FROM:
Planning Department
SUBJECT:
Title
Fourth Combined General Plan Amendments and Projects for the 4th General Plan Cycle of 2023; Part No. 1 - Merrill Land Use Redesignation and associated Mitigated Negative Declaration, Part No. 2 - Banana North Multi-Family Project and associated Mitigated Negative Declaration, Part No. 3 - Poplar South Distribution Center Project and associated Environmental Impact Report, Part No. 4 Arrow and Tokay Land Use Redesignation and associated Mitigated Negative Declaration, and Part No. 5 - Citrus/Oleander Industrial Commerce Center and associated Environmental Impact Report.
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RECOMMENDATION:
Recommendation
Part No. 1 - Merrill Land Use Redesignation
Master Case No. (MCN) 22-040, General Plan Amendment (GPA) 22-001, and Zoning District Map Amendment (ZCA) No. 22-001 to amend the General Plan land use designation of the project site of approximately 6.4 acres of land located north of Merrill Avenue between Alder Avenue and Laurel Avenue from Single-Family Residential (R-SF) to Multi-Family Medium/High Density Residential (R-MFMH) and Zoning District Map (ZCA) 22-001 to change the zoning from Single-Family Residential (R-1) to Multi-Family Medium/High Density Residential (R-4), pursuant to a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program. No development is proposed as part of this project.
1a) Adopt Resolution No. 2023-106, (Part No. 1 of General Plan Amendment cycle No. 4 of 2023,) a Resolution of the City Council of the City of Fontana adopting a Mitigated Negative Declaration, approving Mitigation Monitoring and Reporting Program and directing staff to file a Notice of Determination; approving General Plan Amendment No. 22-001 (Part No. 1 of General Plan Amendment cycle No. 4 of 2023) amending General Plan Exhibit 15.8 Chapter 15 (land Use, Zoning and Urban Design) of the General Plan Land Use Designation for APNs: 0246-151-50, -51, -52, -56, -71, and -77 on approximately 6.4 acres of land located north of Merrill Avenue between Alder Avenue and Laurel Avenue, from Single-Family Residential (R-SF) to Multi-Family Medium/High Density Residential (R-MFMH) and,
1b) Read by title only and waive further reading of and introduce Ordinance No. 1926, an Ordinance of the City Council of the City of Fontana, approving a Zoning District Map Amendment (ZCA No. 22-001) changing the zoning designation from Single-Family Residential (R-1) to Multi-Family Medium/High Density Residential (R-4) on approximately 6.4 acres located on the north side of Merrill, between Alder Avenue and Laurel Avenue; and that the reading of the title constitutes the first reading thereof.
Part No. 2 - Banana North Apartments
Master Case No. 22-037: General Plan Amendment (GPA) No. 22-005, Zoning District Map Amendment (ZCA) No. 22-006, Development Code Amendment (ZCA) No. 22-007, and Design Review Project (DRP) 22-020 - to change the General Plan land use map, Exhibit No. 15.8 and Exhibit No. 15.9 from Single-Family Residential (R-SF), to Walkable Mixed Used Corridor and Downtown (WMXU-1), a Zoning District Map Amendment (ZCA) 22-006 to update the Zoning District Map from Single-Family Residential (R-1) to Form-Based Code (FBC), and a Zoning and Development Code Amendment (ZCA) 22-007 to change the Form-Based Code Map, Section No. 30-406, to identify the subject properties as Route 66 Gateway sub-district on APNs: 0230-041-33, -44, -52, -60, and -61 totaling approximately 2.4 adjusted gross acres, and Design Review Project (DRP) 22-020 to develop a new 24-unit apartment project on two (2) parcels, APNs 0230-041-52 and -60, totaling approximately 0.9 gross acres, pursuant to a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.
2a) Adopt Resolution No. 2023-107, (Part No. 2 of General Plan Amendment Cycle No. 4 of 2023,) a Resolution of the City Council of the City of Fontana approving the Mitigated Negative Declaration (MND) and with Mitigation Monitoring and Reporting Program (MMRP) pursuant to Section No. 15070 of the California Environmental Quality Act (CEQA) and Section No. 6.04 of the 2019 Local Guidelines for implementing CEQA, and approving a General Plan Amendment (GPA) 22-005 to change the General Plan land use map, Exhibit No. 15.8 and Exhibit No. 15.9, from Single-Family Residential (R-SF) to Walkable Mixed Used Corridor and Downtown (WMXU-1), for approximately 2.4 adjusted gross acres, and Design Review Project (DRP) 22-020 to develop a new 24-unit apartment project on two (2) parcels, APNs 0230-041-52 and -60, totaling approximately 0.9 adjusted gross acres and associated improvements, respectively, and subject to the Conditions of Approval; and,
2b) Read by title only and waive further reading of and introduce Ordinance No. 1927, an Ordinance of the City Council of the City of Fontana, approving a Zoning District Map Amendment (ZCA) No. 22-006 to update the Zoning District Map from Single-Family Residential (R-1) to Form-Based Code (FBC) for the project site that is comprised of five (5) existing parcels (APNs: 0230-041-33, -44, -52, -60, AND -61) located on the east side of Banana Avenue approximately 270 feet south of the southeast corner of the intersection of Foothill Boulevard and Banana Avenue, and that the reading of the title constitutes the first reading thereof; and,
2c) Read by title only and waive further reading of and introduce Ordinance No. 1928, an Ordinance of the City Council of the City of Fontana, approving a Development Code
Amendment (ZCA) No. 22-007 to change the Form-Based Code Map, Section No. 30-
406, to identify the subject properties as Route 66 Gateway sub-district for the project site that is comprised of five (5) existing parcels (APNs: 0230-041-33, -44, -52, -60, AND -61) located on the east side of Banana Avenue approximately 270 feet south of the southeast corner of the intersection of Foothill Boulevard and Banana Avenue; and that the reading of the title constitutes the first reading thereof.
