Item Number: 2
City Council / Board of Directors
Public Hearing(s)
Meeting of: April 7, 2026
Submitted By:
Alex Jauregui, City Planner
Subject:
A Site Plan and Conditional Use Permit with a Mitigated Negative Declaration to allow for development of 99-Unit Condominium development, a Tentative Tract Map for condominium purposes, and a zone change from Planned Unit Development to R-2 Low- Medium Density Residential on two parcels totaling 8.5 acres located at the northwest corner of Silica Drive and First Avenue
Recommendation:
That the Honorable City Council:
(1) Open and conduct a Public Hearing to receive public testimony; (2) Close the Public Hearing;
(3) Adopt the attached Mitigated Negative Declaration with a Mitigation Monitoring and Reporting Program for the project;
(4) Introduce Ordinance No. 2467 for adoption and first reading by title only for the Zone Change portion of Case No. PLAN24-00005;
(5) Waive further reading in full of proposed Ordinance No. 2467; (6) Adopt Resolution No. 26-016, approving the Conditional Use Permit portion of Case No. PLAN24-00005, subject to the attached conditions of approval; (7) Adopt Resolution No. 26-017, approving the Site Plan portion of Case No.
PLAN24-00005, subject to the attached conditions of approval; and (8) Adopt Resolution No. 26-018, approving the Tentative Tract Map portion of Case No. PLAN24-00005, subject to the attached conditions of approval.
Fiscal Impact:
There is no direct fiscal impact associated with the recommended actions. Additionally, there is no anticipated loss of potential property tax revenue resulting from the change of zoning from PUD-1-90 (Planned Unit Development) to R-2 (Low-Medium Density Residential) zoning given the proposal’s conformance with the Land Use Element of the General Plan, which classifies the subject property as Low-Medium Density Residential. 4 6
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Strategic Plan Goal:
Approval of Ordinance No. 2467 to allow for the subject Zone Change and associated Resolution Nos. 26-016, 26-017, & 26-018 that approve a Conditional Use Permit, Site Plan, and Tentative Tract Map allowing for the construction of a new 99-Unit condominium project will enable the City to further fulfill the following Goals outlined in the 2023-2026 Strategic Plan:
Goal A (Financial Sustainability) – Approval of this project will authorize subsequent construction, which will require the collection of development impact fees as part of the permitting process. Collection of development impact fees will act to increase revenues and will be used to offset the impact of the proposed development and the City services that it requires.
Goal C (Community and Economic Development) – Approval to develop a new condominium facility will support the economic vitality and preservation of the community by increasing housing opportunities and enhancing neighborhood stability. In addition, the added population density will contribute to business attraction and retention through support from new residents. Goal E (Invest in Infrastructure) – Approval of this project will contribute to a healthy and livable community by supporting ongoing investment in City infrastructure.
New residential development helps fund improvements to roadway, water, park, and utility systems through development impact fees and required frontage and on-site improvements. The project will connect to the City’s existing infrastructure and support ongoing efforts to maintain and improve essential systems.
Background:
The applicant, Twen Ma Architects, requests approval of a Site Plan and Conditional Use Permit to construct a 99-unit condominium development on an 8.52-acre site at the northwest corner of First Avenue and Silica Drive. The project features nineteen three-story buildings composed of 4-, 5-, and 6-unit layouts, with each unit featuring an enclosed two-car garage. The centralized amenity area of the development includes a clubhouse, lounge, mail center, pool and patio, BBQ and picnic areas, as well as full-sized pickleball and basketball courts. These facilities are integrated with over 100,000 square feet of landscaped open space, walking trails, guest parking, and bicycle parking.
The project requires approval of a Zone Change to remove the existing Planned Unit Development (PUD-1-90) zoning designation, originally intended for an age restricted 62- lot single-family subdivision. Rezoning the site to R-2 (Low-Medium Density Residential) will bring the zoning into compliance with the General Plan’s current Low-Medium Density Residential land use designation, which allows condominium development up to 12 units per acre with a Conditional Use Permit. The applicant is also requesting approval of a Tentative Tract Map for condominium purposes, which will merge two parcels into one, and ultimately act to subdivide the airspace to allow individual unit ownership and establish common areas to be maintained by a homeowners’ association (HOA).
As the proposal includes a Zone Change requiring final approval by the City Council, the Planning Commission held a public hearing on February 11, 2026. Following the hearing, 4 6
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the Commission voted 5-0 to recommend that the City Council approve the project. The Planning Commission’s action allows the City Council to make a final determination on the project in its entirety, including the Zone Change, Conditional Use Permit, Site Plan, and Tentative Tract Map aspects of the proposal.
