For the Planning Commission Meeting of [June 13, 2023]
TO: Honorable Mayor and City Council
APPROVAL: Arron Brown, Acting City Manager
REVIEWED: Colby Cataldi, Community Development Director
Title
Specific Plan Amendment No. 2022-0001: Request the City Council Conduct a Public Hearing to consider Adoption of (1) Resolution No. 8095 approving Specific Plan Amendment No. 2022-0001, a request to change the specific plan zoning designation of approximately 1.67 acres of land from Commercial - Mixed Use (C-MU) to Residential - High Density (R-HD), (2) Resolution No. 8096 approving Precise Plan of Design No. 2022-0025, a request for site and architectural review for the development of a 21-unit apartment complex with 5 Accessory Dwelling Units and (3) Resolution No. 8097 approving an Addendum to the Foothill Boulevard Specific Plan Mitigated Negative Declaration (Environmental Assessment Review No. 2022-0037) prepared for the project, in accordance with the California Environmental Quality Act (CEQA). The project site is located on the east side of Cactus Avenue approximately 360 feet south of Foothill Boulevard.
POWERPOINT
(ACTION)
Body
APPLICANT:
George Becerra/Fernando Acosta, 17333 Nordhoff, Northridge, CA 91325
LOCATION:
The project site consists of one (1) parcel (APN: 0130-013-02) located on the east side of Cactus Avenue approximately 360 feet south of Foothill Boulevard within the Commercial Mixed Use (CMU) land use district of the Foothill Boulevard Specific Plan as shown on the attached location map Exhibit A.
BACKGROUND:
Surrounding General Plan Land Use Designations
Surrounding Zoning Designations
Surrounding Area
Across Cactus Avenue is the San Bernardino County Flood Control Channel and an existing multi-family development. To the south and east of the project site are existing single-family dwellings. To the north of the project site is vacant land for Commercial Mixed-Use development and existing non-conforming single-family dwellings.
ANALYSIS/DISCUSSION:
The applicants, George Becerra / Fernando Acosta, request to construct a 21-unit apartment complex with 5 Accessory Dwelling Units consisting of 8 two-story buildings and all improvements on the project site. The proposal is to develop quality rental units that are designed similarly to townhome units.
Specific Plan Amendment No. 2022-0001
As shown on Exhibit B (Proposed Land Use) of the Foothill Boulevard Specific Plan, the project site consists of one (1) parcel with a specific plan zoning designation of Commercial Mixed Use (C-MU). According to Table 3.1 (Permitted Uses) of the Foothill Boulevard Specific Plan, multi-family developments such as the proposed project and density are permitted within the C-MU designation but requires that the project also incorporate at least fifty (50) percent of commercial uses. The proposal to change the project site to Residential-High Density (R-HD) would allow the same proposed project without the commercial use requirement. The R-HD is consistent with the general plan designation, the Foothill Boulevard Specific Plan and would serve as a land use buffer between the existing single-family dwelling and future commercial development.
Site Design
The site plan (Exhibit C), consists of eight (8) two-story buildings proposed around the perimeter of the project site. The layout includes a centrally located 26-foot-wide drive aisle access from Cactus Avenue with vehicle guest parking, common open space areas, and refuse collection facilities distributed throughout the development. The drive aisle will serve as a 26-foot-wide emergency Fire Lane with approved fire truck turn around at the far east end. The applicant is required to install red curbing and “No Parking” signage for the fire lane and turn around areas. As required by the Foothill Boulevard Specific Plan, the applicant will construct and install amenities throughout the site that include playground equipment, barbeques, picnic tables, two (2) shade shelters, and an open lawn area. The proposed development also includes private yards, a pedestrian circulation path, landscaping and a community gym. The project will be secured 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 (Type A and Type B) as well as one Accessory Dwelling Unit (ADU) floor plan type as shown on Sheet PL-1 (Exhibit C). All unit types are two-story design and feature a private garage and private yard.
The following details the number of unit types, sizes of dwellings, number of bedrooms, and garage sizes for each unit type within the proposed development:
Architectural Design
The proposed buildings will feature significant vertical and horizontal wall plane articulation in the form of recessed windows, projected massing, wall plane offsets between first and second floors and a combination of gable and hip style roofs on all four (4) sides. As shown on the elevations (Exhibit D), the tallest building will have a height of 25 feet from the finished grade. The exterior of the proposed building features varied rooflines and roof styles, concrete tile roofing, stucco exterior finishes, stone, iron accents, and trim elements consistent with contemporary architectural style. Trim elements may include stone veneer, corbels, window shutters, etc. painted in two different color scheme palettes.
Fences and Walls
The project will have a decorative 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 square pilasters approximately every seventy (70) linear feet which will provide relief along lengthy expanses of the fences and walls. Additionally, the applicant will install a combination block wall and vinyl privacy fencing for the individual dwelling units depending upon visibility from a private street/driveway or common open space area.
Parking
All units will have enclosed garage parking spaces for residents. Proposed parking exceeds the minimum 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:
Landscaping
The proposed 26 percent landscape coverage for the project exceeds the Foothill Boulevard Specific Plan requirement. This percentage includes front setbacks along Cactus Avenue and planters between the buildings and common open space. Private required yard open space is additional landscape and not included in this percentage. All landscape planters will feature a variety of trees spaced every thirty (30) linear feet with shrubs and groundcover (Exhibit E).