Part No. 3 - Poplar South Distribution Center Project
Master Case No. 22-079: General Plan Amendment (GPA) No. 22-007, Specific Plan Amendment (SPA) No. 22-003, Development Agreement (AGR) No. 22-003, Tentative Parcel Map (TPM No. 20638) No. 22-016, Design Review (DRP) No. 22-040 - Amendment of the subject site’s land use designations for approximately 18.8 adjusted gross acres from Residential Trucking (R-T) to General Industrial (I-G) and proposed site and architectural design for the development of an industrial commerce center building totaling approximately 490,565 square feet, and associated Final Environmental Impact Report (EIR).
3a) Adopt Resolution No. 2023-108, a Resolution of the City Council of the City of Fontana certifying the Final Environmental Impact Report (FEIR), (State Clearinghouse No. 2022090611), adopting a Statement of Overriding Consideration, a Mitigation Monitoring and Reporting Program, and a Statement of Facts and Findings, and directing staff to file a Notice of Determination;
3b) Adopt Resolution No. 2023-109, (Part No. 3 of General Plan Amendment cycle No. 4 of 2023,) a Resolution of the City Council of the City of Fontana approving General Plan Amendment No. 22-007 (Part No. 4 of General Plan Amendment cycle No. 4 of 2023) amending General Plan Exhibit 15.8 to change the General Plan Land Use designation on approximately 18.8 adjusted gross acres (APNs 0237-171-01, -02, -03, -04, -05, -06, -07, -08, -09, -10, -11, -12, -13, -14, -15, -6, -17, -18, -19, and 0237-172-01, -02, -03, -04, -05, -06, -07, -08, -09, -10, -11, -12, -19, -22, -23, -26, -27, -28, -30, -31, -32, 33) from Residential Trucking (R-T) to General Industrial (I-G) and approving Tentative Parcel Map No. 20638 (TPM No. 22-016) to process a parcel map to consolidate forty-one (41) parcels into one parcel to develop a project site and approving Design Review No. 22-040 for the site and architecture review for a building totaling approximately 490,565 square feet and associated on-site and off-site improvements subject to the Conditions of Approval; and,
3c) Read by title only and waive further reading of and introduce Ordinance No. 1929, an Ordinance of the City Council of the City of Fontana, approving a Specific Plan Amendment No. 22-003, to amend the Southwest Industrial Park (SWIP) Specific Plan Land Use Plan to change 18.8 acres located west of Catawba Avenue, east of Poplar Avenue and north and south of Rose Avenue from Residential Trucking District (RTD) to Slover East Industrial District (SED), and that the reading of the title constitutes the first reading thereof; and,
3d) Read by title only and waive further reading of and introduce Ordinance No. 1930, an Ordinance of the City Council of the City of Fontana, approving Development Agreement No. 23-003 to include payment of a public benefit fee.
Part 4 - Arrow and Tokay Land Use Redesignation
Master Case No. (MCN) MCN23-092: General Plan Amendment (GPA) No. 23-003, Zoning District Map Amendment (ZCA) No. 23-004, and Development Code Amendment (ZCA) No. 23-005 to amend the land use designation of the project site of approximately 25 acres of land located on the southwest corner of Arrow Boulevard and Tokay Avenue (which is divided into Sites A and B, consisting of four (4) parcels each) from Open Space (OS) to Light Industrial (I-L) and to include an Emergency Shelter Overlay District designation for Site A of the project; change the zoning from Open Space - Resource (OS-R) to Light Industrial (M-1) for the project site; and to add an Emergency Shelter Overlay District designation for Site A that is comprised of four (4) parcels, pursuant to a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program. No development is proposed as part of this project.
4a) Adopt Resolution No. 2023-110, (Part No. 4 of General Plan Amendment cycle No. 4 of 2023,) a Resolution of the City Council of the City of Fontana adopting the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and directing staff to file a Notice of Determination; approving General Plan Amendment No. 23-003 (Part No. 4 of General Plan Amendment cycle No. 4 of 2023) amending General Plan Exhibit 15.8 (Future Land Use Map) in Chapter 15 (Land Use, Zoning and Urban Design) of the General Plan to change the General Plan Land Use for the entire project site (Sites A and B - APNS: 0232-171-05, -06, -07, -08, -09, -12, -13, AND -14) comprised of approximately 25 acres from Open Space (OS) to Light Industrial (I-L) and to add an Emergency Shelter Overlay District designation on a portion of the project site comprised of four (4) parcels (Site A - APNS: 0232-171-05, -06, -07, AND -08) that includes approximately 7 acres; and,
4b) Read by title only and waive further reading of and introduce Ordinance No. 1931, an Ordinance of the City Council of the City of Fontana, approving a Zoning District Map Amendment (ZCA) No. 23-004 to change the zoning designation of the entire project site (Sites A and B - APNS: 0232-171-05, -06, -07, -08, -09, -12, -13, AND -14) from Open Space - Resource (OS-R) to Light Industrial (M-1) comprised of approximately 25 acres and that the reading of the title constitutes the first reading thereof; and,
4c) Read by title only and waive further reading of and introduce Ordinance No. 1932, an Ordinance of the City Council of the City of Fontana, approving a Development Code Amendment (ZCA) No. 23-005 to amend Section 30-651(A), Figure 1 of the Zoning and Development Code to add an Emergency Shelter Overlay District designation to Site A comprised of four (4) parcels (APNs: 0232-171-05, -06, -07, and -08) that includes approximately 7 acres and that the reading of the title constitutes the first reading thereof
Part No. 5 - Citrus/Oleander Industrial Commerce Center Project
Master Case No. 23-100: Master Case No. 23-100: Citrus/Oleander Industrial Commerce Center Environmental Impact Report (State Clearinghouse No. 2022110389), General Plan Amendment (GPA) No. 23-004, Zoning District Map Amendment (Zone Change) No. 23-006, Specific Plan Amendment (SPA) No. 23-004, Tentative Parcel Map No. 22-009R1 (TPM No. 20709) (Building No. 1), Design Review (DRP) No. 22-029R1 (Building No. 1), Tentative Parcel Map No. 22-030R1 (TPM No. 20708) (Building No. 2), Design Review No. 22-061R1 (Building No. 2), Tentative Parcel Map No. 22-031R1 (TPM No. 20707) (Building No. 3), Design Review No. 22-062R1 (Building No. 3), and Development Agreement (DA) No. 23-085, - Amendment of the subject site’s General Plan land use designation for approximately 29.4 adjusted gross acres (inclusive of a five-acre parcel that does not include development) from Residential Planned Community (R-PC) and Multiple-Family Medium/High Density Residential (R-MFMH) to General Industrial (I-G), amendment of the Zoning District Map to change the project area zoning designation from Residential Planned Community and Multiple-Family Medium/High Density Residential (R-4) to Southwest Industrial Park (SWIP) Specific Plan for approximately 29.4 adjusted gross acres, amendment of the Southwest Industrial Park Specific Plan (SWIP) to expand the specific plan boundaries to include the project area and designate it as Slover East Industrial District (SED) for approximately 29.4 adjusted gross acres, tentative parcel maps for the consolidation of parcels, and proposed site and architectural design for the development of three (3) industrial commerce center buildings totaling approximately 532,104 square feet, Development Agreement for a public benefit fee, and associated Final Environmental Impact Report (EIR).
