FROM:
Planning Department
TITLE:
Title
Master Case No. (MCN) 25-0051: TTM No. 25-0003 (TTM No. 20839), and Design Review (DRP) No. 25-0002, a request to subdivide approximately 3.5 acres into forty-six parcels for residential development, including two (2) affordable residences, and a request for site and architectural approval for construction of 46 residential units within 23 duplex buildings and associated site improvements along with an Affordable Housing Density Bonus Agreement together with related covenants, conditions & restrictions providing for a minimum of two affordable units in accordance with the state density bonus law, on approximately 3.5 acres located at 14907 S. Highland Avenue, identified as Assessor Parcel Number 0228-021-07, pursuant to a Categorical Exemption in accordance with California Environmental Quality Act (CEQA) Guidelines Section 15332. (Continued from August 4, 2026)
End
RECOMMENDATION:
Based on the information contained in the staff report and subject to the attached Findings and Conditions of Approval, staff recommends that the Planning Commission adopt Resolution No. PC 2026- __, and
1. Determine that the Project is categorically exempt pursuant to Section 15332 (Class 32, Infill Development), and Section 3.22 (Categorical Exemption) of the 2019 Local Guidelines for Implementing CEQA, and direct staff to file a Notice of Exemption;
2. Approve Tentative Tract No. 20839 (TTM No. 25-0003);
3. Approve Design Review (DRP) No. 25-0020; and
4. Recommend that the City Council adopt a resolution approving the Affordable Housing Density Bonus Agreement and Declaration of Covenants, Conditions and Restrictions.
APPLICANT:
Monte Vista Homes
P.O. Box 9559
Rancho Cucamonga, CA 91701
LOCATION:
The project site is located at 14907 South Highland Avenue (APN: 0228-021-07).
REQUEST:
Tentative Tract Map No. 25-0003 (TTM No. 20839) - A request to subdivide 3.46 acres into forty-six (46) parcels and two (2) lettered lots for residential development.
Design Review No. 25-0020 - A request for site and architectural review and approval for the construction of 46 new residential units, including two (2) affordable residences, within 23 duplex buildings, and associated amenities and site improvements and Affordable Housing Density Bonus Agreement on approximately 3.5 acres.
PROJECT PLANNER:
Cecily Session-Goins, Senior Planner
BACKGROUND INFORMATION:
The project was originally scheduled for the August 4, 2026, Planning Commission meeting and was continued to the August 18, 2026, Planning Commission meeting at the request of the applicant.
Land Use Table:
PROJECT DESCRIPTION:
A. Site Area: Approximately 3.5 acres
B. Density:
Max: 12 units per acre
Proposed: 13.3 units per acre
C. Parking:
Required: 130 spaces
Proposed: 176 spaces
D. Landscaping:
Required: 22,869 square feet (15 percent)
Proposed: 38,966 square feet (25.8 percent)
ANALYSIS:
The applicant is requesting that the Planning Commission review and approve Tentative Tract Map No. 20839 (TTM No. 24-0003), a request to subdivide approximately 3.5 acres into forty-six (46) residential parcels for development, and approve Design Review No. 25-0020, to develop 46 residential units within 23 two-story duplex buildings, with attached garages, and associated site improvements on approximately 3.5 total acres.
As part of this project, the applicant is proposing two (2) affordable units per the State’s Density Bonus Law (California Government Code Sections 65915 - 65918) which under this Law, would allow the applicant to increase the density of the project area by 20%. Currently, the Zoning Code would allow development at 12 units per acre, which would allow 40 single-family units on the site. The applicant intends to utilize the California State Density Bonus Law that would allow an additional eight (8) units for a total of 48 units; however, the Applicant is proposing 46 units. The Density Bonus Law prohibits local jurisdiction from enforcing Zoning Requirements that would prevent this density from being reached, including development standards such as lot size, square footage minimums, lot dimension minimums and building setback minimum requirements. The applicant is also allowed selective incentives for this project. The applicant is selecting relief from the provision of block walls between lots and instead using vinyl fencing. Block walls will be used for the area adjacent to the common area such as the driveway and roadways. Additionally, the applicant is selecting relief from the provision of four (4) of the required recreational amenities. Instead, the project consists of two (2) of the required four (4) amenities: a large open lawn area and tot lot.
Tentative Tract Map No. 25-0003 (TTM No. 20839)
The applicant is requesting a tentative tract map to subdivide approximately 3.5 acres into forty-six lots for a townhome development. The tentative tract map will also include two (2) lettered lots for open space and amenities that will be maintained by the homeowners’ association. Internal project streets will be gated.
Design Review No. 25-0020
The applicant proposes Spanish style architecture. The architectural features of the duplex buildings will include an exterior color scheme of white/neutral earth tones with dark brown accents. The architectural styles include smooth stucco exterior, decorative wrought iron elements, decorative pot shelves, exterior light fixtures, concrete roof tiles, and vinyl windows.
The proposed residential units include four plans with a mix of three and four bedrooms, ranging in size from 1,385 square feet to 1,843 square feet.
The variations to the building faces, varying roof lines and building heights up to 33 feet in height, will make the project architecturally pleasing. The project includes associated on-site and off-site improvements including parking spaces, new landscaping, lighting, curb, gutter, sidewalks, and utilities related to the project.
The proposal has been designed to be compatible with the surrounding residential uses. The proposed site is physically suitable in size and shape to support the development of the proposed residential development. Applicable building codes, zoning codes and fire codes and standards will be met and make for a safe, attractive, and well-designed Project. The Project design incorporates safety measures for automobiles and pedestrians in the area.
Amenities/Open Space:
The project amenities include a lighted recreation area with playground equipment, seating benches and a shade structure with tables, all comprising two amenities as identified in the zoning and development code. In addition to the proposed amenities, each unit has adequate private open space accessible from the respective units.
Grading and Walls:
The project site is vacant, undeveloped and relatively flat. The existing drainage pattern flows from the northwest to the southwest. An underground water catch basin system will be constructed for the project.
Site Access/Circulation/Parking:
Vehicular and pedestrian access to the project site will be from San Sevaine Avenue. The internal circulation has been reviewed by the Planning, Fire, Traffic, and Engineering Departments and found to be sufficient to support the residential development. Parking is provided in garaged and open parking spaces on the site.
Affordable Housing Density Bonus Agreement and Declaration of Covenants, Conditions & Restrictions:
The proposed Regulatory Agreement would restrict the use of two (2) units (the "Affordable Units") by requiring that they are rented or sold to very low-income households, which is defined to mean households with income that does not exceed fifty percent (50%) of the Area Median Income for San Bernardino County. The Regulatory Agreement provides that the Affordable Units will be rented for a term of 55 years for an "Affordable Rent," which is defined as not more than thirty percent (30%) of fifty percent (50%) of Area Median Income. The Regulatory Agreement includes obligations for income verification, preparing of a marketing plan, a right of the City to make referrals for the Affordable Units, and other terms related to ensuring the covenants for the Affordable Units.
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, Infill Development Project. The project site is considered Infill Development and meets the CEQA requirements of Infill: (1) The Project is consistent with the Medium Density Residential (R-M) land use designation of the General Plan and the Medium Density (R-2) zone District regulations; (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. Further, none of the exceptions in CEQA Guidelines section 15300.2 apply to the Project.
MOTION:
Approve staff’s recommendation.
ATTACHMENTS:
Attachment No. 1 - Vicinity Map
Attachment No. 2 - Project Plans
Attachment No. 3 - Planning Commission Resolution
Attachment No. 4 - Notice of Exemption
Attachment No. 5 - Public Hearing Notice