City of Rialto
Legislation Details (With Text)
File #: Version: 1PC-22-106 Name:
Status:Type: Public Hearing Agenda Ready
File created: In control:2/2/2022 Planning Commission
On agenda: Final action:2/9/2022
Title: Tentative Tract Map No. 2021-0005 (TTM 20208): A request to allow the subdivision of 22.16 gross acres of land (portion of APN: 0264-421-35) into twenty-seven (27) residential condominium lots and twenty-nine (29) lettered lots for access and open space. The project site is located within Neighborhood II of the Lytle Creek Ranch Specific Plan area, which is generally located approximately one-quarter (0.25) mile northeast of Riverside Avenue between Highland Avenue and Country Club Drive. The City Council of the City of Rialto certified an Environmental Impact Report for the Lytle Creek Ranch Specific Plan on July 24, 2012 (Resolution No. 6132) and adopted an Addendum to the previously certified Environmental Impact Report on September 10, 2019 (Resolution No. 7557).
Sponsors:
Indexes:
Code sections:
Attachments: 1. Exhibit A - Location Map, 2. Exhibit B - Tentative Tract Map No. 20208, 3. Exhibit C - General Plan Consistency, 4. Exhibit D - Draft Resolution for TTM No. 2021-0005 Action ByDate Action ResultVer.
For the Planning Commission Meeting of February 9, 2022 TO: Honorable Chairman and Planning Commissioners
APPROVAL: Sean M. Moore, AICP, Director of Community Development FROM: Daniel Casey, Acting Community Development Manager Tentative Tract Map No. 2021-0005 (TTM 20208): A request to allow the subdivision of 22.16 gross acres of land (portion of APN: 0264-421-35) into twenty-seven (27) residential condominium lots and twenty-nine (29) lettered lots for access and open space. The project site is located within Neighborhood II of the Lytle Creek Ranch Specific Plan area, which is generally located approximately one-quarter (0.25) mile northeast of Riverside Avenue between Highland Avenue and Country Club Drive. The City Council of the City of Rialto certified an Environmental Impact Report for the Lytle Creek Ranch Specific Plan on July 24, 2012 (Resolution No. 6132) and adopted an Addendum to the previously certified Environmental Impact Report on September 10, 2019 (Resolution No. 7557).
APPLICANT:
Lennar Homes of CA, Inc., 980 Montecito Drive, Suite 302, Corona, CA 92879 LOCATION:
The project site is located within Planning Area 101 of the Lytle Creek Ranch Specific Plan (LCRSP) City of Rialto Printed on 7/5/2022Page 1 of 4
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File #: PC-22-106, Version: 1
The project site is located within Planning Area 101 of the Lytle Creek Ranch Specific Plan (LCRSP) and is further considered to be within Neighborhood II of the LCRSP. The LCRSP is generally located on the northeast side of Lytle Creek Road and Riverside Avenue between the I-15 Freeway and the SR-210 Freeway. Neighborhood II is in the southeast area of the LCRSP, and Planning Area 101, more specifically, is in the southeast half of Neighborhood II approximately one-quarter (0.25) mile northeast of Riverside Avenue between Highland Avenue and Country Club Drive (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 (Lytle Creek Ranch SP) North Specific Plan with a Specific Plan Overlay (Lytle Creek Ranch SP) East Specific Plan with a Specific Plan Overlay (Lytle Creek Ranch SP) South Specific Plan with a Specific Plan Overlay (Lytle Creek Ranch SP) West Specific Plan with a Specific Plan Overlay (Lytle Creek Ranch SP) Surrounding Zoning/Land Use Designations
Location Zoning
Site Single-Family Residential 3 (SFR-3)
North Single-Family Residential 2 (SFR-2)
East Open Space / Recreation (OS/R)
South Single-Family Residential 2 (SFR-2)
West Open Space / Recreation (OS/R)
Previous Actions and Entitlements
On August 14, 2012, the City Council adopted the LCRSP and the Lytle Creek Ranch Specific Plan Environmental Impact Report and Recirculated Portions of the Environmental Impact Report (State Clearinghouse #2009061113) (“LCRSP EIR”).
On September 10, 2019, the City Council approved (1) a revised Addendum to the LCRSP EIR (“Addendum”),(2) an amendment to the LCRSP, which removed Neighborhood I, replaced a golf course with open space, modified the boundaries of several planning areas within Neighborhood II, and removed age restrictions on residences, and (3) the subdivision of approximately 188 acres of land within the southeast portion of Neighborhood II into six (6) developable lots, one (1) remainder lot, and twelve (12) lettered lots for public open space, utilities, and infrastructure (“Tentative Tract Map No. 20092”). Ultimately, the six (6) developable lots will be further subdivided into separate residential areas to facilitate up to 776 new residential dwelling units, as specified by the LCRSP and as analyzed in the LCRSP EIR.
