FROM:
Planning
TITLE:
Title
Tentative Parcel Map No. 20-003R1; Minor Use Permit No. 20-007; Administrative Site Plan No. 21-022; Administrative Site Plan No. 21-023 (Northgate Pads 1 & 2)
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 PC No. 2021-____; and,
1. Find that the previously adopted Initial Study/Mitigated Negative Declaration for Master Case No. 20-016 approved by the City Council on October 27, 2020, has adequately identified the impacts associated with the project. No further review is required pursuant to Section 15162 of the California Environmental Quality Act and Section 6.22 of the 2019 Local Guidelines for Implementing CEQA, and direct staff to file a Notice of Determination; and,
2. Adopt a resolution approving Administrative Site Plan No. 21-022, approving Administrative Site Plan No. 21-023, approving Minor Use Permit No. 20-007, and approving the revision to Tentative Parcel Map No. 20203 (Tentative Parcel Map No. 20-003R1).
APPLICANT:
Sierra San Bernardino Partners, LLC, ATTN: Gavin Reid
31791 Los Rios Street
San Juan Capistrano, CA 92675
LOCATION:
The project site is located at 16826 and 16856 San Bernardino Avenue (0193-251-43, -44).
REQUEST:
A request to approve the following:
1. TPM No. 20-003R1; to revise previously approved TPM No. 20203 to now include four (4) separate parcels instead of the originally approved three (3) parcels; and
2. MUP No. 20-007; for the drive-thru use of the Panda Express restaurant; and
3. ASP No. 21-022; site and architectural review of a Panda Express drive-thru restaurant of approximately 2,382 square feet for Pad 2 of the Northgate project; and
4. ASP No. 21-023; site and architectural review of a multi-tenant commercial building of approximately 6,690 square feet for Pad 1 of the Northgate project.
PROJECT PLANNER:
Alexia De La Torre, Assistant Planner
I. BACKGROUND INFORMATION:
• The project site was part of the original City of Fontana incorporation in 1952.
• On September 10, 2019, the City Council adopted the updated Zoning & Development Code that included all of the new Form Based Code (FBC) Standards and Districts.
• On September 15, 2020, the Planning Commission recommended approval for the following; (ZCA No. 20-005) a zone change in text relating to the Sierra Gateway District of the FBC changing the setbacks for drive-thru uses, open space and frontage coverage requirements for commercial shopping centers; TPM No. 20203 to subdivide two (2) lots into three (3); (CUP No. 20-010) a Type 21 ABC License to authorize the sale of beer, wine and distilled spirits for only the Northgate Market; (DRP No. 20-002) for the site and architectural review of a 57,274 square foot commercial shopping center to include a future drive-thru restaurant and two (2) additional pads for future retail and restaurant development.
• On October 27, 2020, the City Council approved the following; (ZCA No. 20-005) a zone change in text relating to the Sierra Gateway District of the FBC changing the setbacks for drive-thru uses, open space and frontage coverage requirements for commercial shopping centers; TPM No. 20203 to subdivide two (2) lots into three (3); (CUP No. 20-010) a Type 21 ABC License to authorize the sale of beer, wine and distilled spirits for only the Northgate Market; (DRP No. 20-002) for the site and architectural review of a 57,274 square foot commercial shopping center to include a future drive-thru restaurant and two (2) additional pads for future retail and restaurant development.
