FROM:
Planning Department
TITLE:
Title
Master Case No. 22-145, Tentative Parcel Map No. 22-034 (TPM No. 20669) and Design Review No. 22-065 for a proposed mixed-use development comprised of 437 residential units with 4,000 square feet of commercial retail area, pursuant to a Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program. (Continued from January 16, 2024)
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 PC No. 2024- ; and,
1. Adopt the Mitigated Negative Declaration, Mitigation, Monitoring and Reporting Program (MMRP) and direct staff to file a Notice of Determination;
2. Approve Tentative Parcel Map No. 22-034 (TPM No. 20669); and
3. Approve Design Review No. 22-065.
APPLICANT:
JPI Development
11988 El Camino Real, Suite 200
San Diego, CA 92130
LOCATION:
The project site is located east of Cypress Avenue, south of Valley Boulevard, north of Interstate (I) 10, and west of Juniper Avenue. (APNs: 0251-171-19, 0251-321-17, -18, -19, -20, -21, -22, -23, -24, -25, -26, -27, and -35).
REQUEST:
Tentative Parcel Map No. 22-034 (TPM No. 20669) - A request to consolidate thirteen (13) parcels (APNs: 0251-171-19, 0251-321-17, -18, -19, -20, -21, -22, -23, -24, -25, -26, -27 and -35) totaling approximately 11.6 gross acres into two (2) parcels (Parcel No. 1 is approximately 5.55 acres and Parcel No. 2 approximately 5.66 acres)
Design Review No. 22- 065 - A request to construct a mixed-use development consisting of 437 residential units and 4,000 square feet of retail and associated improvements.
PROJECT PLANNER:
Alejandro Rico, Associate Planner
BACKGROUND INFORMATION:
This project was originally scheduled for the November 21, 2023, Planning Commission and then continued to the December 19, 2023, Planning Commission meeting and was continued to the January 16, 2024, Planning Commission meeting due to lack of a quorum and then continued to the April 2, 2024, Planning Commission at the request of the applicant.
Land Use Designations:
|
|
General Plan |
Zoning /Overlay |
Existing Land Use |
|
Site: |
Walkable Mixed-Use Downtown and Corridors (WMXU-1) |
Form Based Code, Valley Gateway |
Vacant |
|
North: |
Walkable Mixed-Use Downtown and Corridors (WMXU-1) |
Form Based Code, Multi- Family |
Multi-Family (Paseo Verde Apartments) |
|
South: |
Walkable Mixed-Use Downtown and Corridors (WMXU-1)/ Right-of-Way (ROW) |
Form Based Code, Valley Gateway/ Right-of-Way (ROW) |
Commercial (Planet Fitness and Restaurant) / Interstate 10 Freeway |
|
East: |
Walkable Mixed-Use Downtown and Corridors (WMXU-1) |
Form Based Code, Valley Gateway |
Commercial (Inland Empire Center) |
|
West: |
Walkable Mixed-Use Downtown and Corridors (WMXU-1)/Light Industrial (I-L) |
Form Based Code, Valley Gateway / Light Industrial (M-1) |
Commercial (Thrift & Donation Store)/Residential |
PROJECT DESCRIPTION:
A. Site Area: Approximately 11.6 adjusted gross acres
B. Residential Unit Density:
Allowed: 20.0-39.0 dwelling units/acre
Proposed: 38.9 dwelling units/acre
C. Unit Building Analysis:
Plan 1.0 1 Bed/1 Bath 746 square feet
Plan 1.1 1 Bed/1 Bath 759 square feet
Plan 1.2 1 Bed/1 Bath 735 square feet
Plan 2.0 2 Bed/2 Bath 1,069 square feet
Plan 2.1 2 Bed/2 Bath 1,048 square feet
Plan 3.0 3 Bed/2 Bath 1,377 square feet
Plan 3.1 3 Bed/2 Bath 1,342 square feet
Residential: 1-bedroom 2-bedrooms 3-bedrooms Total
126 units 271 units 40 units 437 units
Commercial: 4,000 square feet
D. Parking Analysis:
Vehicle Spaces:
Required: 607 spaces
Provided: 668 spaces
ANALYSIS:
The applicant, JPI Architecture, is requesting that the Planning Commission approve the proposed parcel map and the proposed site and architectural review for a proposed mixed-use development comprised of 437 residential units with 4,000 square feet of commercial retail area. The project is located on the southwest corner of Valley Boulevard and Juniper Avenue on a vacant 11.6 adjusted gross acre site comprised of thirteen (13) parcels that are proposed to be consolidated into two (2) parcels as part of Tentative Parcel Map No. 20669 (TPM No. 22-034). In addition to the construction of the buildings, there are associated site improvements that includes landscaping, lighting, and offsite improvements. The proposed project includes five (5) four-story residential buildings, one (1) two-story amenity and office building and two (2) one-story amenity buildings. The proposed density of residential units is approximately 38.9 dwelling units per acre. This application also includes 4,000 square feet of commercial retail space which is divided into two (2) leasable units. The retail units are located at the northeast corner of the subject site.
