FROM:
Planning Department
TITLE:
Title
Master Case No. (MCN) 24-0074: Design Review (DRP) No. 24-0039 - A request for site and architectural review and approval of 30 multi-family townhomes, within eight (8) two-story buildings, totaling approximately 30,360 square feet, and associated site improvements on a 2.15-acre parcel located at 15918 Merrill Avenue, identified as Assessor Parcel Number: 0233-052-13, 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. 2025-____, and
1.Determine that the project is categorically exempt pursuant to Section No. 15332 (Class No. 32, Infill Development), and Section No. 3.22 (Categorical Exemption) of the Local 2019 Guidelines for Implementing the CEQA, and direct staff to file a Notice of Exemption; and
2. Approve Design Review (DRP) No. 24-0039
APPLICANT:
Ahmad Awad
SA Golden Investments, Inc.
15918 Merrill Avenue
Fontana, CA 92335
LOCATION:
The project site is located at the northeast corner of Merrill Avenue and Catawba Avenue at 15918 Merrill Avenue (APN: 0233-052-13).
REQUEST:
Design Review No. 24-0039 - A request for site and architectural review and approval for the construction of 30 townhomes on an approximately 2.15-acre lot.
PROJECT PLANNER:
Cecily Session-Goins, Associate Planner
BACKGROUND INFORMATION:
Land Use Table:
PROJECT DESCRIPTION:
A. Site Area: Approximately 2.15 acres
B. Density:
Maximum allowed: 26 units (12 dwelling units per acre)
Proposed: 30 units (13.9 dwelling units per acre)
(allowed using No Net Loss program)
C. Common Open Space:
Required: 35 percent
Provided: 36 percent
D. Private Storage:
Required: 125 cubic ft. per unit
Provided: 240 cubic ft per unit
E. Parking Analysis:
Vehicle Required: 85 spaces
Vehicle Provided: 85 spaces (including 30 two-car garages)
ANALYSIS:
The Applicant, Ahmad Awad is requesting that the Planning Commission review and approve Design Review No. 24-0039 to construct 30 multi-family, within eight (8) two-story buildings, totaling approximately 30,360 square feet, and associated site improvements on an approximately 2.15-acre site.
Design Review (DRP) No. 24-0039:
The proposed multi-family residential development will be comprised of 30 townhomes, all three-bedroom units. Buildings 1-3, 6 and 8 will be fourplex buildings and buildings 5 and 7 will be triplex buildings.
As part of the project, utilizing the “No Net Loss Program”, which allows a 20% increase in the allowable density of a residential project. Per the Zoning Code, a density bonus may become available to project applicants seeking to develop property for residential use within the City. Currently, the Zoning Code would allow development at 12 units per acre, which would allow 26 dwelling units on the site. However, the No Net Loss Program allows an additional four units for a total of 30 multi-family townhome units. A Density Bonus/Transfer Agreement is required for any project seeking a density bonus as part of the No Net Loss Density Bonus Program and such agreement has been drafted for this project.
The applicant proposes a Spanish style architecture with a light color scheme. The architectural style includes a smooth stucco exterior, tiled roof, wrought iron railings and shutters. The articulation of the building elevations, varying roof lines and the use of decorative architectural elements will exemplify the Spanish architectural style and make the project aesthetically pleasing.
Amenities/Open Space:
The proposed development includes large open spaces including a tot lot area, a trellised area with seating and two built in barbecue grills. The amenities will be centrally located on the site for use and enjoyment by all project residents. In addition to the proposed community amenities, each unit has adequate private open space directly accessible from the private unit. An entry statement is proposed along Catawba Avenue with decorative paving, landscape screening and access gates.
Site Access/Circulation/Parking:
Access to and from the project site for vehicles and pedestrians will be by a main driveway along Catawba Avenue. A secondary exit is located at the southeaster portion of the site adjacent to Merrill Avenue. Each unit consists of a two-car garage and an additional 15 parking spaces will be provided for guests. The project design will incorporate safety measures for automobiles and pedestrians in the area by providing adequate lighting throughout the project site and paving and striping to clearly identify parking spaces and drive aisles.
