For the Planning Commission Meeting of November 5, 2025
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Christina Taylor, Community Development Director
REVIEWED BY: Paul Gonzales, Community Development Manager
FROM: Jason Costa, Associate Planner
Title
Tentative Parcel Map No. 2023-0004 & Precise Plan of Design No. 2023-0031: A request to allow the subdivision of one 1.71-acre parcel of land at 605 East Etiwanda Avenue in a R-1B zone (APN: 0133-201-24), from north to south, into two new parcels of land - Parcel 1 (.85 acres/approximately 37,0726 square-feet) and Parcel 2 (.86 acres/approximately 37,621 square-feet). After the subdivision is complete, a new 2,265 square-foot single-family residence and 475 square-foot garage are proposed on Parcel 2. This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15315 (Minor Land Divisions) and 15303 (New Construction or Conversion of Small Structures) of the State CEQA Guidelines.
Body
APPLICANT:
Triunfo Bobadilla, 605 East Etiwanda Avenue, Rialto, CA 92376
LOCATION:
The project site consists of one parcel of land (APN: 0133-201-24) located at 605 East Etiwanda Avenue (Refer to the attached Location Map (Exhibit A)).
BACKGROUND:
Surrounding General Plan Land Use Designations
|
Location |
General Plan Designation |
|
Site |
Residential 6 |
|
North |
Residential 6 |
|
East |
Residential 6 |
|
South |
Residential 6 |
|
West |
Residential 6 |
Surrounding Land Use Districts or Zoning Designations
|
Location |
Zoning Designation |
|
Site |
Single Family Residential (R-1B) |
|
North |
Single Family Residential (R-1A) |
|
East |
Single Family Residential (R-1B) |
|
South |
Single Family Residential (R-1B) |
|
West |
Single Family Residential (R-1B) |
Site Characteristics
The project site is a relatively flat flag lot. The parcel is 1.71 acres in size with approximate dimensions of 198 feet (east-west) by 377 feet (north-south). There is an existing 1,482 square-foot structure with an attached 440 square-foot garage on the proposed Parcel 1. Proposed Parcel 2 is vacant land. A copy of the proposed site plan is attached as Exhibit B.
Surrounding Area
The Project is consistent with the General Plan Residential 6 Land Use Delegation and the Single-Family R-1B zone. To the north (across East Etiwanda Avenue) are single family residences zoned R-1A. To the south, east, and west are single family residences zoned R-1B.
ANALYSIS/DISCUSSION:
Project Proposal
The applicant, filed Tentative Parcel Map No. 2023-0004, also known as Tentative Parcel Map No. 20877, to subdivide the project site into two (2) new parcels of land (Exhibit C). The applicant also filed Precise Plan of Design No. 2023-0031 to build a 2,265 square foot single family residence with an attached 475 square foot garage on proposed Parcel 2 (Exhibits D and E).
The site is in an R1-B zone which is described in Rialto Municipal Code Section 18.14. The specifications of the proposed parcels and residential square footage are shown in the chart below:
|
Requirement |
Minimum |
Parcel 1 |
Parcel 2 |
Meets Code? |
|
Area |
8,400 |
37,026 |
37,621 |
Yes |
|
Width |
80 |
97 |
101 |
Yes |
|
Depth |
100 |
377 |
377 |
Yes |
|
Dwelling Size |
1,260 |
1,482 |
2,265 |
Yes |
Access
Vehicular access to both parcels will continue to be provided via driveways on the south side of East Etiwanda Avenue. Both parcels will have separate unimpeded access to East Etiwanda Avenue.
Conclusion
The Planning Division and the Public Works Engineering Division have reviewed Tentative Parcel Map No. 2023-0004 (20877). The tentative parcel map complies with both State and City of Rialto requirements for subdivisions and meets the technical standards of the R-1B land use standards. The proposed single-family residence and attached garage meet the City’s design guidelines and standards.
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 2-19: Encourage neighborhood preservation, stabilization, and property maintenance.
Policy 2-19.1: Require new construction Promote commercial and/or industrial development that is well designed, people-oriented, environmentally sustainable, sensitive to the needs of the visitor or resident, and functionally efficient for its purpose.
Goal 2-19.5: Integrate residential developments with their built surroundings and encourage a strong relationship between dwelling and the street.
Policy 2-19.6: Communicate the single-unit residential function of a building by encouraging the design of visually appealing residential dwellings that feature varies facades and pleasing compositions.
Goal 5-3: Increase the City’s fire protection capabilities and implement fire prevention regulations and standards that minimize potential fire hazards and fire loses.
Policy 5-3.4: Require that all site plans, subdivision plans, and building plans be reviewed by the Fire Department to ensure compliance with appropriate fire regulations.
ENVIRONMENTAL IMPACT:
California Environmental Quality Act
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 15303 - New Construction or Conversion of Small Structures and Section 15315 - Minor Land Divisions.
Section 15303 Class 3 consists, in part, of construction of small structures, including: (a) One single-family residence … in a residential zone.
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, no variances or exceptions are required, all services and access to the involved parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous two (2) years, and the parcel does not have an average slope greater than 20 percent.
PUBLIC NOTICE:
The City published a public hearing notice for the 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 public hearing notices at the site and outside the City Hall Council Chambers.
RECOMMENDATION:
The Planning Division recommends that the Planning Commission:
1. Determine the project is categorical exemption pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the California Environmental Act (CEQA) and Section 15315 (Minor Land Divisions) of the California Environmental Act (CEQA).
2. Adopt a resolution (Exhibit F) to approve Tentative Parcel Map No. 2023-0004 (TPM No. 20877) to permit the subdivision of Assessor’s Parcel Number 0133-201-24 into two parcels.
3. Adopt a resolution (Exhibit G) to approve Precise Plan of Design No. 2023-0031 for a single-family residence and garage on Parcel 2 of Tentative Parcel Map No. 2023-0004 (TPM No. 20877)