5a) Adopt Resolution No. 2023-111, a Resolution of the City Council of the City of Fontana certifying the Citrus/Oleander Industrial Commerce Center Final Environmental Impact Report (FEIR), (State Clearinghouse No. 2022110389), adopting a Statement of Overriding Consideration, a Mitigation Monitoring and Reporting Program, and a Statement of Facts and Findings, and directing staff to file a Notice of Determination;
5b) Adopt Resolution No. 2023-112, (Part No. 5 of General Plan Amendment cycle No. 4 of 2023,) a Resolution of the City Council of the City of Fontana approving General Plan Amendment No. 23-004 (Part No. 5 of General Plan Amendment cycle No. 4 of 2023) amending General Plan Exhibit 15.8 to change the General Plan Land Use designation on approximately 29.4 adjusted gross acres (APNs 0255-011-13, -14, -15, -18, -19, -25, -26, -27, -28, -29, -30, -31, and -32, and 0255-021-17, -18, -22, -23, and -24 (inclusive of a five-acre parcel that does not include development) from Residential Planned Community (R-PC) and Multiple-Family Medium/High Residential (R-MFMH) to General Industrial (I-G) and approving Tentative Parcel Map No. 22-009R1 (TPM No. 20709) to consolidate six (6) parcels into one parcel to develop the project site for Building No. 1; Tentative Parcel Map No. 22-030R1 (TPM No. 20708) to consolidate six (6) parcels into one parcel to develop the project site for Building No. 2; Tentative Parcel Map No. 22-031R1 (TPM No. 20707) to consolidate five (5) parcels into one to develop the project site for Building No. 3; Design Review No. 22-029R1 for the design of Building No. 1; Design Review No. 22-061R1 for the design of Building No. 2; and Design Review No. 22-062R1 for the design of Building No. 3, all totaling approximately 532,104 square feet and including associated on-site and off-site improvements subject to the Conditions of Approval; and,
5c) Read by title only and waive further reading of and introduce Ordinance No. 1933, an Ordinance of the City Council of the City of Fontana, approving, pursuant to the certified Environmental Impact Report for the Citrus/Oleander Industrial Commerce Center (State Clearinghouse No. 2022110389), Zoning District Map Amendment No. 23-006 to change the zoning designation for APNs 0255-011-13, -14, -15, -18, -19, -25, -26, -27, -28, -29, -30, -31, and -32, and 0255-021-17, -18, -22, -23, and -24, including a five-acre parcel where no development is currently proposed, from Residential Planned Community (R-PC) and Multi-Family Medium/High Density Residential (R-4) to Southwest Industrial Park (SWIP) Specific Plan, Slover East Industrial District for approximately 29.4 acres located west of Citrus Avenue, east and west of Oleander Avenue and north of Santa Ana Avenue, and that the reading of the title constitutes the first reading thereof; and,
5d) Read by title only and waive further reading of and introduce Ordinance No. 1934, an Ordinance of the City Council of the City of Fontana, approving a Specific Plan Amendment No. 23-004, to amend the Southwest Industrial Park (SWIP) Specific Plan Land Use Plan to expand the SWIP boundary to include the entire 29.4 acres located west of Citrus Avenue, east and west of Oleander Avenue and north of Santa Ana Avenue, and that the reading of the title constitutes the first reading thereof; and,
5e) Read by title only and waive further reading of and introduce Ordinance No. 1935, an Ordinance of the City Council of the City of Fontana, approving Development Agreement No. 23-085 to include payment of public benefit fee in the amount of $3,192,624.00 and payment of an additional $1,500,000.00 to fund design and construction of an Action Sports Park at Martin Tudor Regional Park; and that the reading of the title constitutes the first reading thereof.
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COUNCIL GOALS:
• Promote economic development by concentrating on job creation.
• Promote economic development by pursuing business attraction, retention and expansion.
• Provide a diverse range of housing types and levels of affordability while addressing homelessness in the community by promoting diverse range of housing projects and levels of affordability.
• Enhance the local environment for future generations and create a healthy economic and environmental future by creating neighborhoods that are attractive, safe and convenient for walkers and bicyclists.
• Enhance the local environment for future generations and create a healthy economic and environmental future by adopting policies that promote compact and efficient development in new and existing communities.
DISCUSSION:
As required by state law, the City is limited to amending any element of the General Plan to no more than four (4) times in one (1) calendar year. Since the City receives multiple general plan amendment requests during the year, it is customary to combine the general plan amendment requests. The first combined general plan amendment was approved by the City Council on March 28, 2023, the second amendment was approved on June 27, 2023, and the third amendment was approved on July 25, 2023. This will be the fourth combined general plan amendment for calendar year 2023.