Traffic
Ganddini Group prepared a Traffic Impact Analysis Scoping Agreement (TIASA), dated September 17, 2022, to assess the project’s potential impacts to local streets and intersections, as well as vehicle miles travelled (Exhibit F). The TIASA estimates that the project will generate up to 175 actual daily vehicle trips with approximately 10 trips in the AM peak hour and 13 trips in the PM peak hour. The TIASA concluded that the project would generate an insignificant amount of traffic, and all nearby intersections and roadway segments will continue to operate under their current Level of Service (LOS). Although the some of the street improvements have been installed across the Cactus Avenue frontage, (such as curb, gutter, and sidewalk,) some additional off-site improvements may be required during plan check such as the modification of the existing drive approach, new fire hydrant, streetlight, and an in-lieu fee will be required for “fair-share” contribution for the future construction of the Cactus Avenue median.
Economic Development Committee
The Economic Development Committee (EDC) reviewed the project on August 12, 2021. At its meeting, the EDC expressed general support and suggested that the applicant work with staff to file the necessary applications. The minutes from the August 12, 2021, EDC meeting are attached as Exhibit G.
Land Use Compatibility
The project is consistent with the proposed Residential - High Density land use district, the Foothill Boulevard Specific Plan, and is compatible with surrounding uses around the project site. Traffic estimates for the proposed project completed by TIASA are far less than the Foothill Boulevard Specific Plan projections. The project will be a benefit to the community and is a good use for the surrounding area.
Fiscal Analysis
Prior to completion of the project, the applicant will pay plan check, permit, and development impact fees to the City. Additionally, the project will generate annual recurring revenues to the City General Fund in the form of property taxes, utility taxes, and business license taxes. Furthermore, the project will provide new dwelling units for City of Rialto and will therefore be required to annex into a CFD (Community Facilities District) to offset the city costs for services resulting in a net zero cost to the city. Lastly, the project will ultimately result in residence spending their discretionary income as they frequent local restaurants, gas stations, and other local businesses in the area.
ENVIRONMENTAL IMPACT:
California Environmental Quality Act
Compass Consulting Enterprises, Inc. prepared an Initial Study (Environmental Assessment Review No. 2022-0037) for the project in accordance with the requirements of the California Environmental Quality Act (CEQA) (Exhibit H). In the Initial Study, it was determined no new mitigation measures beyond those identified in the 2010 Foothill Boulevard Specific Plan Mitigated Negative Declaration (EAR No. 10-04) were identified to reduce identified impacts to Less Than Significant. Therefore, an Addendum to the 2010 Foothill Boulevard Specific Plan Initial Study Mitigated Negative Declaration is the appropriate environmental document to approve the proposed project. The 2010 Foothill Boulevard Specific Plan Mitigation Monitoring and Reporting Program is applicable to this project and is attached to the staff report as (Exhibit I).
GENERAL PLAN CONSISTENCY:
The General Plan land use designation of the site is Specific Plan. This designation requires the underlying Specific Plan to establish distinct land use designations within the Specific Plan. The proposed density for the project of 12.6 dwellings per acre is consistent with the Residential - High Density (R-HD) land use designation and the Foothill Boulevard Specific Plan as proposed for this project. Therefore, the project would be 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.
PLANNING COMMISSION ACTION:
On April 26, 2023, the Planning Commission considered the project during a regularly scheduled public meeting. During the meeting, the Planning Division presented the project and recommended that the Planning Commission recommend approval of the project to the City Council. The Planning Division’s recommendation was based upon, but not limited to, the following conclusions:
• The project is consistent with the land use designations and existing developments that surround the project site.
• The design of the project meets or exceeds the requirements of Foothill Boulevard Specific Plan and of the Rialto Municipal Code.
• The project’s Addendum to the FBSP Initial Study MND demonstrates that the project will not have any new or increased impacts to the environment.
After closing the public hearing, the Planning Commission voted 4-0 (1 absence and 2 vacancies) to adopt Planning Commission Resolutions No. 2023-31, 2023-32 and 2023-33 recommending that the City Council approve the project. Copies of the Planning Commission Resolutions are attached as Exhibit J.
LEGAL REVIEW:
The City Attorney has reviewed and approved the staff report and the attached resolutions.
FINANCIAL IMPACT:
Operating Budget Impact
Development of the project will generate annual recurring revenues to the General Fund in the form of increased property tax, business license taxes, and utility taxes.
Capital Improvement Budget Impact
No City funds will be used to construct the project. The applicant will bear the full capital cost of construction of the project and the required infrastructure improvements. Additionally, prior to the issuance of a building permit, the applicant will pay one-time plan check, permit, development impact fees, and traffic “fair-share” fees to the City as well as annex into a CFD to pay for the costs of on-going city services resulting in a net zero cost to the city.
Business License
Prior to any construction, the applicant will submit a contractors list to the Business License Division, and each contractor listed will obtain a business license. Subsequently, the owner will need to obtain separate business license for the leasing of the dwelling units.
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:
Staff recommends that the City Council conduct a Public Hearing to consider the project, and adopt the following Resolutions approving the project:
Adopt the attached Resolution (Exhibit K) forwarding to the City Council a recommendation to adopt the Foothill Boulevard Specific Plan Initial Study Addendum No. 1 (Environmental Assessment Review No. 2022-0037) prepared for the project; and,
Adopt the attached Resolution (Exhibit L) forwarding to the City Council a recommendation to approve Specific Plan Amendment No. 2022-0001 to change the specific plan zoning designation of approximately 1.67 gross acres of land (APN: 0130-013-02), detailed in the legal description attached as Exhibit M, from Commercial - Mixed Use (C-MU) within the Foothill Boulevard Specific Plan to Residential - High Density (R-HD) within the Foothill Boulevard Specific Plan, subject to the findings and conditions therein; and
Adopt the attached Resolution (Exhibit N) for Precise Plan of Design No. 2022-0025 to allow the development of a 21-unit apartment complex with 5 Accessory Dwelling Units consisting of 8 two-story buildings with improvements on a 1.67-acre parcel of land subject to the findings and conditions therein.