FROM:
Planning Department
SUBJECT:
Title
First General Plan Amendment and Project for the 1st General Plan Cycle of 2025; Master Case No. (MCN) 24-0060: General Plan Amendment (GPA) No. 24-0004, Zoning District Map Amendment (ZCA) No. 24-0004, Tentative Tract Map No. 24-0009 (TTM No. 20712), Conditional Use Permit (CUP) No. 24-0023, and Design Review (DR) No. 24-0031; a request to change the General Plan Land Use Designation from Multi-Family Medium/High (R-MFMH) to Multi-Family Residential (R-MF), a request to change the zoning designation from Multi-Family Medium High Residential (R-4) to Multi-Family Residential (R-3), a request to subdivide 35 parcels to establish a condominium map and abandon a portion of Knox Avenue, a request to create a Planned Unit Development (PUD), and a request for site and architectural review of , a new 393 multi-family unit development with associated improvements on approximately 30.99 gross acres, located at APNs: 0228-051-01, -14, -15, -16, -17, -19, -20, and -21; 0228-052-01, -25, -26, and -27, 0228-061-02 through -14, -16, -17, -18, -20 through -25, and 0228-311-05, pursuant to an Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.
End
RECOMMENDATION:
Recommendation
Master Case No. (MCN) 24-0060; General Plan Amendment (GPA) No. 24-0004, Zoning District Map Amendment (ZCA) No. 24-0004, Tentative Tract Map No. 24-0009 (TTM No. 20712), Conditional Use Permit (CUP) No. 24-0023, and Design Review (DR) No. 24-0031; amendment of the subject site’s General Plan Land Use Designation from Multi-Family Medium/High (R-MFMH) Residential to Multi-Family Residential (R-MF), amendment of the Zoning District Map from Multi-Family Medium/High Residential (R-4) to Multi-Family Residential (R-3), a request to create a condominium map, a request to create a Planned Unit Development (PUD), and a request to review the architecture, site design and associated improvements for a new 393 multi-family unit development with site improvements, on approximately 31.0 gross acres, located at APNs: 0228-051-01, -14, -15, -16, -17, -19, -20, and -21; 0228-052-01, -25, -26, and -27, 0228-061-02 through -14, -16, -17, -18, -20 through -25, and 0228-311-05, pursuant to a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.
1. Adopt Resolution No. 2025-109 (General Plan Amendment Cycle No. 1 of 2025) a Resolution of the City Council of the City of Fontana adopting a Mitigated Negative Declaration, approving Addendum and Mitigation, Monitoring, and Reporting Program (MMRP) and directing staff to file a Notice of Determination; approving General Plan Amendment No. 24-0004 amending General Plan Exhibit 15.8 Chapter 15 (Land Use Zoning and Urban Design) of the General Plan land use designation, and approving Tentative Tract Map No. 24-0009 (TTM No. 20712), Conditional Use Permit No. 24-0023, and Design Review No. 24-0031 for APNs: 0228-051-01, -14, -15, -16, -17, -19, -20, and -21; 0228-052-01, -25, -26, and -27, 0228-061-02 through -14, -16, -17, -18, -20 through -25, and 0228-311-05 on approximately 30.99 gross acres and associated improvements, subject to the Conditions of Approval; and
2. Read by title only and waive further reading of and introduce Ordinance No. 1977, an Ordinance of the City Council of the City of Fontana, approving pursuant to Mitigated Negative Declaration, Zoning District Map Amendment No. 24-0004 to update the zoning map from Multi-Family Medium/High Residential (R-4) to Multi-Family Residential (R-3) for 35 parcels (APNs: 0228-051-01, -14, -15, -16, -17, -19, -20, and -21; 0228-052-01, -25, -26, and -27, 0228-061-02 through -14, -16, -17, -18, -20 through -25, and 0228-311-05) on approximately 31.0 acres; and that the reading of the title constitutes the first reading thereof.
End
COUNCIL GOALS:
• 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.