Discussion:
Zone Change
The proposed Zone Change will reclassify approximately 8.52 acres from PUD-1-90 (Planning Unit Development) to R-2 (Low-Medium Density Residential), where condominium developments are conditionally permitted. This designation is consistent with the site’s existing Low-Medium Density Residential General Plan land use and aligns with the R-2 zoning of adjacent parcels to the north and west. The proposed condominium project would be compatible with the surrounding mix of multi-family and small-lot single-family neighborhoods and is well supported by nearby community uses, including a church to the north and a school to the east. Additionally, the R-2 zoning would allow for improved development standards compared to the existing PUD Zoning, which does not conform to current Victorville Municipal Code requirements for amenities and design features.
Conditional Use Permit
The R-2 zone permits multi-family developments with low-medium densities between 5.1 and 12 units per acre and requires discretionary approval of condominium developments within the same density range through a Conditional Use Permit. This requirement for a discretionary review exists because condominium projects create individually owned units and shared common areas, triggering long-term subdivision, access, parking, and maintenance considerations that differ from standard multi-family apartment projects.
The Planning Commission found that the project satisfies all required Conditional Use Permit findings in accordance with Section 16-3.02.050 of the Victorville Municipal Code (VMC), concluding that it is consistent with the General Plan and Development Code, compatible with surrounding development, supported by adequate traffic capacity, and compliant with applicable zoning requirements.
Site Plan
The proposed development consists of a gated 99-unit condominium community designed with a cohesive modern architectural style. The site plan emphasizes internal pedestrian pathways, shared amenities, and a thoughtful arrangement of both private and common open spaces.
The project also incorporates enhanced recreational facilities, generous landscaping, and high-quality site and building design elements that collectively exceed many of the 4 6
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standards outlined in the VMC and the Multi-Family Design Guidelines of the Development Code.
As part of its review, the Planning Commission evaluated the site plan, architectural elevations, and overall project design and found the proposal consistent with applicable Municipal Code provisions. The Commission also reviewed limited deviations from certain development standards, including the recently adopted third-story setback requirements and the proposed 10-foot-tall decorative entry wall along Silica Drive. Based on the project’s design, site characteristics, and lack of adverse impacts to surrounding properties, the Commission determined these deviations to be appropriate and recommended that the City Council consider them for approval.
The Commission further reviewed and supported the applicant’s proposed five-phase construction plan, which ensures that required amenities, infrastructure, access, utilities, and life-safety improvements are completed prior to occupancy of each phase. Conditions of approval have been included to ensure compliance with all applicable standards and to confirm that the project is constructed in accordance with the site plan graphics provided (Attachment F).
Tentative Tract Map
The proposed Tentative Tract Map (Attachment G) merges two existing parcels into a single lot, with the required airspace subdivision for condominium ownership to be delineated and reviewed during the final map check process. The Planning Commission determined that, as conditioned, the tentative map complies with applicable subdivision and zoning requirements and is appropriate for the proposed development.
Environmental Assessment
An Initial Study and Mitigated Negative Declaration (Attachments H and I) were prepared for the project in accordance with CEQA Section 15070. All mitigation measures have been incorporated into the proposed Site Plan Conditions of Approval under Resolution No. 26-017 (Conditions 29–46). Mitigation measures addressing aesthetics, air quality, biological resources, cultural and tribal cultural resources, geology and soils, and noise would reduce all potential impacts to less-than-significant levels.
The 30-day public review period for the project’s environmental review closed on February 9, 2026. During that time, one comment letter was received from the California Department of Toxic Substances Control (DTSC). In response, an additional mitigation measure was incorporated requiring testing and documentation of any imported soil to ensure it meets residential screening levels.
This requirement has been included in both the Mitigated Negative Declaration and the Conditions of Approval (Mitigation Measure HAZ-1; Resolution No. 26-017, Condition 46). 4 6
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Prepared By:
Daisy Kawasaki, Senior Planner
Attachments: A. Ordinance No. 2467 - Zone Change
B. Resolution No. 26-016 - Conditional Use Permit
C. Resolution No. 26-017 - Site Plan
D. Resolution No. 26-018 - Tentative Tract Map
E. Zone Change Graphic
F. Site Plan Graphics
G. Tentative Tract Map
H. Initial Study
I. Draft Mitigated Negative Declaration w/Mitigation Monitoring & Reporting Program
J. Background Information from the February 11th, 2026 Planning Commission Meeting
K. Aerial Image