FROM:
Planning Department
TITLE:
Title
Master Case No. (MCN) 24-0026: Tentative Tract Map No. 24-0002 (TTM No. 20690), and Design Review (DRP) No. 24-0011; A Tentative Tract Map for the subdivision of one parcel to establish a condominium map for the development of 153 units and a Design Review request for site and architectural approval of 153 condominiums units, inclusive of 69 detached units and 84 attached units along with associated site improvements, pursuant to the adoption of a Mitigated Negative Declaration, and approval of a Mitigation Monitoring and Reporting Program and directing staff to file a Notice of Determination.
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 No. PC 2025-____ , and;
1. Adopt the Mitigated Negative Declaration, and approve the Mitigation Monitoring and Reporting Program (MMRP) and direct staff to file a Notice of Determination, and;
2. Approve Tentative Tract Map No. 24-0002 (TTM No. 20690), and;
3. Approve Design Review (DR) No. 24-0011.
APPLICANT:
North Fontana Investment Company, LLC
Stacey Sassaman
1156 N. Mountain Avenue
Upland, CA 91786
LOCATION:
The project site is located on the north side of Curtis Avenue at Catawba Avenue (APN: 1108-081-04).
REQUEST:
Tentative Tract Map No. 24-0002 (TTM No. 20690) - A request to subdivide one parcel to establish a condominium map on a 11.99-acre site for the development of 153 condominium dwelling units.
Design Review (DRP) No. 24-0011 - A request for site and architectural approval for the development of 153 condominium units (69 detached units and 84 attached units) with amenities and associated site improvements.
PROJECT PLANNER:
Cecily Session-Goins, Associate Planner
BACKGROUND INFORMATION:
Land Use Table:
PROJECT DESCRIPTION:
A. Site Area: 11.99 acres
B. Density: Allowed: 2.1-24 units per acre
Proposed: 12.7 units per acre
C. Building Height:
Allowed: 18-40 feet
Proposed: 24’-11”-27’-10”
D. Parking:
Required: 230 parking spaces
Provided: 438 (including 306 garage spaces and 132 open spaces)
F. Building/Unit Analysis:
69 Detached Bungalow Court Units
Plan Type No. of Stories Beds Baths Square Footage
1A 2 3 2.5 1,750
2A 2 3 2.5 1,829
3A 2 4 2.5 1,842
4A 2 4 3 1,944
84 Duplex Units
Plan Type No. of Stories Beds Baths Square Footage
2 2 3 2.5 1,477
3 2 3 2.5 1,606
3.1 2 3 2.5 1,632
5 2 3 3 1,819
ANALYSIS:
The applicant, North Fontana Investment Company LLC, is requesting that the Planning Commission approve Tentative Tract Map No. 24-0002 (TTM No. 20690) for the establishment of a condominium map consisting of 153 townhome units and approve Design Review No. 24-0011 for development of the condominium complex with amenities, and associated site improvements on approximately 11.99 acres.
Tentative Tract Map No. 24-0002 (TTM No. 20690)
The proposed tentative tract map No. 24-0002 will subdivide the residential parcel for condominium purposes to include 153 dwelling units (69 detached bungalow court homes and 84 attached duplex homes). 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.
Design Review (DR) No. 25-0001:
The applicant seeks site and architectural approval of 153 new dwelling units. There will be 69 detached bungalow court homes and 84 attached duplex homes.
The applicant proposes Santa Barbara, Prairie, and Farmhouse architectural styles for the detached dwelling units and Santa Barbara and Farmhouse architectural styles are proposed for the duplex units. Buildings with the Santa Barbara architectural style feature neutral color pallets, clay “S” roof tiles, recessed entries, arches with Spanish tile accents, window shutters, and decorative metal accents. Prairie styles buildings feature hip roofs with concrete flat tile, lightly-colored stucco finish with horizontal siding, and stone base accents. Buildings featuring the Farmhouse style consist of gable roofs, vertical siding, window shutters, pot shelves and brick accents.
The proposed units will be three- and four-bedroom units. The detached homes will range in size from 1,750 to 1,944 square feet and the attached duplex homes will range in size from 1,477 to 1,819 square feet.
The Project will provide a central amenity area with an open lawn area, half basketball court, built in barbeques with seating and a shade structure, a tot lot, and exercise stations. Parking will be located adjacent to the amenity area to ensure accessibility for all residents. Additional guest parking will be located throughout the community.
The Project includes associated on and off-site improvements, including parking spaces, new landscaping, lighting, curb, gutter, sidewalks, and utilities related to the Project.
The proposed site is physically suitable in size and shape to support the development of the proposed community. Applicable building codes, zoning codes and fire codes and standards will be met and make for a safe, attractive, and well-designed project.
Grading/Walls:
The project site is vacant and undeveloped. The topography of the Project Site is generally flat. The drainage pattern will flow from north to south onto Curtis Avenue. Underground stormwater vaults will be constructed to capture onsite flows.
There are existing six (6) foot tall block walls on the northern, eastern, and a portion of the western property lines, which will remain. A new six (6) foot tall block wall will be constructed on the remaining portion of the western property line. A new six (6) foot tall split face block wall with tubular steel fencing and gates to provide visibility and pedestrian access to the courtyards between the detached homes adjacent to Curtis Avenue.
Site Access/Circulation/Parking:
Access to and from the Project Site will be off Curtis Avenue. There will be one main entry/exit point near the center of the project frontage. There will be an additional exit point on Curtis Avenue at the western end of the site. The internal circulation has been reviewed by Planning, Fire, Traffic, and Engineering. The internal circulation is sufficient to support this type of use.
Environmental:
An Initial Study /Mitigated Negative Declaration (IS/MND), and Mitigation Monitoring and Reporting Program has been prepared for this project pursuant to the California Environmental Quality Act (CEQA) and the 2019 Local Guidelines for Implementing CEQA. Based on the information in the Initial Study (IS), with the incorporation of Mitigation Measures the project could not have a significant effect on the environment as a result of project implementation. A Notice of Determination has been prepared for the Planning Commission’s consideration. The IS/MND along with Mitigation Monitoring and Reporting Program for this project can be found at <https://www.fontanaca.gov/2137/Environmental-Documents>. The Notice of Intent to Adopt an IS/Mitigated Negative Declaration and Public Hearing Notice was issued on November 27, 2025, for a public comment period of November 27, 2025 to December 16, 2025. As of the date of posting of this agenda, no comments were received.
MOTION:
Approve staff’s recommendation.
ATTACHMENTS:
1. Vicinity Map
2. Project Plans
3. Planning Commission Resolution, and Conditions of Approval
4. Notice of Determination
5. Public Hearing Notice