FROM:
Planning Department
SUBJECT:
Title
Combined General Plan Amendments and Projects for the 3rd General Plan Cycle of 2022; Part No. 1 (Redesignation of 6th Cycle Housing Element Properties), and Part No. 2 (Citrus Avenue Residential Development)
End
RECOMMENDATION:
Recommendation
End
COUNCIL GOALS:
• Provide a diverse range of housing types and levels of affordability while addressing homelessness in the community by construction of affordable high-quality multi-family housing.
• 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 February 8, 2022, and the Second Amendment to the General Plan was approved by the City Council on July 26, 2022. This will be the Third Combined General Plan Amendment for calendar year 2022.
This combined General Plan Amendment package includes two (2) General Plan Amendments and their associated projects which have been designated as Part No. 1, and Part No. 2 to ensure that the multiple General Plan Amendments are approved together, thereby counting as one (1) approval. Below is a discussion of the two (2) projects included in this General Plan Amendment.
Discussion - Part No. 1 - Redesignation of 6th Cycle Housing Element Properties
Location
The project includes two sites:
Site 1: One parcel located on the south side of Baseline Avenue, approximately 290 feet east of Juniper Avenue (APN 0241-151-13)
Site 2: Three parcels including 16835 Baseline Avenue (APN 0241-051-16), 16818 Montgomery Avenue (APN 0241-051-02) and 16844 Montgomery Avenue (APN 0241-051-32)
Background
The project was considered by the Planning Commission at a duly noticed public hearing on October 4, 2022. The Planning Commission voted (3-0) to adopt Resolution PC No. 2022-041, thereby forwarding a recommendation of approval to the City Council.
Project Description/Analysis
On February 8, 2022, the City Council approved zoning and general plan amendments to accommodate the 2021-2029 RHNA allocation, as issued by HCD and SCAG. The amendments were made for parcels throughout the City to ensure there is sufficient capacity for residential units to potentially be developed. Subsequent to approval of the amendments, it was realized that the land use designations of Sites 1 and 2 were changed in error.
The proposed modifications would modify the subject sites and make them consistent with adjacent parcels. This proposal would change Site 1 from its current C-2/C-G designations to R-4/R-MFMH, making it consistent with the two (2) adjacent parcels under the same ownership which remained R-4/R-MFMH. This proposal would change Site 2 to from R-4/R-MFMH to C-2/C-G, making it consistent with the adjacent parcels under the same ownership which remain C-2/C-G.
General Plan Amendment (No. 22-006):
The General Commercial (C-G) land use designation allows for the development of retail, malls, wholesale, auto dealerships, and offices, including medical offices and clinics, that can serve a broader, regional population.
The Multi-Family Medium/High Density Residential (R-MFMH) land use designation allows for a higher density multi-family development with a density range of 24.1 to 39 dwelling units per acre. Typical development in this residential category would include mixed- use or multifamily housing such as condominiums, townhomes and apartments.
As previously stated, the proposed General Plan Amendment updates the General Plan land use map to change the General Plan land use designation on Site 1 from C-G to R-MFMH and Site 2 from R-MFMH to C-G as shown on Exhibit “A” to Attachment No. 1.
Zone Change Amendment (No. 22-008):
The proposed zone change update will change the zoning on Site 1 from General Commercial (C-2) to Multi-Family Medium/High Density Residential (R-4). Site 2 will be rezoned Multi-Family Medium/High Density Residential (R-4) to General Commercial (C-2) as shown on Exhibit “A” to Attachment No. 2, the proposed changes implement the goals and policies of the General Plan and are consistent with GPA No. 22-006, as required under State law.
Analysis
As referenced above, the City Council approved General Plan Amendment No. 21-007 and Zone Change No. 21-008 on February 8, 2022. This provided the potential for 25,582 housing units, which satisfied and exceeds the City’s RHNA allocation of 17,519 housing units and recognizes that all property owners may not be interested in or able to develop their land within the next eight years. With the proposed general plan and zoning land use designations for Sites 1 and 2, there is a net loss of 60 units. The proposed changes will not impede on the City’s ability to meet the RHNA allocation as the reduction in potential units is not significant and still exceeds the City’s RHNA allocation by 8,003 units.
As stipulated by Senate Bill 330 (the Housing Crisis Act of 2019) legislation, any change to the land use designation of a parcel which reduces the residential land use density (as allowed under the general plan and zoning in effect on January 1, 2018), must also replace those loss units. In this case, all parcels identified as part of this application were designated General Commercial (C-G general plan land use designation/C-2 zoning designation) as of January 1, 2018. Therefore, replacement of units is not required.
Environmental
Pursuant to Sections 15162 through 15164 of the California Environmental Quality Act (CEQA) Guidelines and Section 8.06 of the City of Fontana’s 2019 Local Guidelines for Implementing CEQA, an Addendum to the City of General Plan Environmental Impact Report (State Clearinghouse [SCH] No. 2016020199) has been prepared for this proposed project. The aforementioned EIR was adopted by the City Council on November 13, 2018 and anticipated the proposed project and adequately identified any potential impacts associated with this project; therefore, a Notice of Determination has been prepared. Below is a link to the Addendum to the City of Fontana General Plan EIR: <https://www.fontana.org/2632/General-Plan-Update-2015---2035>.