Tentative Parcel Map No. 22-034 (TPM No. 20669):
The project site consists of thirteen (13) parcels totaling approximately 11.6 gross acres. Tentative Parcel Map No. 20669 will combine thirteen (13) lots into two (2) lots for the purpose of developing the proposed 437-unit multi-family project with 4,000 square feet of retail use. The associated street improvements along Valley Boulevard and Juniper Avenue will be constructed as part of the project.
Design Review No. 22-065:
The development will include 437 residential units to include 126 one-bedroom and one-bathroom units, 271 two-bedroom and two-bathroom units and 40 three-bedroom and two-bathroom units. This development will also have various amenities such as fitness centers, sitting area with fire pits, barbecue area/outdoor kitchens, pools/lounge areas, designated pet areas, bicycle racks, leasing offices and club rooms.
The applicant is proposing a Modern architectural style with a total of 3 different color schemes for the buildings with variety of accent colors and materials such siding, stucco, veneer, glazing, metal and faux wood treatments.
This project is located in the Form Based Code (FBC), Valley Gateway subdistrict which permits multi-family projects of this density. The General Plan Map Designation is Walkable Mixed Use and Downtown Corridor (WMXU-1) which is intended to promote high-density residential and retail uses, both of which are included in this project. In addition to the residential component, the project would also include an approximate 4,000 square foot retail space on the corner of Juniper Avenue and Valley Boulevard and at the northeast corner of the project site.
The proposal has been designed to be compatible with the surrounding uses while also providing a development that has been designed with features (architectural relief, added landscaping, street improvements, and lighting) to enhance the character of the surrounding neighborhood, which is comprised of a mix of uses including, single family, multi-family and commercial uses. The applicant is proposing modern style architecture with each building to incorporate architectural elements such as stone veneer, wood accents, siding, pop-outs, decorative lighting, varying heights/tower elements and varying iron treatments. Associated improvements such as up-lighting, landscaping, parking, and paving would also be a part of this project. Setbacks and all applicable development standards will comply with the requirements of the Fontana Municipal Code.
The project site is physically suitable in size and shape to support the development of the proposed project. Access will be provided for the development from Valley Boulevard, Juniper Avenue and Washington Drive. The project is consistent with all applicable building codes, zoning codes, and fire codes and standards and will provide for a safe, attractive, and well-designed project.
The project site will contain multiple amenities for the residents including fitness centers, fire pits with sitting areas, barbecue area/outdoor kitchens, pools/lounge areas, designated pet areas, bicycle racks, leasing offices and club rooms. The amenities are centrally located on the project site and will be a gathering place for residents.
Grading / Walls
The project also includes perimeter boundary fences and walls. There will be a five-and-a-half-foot tubular steel perimeter fence along the south side of the property. The project will utilize an existing six-foot block wall that is currently developed as part of the existing donation center to the west and a Condition of Approval has been included to require a six-foot-high block wall that will be placed above a retaining wall on the property lines adjacent to the residential property to the southwest, including along the driveway leading to Washington Drive.
Site Access / Circulation / Parking
The project site would be accessible via four entries. Access to the eastern portion of the site would be from two driveways located along Juniper Avenue, with sliding vehicle gates providing access to residential parking stalls along the northern driveway along Juniper Avenue. The primary access to the western portion of the site would be a driveway off the western project boundary, through an existing parking lot located off Valley Boulevard. The western access would also include two sliding vehicle gates providing access to residential parking stalls. A fourth access point to the project site would be provided at the south of the site along Washington Drive for exiting traffic and it is for EVA only.
Environmental:
An Initial Study (IS), Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program has been prepared for this project pursuant to the California Environmental Quality Act (CEQA) and the 2019 Local Guidelines for Implementing CEQA. Based on the information in the Initial Study (IS), with the incorporation of Mitigation Measures the project could not have a significant effect on the environment as a result of project implementation. A Notice of Determination has been prepared for the Planning Commission’s consideration. The IS/MND along with Mitigation Monitoring and Reporting Program for this project can be found at <https://www.fontanaca.gov/2137/Environmental-Documents>.
The Notice of Intent to Adopt an IS/Mitigated Negative Declaration and Public Hearing Notice was issued on October 27, 2023, for a public comment period of October 27, 2023, to November 20, 2023. Comments were received from Lozeau Drury LLP on behalf of the Supporters Alliance for Environmental Responsibility and Mitchell M. Tsai on behalf of the Western States Regional Council of Carpenters. The developer has responded to the comments and provided an errata to the MND identifying those minor changes.
MOTION:
Approve staff recommendation
ATTACHMENTS:
1. Vicinity Map
2. Project Plans
3. Planning Commission Resolution, Findings and Conditions of Approval
4. Notice of Determination
5. Notice of Intent and Public Hearing
6. Public Hearing Notice of Continuance