For the Planning Commission Meeting of [February 7, 2024]
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Colby Cataldi, Director of Community Development
REVIEWED BY: Paul Gonzales, Community Development Manager
FROM: Shannon J. Casey, Contract Senior Planner
Title
(Master Case (MC) No. 2023-0036) Tentative Parcel Map (TPM) No. 2023-0002: A request to allow the subdivision of one (1) 2.17-acre parcel of land (APN: 128-011-32) into two (2) new parcels of land, Parcel 1 (1.20 acres) and Parcel 2 (2.97 acres), located at the northeast corner of North Linden Avenue and West Foothill Boulevard within the Residential Mixed Use (R-MU) zone of the Foothill Boulevard Specific Plan. This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15315 (Minor Land Divisions) of the State CEQA Guidelines.
Body
APPLICANT:
Scott C. Beard for 1795 University Avenue, LLC
LOCATION:
The project site consists of one (1) parcel of land (APN: 128-011-32) located at the northeast corner North Linden Avenue and West Foothill Boulevard (Refer to the attached Location Map (Exhibit A)).
BACKGROUND:
Surrounding General Plan Land Use Designations
|
Location |
General Plan Designation |
|
Site |
Specific Plan with a Specific Plan Overlay (Foothill Boulevard SP) |
|
North |
Specific Plan with a Specific Plan Overlay (Foothill Boulevard SP) |
|
East |
Specific Plan with a Specific Plan Overlay (Foothill Boulevard SP) |
|
South |
Specific Plan with a Specific Plan Overlay (Foothill Boulevard SP) |
|
West |
Specific Plan with a Specific Plan Overlay (Foothill Boulevard SP) |
Surrounding Land Use Districts or Zoning Designations
|
Location |
General Plan Designation |
|
Site |
Residential Mixed Use (R-MU) - Foothill Boulevard SP |
|
North |
Residential Mixed Use (R-MU) - Foothill Boulevard SP |
|
East |
Commercial Pedestrian (C-P) - Foothill Boulevard SP |
|
South |
Commercial Pedestrian (C-P) - Foothill Boulevard SP |
|
West |
Residential Mixed Use (R-MU) - Foothill Boulevard SP |
Site Characteristics
The project site is a relatively flat, square-shaped piece of land comprised of one (1) parcel. The parcel is 2.17 acres in size. The site is entirely vacant and covered only by grass and shrubs.
Surrounding Area
The project site is bound by North Linden Avenue to the west and West Foothill Boulevard to the south. To the parcel to the north of the project site is vacant and zoned R-MU. The Home Depot shopping center is south of the project site across West Foothill Boulevard. East of the site is the Food4Less shopping center. To the west of the project site, across North Linden Avenue, is non-conforming automobile sales and services (Exhibit B).
ANALYSIS/DISCUSSION:
The applicant filed Tentative Parcel Map No. 2022-0002, for Tentative Parcel Map No. 20506, to subdivide the project site into two (2) new parcels of land (Exhibit C). According to Table 3.2 (Development Standards) of the Foothill Boulevard Specific Plan, require a minimum lot size of 10,000 square feet. The specifications of the proposed parcels are shown in the chart below:
|
Parcel |
Area |
|
1 |
52,014 sq. ft. |
|
2 |
42,424 sq. ft. |
As shown in the chart, each of the proposed parcels will exceed the minimum size requirements.
The tentative parcel map will create separate parcels for a future development currently in the application process. As noted on the proposed map, Codes, Covenants, and Restrictions (CC&Rs) will be recorded on the property to ensure cross access parking and drainage between the proposed properties.
Conclusion
The Planning Division and the Public Works Engineering Division have reviewed Tentative Parcel Map No. 2022-0002. The tentative parcel map will comply with both State and City of Rialto requirements for subdivisions. The Tentative Parcel Map meets the technical standards of the current R-MU land use district of the Foothill Boulevard Specific Plan. Future site development will be required to meet or exceed the development standards required by the Foothill Boulevard Specific Plan and the City’s Design Guidelines on each new parcel.
GENERAL PLAN CONSISTENCY:
The project is consistent with the following goals of the Land Use Element and Economic Development Element of the Rialto General Plan:
Goal 2-1: Provide new opportunities along the Foothill Boulevard Corridor for mixed-use residential, retail, and commercial uses.
Goal 3-1: Strengthen and diversify the economic base and employment opportunities and maintain a positive business climate.
ENVIRONMENTAL IMPACT:
The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA). The project qualifies as a Class 15 exemption under CEQA Guidelines Section 15315 - Minor Land Divisions. Section 15315 allows for exemption of a project consisting of the division of property in an urbanized area zoned for residential, commercial, or industrial uses into four (4) or fewer parcels when the division is in conformance with the General Plan and zoning.
PUBLIC NOTICE:
The City published a public hearing notice for proposed project in the San Bernardino Sun newspaper, mailed public hearing notices to all property owners within 660 feet of the project site, and posted copies of the public hearing notice outside the Council Chambers, City Clerk’s Office, and at the project site.
RECOMMENDATION:
Staff recommends that the Planning Commission:
1. Determine the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA). The project qualifies as a Class 15 exemption under CEQA Guidelines Section 15315 - Minor Land Divisions; and,
2. Adopt a Resolution (Exhibit D) to allow the subdivision of one (1) 2.17-acre parcel of land (APN: 128-011-32) into two (2) new parcels of land, Parcel 1 (1.20 acres) and Parcel 2 (2.97 acres).