DISCUSSION:
Background:
The project was considered by the Planning Commission at a duly noticed public hearing on November 18, 2025. Upon conclusion of the public hearing, the Planning Commission voted 4-0 to adopt Resolution PC No. 2025-044, thereby forwarding a recommendation of approval to the City Council with minor edits to biological measures within the Mitigated Negative Declaration as recommended by staff.
Project Description/Analysis:
The applicant, Diversified Pacific Communities, is requesting that the City Council review and approve a General Plan Amendment, Zone District Map Amendment, Tentative Tract Map, Conditional Use Permit, and Design Review to facilitate the development of 393 multi-family (condominium) unit development and associated site-improvements, on property comprised of 35 parcels APNs: 0228-051-01, -14, -15, -16, -17, -19, -20, and -21; 0228-052-01, -25, -26, and -27, 0228-061-02 through -14, -16, -17, -18, -20 through -25, and 0228-311-05 totaling approximately 31.0 acres, located south of South Highland Avenue, north of Walnut Street, west of Almeria Avenue and at the terminus of Knox Avenue.
General Plan Amendment No. 24-0004
The project would amend the General Plan Land Use Designation from Multi-Family Medium/High Residential (R-MFMH) to Multi-Family Residential (R-MF) to allow for the development of 393 multi-family residential units (Condominium). The amendment would allow the development of multi-family dwellings (condominium) within the city. This development will help with the housing shortage in California.
The proposed amendment is consistent with the following goals and policies of the Housing Element in the General Plan:
• Provide adequate housing to meet the needs of all residents in Fontana.
• Provide a high standard of quality in existing affordable housing stock.
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 provide a wider variety of housing types for residents.
Zoning District Map Amendment No.24-0004:
The proposal would change the zoning map (Zoning District Map) designation from Multi-Family Medium/High Residential (R-4) to Multi-Family Residential (R-3) to allow for the development of various types of condominium units and accompanying development regulations. The Zoning District Map amendment would ensure that zoning for the project site is consistent with the proposed General Plan Amendment.
Tentative Tract Map No. 24-0009 (TTM No. 20712):
The proposed Tentative Tract Map No. 24-0009 will subdivide the residential parcels to establish a condominium map to include 393 multi-family units. Each dwelling unit will be sold separately, and a homeowner’s association will be created for the maintenance of all common areas, amenities and landscaping. The project will include on-site and off-site improvements and the undergrounding of utilities. The subdivision will support the development of the project as allowed by, and proposed under, the Planned Unit Development.
Conditional Use Permit (CUP) No. 24-0023:
The project includes a Conditional Use Permit application for the purpose of establishing a Planned Unit Development (PUD) within a Multi-Family Residential (R-3) zone. The Planned Unit Development (PUD) establishes the minimum requirements and specific site development standards for the development of the 393-multi-family (condominium) project. The purposes of a PUD is to encourage a more desirable living environment by application of modern site planning and to encourage the use of greater open space and amenities for visual enjoyment and recreational use. Section 30-444(10)(c) requires five (5) amenities, and this development is providing ten (10) types of amenities with the inclusion of a PUD. The proposed PUD will help create a desirable living environment for future residents by allowing developers to achieve the required density in a creative building arrangement, while also providing quality amenity space that would not necessarily be permitted with the strict application of the current Development Code. The project will include 177 attached townhomes, 103 detached cluster units, and 113 detached motor court units. The developer was able to arrange the three building types, with allowable building setback reductions and reduced distance between buildings all allowed in Section No. 30-326 (Development Regulations) for Planned Unit Developments (PUDs). Based on the unique guidelines from the PUD, the applicant has provided a vibrant development that will create a sense of community for the residents.
Design Review (DRP) No. 24-0031:
The development will be compromised of 393-multi family units (condominiums) that will consist of 117 attached townhomes (ranging from 1,393 square feet to 1,855 square feet), 103 detached cluster units (ranging from 1,690 square feet to 1,936 square feet), and 113 detached motor court units (ranging from 1,688 square feet to 1,960 square feet). The proposed units will range between two to four bedrooms. The applicant proposed three different architectural styles including Spanish, Farm House, and Cottage. The architectural styles include stucco exterior, siding, shutters, concrete tile roof, awnings, decorative metal accents, and brick veneer.