II. PROJECT DESCRIPTION:
A. Site Area:
16826 and 16856 San Bernardino Avenue: Approximately 1.64 acres
B. Parcel Analysis:
|
Development Standards |
Required |
Proposed |
Meet Standard |
|
Parking |
37 |
85 |
Yes |
|
Max. Building Height |
60 ft. Max. |
32’ |
Yes |
|
Minimum Lot Size |
24,000 SF |
Pad 1: 29,803 SF Pad 2: 41,490 SF |
Yes |
|
Front Setback |
10’ max or 25’ max for drive-thru uses |
Pad 1: 10’ Pad 2: 25’ |
Yes |
|
Private Open Space |
5% of site, or may vary if the project is 100% commercial (Ordinance No. 1846) |
5% |
Yes |
III. ANALYSIS:
Administrative Site Plan No. 21-022 & Minor Use Permit 20-007, Pad 2:
The applicant, Gavin Reid, is requesting that the Planning Commission to review and approve an administrative site plan request for the site layout and architecture for a new drive-thru restaurant on Pad No. 2 for a proposed 2,382 square foot Panda Express. Along with a minor use permit request to allow for the drive-thru use as conditioned in Exhibit “D”. The site is located within the commercial center of the previously approved Northgate Gonzalez Market. As part of the original conditions of approval for the Northgate Market shopping center, a condition was added requiring all proposed entitlements be reviewed by the Planning Commission for approval. This included entitlements for Pad Nos. 1, 2, & 3 to be reviewed and approved by the Planning Commission. Pad No. 3 is not included in this application but will be presented to the Planning Commission at a later time. All parking standards for the restaurant have been met or exceeded for this project.
As previously mentioned, a Spanish themed architecture was proposed and approved as the prominent theme for the Northgate Market and shopping center. The proposed architecture is consistent with the Form Base Code which the site is located within and is consistent with the goals and policies of the General Plan and applicable provisions of the zoning district. Specifically, the project is consistent with Goal 5.3, Policy 5: (Community Design Element) which states buildings “shall incorporate distinct and varied architectural details through varied rooflines and detailed façade treatments”. The proposed Panda Express will also continue the Spanish themed architecture. The applicant has worked diligently with staff to create a design for Panda Express that represents the company’s image, while also incorporating Spanish architecture into the design. Spanish tiles and arches were designed into the building to compliment the sit-down restaurant and site. The applicant also worked with staff to incorporate site details that will beautify and enhance the overall aesthetics of the site that include decorative paving along the patio area, decorative lighting, extra landscape, and pedestrian bollard lighting.
Administrative Site Plan No. 21-023, Pad No. 1:
The applicant is also requesting that the Planning Commission review and approve an administrative site plan request for the site layout and architecture of a commercial multi-tenant building on Pad No. 1. The proposed multi-tenant building, if approved, would total approximately 6,690 square feet. The parking for Pad No. 1 will meet or exceed the required parking standards for the zoning area.
As mentioned previously, a Spanish style architecture was selected as the prominent theme for the Northgate Gonzalez Market and shopping center. The proposed architecture is consistent with the Form Base Code and Goal 5.3, Policy 5: (Community Design Element) which states buildings “shall incorporate distinct and varied architectural details through varied rooflines and detailed façade treatments”. The applicant has worked with staff to incorporate site details that will beautify and enhance the overall aesthetics of the site. Examples include decorative paving along the patio area, decorative lighting, extra landscape, and pedestrian bollard lighting. No future tenant has been proposed at this time for the building.
Tentative Parcel Map No. 20203 (TPM No. 20-003R1):
Tentative Parcel Map No. 20203 was previously approved by the City Council on October 27, 2020. The approval was to subdivide two (2) parcels into three (3) parcels for the purpose of developing a commercial shopping center. The total site is approximately 7.04 adjusted gross acres. The applicant is proposing to modify the original approval and now subdivide the two (2) parcels into four (4) parcels. The lots, as proposed, comply with the City’s Municipal Code (Chapter 30). There are two (2) proposed points of access, and one (1) near the southwest corner of the project site on San Bernardino Avenue, and one (1) near the northeast end of the site on Sierra Avenue.
MOTION:
Approve staff recommendation.
ATTACHMENTS:
1. Site plan
2. Elevations
3. Tentative Parcel Map No. 20203
4. Resolution and Conditions of Approval
5. Notice of Determination
6. Notice of Public Hearing
UNDER SEPARATE COVER:
1. Full size plans
2. Reduced color plans