June 13th, 2022
William Lee
Property Owner
435 W. Randall Avenue
Rialto, CA 92376
City Council
City of Rialto
150 S. Palm Ave
Rialto, CA 92376
Re: Inclusion of Block at SW Corner of Randall/Bloomington/Lilac in 6th Cycle Housing Element Update Rezone Strategy
Dear City Council,
I am the owner of approximately 4 acres across six parcels located on the block where W.
Randall Avenue, S. Lilac Avenue, and S. Bloomington Avenue intersect (“Randall Ave. Block”).
I understand that the City is considering a zone change to the Randall Avenue Block for the City’s 6th Cycle Housing Element Update to meet state RHNA requirements.
I have had the opportunity to review the minutes and materials from the Economic Development Committee meeting on April 27th, 2022. At that meeting, the Planning Department presented details about satisfying RHNA requirements and a proposal to rezone the Randall Avenue Block to R-3, which would allow for a residential density of up to 21 dwelling units/acre.
I strongly encourage the City to further consider the Planning Department’s rezoning proposal. Based on the minutes, I believe there was some concern from Council members that (1) 21 dwelling units/acre would be too much density for this neighborhood, and (2) my neighbors would object because they want to retain their agricultural uses under the current A-1 zoning.
Regarding the first point, my understanding is the R-3 zone would not require 21 dwelling units/acre and it would only set a “max density.” So if the property is developed, it wouldn’t necessarily be 21 dwelling units/acre. I have been in discussions with several developers regarding this property, and all of them have advised that the most realistic and achievable density to meet market demands and to meet the requirements of the zoning code would be between 15-18 dwelling units/acre. The R-3 zone would allow for this.
Regarding the second issue, I want to point out that I own approximately half of this block and I would support a zone change. Also, my understanding is that a zone change will not negatively affect any current uses by my neighbors. For example, my neighbors that run a dog kennel to the south or my neighbor that keeps horses in his backyard would still be able to continue with that as a legal non-conforming use. But they would get the added benefit of increasing the value of their land and have the option of selling to a developer down the road if they wish.
In conjunction with the developer I am working with, we have attached a few exhibits that show example site plans of similar projects that are under construction or have been completed in the City. Exhibit 2 is of the townhome product currently being built by Century Communities on Foothill Boulevard. Exhibit 3 shows the Adams Grove community by Crestwood Communities on Cactus Avenue.
Both of these example projects have had a very positive impact, cleaning up the streetscape with new improvements and landscaping, and significantly increasing the desirability and property values of homes in the area. These homes have sold very well and provide an affordable option, especially for first-time homebuyers and young families. The last attachment, Exhibit 4, shows a conceptual site plan for my properties that is very similar to these projects.
This is an early concept and we would work closely with City departments to further improve it.
Thank you again for your consideration, and I look forward to working on this matter further with the City.
Sincerely,
William Lee
Attached are few exhibits supporting this letter:
1. Randall Avenue Parcels current use
a. Vacant Lot – Agricultural Zoning A-1 (assuming no zone change)
2. Two-story Townhome Potential Use Example
a. Foothill Grove – Built by Century Communities in 2021
3. Smaller SFD Potential Use Example
a. Adams Grove – Built by CrestWood Communities in 2018
4. CONCEPTUAL Site Plan (subject to change)
Exhibit 1
Randall Avenue Parcels current use is Agricultural A-1 (assuming no zone change):
Exhibit 2
Two-story Townhome Potential Use Example: Foothill Grove – Built by Century Communities in 2021 Location: West of the intersection of N. Spruce Ave. and W. Foothill Blvd.
Exhibit 3
Smaller SFD Potential Use Example: Adams Grove – built by CrestWood Communities in 2018 Location: Southwest of the intersection of W. Carter St and S. Cactus Ave.
Exhibit 4
CONCEPTUAL Site Plan – will work with Staff to ensure viable fit for City and Community (subject to change) :