FROM:
Planning Department
TITLE:
Title
Master Case No. (MCN) 23-000068: Tentative Tract Map No. 23-0005 (TTM No. 20655), and Design Review No. 23-000015 - A request to establish a condominium map for the development of a condominium complex, and request for the site and architectural review and approval for a new condominium complex development consisting of 59 attached units, with associated site improvements, on approximately 2.30-acres at 14335 Foothill Boulevard, (APNs: 0230-051-01, -02 and -03), pursuant to a Categorical Exemption in accordance with CEQA Guidelines Section 15332.
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. 2026-_ , 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 Tentative Tract Map No. 23-0005 (TTM No. 20655) and
3. Approve Design Review (DRP) No. 23-000015 
APPLICANT:
George Ayoub
22672 Lambert Street Suite 606
Lake Forest, CA 92630
LOCATION:
The project site is located on the southeast corner of Foothill Boulevard and Almond Avenue at 14335 Foothill Boulevard, (APNs: 0230-051-01, -02, and -03).
REQUEST:
Tentative Tract Map No. 23-0005 (TTM No. 20655) - A request to establish a condominium map on approximately 2.30-acre site.
Design Review (DRP) No. 23-000015 - A request for site and architectural review and approval for the construction of a new condominium complex with 59 attached units and associated site improvements on approximately 2.30-acres.
PROJECT PLANNER:
Mai Thao, Associate Planner
BACKGROUND INFORMATION:
Land Use Table:
PROJECT DESCRIPTION:
A. Site Area: 100,266 square feet/2.30-acres
B. Density: Required: 18-39 units per acre
Proposed: 25.65 units per acre
C. Building Height:
Three-Story: 37 feet
D. Parking:
Required: 89 spaces
Provided: 128 spaces
ANALYSIS:
The applicant, George Ayoub, is requesting that the Planning Commission review and approve Tentative Tract Map No. 23-0005 (TTM No. 20655) to establish a condominium map consisting of 59 attached condominium units, and Design Review No. 23-000015 for development of a condominium complex, and associated site improvements on an approximately 2.30-acres lot.
Tentative Tract Map No. 23-0005 (TTM No. 20655)
Tentative Tract Map No. 23-0005 is a request to establish a condominium map to develop a 59-unit complex. 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. 23-000015:
The development seeks site and architectural approval of a new 59 attached condominium unit complex located within eleven (11), three-story buildings. The applicant proposes a Mediterranean style architecture featuring Rowhouses type buildings with an exterior neutral tan color palette scheme, with dark brown accents to be used for entry doors, shutters, and garage doors.
The architectural style includes stucco light sand exterior, concrete S-roof tile, wrought iron railings, grilles, decorative trellis awnings, shutters and exterior light fixtures, stone veneer, and vinyl windows.
The proposed units will be two and three bedrooms, ranging in size from 1,000 to 1,602 square feet. There are five plan layouts for the three-story condo units. Each building has a mix of plan types and unit types.
The variation to the building’s faces, varying roof lines and building height of 37 feet high will make the Project architecturally pleasing and be consistent with the surrounding area. The Project includes associated on and off-site improvements, including parking spaces, new landscaping, lighting, and utilities related to the Project.
The proposed site is physically suitable in size and shape to support the development of the proposed condominium complex. 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 incorporates safety measures for automobiles and pedestrians in the area.
Amenities/Open Space:
The Project amenities include a large common recreation area, a shaded structure with BBQ’s, a pedestrian plaza and gateway, a turfed play area and several seating nodes. 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 open space directly accessible from the private unit ranging from 71 square feet to 88 square feet, depending on the size of the unit.
Grading/Walls:
The topography of the Project Site is relatively flat. The existing drainage pattern flows from the northeast to the southwest with a maximum slope of 2.1 percent with the drainage pattern to direct the water to the southern area into a detention infiltration basin, installed as part of the project.
The project plans include a six (6) foot high block wall with a stucco finish on the north, south, east and west sides of the property.
Site Access/Circulation/Parking:
Ingress and Egress to and from the Project Site will be via Almond 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.
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 Walkable Mixed Use Urban (WMXU-1)) designation of the General Plan and the Form Based Code/Route 66 Gateway 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.
Public Communications
A public communication received by the Planning Department is attached to the staff report. The communication raises concerns about the project’s density, adequacy of existing infrastructure, parking impacts, and traffic and safety impacts but does not provide substantial evidence, only lay-opinion, regarding the concerns expressed. The project is consistent with the General Plan and zoning, will provide parking in excess of the City’s requirements (the provision of which is not required by CEQA), can be adequately served by utilities and public services, and provided a traffic impact and VMT assessment demonstrating that the project is below city thresholds for requiring any additional traffic analysis. The exemption is appropriate.
MOTION:
Approve staff’s recommendation.
ATTACHMENTS:
Attachment No.1 - Vicinity Map
Attachment No. 2 - Project Plans
Attachment No. 3 - Planning Commission Resolution, Findings & Conditions of Approval
Attachment No.4 - Notice of Exemption
Attachment No.5 - Public Hearing Notice
Attachment No.6 - Public Communication