This combined general plan amendment package includes five (5) parts and their associated projects which have been designated as Part No. 1 - Merrill Land Use Redesignation and associated Mitigated Negative Declaration, Part No. 2 - Banana North Multi-Family Project and associated Mitigated Negative Declaration, Part No. 3 - Poplar South Distribution Center Project and associated Environmental Impact Report, and Part No. 4 Arrow and Tokay Land Use Redesignation and associated Mitigated Negative Declaration, and Part No. 5 Citrus/Oleander Industrial Commerce Center and associated Environmental Impact Report to ensure that the multiple general plan amendments are approved together, thereby counting as one (1) approval. Below is a discussion of the five (5) projects as part of this amendment package.
Discussion Part No. 1 - Merrill Land Use Redesignation
Background:
The project was considered by the Planning Commission at a duly noticed public hearing on September 19, 2023. The Planning Commission voted (4-0) to adopt Resolution PC No. 2023-033, thereby forwarding a recommendation of approval to the City Council.
Project Description/Analysis:
The current site is vacant and surrounded by residential development. The site is located on the north side of Merrill Avenue between Alder Avenue and Laurel Avenue, which are both classified as Secondary Highways. 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; however, this change will increase the unit count from the existing maximum 32 residential units (6.4 acres x 5.0/acres=32) to a maximum of 249 residential units (6.4 x 39 units/acre). The proposed increase could potentially bring 217 residential units more than what is existing. The potential for additional new housing is consistent with State housing goals as well as the City’s goal to encourage additional housing opportunities.
General Plan Amendment No. 22-001:
The proposed project would change Figure 15.8 and 15.9 in Chapter 15 (Land Use, Zoning and Urban Design) of the General Plan from Single-Family Residential (R-SF) to Multi-Family Medium/High Density Residential (R-MFMH). The project is consistent with Goal No. 3 of Chapter 13 of the General Plan - “Plan Fontana as a “complete community” with a balance of diverse neighborhoods, amenities, services, and infrastructure that supports a qualified workforce and attracts business.” The land use redesignation will provide housing options for the area that will also support the local workforce. The amendment will present an opportunity for development to be constructed at a higher density, which will allow the City to have a wider variety of housing types for residents. This amendment implements Action A of Goal No. 3 of Chapter 13 of the General Plan by increasing the unit count and providing opportunity for attainable or market rate housing. Additionally, by increasing density, there is now opportunity for a high-density multi-family development which has the potential to attract business in this area. Also, this amendment will assist the City of Fontana in meeting its Regional Housing Needs Assessment (RHNA) numbers.
Zoning District Map Amendment No. 22-001:
The Zoning Code Amendment includes map/figure changes to demonstrate the change from Single-Family Residential (R-1) to Multi-Family Medium/High Density Residential (R-4) on the zoning district map, consistent with the proposed General Plan designation.
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 with the incorporation of mitigation measures no significant 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.
Discussion Part No. 2 - Banana North Project
Background:
The project was considered by the Planning Commission at a duly noticed public hearing on October 17, 2023. The Planning Commission voted (3-0) to adopt Resolution PC No. 2023-036, thereby forwarding a recommendation of approval to the City Council.
Project Description/Analysis:
The applicant, SA Golden Investment, Inc. is in support of the development of a new 24-unit apartment within the proposed Route 66 Gateway, subdistrict, on two (2) parcels for APNs: 0230-041-52, and -60 totaling approximately 0.9 adjusted gross acres located approximately 270 feet south of the southeast corner of the intersection of Foothill Boulevard and Banana Avenue.
General Plan Amendment No. 22-005:
The purpose of this General Plan Amendment is to amend Exhibit 15.8 in Chapter 15 (Land Use, Zoning and Urban Design) of the General Plan to change the General Plan land use designation from Single-Family Residential (R-SF) to Walkable Mixed Used Corridor & Downtown (WMXU-1) for the identified properties of APNs: 0230-041-33, -44, -52, -60, and -61. Please see Attachment No. 6 (Part No. 2) Resolution for General Plan Amendment which includes an exhibit of the General Plan Amendment.
The proposed General Plan Amendment is consistent with the goals and policies of the Housing Element in the General Plan. The project is consistent with the following goals of the Housing Element:
• 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 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 12 residential units (2.4 acres x 5.0 units/acre = 12) compared to a maximum of 93 residential units (2.4 acres x 39 units/acre = 93). The proposed amendment will increase the potential residential units count by 61 units.
Zoning District Map Amendment No. 22-006:
The proposal would amend the zoning map (Zoning District Map) from Residential-Single Family (R-1) to Form-Based Code (FBC) for the properties of APNs: 0230-041-33, -44, -52, -60, and -61, approximately 2.4 adjusted gross acres total. The Zoning District Map amendment would ensure that zoning for the project site is consistent with the proposed General Plan Amendment.
Development Code Amendment (ZCA) No. 22-007:
The proposed amendment to the Development and Zoning Code (Chapter 30 of the Fontana Municipal Code) text would update the Form-Based Code map, in Section 30-406, (Zoning and Development Code) to identify the subject properties as Route 66 Gateway subdistrict on APNs: 0230-041-33, -44, -52, -60, and -61 totaling approximately 2.4 adjusted gross acres.
Design Review No. 22-020:
The project includes the development of a 24-unit multi-family project within the proposed Route 66 Gateway subdistrict over two (2) parcels totaling approximately 0.9 adjusted gross acres.
The 24 dwelling units are contained within one (1) three-story building totaling approximately 43,986 square feet. The project consists of three (3) floor plans ranging size from 944 square feet to 1,333 square feet. The units are proposed at 1-bedrooms (944 square feet), 2-bedrooms (1,090 square feet), and 3-bedrooms (1,333 square feet). The project site is located on the east side of Banana Avenue approximately 270 feet south of the intersection of Foothill Boulevard and Banana Avenue.
The applicant has proposed a Tuscan architectural style for the apartment buildings. 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 east sides of the building. The drive aisle will include improvements including paving of the drive aisle with curbing on both sides and ADA access path on the north side. There will be 36 parking spaces provided for residents and guests. No parking is allowed on the main drive aisle; however, parking is allowed on Banana Avenue.
