FROM:
Planning Department
TITLE:
Title
Master Case No. 25-0091: Conditional Use Permit (CUP) No. 25-0024, Variance (VAR) No. 26-0002, and Administrative Site Plan (ASP) No. 25-0033 - A Conditional Use Permit to expand the operation of a place of assembly use along with a Variance request to deviation from the required front building setback from 22 feet to 10 feet and a request for site improvements and architectural design for a new three-story, 16,805 square foot building to be utilized for assembly purposes on approximately 1.2 acres, located at 6556 Hemlock Avenue identified as Assessor Parcel Number 0228-021-10, pursuant to a Categorical Exemption in accordance with CEQA Guidelines Section No. 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 No. PC 2026-____, and
1. Determine that the project is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines 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 Conditional Use Permit No. 25-0024; and
3. Approve Variance No. 26-0002; and
4. Approve Administrative Site Plan No. 25-0033
APPLICANT:
Ahmad Awad
SA Architects & Engineers, Inc.
6226 Cooper Avenue
Fontana, CA 92336
LOCATION:
The project site is located at 6556 Hemlock Avenue (APN: 0228-021-10).
REQUEST:
Conditional Use Permit (CUP) No. 25-0024- A request to expand the operation of a place of assembly use (Mosque) on the project site.
Variance (VAR) No. 26-0002- A request to reduce the front building setback from 22 to 10 feet.
Administrative Site Plan (ASP) No. 25-0033- A request for site and architectural approval for a new three-story, of approximately 16,805 square feet place of assembly, along with site improvements on an approximately 1.2-acre site.
PROJECT PLANNER:
Mai Thao, Associate Planner
BACKGROUND INFORMATION:
Land Use Table:
Background:
1. On February 4, 2014, the Planning Commission approved Minor Use Permit (MUP) 13-002, Administrative Site Plan (ASP) No. 13-005, and Variance (VAR) No. 13-003, to allow for a change of use from a single-family dwelling to a place of assembly use for an operational mosque, site design approval, and approval for a street frontage variance.
PROJECT DESCRIPTION:
A. Site Area: Approximately 1.2 acres
B. Site Coverage
FAR Provided .33 FAR
C. Building Analysis:
Assembly Building Approximately 16,805 square feet
1st Story: 6,529 square feet
2nd Story: 5,445 square feet
3rd Story: 4,831 square feet
Height (Max): 35 feet
Height Proposed: 34’7” feet
D. Lot Development Standards Setbacks:
Required Front: 22’ Provided: 10’
Required Rear:25’ Provided: 26’-7”
Required Side (north): 5’ Provided: 19’-4”
Required Side (south): 5’ Provided: 305’
E. Parking Analysis:
Vehicle Spaces Required: 87 spaces
Proposed: 87 spaces
ANALYSIS:
The applicant, SA Architects & Engineers, Inc. is requesting that the Planning Commission review and approve Conditional Use Permit No. 25-0024 to allow expansion of a place of assembly use, approve Variance No. 26-0002 to allow a front setback deviation of 12 feet, and approve Administrative Site Plan No. 25-0033, for the development of a three-story place of assembly Mosque building. This Project will be Phase 1 of the overall Project, as the existing place of assembly Mosque building approximately 3,271 square feet, will be demolished in Phase 2.
Conditional Use Permit (CUP) No. 25-0024:
The applicant is requesting approval to expand the operation of an existing place of assembly use (Mosque) on the property. There is an existing place of assembly building (Mosque) on the Project Site that was developed as part of the previous approvals.
The applicant is proposing to continue the existing place of assembly use operations within a new, expanded place of assembly building. Per Table No. 30-430(B) of the Fontana Zoning and Development Code for R-2 districts, places of assembly are allowed with approval of a Conditional Use Permit. A Conditional Use Permit is required to ensure that potential impacts associated with specific uses can be addressed. In the case of a place of assembly, potential concerns include ensuring that as the site is physical suitable in size, intensity, and physical access; that compliance with city regulations/standards is attainable; that the usage will not be determinantal to the public interest, health, safety, convenience, and welfare, nor materially injurious to persons, property, or improvements in the vicinity of the project.
