FROM:
Planning Department
TITLE:
Title
Master Case No. 22-136 and Design Review No. 22-063 - a request for site and architectural approval of an 18-unit multi-family development on an approximate 0.88-acre site located at 9172 Pepper Avenue pursuant to a categorical exemption in accordance with CEQA Guidelines section 15332
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 PC No. 2023-___; and,
1. Determine that the project is Categorically Exempt pursuant to Section No. 15332 (Class No. 32, Infill Development), and Section No. 3.22 of the 2019 Local Guidelines for Implementing the CEQA, and direct staff to file a Notice of Exemption; and,
2. Design Review Project No. 22-063.
APPLICANT:
Andresen Architecture
17087 Orange Way
Fontana, CA 92335
LOCATION:
The project site is located at 9172 Pepper Avenue (APN: 0193-101-07).
REQUEST:
Master Case No. 22-136 and Design Review No. 22-063 - A request for site and architectural approval of an 18-unit multi-family development on an approximate 0.88-acre site.
PROJECT PLANNER:
George Velarde, Assistant Planner
BACKGROUND INFORMATION:
Land Use Designation:
|
|
General Plan |
Zoning /Overlay |
Existing Land Use |
|
Site: |
WMXU-1 (Walkable Mixed Use Corridor and Downtown) |
Form Based Code (FBC) Multi-Family subdistrict |
Single family residential |
|
North: |
WMXU-1 (Walkable Mixed Use Corridor and Downtown) |
Form Based Code (FBC) Multi-Family subdistrict |
Multifamily residential |
|
South: |
WMXU-1 (Walkable Mixed Use Corridor and Downtown) |
Form Based Code (FBC) Multi-Family |
Single family residential |
|
East: |
WMXU-1 (Walkable Mixed Use Corridor and Downtown) |
Form Based Code (FBC) Multi-Family subdistrict |
Multifamily residential |
|
West: |
WMXU-1 (Walkable Mixed Use Corridor and Downtown) |
Form Based Code (FBC) Multi-Family subdistrict |
Single family residential |
PROJECT DESCRIPTION:
A. Site Area Approximately 38,394 square feet (0.88 ac)
B. Lot Development Standards Setbacks
Front: 5’ minimum Provided: 9’
Rear: 10’ minimum Provided: 10’
Frontage Coverage
50% minimum Provided: 59.4%
C. Parking Analysis
Required: 27 spaces
Provided: 36 spaces
D. Density Analysis
Minimum: 10 units
Maximum: 34 Units
Proposed: 18 units
ANALYSIS:
The applicant is requesting Design Review approval of an 18 unit multi-family development along with associated site improvements that include landscaping, lighting, and block walls. The project site is comprised of one parcel that totals 0.88 acre and is located in the Multi-Family subdistrict of the Form Based Code (FBC) and has a General Plan Land Use Designation of Walkable Mixed Use Corridor and Downtown (WMXU-1).
Design Review No. 22-063
The proposal has been designed to be compatible with the surrounding uses while also providing a development that has been designed with articulated features (architectural relief, added landscaping, street improvements, and lighting), to enhance the character of the surrounding neighborhood. The applicant has proposed a Tuscan architectural style for the units. This design style will utilize decorative iron features, ornamental detailing, curved windows, columns and light earth tone colors to create a well-designed product that will compliment this architectural style. Color combinations include a mix of earth tone colors such as light brown, white and blue accent colors located around the windows and the doors. The units will also incorporate architectural elements such as stone veneer, faux shutters, decorative planter boxes and decorative lighting to complement the surrounding development. Associated improvements such as lighting, landscaping, parking, and paving would also be a part of this project.
The development will be comprised of 2-story, three (3) bedrooms units with two floor plans ranging in size from 1,518 square feet and 1,542 square feet. Each unit has adequate private open space directly accessible from the private unit with some units having additional features such as a covered porch and balcony.
Grading/Walls:
The site drains from the west towards the east and generally from the back of the site towards Pepper Avenue. The applicant is proposing a decorative tan split-face block wall where visible from the public right-of-way. All other portions of the wall not visible are made of a tan precision block.
Amenities:
This project includes a covered barbecue area located at the northwest corner of the property. In addition to shared common space, each unit has a balcony, covered porch entryways and private yard space.
The project site is physically suitable in size and shape to support the development of the proposed units. The maximum density of the Multi-Family subdistrict zone is 34 dwelling units per acre (du/ac) and the proposed project is designed with 18 du/ac, which is within the allowable density. The main access to the project site will be from Pepper Avenue, which is identified as a local street. 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 is consistent with the standards of the Zoning and Development Code.
Environmental:
The project is Categorical Exempt pursuant to Section No. 15332, (Class No. 32, In-Fill Development Project) of the California Environmental Quality Act (CEQA) and Section No. 3.22 of the 2019 Local Guidelines for Implementing CEQA. This project site is considered In-Fill Development and meets the CEQA requirements of In-fill: (1) The project is consistent with the Walkable Mixed-Use Corridor & Downtown (WMXU-1) General Plan land use designation and the Form Based Code (FBC) Multi-Family subdistrict; (2) The project site is less than five (5) acres at approximately 0.88 adjusted gross acres; (3) The project site is not within any known sensitive or threatened habitat area; (4) The project site will not have any significant effect related to traffic, noise, air quality, or water quality; and (5) There are adequate public utilities services for the development of the proposed multi-family apartment complex.
MOTION:
Approve staff recommendation
ATTACHMENTS:
1. Vicinity Map
2. Project Plans
3. Planning Commission Resolution, Findings and Conditions of Approval
4. Notice of Exemption
5. Notice of Public Hearing