Pedestrian access from the street shall be along the north side of the site along the one main drive aisle. The access to the individual units will be through a courtyard opening within the middle of the building, which 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.
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. Based on the information in the IS and MND, the project would not have a significant effect on the environment as a result of project implementation and a Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program, have been prepared for the City Council’s consideration. The mitigation measures from the Mitigation Monitoring and Reporting Program are included herein as part of the Conditions of Approval. The IS/MND for this project can be found at https://www.fontanaca.gov/2137/Environmental-Documents.
Discussion Part No. 3 - Poplar South Distribution Center Project
Background:
The project was considered by the Planning Commission at a duly noticed public hearing on October 17, 2023. The Planning Commission voted 3-0 to adopt Resolution PC No. 2023-037, thereby forwarding a recommendation of approval to the City Council.
Project Description/Analysis:
The applicant is proposing the development of an industrial commerce center building totaling 490,565 square feet a site totaling approximately 18.8-acres. The project is located on the east side of Poplar Avenue, west of Catawba Avenue and on properties along Rose Avenue.
General Plan Amendment No. 22-007 and Specific Plan Amendment No. 22-003:
The current general plan land use designation for the project site is Residential Trucking (R-T) which does not allow for industrial commerce center uses. Therefore, the applicant has applied for a General Plan Amendment to amend Exhibit 15.8 (General Plan Land Use Map) as part of Chapter 15 of the General Plan and change the General Plan land use designation of the 18.8-acre site from Residential Trucking (R-T) to General Industrial (I-G). The applicant has additionally submitted a Zone Change request to change the zoning designation from Residential Planned Community (R-PC) and Multiple-Family Medium/High Density Residential (R-4) to Southwest Industrial Park (SWIP) Specific Plan (SP). The project would be consistent with the surrounding area with the parcels to the west and south of the project site that are within the Southwest Industrial Park Specific Plan and which are also zoned Slover East Industrial (SED) District.
Development Agreement No. 22-003:
The application includes review of development agreement for a public benefit fee of $2,084,901.
Tentative Parcel Map No. 20638 (TPM No. 22-016):
The applicant has filed for a tentative parcel map to support proposed development of 18.8 acres of the overall project area. The applicant is proposing to consolidate forty-one (41) parcels located at the intersection of Poplar Avenue and Rose Avenue into one parcel for the development of an industrial commerce building. As part of the project the developer will construct all on-site and off-site improvements per the City Standards.
Design Review No. 22-040:
The project includes the development of an industrial commerce center building on an 18.8 acre parcel; one parcel that is included within the General Plan and Specific Plan amendment areas will remain undeveloped.
The industrial commerce center building has been designed with a combination of office and industrial areas with 490,565 of square footage. The necessary on-site and off-site improvements required by city standards will be included. A gate-secured truck court with forty-two (42) loading docks are proposed on the southside of the building.
The building’s tower entry ways, panels, articulated window framing with glazing, and varying roof height provide structural and visual interest. The applicant has incorporated a variety of architectural features on all sides of the buildings to meet or exceed the design guidelines of the Southwest Industrial Park Specific Plan, Slover East Industrial District design guidelines.
The project sites are physically suitable in size and shape to support the development of the proposed industrial commerce buildings. The applicable building codes, zoning codes, and fire codes and standards, will make for a safe, attractive, and well-designed project. As proposed, the project sites are consistent with the standards of the Southwest Industrial Park Specific Plan, Slover East Industrial District. The proposal has been designed to be compatible with the industrial uses to the south and west of the sites, while also providing a development that has been designed with features (architectural relief, added landscaping along the north side of the property, street improvements, and lighting), to enhance the character of the area.
Circulation/Grading
Trucks will have access from the southern driveways on Poplar Avenue and Catawba Avenue and regular vehicles will have access from separate driveways on the northern portion of the site. The proposed landscaping would be ornamental in nature and would feature trees, shrubs, and drought-tolerant accent plants in addition to a variety of groundcover. The area surrounding the building will drain to the west with the use of underground chambers towards Poplar Avenue. Trucks will travel south and north from Santa Ana Avenue and Jurupa Avenue to and from the project site to access the 10 freeway.
SB330:
As currently zoned, this property would have allowed for the development of thirty-eight (38) residential units. To comply with California’s Housing Crisis Act of 2019 (SB 330), the project will participate with the City of Fontana Municipal Code Chapter 30 Article XV “No Net Loss Density Bonus/Replacement Program.” The 38 units will be available as density bonuses for other residential properties throughout the city. The program will enable, on a first come, first served basis, density bonuses of up to 20% on other residential parcels until the 38 residential units are reclaimed within future planned residential projects.
Pursuant to FMC section 30-967, the Unit Bank cannot exceed 2,200 units. The Unit Bank currently has 1,280 units. These 38 units will be added to the Unit Bank increasing the number of units in the Unit Bank by 38, which is less than the 2,200 units authorized by the FMC.
Environmental:
Subsequent to the preparation and distribution of the Notice of Preparation (NOP), the Draft Environmental Impact Report (DEIR) was prepared for the project. The environmental analysis contained in the Draft EIR is based in part on specific studies and assessments undertaken for the City by qualified environmental scientists, specialists, and consultants. This analysis addresses aesthetics, agriculture and forestry resources, air quality, biological resources, cultural resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, mineral resources, noise, population and housing, public services, recreation, transportation, tribal cultural resources, utilities and services systems, and wildfire. These technical studies are contained in the Technical Appendices document of the Draft EIR and are made available for the public review. The Draft and Final EIR and Technical Appendices can be viewed at the following URL:
https://www.fontanaca.gov/2137/Environmental-Documents
Discussion Part No. 4 - Arrow and Tokay Land Use Redesignation
Background:
The project was considered by the Planning Commission at a duly noticed public hearing on October 17, 2023. The Planning Commission voted (3-0) to adopt Resolution PC No. 2023-039, thereby forwarding a recommendation of approval to the City Council.