The site has been designed to adequately accommodate the vehicular circulation and provide required parking in accordance with zoning regulations. Additionally, the project has been reviewed by Engineering, Building and Safety, and County Fire Protection for site circulation, access, safety, and found to meet or exceed the requirements for all applicable building code, zoning and fire code standards. The applicant has submitted a description of the proposed place of assembly for religious services along with a schedule as a part of the Conditional Use Permit application. The following section includes a description of the operations of the proposed use:
Inland Valley Islamic Society Operational Features:
• Proposed three story 16,805 square feet building comprised of offices, private library, classrooms, child day care, men’s prayer area, women’s prayer area, and a kitchen.
Inland Valley Islamic Society Daily Prayer Service Schedule:
As part of the development the applicant is proposing a phased approach which is detailed in the Administrative Site Plan section below. At no point during construction will both buildings be occupied or operated simultaneously for their intended use. The project phasing is specifically designed to ensure that only one building is operational at any given time and that the parking requirement is met during each phase
Variance No. 26-0002:
The Project includes a request to reduce the required building front setback from 22 feet to 10 feet. As proposed the new place of assembly building is fronting the bulb/cul-de-sac at the northerly terminus of Hemlock Avenue adjacent to the northeasterly portion of the project site which and creates a non-standard configuration for the site within that area The project frontage’s adjacency to the existing cul-de-sac “knuckle” will substantially limit the placement and configuration of the proposed building due to the unique physical circumstances associated with the cul-de-sac’s irregular curving nature of the front property line which results in the building to be pushed further back into the smaller buildable envelope, which limits the utilization of the site in the same manner that would be enjoyed by owners of other properties within the same zoning district. Due to the special conditions and unique circumstances regarding the building frontage, staff finds that a variance is merited. Accordingly, appropriate findings for the variance application are located in Attachment No. 3.
Administrative Site Plan No. 25-0033:
The applicant is requesting site and architectural approval of the design and construction of a new 16,805 square-foot, three-story place of assembly Mosque building with associated on and off-site improvements. The place of assembly Mosque building will be used classrooms for up to 50 students, library, daily prayer service (7 days a week), offices, childcare, and special annual events.
The applicant is proposing to implement two phases to facilitate the construction of the place of assembly building while ensuring adequate site access, circulation, and parking throughout the construction process. During phase one, the new 16,805 building will be constructed while the existing building remains operational. There will be temporary fencing around the construction portion of the site and new re-restriped parking stalls to meet the required 40 parking stalls as previously approved. The second phase will be comprised of demolishing the existing place of assembly building, constructing new parking, new lighting, and associated improvements in accordance with the project plans.
The architectural style for the proposed building will be Modern Islamic and will feature a stucco exterior, with a color palette in a neutral color scheme with brown, and gold accent colors. The building will include an enhanced entry arch covering with decorative banding, pop outs, trim, cornice, and decorative lighting. The variations to the building face, varying rooflines, and tower elements from 34.7 feet to 43 feet in height, will make the project architecturally pleasing and be consistent with the surrounding area. The maximum building height of the Medium Density Residential zoning district is 35 feet, however Section 30-420 of the Municipal Code allows certain structures, including a parapet wall, a dome, and a minaret, increased height up to 25% above the maximum. The highest point of these proposed features would be 43 feet, which complies with the 25% maximum added height requirement. The code section does not allow for this additional space to be useable floor space. The dome and minaret are proposed for religious purposes and will provide a distinct and architectural feature to the planned mosque.
The project site is physically suitable in size and shape to support the development of the proposed place of assembly use project, and the surrounding uses are primarily residential. Applicable building, zoning, and fire codes and standards will be met and make for a safe, attractive, and well-designed project. The project design incorporates safety measures for automobiles and pedestrians in the area.
Grading/Walls:
The topography of the Project Site is relatively flat. The existing drainage pattern is from north to south; the proposed drainage pattern will continue from north to south. A new underground filtrations system will be installed on the southwest corner of the project site. A new 6’ high fence along the north side will be constructed, as well as a 5’ high pilaster wall along easterly property line and a 3’-6” high decorative block screen wall.
Site Access/Circulation:
Vehicle access to the Project Site is provided by two driveways on Hemlock 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.The project site is considered Infill Development and meets the CEQA requirements of Infill: (1) The Project is consistent with the Medium Density Residential (R-M) land use designation of the General Plan and the Medium Density Residential (R-2) zoning 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 place of assembly Mosque building. Further, 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 Plans
Attachment No. 3 - Planning Commission Resolution, Findings, and Conditions of Approval
Attachment No. 4 - Notice of Exemption
Attachment No. 5 - Notice of Public Hearing
Attachment No. 6 - Public Communication