This report focuses on the subdivision of Lot 5 of Tentative Tract Map No. 20092, which constitutes all of Planning Area 101 and the project site.
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File #: PC-22-106, Version: 1
ANALYSIS/DISCUSSION:
Project Proposal
Lennar Homes of CA, Inc., the applicant, proposes to develop the 22.16 gross acre project site into a residential neighborhood consisting of two-hundred five (205) detached condominium dwelling units, public streets, private alleys, and a pedestrian pathway. The project includes the subdivision of the project site into twenty-seven (27) residential condominium lots and twenty-nine (29) lettered lots for the private alleys and pedestrian pathway.
Entitlement Requirements
The following entitlements are required for the applicant’s proposal:
· Tentative Tract Map: Per Section 17.16.040 of the Rialto Municipal Code, the proposed subdivision of land requires approval of a tentative tract map. · Precise Plan of Design: Per Section 18.65.010 of the Rialto Municipal Code, a Precise Plan of Design application will also be required for review and approval by the Community Development Director for the design of the residential units and related site improvements (amenities, walls, landscaping, etc.).
Tentative Tract Map No. 2021-0005 (TTM 20208)
The applicant filed a tentative tract map application to subdivide the project site into twenty-seven (27) residential condominium lots and twenty-nine (29) lettered lots for private alleys and a pedestrian pathway (Exhibit B). A condominium plan will further divide each residential condominium lot into “airspace”to create two-hundred five (205) for-sale detached condominium dwelling units. Lot sizes for the new condominium lots range from 15,091 square feet to 34,353 square feet, with an average lot size of about 7,859 square feet. Lot depths range from 95 feet to 190 feet and lot widths range from 120 feet to 212 feet. The subdivision, as proposed, complies with the applicable lot dimension requirements of the SFR-3 land use designation.
A new 36-foot wide public street system within the subdivision will provide access to each new dwelling unit and each private alley serving the dwelling units. This new street system will have two (2) connection points to the main Collector Street (River Ranch Parkway) that will provide access to all of the subdivisions within Neighborhood II of the LCRSP area. Additionally, a new public pedestrian pathway will run through the middle of the subdivision and provide pedestrian access from the subdivision to the open space/recreation areas on the east and west sides of the project site. A Home Owner’sAssociation will maintain the common open space, private alleys, and all other private common areas during the life of the development.
Density
According to the LCRSP, the maximum density allowed in the SFR-3 land use designation is 14.0 dwelling units per acre. As proposed, the residential neighborhood will have a density of 9.25 dwelling units per acre, which is significantly less than the 14.0 dwelling units per acre maximum density allowed.
Product Design
In conjunction with the tentative map, the applicant proposes to construct two-hundred five (205) City of Rialto Printed on 7/5/2022Page 3 of 4
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File #: PC-22-106, Version: 1
In conjunction with the tentative map, the applicant proposes to construct two-hundred five (205) detached condominium dwelling units. Submittal of a Precise Plan of Design application for review and approval of the architectural design by the Community Development Director is required prior to construction of the project.
GENERAL PLAN CONSISTENCY:
An analysis of the consistency between the LCRSP and the goals and policies contained in the City of Rialto General Plan as required by Section 65454 of the California Government Code is included in Appendix A of the LCRSP. Based on the analysis, the LCRSP is consistent with the City of Rialto General Plan. The General Plan consistency analysis is included with this report as Exhibit C.
Furthermore, the project is consistent with the following goals of the Land Use 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:
The City Council adopted an Addendum to the Lytle Creek Ranch Specific Plan Environmental Impact Report (“Addendum”) on September 10, 2019, in accordance with the California Environmental Quality Act (CEQA). The Addendum analyzed the development of up to two-hundred five (205) dwelling units on the project site in addition to development throughout the rest of the Lytle Creek Ranch Specific Plan area. No further review under CEQA is required for the project.
RECOMMENDATION:
The Planning Division recommends that the Planning Commission:
· Adopt the attached Resolution (Exhibit D) to approve Tentative Tract Map No. 2021-0005 (TTM No. 20208) to allow the subdivision of approximately 22.16 gross acres of land (portion of APN:
0264-421-35) into twenty-seven (27) residential condominium lots and twenty-nine (29) lettered lots to facilitate the development of a residential project consisting of two-hundred five (205) detached condominium dwelling units, subject to the findings and conditions therein.
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