Project Description/Analysis:
The proposed project includes a request to change the General Plan land use designation from Open Space (OS) to Light Industrial (I-L) and to change the zoning designation from Open Space - Resource (OS-R) to Light Industrial (M-1) for the entire project site (Sites A and B). The proposal also includes the addition of an Emergency Shelter Overlay District designation for a portion of the project site comprised of four (4) parcels (Site A). The City is reviewing plans for the development of a homelessness care and resource center for Site A; it is anticipated that the application will move forward at another time, in the future. Therefore, the entitlement application under consideration does not include any development at this time and is solely for a land use redesignation. The proposed land use redesignation will contribute to an opportunity for a variety of housing types including supportive and transitional housing uses for properties in the proposed overlay. Also, the proposed land use redesignation will facilitate future revitalization and development opportunities of the vacant property that will contribute to opportunities for living wage jobs in an area that is developed with industrial, service and residential uses.
General Plan Amendment No. 23-003:
The proposed project would change Figure 15.8 (Land Use Category) in Chapter 15 (Land Use, Zoning and Urban Design) of the General Plan for the entire project site (Sites A and B) comprised of eight (8) parcels (APNs: 0232-171-05, -06, -07, -08, -09, -12, -13, and -14) from Open Space (OS) to Light Industrial (I-L) and a request to add an Emergency Shelter Overlay District designation for Site A comprised of four (4) parcels (APNs: 0232-171-05, -06, -07, and -08). The project is consistent with subsection A of the Actions outlined in the City’s first Goal under Section E (Policies and Actions to Achieve the Goals) of Chapter 13 of the General Plan - to “[e]stablish a balanced of industrial and manufacturing development along with services, especially in sectors with living wage jobs.” The site is currently designated as OS-R and a portion of the Project Site, Site B, was once used for mining. The property has since been vacant as the mining operations in Site B have ceased. The land use redesignation will facilitate future revitalization and development possibilities for the property, which will contribute to opportunities for living wage jobs in an area developed with industrial, service and residential uses.
Zoning District Map Amendment (ZCA) No. 23-004:
The Zoning District Map Amendment includes a land use re designation of the entire project site (Sites A and B) comprised of eight (8) parcels (APNs: 0232-171-05, -06, -07, -08, -09, -12, -13, and -14) from Open Space - Resource (OS-R) to Light Industrial (M-1).
Development Code Amendment (ZCA) No. 23-005:
The Development Code Amendment includes an addition to an Emergency Shelter Overlay District designation for Site A comprised of four (4) parcels (APNs: 0232-171-05, -06, -07, and -08) to Section 30-651 (a), Figure 1 of the Zoning and Development Code.
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 Notice of Intent to Adopt a IS/Mitigated Negative Declaration and Public Hearing Notice was issued on September 22, 2023, for a public comment period of September 22, 2023 until October 17, 2023, no comments were received. Based on the information in the IS and MND, the project would not have a significant effect on the environment as a result of project implementation and a Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program have been prepared for the City Council’s consideration. The Initial Study/Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program can be reviewed at <https://www.fontanaca.gov/2137/Environmental-Documents>.
Discussion Part No. 5 - Citrus/Oleander Industrial Commerce Center Project
Background:
On May 18, 2023 the Applicant submitted Master Case No. 22-053: General Plan Amendment (GPA) No. 22-004, Zoning District Map Amendment Application (ZCA) No. 22-005, Specific Plan Amendment (SPA) No. 22-002 and Development Agreement (DA) No. 23-005, Design Review (DRP) No. 22-029 (Building No. 1), Tentative Parcel Map (TPM) No. 22-009 (Building No. 1), Design Review No. 22-061 (Building No. 2), Tentative Parcel Map (TPM) No. 22-030 (Building No. 2), Design Review No. 22-062 (Building No. 3), Tentative Parcel Map (TPM) No. 22-031 (Building No. 3), for the development of three (3) industrial commerce buildings totaling approximately 540,849 square feet within a project area totaling 29.4 acres.
On July 25, 2023, after consideration, City Council denied the project (MCN No. 22-053) with a vote of 3-2 at its regularly scheduled public hearing.
Based on language in Sections 30-39 (General Plan Amendment, Time limitations) and Section 30-74 (Specific Plan Amendment, Time limitations) of the Zoning and Development Code, an applicant can submit an application (for a general plan amendment or a specific plan amendment, respectively) that has been denied by either the Planning Commission or City Council. Another application of the same nature and effecting the same property shall not be filed within a period of one year from the date of denial. However, the aforementioned sections also provides that a hearing body denying the application may give permission for a new application to be filed if a change in circumstances or plans indicate that a new application is warranted.
On October 24, 2023, the City Council voted (4-1) to permit the applicant to file an application reflecting revisions to the previously considered plans.
On October 25, 2023, the applicant submitted a General Plan Amendment, Zoning District Map Amendment, Specific Plan Amendment, three (3) Tentative Parcel Maps, and three (3) Design Reviews.
Project Description/Analysis:
The applicant is proposing the development of three (3) industrial commerce center buildings totaling 532,104 square feet on three sites totaling approximately 24.4-acres. The project is located on the north side of Santa Ana Avenue, between Citrus Avenue and Oleander Avenue, and at the northeast corner of the Santa Ana Avenue and Oleander Avenue intersection.
General Plan Amendment No. 23-004:
The current general plan land use designations are Residential Planned Community (R-PC) and Multiple-Family Medium/High Residential (R-MFMH) which do not allow for industrial commerce center uses. Therefore, the applicant has applied for a General Plan Amendment to amend the General Plan land use designation of the 29.4-acres from Residential Planned Community (R-PC) and Multiple-Family Medium/High Residential (R-MFMH) to General Industrial (I-G); Figure 15.8 of General Plan Chapter 15 (Land Use, and Urban Design) would be modified to reflect these designations. The proposed General Plan designations would be consistent with parcels to the west and south of the project site.
