FROM:
Planning Department
TITLE:
Title
Master Case No. 22-124: Minor Use Permit (MUP) No. 24-002, and Design Review (DRP) No. 22-057 - A request for approval to develop a senior housing complex, and a request for site and architectural review for two (2) 3-story buildings with 66 units and associated improvements on a 2.0-acre parcel located at 16180 Baseline Avenue, pursuant to a Categorical Exemption in accordance with CEQA Guidelines Section 15332.
End
RECOMMENDATION:
Based on the information contained in this staff report and subject to the attached Findings and Conditions of Approval, staff recommends that the Planning Commission adopt Resolution No. PC 2024-__.
1. Determine that the project is Categorically Exempt pursuant to Section No. 15332, (Class No. 32, In-Fill) 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;
2. Approve Minor Use Permit (MUP) No. 24-002; and
3. Approve Design Review (DRP) No. 22-057
APPLICANT:
Andresen Architecture
17087 Orange Way
Fontana, CA 92335
LOCATION:
The project site is located at 16180 Baseline Avenue (APN: 0240-031-31).
REQUEST:
Minor Use Permit No. 24-002 - A request to establish the development of a new 66-unit senior apartment complex.
Design Review No. 22-057 - A request for site and architectural approval of a 66-unit senior housing development, with seven (7) floorplan options ranging from 613 square feet to 831 square feet and one (1) manager’s unit of 723 square feet, including the office area.
PROJECT PLANNER:
Jon Dille, Associate Planner
BACKGROUND INFORMATION:
Land Use Table:
|
|
General Plan |
Zoning/Specific Plan |
Existing Use |
|
Site: |
Walkable Mixed-Use Downtown and Corridors (WMXU-1) |
Form-Based Code (FBC) Transitional Sub-District |
Vacant |
|
North |
Walkable Mixed-Use Downtown and Corridors (WMXU-1) |
Form-Based Code (FBC) Transitional Sub-District |
Senior Multi-Family Apartment Complex |
|
South |
General Commercial (C-G) |
General Commercial (C-2) |
Water Company property, water storage |
|
East |
Walkable Mixed-Use Downtown and Corridors (WMXU-1) |
Form-Based Code (FBC) Transitional Sub-District |
Single-Family Dwelling |
|
West |
Walkable Mixed-Use Downtown and Corridors (WMXU-1) |
Form-Based Code (FBC) Transitional Sub-District |
Commercial/Retail Center |
PROJECT DESCRIPTION:
A. Project Area: 88,235 square feet (approximately 2 acres total)
B. Density
Allowed 12-39 Dwelling Units Per Acre
Proposed: 33 Dwelling Units Per Acre
C. Building Height:
Allowed: 40-foot (Maximum)
Proposed: 38’-2” feet
D. Setback Analysis:
Required:
Front: 10 feet minimum, 30 feet maximum
Side, Interior: 5 feet
Rear: 20 feet
Proposed:
Front: 10’-7”
Side, Interior: 7 feet
Rear: 76’-11” feet
E. Parking:
Required: 72 spaces
Proposed: 95 spaces
ANALYSIS:
The applicant, Andresen Architecture, Inc., is requesting that the Planning Commission review and approve Minor Use Permit (MUP) No. 24-002 for the development and operation of a senior housing apartment complex, and Design Review (DRP) No. 22-057, for site and architectural approval for the construction of a senior housing development, and associated improvements on approximately two (2) acres. The 66 units and one (1) manager’s unit range in size from 613 square feet to 831 square feet. 17 ADUs are included at 601 square feet each; these units are not part of the discretionary approval. The development will also include seventeen (17) accessory dwelling units for an overall total of 83 units. The seventeen accessory dwelling units are not subject to discretionary review but have been included for informational purposes.
The project site is located within the Form-Based Code (FBC) Transitional subdistrict. The Transitional subdistrict allows for higher density ranges and multi-family development with a density range of 12-39 dwelling units per acre
Design Review (DRP) No. 22-057:
The proposed senior housing development will be comprised of 66 units, consisting of 54 one-bedroom units and 12 two-bedroom units with four different floor plan layouts.
|
PLAN NO. |
Type A |
Type B |
Type C |
Type D |
ADU |
|
SIZE |
614 sq. ft. |
704 sq. ft. |
613 & 626 sq. ft. |
831 sq. ft. |
601 sq. ft. |
|
NO. BDRMS |
1-Bed |
1-Bed |
2-Bed |
2-Bed |
1-Bed |
|
NO. BATHS |
1-Bath |
1-Bath |
2-Bath |
2-Bath |
1-Bath |
|
NO. Of Units |
12 |
6 |
36 |
12 |
17 |
The applicant proposes a craftsman style architecture with a white to dark blue tone color scheme. The asymmetrical architectural style includes flat tile roofing, fiber cement siding, shutters, exposed rafters, and recessed window details. Units are proposed with one to two bedrooms, storage space, and private patio/balconies areas for each unit.
Existing power poles along Baseline Avenue will be placed underground. On-site and off-site infrastructure improvements along Baseline Avenue will be installed, consisting of minor modifications to the existing curbs and gutters, and sidewalks and the construction of a new drive approach.
The Accessory Dwelling Units (ADUs) shall be reviewed through a building permit process and are not associated with the proposed discretionary request before the Planning Commission approval.
Amenities/Open Space:
The proposed development includes a pool, trellis with BBQ area, lawn area, and a recreation/clubhouse building, all located in the center section of the project site. Several landscaped common areas are located throughout the project site to create open spaces to encourage relationship between the interior and exterior spaces. In addition to the proposed amenities, each unit has adequate private open space directly accessible from the private unit, ranging from 67 square feet to 84 square feet. An entry statement is proposed along Baseline Avenue with decorative paving, landscaping screening, and a Porte cochere.
Site Access/Circulation/Parking:
Access to and from the project site will be primarily from and to Baseline Avenue, which is a public street. The project site is gated with an appropriate turn-a-round. The project design will incorporate safety measures for automobiles and pedestrians in the area by providing adequate lighting throughout the project site, paving and striping to clearly identify parking spaces and drive aisles, and the continue of proper maintenance and management of the property. The proposal includes 33 tenant solar carports to be installed along the eastern property line of the most northern portion of the site, and balance of parking located in the middle and northern portion of the site.
In addition to the appropriate circulation through the project site, an emergency vehicle access (EVA) and access for Burrtec Waste has a point of access through the sister property to the north for better circulation for the over-sized vehicles. The applicant will record a 30-foot drive aisle access easement that will allow the project site to have EVA and trash access without turning around within the project site. Therefore, there is no Fire turn-a-round designed on-site.
Grading/Walls:
The project site is currently vacant. The topography of the project site is relatively flat, with less than 0.02 percent gradient from north to south. The project plans indicate that an existing split-face block wall is constructed along the northern property line and shall remain, except for an approximately 30-foot portion that will be removed to provide access to the property to the north for EVA and trash access. The project plans indicate that an existing six-foot split-face block wall constructed along the western property line shall remain in place. Additionally, the applicant/developer will install a six (6) foot high split- face masonry screen wall along the eastern property line.
A three-foot high split-face masonry wall with cap will be installed along Baseline Avenue. An interior 6' high tubular steel fence with decorative masonry pilasters and tandem sliding gates will be installed at the entryway.
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 WMXU-1 designation of the General Plan and the Transitional District of the FBC; (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. Furthermore, 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. Public Hearing Notice