For the Planning Commission Meeting of April 3, 2024
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Colby Cataldi, Community Development Director
REVIEWED: Paul Gonzales, Community Development Manager
FROM: Daniel Rosas, Senior Planner
Title
Master Case No. 2022-0021, Conditional Development Permit No. 2022-0014 and Precise Plan of Design No. 2022-0016: A request to allow the development of a 6-unit apartment complex on a 0.5-acre parcel (APN: 0130-082-05) located on the south side of Third Street approximately 200 feet east of Lilac Avenue within the Multiple Family Residential (R-3) zone. This project is categorically exempt pursuant to the California Environmental Quality Act (CEQA) (Environmental Assessment Review No. 2022-0018).
Body
APPLICANT:
Jose Zepeda, 14103 Donaldale Street, La Puente, CA 91746
LOCATION:
The project site consists of one (1) parcel (APN: 0130-082-05) on the south side of Third Street approximately 200 feet east of Lilac Avenue within the Multiple Family Residential (R-3) zone, as shown on the attached location map Exhibit A.
BACKGROUND:
Surrounding General Plan Land Use Designations
|
Location |
General Plan Designation |
|
Site |
Residential 21 |
|
North |
Residential 21 |
|
East |
Residential 21 |
|
South |
Residential 21 |
|
West |
Residential 21 |
Surrounding Zoning Designations
|
Location |
Zoning or Specific Plan Land Use Designation |
|
Site |
Multiple Family Residential (R-3) |
|
North |
Multiple Family Residential (R-3) |
|
East |
Multiple Family Residential (R-3) |
|
South |
Multiple Family Residential (R-3) |
|
West |
Multiple Family Residential (R-3) |
Surrounding Area
All the surrounding properties are similarly zoned R-3 and are within the same General Plan designation of Residential 21. All the surrounding properties also consist of multiple unit developments.
ANALYSIS/DISCUSSION:
The applicant, Jose Zepeda, proposes to construct a 6-unit apartment complex consisting of 6 two-story buildings and offsite an onsite improvements on the project site. As previously mentioned, the property consists of one parcel, is proposed to remain as one parcel, and is herein conditioned to remain as one parcel without future subdivision. As such, a condition has been added to the resolution of approval requiring that prior to the issuance of building permits the property owner shall record the Declaration of Restrictions with the County of San Bernardino restricting the subdivision of the property.
Site Design
As shown on the site plan (Exhibit B), the applicant proposes to construct 6 two-story buildings, one dwelling unit per each building. The proposed layout includes a centrally located 26-foot-wide drive aisle access from Third Street with vehicle guest parking, common open space areas, and refuse collection facilities evenly distributed throughout the development. The drive aisle serves as a 26-foot-wide emergency Fire Lane with an emergency access only gate at the far south end and is required to be maintained clear of all obstructions at all times. As such, the applicant is required to install red curbing and “No Parking” signage for the fire lane and turn around areas. The applicant will also construct and install amenities throughout the site including barbeques, picnic tables, two (2) shade shelters, and open lawn area. The proposed development also includes private yards, a pedestrian circulation path, and landscaping. The proposed project is a private development with gated access and security fencing and walls surrounding the property boundaries.
Floor Plan
There are two floor plan types for the proposed apartment units as shown on Sheet PL-1 (Exhibit C). Both unit types are two-story design and feature a private garage, private balcony and private yard.
Architectural Design
The proposed buildings feature significant vertical and horizontal wall plane articulation in the form of projected massing, wall plane offsets between first and second floors and gable style roofs on all four (4) sides. As shown on the elevations (Exhibit D), the height of the building will 22 feet from the finished grade. The exterior of the proposed building features varied rooflines with concrete tile roofing, stucco exterior finishes, trellis covers and trim elements consistent with contemporary architectural style. Trim elements will include decorative columns, window shutters, etc. painted in two different color scheme palettes.
Fences and Walls
As shown on the Site Plan (Exhibit B), the development will install a six (6) foot high block wall and fencing around the entire outer perimeter of the property. The block wall will feature a tan split-face finish, a precision block cap, and 6-foot 10-inch tall by 16-inch square pilasters approximately every seventy (70) linear feet, which will serve to provide relief along lengthy expanses of the fences and walls. Additionally, the applicant will install a combination of a similarly styled block walls and vinyl privacy fencing for the individual dwelling units depending upon visibility from a private street/driveway or common open space area.
Parking
Parking within the new development will come in the form of garage parking spaces and perpendicular parking spaces all with direct access to the central drive aisle. In total, the development will have 14 parking spaces for the 6 dwelling units with 6 of the parking spaces enclosed within garages. This quantity of parking spaces complies with the parking requirement as shown in the parking calculation chart below and as required by Chapter 18.58 (Off-Street Parking) of the Rialto Municipal Code:
Land Use Compatibility
The project is consistent with the Multiple Family Residential (MFR) zone and is compatible with the uses surrounding the project site. Additionally, the traffic estimates for the proposed project contained within the TIASA will not result in any significant CEQA-related nor localized “non-CEQA” traffic evaluations, thereby ensuring that the project will not significantly impact local streets and intersections. The project will be a benefit to the community and an improvement to the surrounding area.
GENERAL PLAN CONSISTENCY:
The General Plan land use designation of the site is Residential 21. This designation allows for residential land use of up to 21 dwellings per acre maximum density. The project proposes a density of 12 dwellings per acre and is consistent with the Residential 21 designation as well as the Multiple Family Residential (MFR) zoning designation. Furthermore, the project is consistent with the following goals of the Land Use Element and Economic Development Element of the Rialto General Plan:
Goal 2-19: Encourage neighborhood preservation, stabilization, and property maintenance.
Goal 2-21: Ensure high-quality planned developments in Rialto.
ENVIRONMENTAL IMPACT:
California Environmental Quality Act
This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332, In-Fill Development Projects (Environmental Assessment Review No. 2022-0018). Class 32 allows for the exemption of a project that involves the redevelopment of a property less than five acres in urbanized areas with 6 dwelling units that conforms with the General Plan and zoning has no significant effects on the environment.
PUBLIC NOTICE:
Staff prepared a public hearing notice for the proposed project that was published in the San Bernardino Sun newspaper as required by State law, posted copies of the public hearing notice outside the Council Chambers and the Project Site, and mailed public hearing notices to all property owners within 660 feet of the project site.
RECOMMENDATION:
The Planning Division recommends that the Planning Commission:
1. Determine the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332, In-Fill Development Projects; and,
2. Adopt the attached Resolution (Exhibit E) and Resolution (Exhibit F) approving Conditional Development Permit No.2022-0014 and Precise Plan of Design No. 2022-0016.