Zone Change No. 23-006:
The applicant has submitted a Zoning District Map Amendment requesting to change the zoning designation from Residential Planned Community (R-PC) and Multiple-Family Medium/High Density Residential (R-4) to Southwest Industrial Park (SWIP) Specific Plan (SP). The project would be consistent with the surrounding area with the parcels to the west and south of the project site that are within the Southwest Industrial Park Specific Plan.
Specific Plan Amendment No. 23-004:
The Specific Plan Amendment would amend the Southwest Industrial Park (SWIP) Specific Plan Land Use Plan to expand the SWIP boundary to include the entire 29.4 acres and to designate the property with the Slover East Industrial District (SED) land use designation. As previously mentioned, no development is currently proposed on APN 0255-011-15 (5-acre site). Design Reviews and Tentative Parcel Maps (TPMs) are proposed for the 24.4-acre site on all the parcels except for parcel APN: 0255-011-15.
Development Agreement No. 23-085:
The application includes review of development agreement for a public benefit fee of $3,192,624.00 and the owner shall remit payment of an additional One Million Five Hundred Thousand Dollars ($1,500,000.00) to fund the City’s design and construction of an Action Sports Park at Martin Tudor Regional Park.
Tentative Parcel Map No. 20709 (TPM No. 22-009R1) (Building No. 1), Tentative Parcel Map No. 20708 (TPM No. 22-030R1) (Building No. 2), and Tentative Parcel Map No. 20707 (TPM No. 22-031R1) (Building No. 3)
The applicant has filed three tentative parcels maps to facilitate the development of 24.4 acres of the overall project area. The applicant is proposing to consolidate six (6) parcels located at the northeast corner of Citrus Avenue and Santa Ana Avenue into one parcel for the development of Building No. 1, consolidate six (6) parcels located at the northwest corner of Oleander Avenue and Santa Ana Avenue into one parcel for the development of Building No. 2, and consolidate five (5) parcels located at the northeast corner of Oleander Avenue and Santa Ana Avenue into one for the development of Building No. 3. As part of the project the developer will construct all on-site and off-site improvements per the City Standards.
Design Review No. 22-029R1 (Building No. 1), Design Review No. 22-061R1 (Building No. 2), and Design Review No. 22-062R1 (Building No. 3)
The project includes the development of three industrial commerce center buildings on three separate parcels; one parcel that is included within the General Plan, Zoning, and Specific Plan amendment areas will remain undeveloped.
The industrial commerce center buildings have been designed with a combination of office and industrial areas. Building No. 1 will contain approximately 150,538 square feet of floor area, Building No. 2 will contain approximately 188,104 square feet of floor area, and Building No. 3 will contain approximately 193,462 square feet of floor area. Each building project will construct the necessary on-site and off-site improvements required by city standards.
Each building will have a gate-secured truck court. Sixteen (16) loading docks are proposed on the east side of Building No. 1, 23 loading docks are proposed on the west side of Building No. 2, and 23 loading docks are proposed on the east side of Building No. 3.
The buildings’ tower entry ways, clear float glass, painted bands, reveals, decorative panels, articulated window framing with glazing, and pop-outs provide structural and visual interest. The applicant has incorporated a variety of architectural features on all sides of the buildings to meet or exceed the design guidelines of the Southwest Industrial Park Specific Plan, Slover East Industrial District design guidelines.
The project sites are physically suitable in size and shape to support the development of the proposed industrial commerce buildings. The applicable building codes, zoning codes, and fire codes and standards, will make for a safe, attractive, and well-designed project. As proposed, the project sites are consistent with the standards of the Southwest Industrial Park Specific Plan, Slover East Industrial District. The proposal has been designed to be compatible with the industrial uses to the south and west of the sites, while also providing a development that has been designed with features (architectural relief, added landscaping along the north side of the property, street improvements, and lighting), to enhance the character of the area.
Circulation/Grading
Building No. 1 (Northeast corner of Santa Ana and Oleander Avenue)
Access to and from the project site would be provided from one driveway along Citrus Avenue and one from Santa Ana Avenue. Trucks will only have access from Santa Ana Avenue and regular vehicles will have access from both Citrus Avenue and Santa Ana Avenue. The applicant has provided a 45-foot landscape buffer between the project and the school to the north. The proposed landscaping would be ornamental in nature and would features trees, shrubs, and drought-tolerant accent plants in addition to a variety of groundcovers. The area of Building No. 1 will drain to the south to a catch basin where it will flow to Santa Ana Avenue. Truck will be traveling south and north on Citrus Avenue to and from the project site to access the 10 freeway.
Building Nos. 2 and 3 (Northeast corner of Santa Ana and Citrus Avenue, Northwest corner of Santa Ana and Oleander Avenue)
Access to and from the project site would be provided from one driveway along Oleander Avenue and one from Santa Ana Avenue for each building. Trucks will only have access from Santa Ana Avenue and regular vehicles will have access from both Oleander Avenue and Santa Ana Avenue. The applicant has provided a 45-foot landscape buffer between the project and the school to the north. The proposed landscaping would be ornamental in nature and would features trees, shrubs, and drought-tolerant accent plants in addition to a variety of groundcovers. The area of Building No. 2 and 3 will drain to the south to a catch basin where it will flow to Santa Ana Avenue. Trucks are restricted to head west to Citrus Avenue or they can head south to Jurupa Avenue then east to Sierra Avenue to access the 10 freeway. Additionally, for Site No. 3, staff and the Applicant will continue to work together to modify the entrance along Santa Ana Avenue to provide an additional buffer from a sensitive use.
Walls
Building Nos.1 through 3
The project site will have an eight-foot-high sliding gate for the loading areas and a 12-foot-high screen wall surrounding the loading areas. The project does not include any retaining walls.
