FROM:
Planning Department
TITLE:
Title
Master Case No. 24-005: Design Review No. 24-001 - A request for site and architectural approval of two (2) three-story apartment buildings with 30 units and associated site improvements on an approximately .94-acre site located at 16468 Ceres Avenue (APN: 0191-211-02) pursuant to a Categorical Exemption in accordance with CEQA Guidelines Section No. 15332.
End
RECOMMENDATION:
Based on the information contained in this staff report and subject to the attached Findings and Conditions of Approval; staff recommends that the Planning Commission adopt Resolution No. PC 2024____, 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 CEQA, and direct staff to file a Notice of Exemption; and
2. Approve Design Review No. 24-001.
APPLICANT:
Saber Awad
SA Golden Investments, Inc.
6226 Cooper Avenue
Fontana, CA 92336
LOCATION:
The project site is located at 16468 Ceres Avenue (APN: 0191-211-02) on approximately .94 acres.
REQUEST:
Design Review No. 24-001 - A request for site and architectural approval of a 30-unit multi-family development with two (2) three-story apartment buildings and associated improvements.
PROJECT PLANNER:
Angelica Martinez, Assistant Planner
BACKGROUND INFORMATION:
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General Plan |
Zoning/Overlay |
Existing Land Use |
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Site: |
WMXU-1 (Walkable Mixed Use Corridor and Downtown) |
Form Based Code - (FBC) Transitional District |
Vacant |
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North: |
WMXU-1 (Walkable Mixed Use Corridor and Downtown) |
Form Based Code - (FBC) Transitional District |
Metrolink |
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South: |
WMXU-1 (Walkable Mixed Use Corridor and Downtown) |
Form Based Code - (FBC) Multi- Family District |
Multi Family Apartments |
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East: |
WMXU-1 (Walkable Mixed Use Corridor and Downtown) |
Form Based Code - (FBC) Transitional District |
Automotive Paint Supply Store |
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West: |
WMXU-1 (Walkable Mixed Use Corridor and Downtown) |
Form Based Code - (FBC) Transitional District |
Duplex |
PROJECT DESCRIPTION:
A. Project Area: Approximately 0.94 adjusted gross acres
B. Density Analysis: Allowed: 12-39 dwelling units per acre
Provided: 30 du/ac
C. Parking Analysis: Required: 38
Provided: 38
D. Lot Development Standards:
Setbacks
Front: 10’ minimum Provided: 10’
Rear: 20’ minimum Provided: 24’-10”
E. Building Analysis:
Floor Plan 1: Two Bedrooms, 2 Bathrooms: 984 square feet Floor Plan 2: One Bedroom, 1 Bathroom: 798 square feet
ANALYSIS:
The applicant, Saber Awad on behalf of SA Golden Investments, Inc, is requesting that the Planning Commission review and approve Design Review (DRP) No. 24-001 for site and architectural approval of a multi-family development of two (2) three-story apartment buildings with 30 units, along with associated site improvements on approximately 0.94 adjusted gross acres. The project site is located within the Form-Based Code (FBC) Transitional subdistrict. The Transitional subdistrict has a density of range of 12-39 dwelling units per acre. The Transitional subdistrict allows for higher densities and allows multi-family apartments, single-family homes, and public facilities. The development will also include six (6) additional accessory dwelling units (ADUS) for a total of 36 units. These six (6) attached ADUs are not subject to discretionary review but have been included for informational purposes.
Design Review (DRP) No. 24-001:
The proposed residential development will be comprised of two three-story buildings that include 36 total units with floor plans ranging between 798 square feet and 984 square feet. Twelve units will have 1-bedroom units with one bathroom and 18 units will have 2-bedroom units with two bathrooms for each unit.
The applicant has proposed a Modern architectural style for the apartment buildings. The design style utilizes horizontal siding, varying popouts and neutral earth tone colors to create a well-designed product that will compliment this architectural style. Associated improvement such as lighting, landscaping, parking, and paving are also part of this project. The proposal has been designed to be compatible with surrounding uses with the inclusion of paved walkways for pedestrians which allow for on-site circulation to units, amenities and other area on the site. The proposed development will enhance the character of the surrounding residential area by providing a development that has been designed with articulated architectural features, landscaping, street improvements, and lighting.
Amenities/Open Space
Site amenities are not required in the Form-Based Code; however, the applicant is proposing a trellis covered seating area and a tot lot with stationary play equipment. In addition to the proposed amenities, each unit has adequate private open space directly accessible from the private units with some units having features such as a porch or balcony.
Grading/Walls
The applicant is proposing a new 6-foot high decorative screen wall along the side and rear property lines. Along the frontage on Ceres Avenue, the applicant is proposing to include a new 3-foot-high decorative screen wall with a tandem gate that will complement the overall architectural style of the building. The grade of the site will direct water flow to Ceres Avenue. There are no proposed retaining walls for the project site.
Site Access, Circulation/Parking
Access to and from the project site will be provided via Ceres Avenue, which is identified as a local street. The project site will provide off-site improvements of curb, gutter, sidewalks, alleys, and streets. The applicable building codes, zoning codes, and fire codes and standards will ensure a safe, attractive, and well-designed project. As proposed the project is consistent with the Zoning and Development Code.
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 In-fill: (1) The project is consistent with the Walkable Mixed-Use Corridor & Downtown (WMXU-1) General Plan land use designation and the Form Based Code (FBC) Transitional subdistrict designation and regulations; (2) The project site is less than five (5) acres at approximately 0.94 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 apartment complex project containing 30 units and six (6) accessory dwelling units. Furthermore, none of the exceptions in CEQA Guidelines Section 15300.2 apply to the project.
MOTION:
Approve staff’s recommendation
ATTACHMENTS:
1. Vicinity Map
2. Project Plans
3. Planning Commission Resolution and Conditions of Approval
4. Notice of Exemption
5. Public Hearing Notice