FROM:
Planning Department
TITLE:
Title
Master Case No. 24-0080: Design Review No. 24-0040 - A request for the development of a new 3-story, 24-unit apartment project on a vacant parcel located at 8161 Banana Avenue and identified as Assessor’s Parcel Number 0230-041-61 totaling approximately 0.6 gross acres, pursuant to a Categorical Exemption in accordance with CEQA Guidelines Section 15332.
End
RECOMMENDATION:
Based on the information in the staff report and resolution, and subject to the attached Findings and Conditions of Approval, staff recommends that the Planning Commission adopt Resolution PC No. 2025-___, and
1. Determine that the project is Categorically Exempt pursuant to Section No. 15332, (Class No. 32, In-Fill Development) of the CEQA and Section No. 3.22 (Categorically Exempt) 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. 24-0040.
APPLICANT:
SA Golden Investment, Inc.
Saber Awad
6226 Cooper Avenue
Fontana, CA 92336
LOCATION:
The project site is located at 8161 Banana Avenue (Assessor’s Parcel Number: 0230-041-61)
REQUEST:
Design Review Project (DR) No. 24-0040 - A request for the site and architectural approval of a new 3-story, 24-unit multi-family development and associated improvements on an approximately 0.6-acre site
PROJECT PLANNER:
Salvador Quintanilla, Senior Planner
BACKGROUND INFORMATION:
Land Use Table:
|
|
General Plan |
Zoning - Subdistrict |
Existing Land Use |
|
Site: |
Single-Family Residential (R-SF) |
Form-Based Code (FBC) - Route 66 Gateway |
Single-Family Homes |
|
North: |
Public Facility (P-PF) and Walkable Mixed-Use Corridor and Downtown (WMXU-1) |
Public Facility (P-PF) and Form-Based Code (FBC) - Route 66 Gateway |
Fire Station No. 73 and Commercial Center |
|
South: |
Single-Family Residential (R-SF) |
Single-Family Residential (R-1) |
Condominium Project |
|
East: |
Walkable Mixed-Use Corridor and Downtown (WMXU-1) |
Form-Based Code (FBC) - Route 66 Gateway |
Phase 1 Banana North Project - Multi-Family Project under construction. |
|
West: |
Walkable Mixed-Use Corridor and Downtown (WMXU-1) |
Form-Based Code (FBC) - Route 66 Gateway |
Single-Family Home |
PROJECT DESCRIPTION:
|
A. Site Area: |
Approximately .6 adjusted gross acres |
|
B. Density: |
|
|
Allowed: |
39 dwelling units per acre (Maximum) |
|
Proposed: |
26 dwelling units per acre |
|
C. Building Height: |
|
|
Allowed: |
70-Foot (Maximum) |
|
Proposed: |
38-Foot |
|
D. Setback Analysis |
|
Required: |
|
|
Front: |
0-Foot (Minimum)/ 10-foot (Maximum) |
|
Side, Interior: |
0-Foot (Minimum) |
|
Rear: |
5-Foot (Minimum) |
|
Provided: |
|
|
Front: |
6-Foot |
|
Side, Interior: |
9-Foot |
|
Rear: |
12-Foot |
|
E. Parking Analysis |
|
Total Required Parking: |
33 Spaces |
|
Total Parking Provided: |
33 Spaces |
ANALYSIS:
The applicant, SA Golden Investment, Inc. is requesting that the Planning Commission review and approve a Design Review for the site and architectural review for the development of a new three (3) story project which includes 24 multi-family units. Two accessory dwelling units (“ADUs”) are located at the front of the project along Banana Avenue. The ADUs are depicted on the plans and in the summary for informational purpose only; they are not a part of the Planning Commission’s consideration as they are not subject to discretionary review.
The project site is located south of Foothill Boulevard and on the east side of Banana Avenue. The project consists of a rectangular building with parking, multi-family units, and amenities through various portions of the site. Currently, the site has two buildings and comprised of one parcel totaling .6 acres.
Design Review Project (DRP) No. 24-0040
The project includes the development of a 24-unit multi-family project within the Form Based Code’s Route 66 Gateway subdistrict, on one parcel totaling approximately 0.6 adjusted gross acres. The 24 dwelling units are contained within one (1) three-story building totaling approximately 30,852 square feet. The project consists of three (3) floor plans ranging in size from 894 square feet to 1,309 square feet. The units are proposed at 1-bedrooms (894 square feet), 2-bedrooms (996 square feet), and 3-bedrooms (1,309 square feet). The project site is located on east side of Banana Avenue approximately 270 feet south of the southeast corner of the intersection of Foothill Boulevard and Banana Avenue.
The applicant has proposed a Tuscan architectural style for the apartment buildings. The architectural style is consistent with development that was previously approved on the adjacent site. The elevations include varying warm and neutral hues. A variety of design features and materials are provided on the elevations such as stone veneer, arched wall openings, decorative window treatment and shutters, varied rooflines, and other features appropriate to the Tuscan architecture. The variety in color and material will provide for an architecturally pleasing project that will enhance the character of the neighborhood.
Site Access/Circulation/Parking
The site shall be accessed through one main drive aisle off Banana Avenue. Side-by-side parking is located to the north and west sides of the building. The project will use the existing drive aisle that has paving with curbing on both sides and ADA access path on the north side. There will be 33 parking spaces provided for residents and guests. No parking is allowed on the main drive aisle; however, parking is allowed on Banana Avenue.
The project will have existing pedestrian access from the street shall be along the north side of the site along the one main drive aisle. The project site will also have pedestrian access from the project site to Banana Avenue. The access to the individual units will be through a courtyard opening within the middle of the building, this will provide access to all three (3) stories. There are openings to the courtyard on the east and west sides of the building. The pedestrian walkways are well defined by landscaping and lights.
Grading/Walls
The grading is consistent throughout the site. The project site will be graded to allow surface water to drain to area, which drains along the concrete “V” ditch. The area drains will collect the nuisance water and gravity flow into individual chambers. The overflows from the chamber shall be piped to the paved public street.
The site has an existing decorative block wall and CMU wall of 6-feet in height along most of the property lines. A new perimeter wall, where needed, is proposed as a combination wall consisting of a maximum of 3-foot of retaining and 6-foot decorative garden wall.
In addition, the applicant is proposing appropriate drainage, grading, and perimeter walls to provide a safe and well-designed project. The project has been reviewed by Planning, Engineering, Building and Safety, and Fontana Fire Prevention for site circulation, access, and safety. The proposed project meets or exceeds the standards of the Zoning and Development Code and will provide a safe design for normal public access.
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, In-Fill Development Project. The project site is considered Infill Development and meets the CEQA requirements of Infill: (1) The Project is consistent with the Walkable Mixed Used Corridor & Downtown (WMXU-1) designation of the General Plan and the Form-Based Code (FBC), Route 66 Gateway zoning district; (2) The Project Site is less than five (5) acres at 0.6 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 Plan Set
3. Planning Commission Resolution, Findings, and Conditions of Approval
4. Notice of Exemption
5. Notice of Intent and Public Hearing Notice