Industrial Commerce Centers Sustainability Standards
All new industrial commerce building development must meet the requirements of the Industrial Commerce Centers Sustainability Standards ordinance. Based on the standards, truck loading docks, truck entries, and truck drive aisles shall be oriented away from abutting sensitive receptors (schools, preschools, daycare centers, in-home daycares, health facilities such as hospitals) unless it is physically impossible. The applicant has met the requirements of the sustainability ordinance. Staff will work with the Applicant to further modified the entrance point along Santa Ana Avenue for Building No. 3 to provide additional separation from sensitive receptors.
SB330
As currently zoned, this property would have allowed for the development of 507 residential units. To comply with California’s Housing Crisis Act of 2019 (SB 330), the project will participate in the City of Fontana Municipal Code Chapter 30 Article XV “No Net Loss Density Bonus/Replacement Program.” The 507 units will be available as density bonuses for other residential properties throughout the city. The program will enable, on a first come, first served basis, density bonuses of up to 20% on other residential parcels until the 507 residential units are reclaimed within future planned residential projects.
Pursuant to FMC section 30-967, the Unit Bank cannot exceed 2,200 units. The Unit Bank currently has 1,280 units (pending ordinance effective dates). The project’s 507 units will be added to the Unit Bank increasing the number of units in the Unit Bank to 1,787, which is less than the 2,200 units authorized by the FMC.
Environmental:
A Draft Environmental Impact Report (Draft EIR) was circulated for the 45-day public review period on November 10, 2022, with the review period closing on May 22, 2023. The document was submitted to the State Clearinghouse for notification to State agencies for comment (SCH No. 2022110389). The Planning Commission conducted a public hearing on the DEIR on April 18, 2023, to receive public comments, and prior to the end of the comment period of May 22, 2023, the City received comments on the Draft EIR from public agencies, organizations, and individuals; responses to these comments are included in the Final EIR, which consists of the Draft EIR, comments and responses to comments on the Draft EIR, a list of those commenting on the Draft EIR, a Statement of Overriding Consideration, and related Findings. Based on the City’s review of the Project, and the attached T&B Planning Letter and Urban Crossroad Supplemental Assessment, no recirculation of the EIR is required by CEQA Guidelines section 15088.5 as the Project, as detailed above, would result in the same or fewer/lesser impacts on the environment in comparison to the conclusions presented in the Draft EIR. To approve the project, the City Council must adopt a Statement of Overriding Considerations identifying that the project benefits override or outweigh the project’s identified unavoidable environmental impacts (greenhouse gas emissions, noise, and transportation) which have been prepared and are attached with the specific mitigation monitoring and reporting program, for the City Council. The project’s California Environmental Quality Act (CEQA) environmental documents can be viewed at Environmental Documents | Fontana, CA - Official Website (fontanaca.gov) <https://www.fontanaca.gov/2137/Environmental-Documents>
ATTACHMENTS:
Attachment No. 1 (Part No. 1) Resolution for General Plan Amendment
Attachment No. 2 (Part No. 1) Ordinance for Zoning Code District Map Amendment
Attachment No. 3 (Part No. 1) Planning Commission Minutes from September 19, 2023
Attachment No. 4 (Part No. 1) Planning Commission Package, MCN22-040
Attachment No. 5 (Part No. 1) Public Hearing Notice
Attachment No. 6 (Part No. 2) Resolution for General Plan Amendment
Attachment No. 7 (Part No. 2) Ordinance for Zoning District Map Change
Attachment No. 8 (Part No. 2) Ordinance for Development Code Amendment
Attachment No. 9 (Part No. 2) Planning Commission Package, MCN22-037
Attachment No. 10 (Part No. 2) Draft Planning Commission Minutes from October 17, 2023
Attachment No. 11 (Part No. 2) Public Hearing Notice
Attachment No. 12 (Part No. 3) Resolution to Certify Final EIR
Attachment No. 13 (Part No. 3) Resolution for General Plan Amendment, Tentative Parcel Map, Design Review
Attachment No. 14 (Part No. 3) Ordinance for Specific Plan Amendment
Attachment No. 15 (Part No. 3) Ordinance for Development Agreement
Attachment No. 16 (Part No. 3) Planning Commission Package, MCN22-079
Attachment No. 17 (Part No. 3) Draft Planning Commission Minutes from October 17, 2023
Attachment No. 18 (Part No. 3) Public Hearing Notice
Attachment No. 19 (Part No. 4) Resolution for General Plan Amendment
Attachment No. 20 (Part No. 4) Ordinance for Zoning District Map Amendment
Attachment No. 21 (Part No. 4) Ordinance for Development Code Amendment
Attachment No. 22 (Part No. 4) Planning Commission Package, MCN23-0092
Attachment No. 23 (Part No. 4) Draft Planning Commission Minutes from October 17, 2023
Attachment No. 24 (Part No. 4) Public Hearing Notice
Attachment No. 25 (Part No. 5) Resolution to Certify the Final EIR
Attachment No. 26 (Part No. 5) Resolution for the General Plan Amendment, Tentative Parcel Map and Design Review
Attachment No. 27 (Part No. 5) Ordinance for the Zoning District Map Amendment
Attachment No. 28 (Part No. 5) Ordinance for the Specific Plan Amendment
Attachment No. 29 (Part No. 5) Ordinance for the Development Agreement
Attachment No. 30 (Part No. 5) Citrus and Oleander - Updated CEQA Letter
Attachment No. 31 (Part No. 5) Urban Crossroads Supplemental Assessment
Attachment No. 32 (Part No. 5) Project Plans for MCN23-100
Attachment No. 33 (Part No. 5) Public Hearing Notice
FISCAL IMPACT:
Part No. 1 - None.
Part No. 2 - None.
Part No. 3 - The project includes a Development Agreement that provides for a public benefit fee of $2,084,901.00
Part No. 4 - None.
Part No. 5 - The project includes a Development Agreement that provides for a public End
benefit fee of $3,126,180 and the owner shall remit payment of an additional One Million Five Hundred Thousand Dollars ($1,500,000.00) to fund the City’s design and construction of an Action Sports Park at Martin Tudor Regional Park.
MOTION:
Approve staff’s recommendation.
End