which is defined as households with income that does not exceed fifty percent (50%) of the Area Median Income for San Bernardino County. The Regulatory Agreement provides that the Affordable Units will be rented for a term of 55 years for an "Affordable Rent," which is defined as not more than thirty percent (30%) of fifty percent (50%) of Area Median Income. The Regulatory Agreement includes obligations for income verification, preparing of a marketing plan, a right of the City to make referrals for the Affordable Units, and other terms related to ensuring the covenants for the Affordable Units.
Environmental:
Pursuant to the California Environmental Quality Act (CEQA) Guidelines and Section No. 3.22 (Categorical Exemption) of the City of Fontana’s 2019 Local Guidelines for Implementing CEQA, the proposed Project is categorically exempt from CEQA pursuant to CEQA Guidelines Section No. 15332 as a Class 32, Infill Development Project. The project site is considered Infill Development and meets the CEQA requirements of Infill: (1) The Project is consistent with the Single Family (R-SF) designation of the General Plan and the Single Family (R-1) Zone District regulations; (2) The Project Site is less than five (5) acres; (3) The Project Site is not within any known sensitive or threatened habitat area; (4) The Project will not have any significant effects related to traffic, noise, air quality, or water quality; and (5) There are adequate public services for the development of the proposed residential project. Further, none of the exceptions in CEQA Guidelines section 15300.2 apply to the Project
MOTION:
Approve staff’s recommendation.
ATTACHMENTS:
1 - Vicinity Map
2 - Project Plans
3 - Planning Commission Resolution, Findings and Conditions of Approval
4 - Notice of Exemption
5 - Public Hearing Notice