FROM:
Planning Department
TITLE:
Title
Master Case No. 25-0040: Tentative Tract Map No. 25-0002 (TTM No. 20787) and Design Review No. 25-0011, a request to subdivide one parcel into 37 parcels for a single-family development including a density bonus for three (3) affordable residences, and a request for site and architectural review for the construction of 37 residential units and associated site improvements and an Affordable Housing Density Bonus Agreement together with related Covenants, Conditions & Restrictions providing for a minimum of three (3) affordable units in accordance with the state density bonus law, on approximately 5.29 acres located at 7844 Citrus Avenue, Assessor Parcel Number 1110-361-10, pursuant to the previously adopted General Plan Environmental Impact Report (State Clearinghouse No. 2016021099) and pursuant to CEQA Guidelines Sections 15162 and 15183.
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. Find that the previously adopted General Plan Environmental Impact Report (State Clearinghouse No. 2016021099) approved on November 13, 2018, has adequately identified the impacts associated with the Project, no further review is required pursuant to Section 15162 and 15183 of the California Environmental Quality Act and Section 8.10 of the 2019 Local Guidelines for Implementing CEQA, and direct staff to file a Notice of Exemption; and,
2. Approve Tentative Tract Map No. 25-0002 (TTM No. 20787); and,
3. Approve Design Review (DR) No. 25-0011; and,
4. Recommend approval to the City Council for the associated "Affordable Housing Density Bonus Agreement and Declaration of Covenants, Conditions & Restrictions".
APPLICANT:
RC Homes Inc.
550 North Larchmont Boulevard, Suite #201
Los Angeles, CA 90004
LOCATION:
The project site is located at 7844 Citrus Avenue, (APN: 1110-361-10).
REQUEST:
Tentative Tract Map No. 25-0002 (TTM No. 20787); A request to subdivide one parcel of approximately 5.29 acres into thirty-seven (37) parcels for the development of thirty-seven (37) single-family residential units.
Design Review (DR) No. 25-0011; A request for site and architectural approval for the construction of 37 detached single-family residential units, including three (3) affordable residences, and associated site improvements and an Affordable Housing Density Bonus Agreement on approximately 5.29 acres.
PROJECT PLANNER:
Alejandro Rico, Associate Planner
Land Use Table
BACKGROUND INFORMATION:
PROJECT DESCRIPTION:
ANALYSIS:
The applicant, RC Homes, Inc., is requesting that the Planning Commission approve Tentative Tract Map No. 25-0002 (TTM No. 20787) to subdivide one (1) parcel of approximately 5.29 acres into thirty-seven (37) lots for the development of detached single-family homes, and approve Design Review No. 25-0011 for site and architectural development of thirty-seven (37) detached single-family units and associated site improvements on 5.29 total acres.
As part of this project, the applicant is proposing three (3) 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 35%. Currently, the Zoning Code would allow development at five (5) units per acre, which would allow 19 single-family units on the site. The applicant intends to utilize the California State Density Bonus Law that would allow an additional ten (10) units for a total of thirty-seven (37) single-family units. The Density Bonus Law prohibits local jurisdiction from enforcing Zoning Requirements that would prevent this density from being reached such as lot size square footage minimums, lot size dimension minimums, required amount of landscaping and building setback minimum requirements. The applicant is also allowed to select incentives; for this project, the applicant is selecting relief from the provision of block walls between the lots and is instead using vinyl fencing. Block walls are being used for areas adjacent to the common areas such as the driveway and roadway areas. Furthermore, the applicant has requested the following waivers: a reduction in the building setbacks, parking setbacks, reduction of lot dimensions, frontage types, reduction of amenity space area, building placement vis a vis parking, and long-term bicycle parking.
Tentative Tract Map No. 25-0002 (TTM No. 20787)
The applicant proposes to subdivide one vacant parcel of 5.29 acres into thirty-seven (37) lots for the development of detached single-family homes, and amenities that will be maintained by the homeowners’ association. The newly created lots will range in size from 2,241 to 5,020 square feet, with the average typical lot size as 3,580 square feet. Pedestrian access to the site will go through Tokay Avenue on the west and Citrus Avenue on the east. Vehicular access will be provided from Citrus Avenue.
Design Review (DR) No. 25-0011
The applicant proposes two architectural styles, Spanish and Ranch, for the residential units. The homes will feature an exterior of white, and neutral tone color palette with grey and brown accents. Architectural enhancements range from stucco and wood trim exterior, concrete roof tiles, composite roofing, thick window trimming, accent colors, recessed windows and decorative metal fixtures. Landscaping has been incorporated into the design with trees, shrubs and ground cover. A recreation area is proposed on the northeast corner of the project site.
The Project includes associated on and off-site improvements including new landscaping. Enhanced lighting, curb, gutter, sidewalks, and utilities related to the Project.
The Project Site is physically suitable in size and shape to support the development of the proposed residential single-family development. Applicable building codes, zoning codes and fire codes and standards will be met and make for a safe, attractive, and well-designed Project. Safety measures for automobiles and pedestrians in the area have been included.
Grading and Walls:
The Project Site is relatively flat and is vacant. The existing drainage pattern flows north to south. An underground catch basin and detention basin will be constructed for the Project.
There is an existing block wall along the north and south of the project site. The applicant is proposing to utilize the existing retaining walls as a combination retaining wall and block wall adjacent to the existing single-family residences. The Zoning Code allows a nine (9) foot high combination wall with the six (6) foot height limit maximum on the high side. The grading plans show that the project is within these limits which will limit the wall height and provide adequate screening of adjacent backyards.
Site Access/Circulation/Parking:
Vehicular access to the Project Site will be off Citrus Avenue, with an Emergency Vehicle Access (EVA) located along Tokay Avenue. The internal circulation has been reviewed by the Planning, Fire, Traffic, and Engineering Departments and found to be sufficient to support this type of use.
Affordable Housing Density Bonus Agreement:
The proposed Regulatory Agreement would restrict the use of three (3) units (the "Affordable Units") by requiring that they are rented or sold to very low-income households, which is defined as 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 either sold with monthly housing costs up to thirty percent (30%) of fifty percent (50%) of Area Median Income or 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, preparation of a marketing plan, the City’s right to make referrals for the Affordable Units, and other terms related to ensuring the covenants for the Affordable Units.
Environmental:
Pursuant to the previously adopted EIR for the General Plan (SCH No. 2016021099) and based on CEQA Guidelines Sections 15162 and 15183 et seq, and Section 8.10 of the City of Fontana’s 2019 Local CEQA Guidelines, the Project would not result in (1) a peculiar impact that was not identified as a significant impact under the prior EIR, (2) a significant impact that was not analyzed as significant in the prior EIR, (3) a potentially significant off-site impact of cumulative impact not discussed in the prior EIR; or (4) a more severe impact due to substantial new information that was not known at the time the prior EIR. No further action is required, and a Notice of Determination has been prepared for the Planning Commission’s consideration.
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 Determination
Attachment No. 5 - Public Hearing Notice