Grading/Walls:
The topography of the Project Site is relatively flat. The existing drainage pattern flows north to south. An underground catch basin and detention basin will be constructed to capture onsite flows.
A new six (6) foot high decorative pilaster with wrought iron fencing will be constructed along the west and south property lines of the project. A six-foot high CMU screen wall will be constructed on the north and east sides of the site adjacent to existing residential development. An existing chain link fence along the north and east sides of the property will be removed.
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 No. 32, Infill Development Project. This project site is considered In-Fill Development and meets the CEQA requirements of Infill: (1) The project is consistent with the R-M General Plan land use designation, and the Medium Density Residential (R-2) district regulations; (2) The project site is less than five (5) acres at approximately 2.15 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 residential development. Furthermore, none of the exceptions in CEQA Guidelines Section 15300.2 apply to the Project.
MOTION:
Approve staff’s recommendation
ATTACHMENTS:
The applicant, Ahmad Awad is requesting that the Planning Commission review and approve Design Review (DRP) No. 24-0039 to construct 30 multi-family, within eight (8) two-story buildings, totaling approximately 30,360 square feet, and associated site improvements on an approximately 2.15-acre site.
Design Review (DRP) No. 24-0039:
The proposed multi-family residential development will be comprised of 30 townhomes, all three-bedroom units. Buildings 1-3, 6 and 8 will be fourplex buildings and buildings 5 and 7 will be triplex buildings.
As part of the project, utilizing the “No Net Loss Program”, which allows a 20% increase in the allowable density of a residential project. Per the Zoning Code, a density bonus may become available to project applicants seeking to develop property for residential use within the City. Currently, the Zoning Code would allow development at 12 units per acre, which would allow 26 dwelling units on the site. However, the No Net Loss Program allows an additional four units for a total of 30 multi-family townhome units. A Density Bonus/Transfer Agreement is required for any project seeking a density bonus as part of the No Net Loss Density Bonus Program and such agreement has been drafted for this project.
The applicant proposes a Spanish style architecture with a light color scheme. The architectural style includes a smooth stucco exterior, tiled roof, wrought iron railings and shutters. The articulation of the building elevations, varying roof lines and the use of decorative architectural elements will exemplify the Spanish architectural style and make the project aesthetically pleasing.
Amenities/Open Space:
The proposed development includes large open spaces including a tot lot area, a trellised area with seating and two built in barbecue grills. The amenities will be centrally located on the site for use and enjoyment by all project residents. In addition to the proposed community amenities, each unit has adequate private open space directly accessible from the private unit. An entry statement is proposed along Catawba Avenue with decorative paving, landscape screening and access gates.
Site Access/Circulation/Parking:
Access to and from the project site for vehicles and pedestrians will be by a main driveway along Catawba Avenue. A secondary exit is located at the southeaster portion of the site adjacent to Merrill Avenue. Each unit consists of a two-car garage and an additional 15 parking spaces will be provided for guests. The project design will incorporate safety measures for automobiles and pedestrians in the area by providing adequate lighting throughout the project site and paving and striping to clearly identify parking spaces and drive aisles.
Grading/Walls:
The topography of the Project Site is relatively flat. The existing drainage pattern flows north to south. An underground catch basin and detention basin will be constructed to capture onsite flows.
A new six (6) foot high decorative pilaster with wrought iron fencing will be constructed along the west and south property lines of the project. A six-foot high CMU screen wall will be constructed on the north and east sides of the site adjacent to existing residential development. An existing chain link fence along the north and east sides of the property will be removed.
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 No. 32, Infill Development Project. This project site is considered In-Fill Development and meets the CEQA requirements of Infill: (1) The project is consistent with the R-M General Plan land use designation, and the Medium Density Residential (R-2) district regulations; (2) The project site is less than five (5) acres at approximately 2.15 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 residential development. Furthermore, 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 Plan Set
Attachment No. 3 - Planning Commission Resolution, Findings & Conditions of Approval
Attachment No. 4 - Notice of Exemption
Attachment No. 5 - Public Hearing Notice