Project Site amenities will include an approximately 1,659 square foot recreational building with a gathering space. The gated amenity area will include a pool (58’ x 30’), and spa (10’ x 14’), cabanas, fire pits with lounge seating and BBQ areas with shaded sitting lounging areas. Outside of the amenity area will be two tot lots, additional BBQ and picnic areas, a 60’ x 12’ bocce ball court and cornhole, multiple large open grass areas, four parks, and a paseo with outdoor fitness stations.
A new 6-foot-high block wall with pilasters is proposed on the east, south, and north property boundary. The existing 6-foot-high block wall will remain along the westerly property boundary. A condition of approval as part of the design review (Condition No. 22) has been added requiring the developer to maintain the height of the existing westerly 6-foot-high block wall even after grading is complete. The project site will be a gated community.
The topography of the Project Site is relatively flat. The existing drainage pattern flows from the northwest to the southwest with the drainage pattern to direct the water to the south into multiple underground infiltration/detention chamber systems installed as part of the project. There are proposed storm drains along Walnut Avenue to catch any excess water runoff. Applicable specific site development standards, building, zoning, and fire codes and standards, will be met and will make for a safe, attractive, and well-designed residential project. The project design incorporates internal safety measures such as sidewalks and lighting to facilitate pedestrians/residents walking in the community.
Vehicle access to the Project Site will be provided by a gated community off Knox Avenue with a second access off Walnut Street.
Environmental:
An Initial Study (IS), Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program (MMRP) 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 an IS/Mitigated Negative Declaration was published with a public comment period of October 17, 2025 through November 18, 2025. Based on the information in the IS, the project would not have a significant effect on the environment as a result of project implementation and the Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program are presented for the City Council’s consideration. The IS/MND and Mitigation Monitoring and Reporting Program (MMRP) for this project can be found at (<https://fonopengislayers.fontana.org/WebLink/Browse.aspx?id=1842253&dbid=0&repo=FontanaRecords>)
In addition, the 393 multi-family condominium unit development project with the request to amend the General Plan land use designation from R-MFMH (Multi-Family Medium/High Residential) to R-MF (Multi-Family Residential), and zoning from R-4 (Multi-Family Medium/High Residential) to R-3 (Multi-Family Residential), the IS/MND project description includes a request to increase densities by upzoning two off-site properties (APNs: 0194-391-20 and 0256-131-16) from Residential Planned Community (R-PC) to Multi-Family Medium High Residential (R-MFMH). The request was intended to replace the loss of units identified for the city’s Regional Housing Needs Allocation (RHNA) numbers due to the loss of density from the proposed general plan amendment. However, the City has a sufficient buffer of units at the R-4 density range to support the project (excess RHNA units in its Housing Element), therefore an adequate buffer exists for this project. As a result and based on concerns expressed by the upzone site property owners, the City is not currently moving forward with the off-site upzone properties. Additionally, this project is not required to comply with SB330 upzoning requirements because the existing R-4 zoning was not in place on or before January 1, 2018.
Regardless of the decision to not move forward with the off-site upzoning, the IS/MND prepared for the overall project is still adequate for the 393-multi-family unit development project and the associated General Plan and Zoning District Map amendment requests. The effect of the 393-multi-family unit development project will be less than anticipated in the IS/MND.
ATTACHMENTS:
Attachment No. 1 - Resolution for the General Plan Amendment, Tentative Tract Map, Conditional Use Permit, and Design Review and the Initial Study/Mitigated Negative Declaration
Attachment No. 2 - Ordinance for Zoning District Map Amendment
Attachment No. 3 - Planning Commission Packet
Attachment No. 4 - Planning Commission Minutes from November 18, 2025
Attachment No. 5 - Public Hearing Notice
FISCAL IMPACT:
None.
MOTION:
Approve staff’s recommendation