Discussion - Part No. 2 - Citrus Avenue Residential Development
Background
The project was considered by the Planning Commission at a duly noticed public hearing on October 4, 2022. The Planning Commission voted (3-0) to adopt Resolution PC No. 2022-043, thereby forwarding a recommendation of approval to the City Council.
Project Description/Analysis
The applicant, PRL Enterprises, is proposing a General Plan Amendment, Zoning Map Amendment, and development plans for a 68-unit condominium project on approximately 4.6 gross acres. The project site is located near the corner of Citrus Avenue and South Highland Avenue on one (1) vacant parcel. A Tentative Tract Map has been submitted to allow the developer to sell each unit individually as condominiums and a Design Review application was submitted for the development of 68 attached multi-family residential units with proposed three (3) bedrooms ranging from 1,422 to 1,554 square feet. The proposed attached multi-family units are in buildings of four (4) to six (6) units. A Contemporary Craftsman theme is proposed with architectural features such as thick window frames, dormers, shutters, carriage lights and wood siding. Additionally, recreational amenities are being proposed throughout the project area with a tot lot, lawn areas, Bar-B-Que area, dog park, corn hole gaming area and paseos. This project requires a General Plan and Zoning Code amendment as detailed below.
General Plan Amendment No. 21-008 and Zone Code Amendment No. 21-010
The current General Plan and Zoning land use designations do not allow for residential uses. Therefore, the applicant is requesting to change the General Plan land use designation from General Commercial (C-G) to Multi Family Residential (R-MF) and removing the project site from the Fontana Auto Center Overlay District. The Zoning District must also be modified from General Commercial (C-2) to Multi Family (R-3). Figure 1, the Fontana Auto Center Overlay District Planning Area Boundaries Map, in Section 30-639 of the Zoning and Development Code is being updated to remove the project site from the Overlay District. This would allow the development of multi-family homes with various amenities on the project site.
The Fontana Zoning and Development Code requires that the City Council find that this zone change promotes the goals of the General Plan. The parcels to the south, west and east are single-family homes and are zoned (R-1). This proposed zone change will be consistent with current existing zoning in the area and will support the quality of life in the community and is compatible with, and enhances the built environment as cited in the General Pan (Chapter 15, Goal No. 1 and Goal No. 2) page 15-18 and page 15-34:
Goal No. 1 “The Strategic Policy Map and the Future Land Use Map guide land-use decision making”.
Goal No. 2 “Fontana development patterns support a high-quality of life and economic prosperity”.
This amendment to the General Plan Land Use Map and the Zoning District Map will accomplish the goals of the General Plan and the Fontana Zoning and Development Code. For reference, the existing and proposed General Plan land use designations are attached under separate cover and show the configuration and relationships of the proposed land uses.
Tentative Tract Map No. 20521 (TTM No. 21-007)
The proposed Tentative Tract Map No. 20521 (TTM No. 21-007) is a request to allow the proposed 68 multi-family units to be established as condominium units to be sold separately. The project has proposed walkway paseos, private park space, outdoor parking and two-entry driveways.
Design Review No. 21-043
The applicant is proposing high-quality architecture, which is identified as “Contemporary Craftsman” style which will be utilized on all 68 units (i.e. the entire development). Fourteen (14) two (2) story buildings are proposed for these condominium units. Architectural features include concrete tiles, wide window frames, window shutters, wood siding, roof mounted windows, accent fascia, stone veneer and carriage lights. Also, proposed is a variety of buildings with different color schemes to add variety to the design. Units are proposed with three (3) bedrooms, a kitchen, two (2) car garage, storage space, washer and dryer room and private patio area for each unit.
An entry statement is proposed along Citrus Avenue and the entryway will have dense landscaping, and decorative paving. Amenities include a cornhole gaming area, tot lot, lawn area and Bar-B-Que area in a centralized location. Additionally, a paseo is proposed along the exterior of the site within the rear and side setback areas. Two (2) additional open space areas are planned within along the eastern portion of the site with a cornhole gaming area and dog park.
Environmental
An Initial Study (IS) has been prepared for this project pursuant to the California Environmental Quality Act (CEQA). Based on the information in the IS, no significant impact is anticipated as a result of project implementation, with mitigation incorporated, and a Mitigated Negative Declaration has been prepared per Section 15070 of the CEQA and per Section 6.04 of the City of Fontana 2019 Local Guidelines for Implementing the California Environmental Quality Act. The pertinent CEQA environmental documents have been attached under separate cover and can also be viewed at <https://www.fontana.org/2137/Environmental-Documents>
FISCAL IMPACT:
Part No. 1 - None
Part No. 2 - None
MOTION:
Approve staff’s recommendation