City of Rialto
Legislation Details (With Text)
File #: Version: 2 PC-22-941 Name:
Status: Type:
Public Hearing Agenda Ready
File created: In control: 10/13/2022 Planning Commission On agenda: Final action: 2/22/2023
Title: Tentative Tract Map No. 2022-0001: A request to allow the subdivision of approximately 4.53 acres of land (APNs: 0128-071-02, -03, -09) into seven (7) lots for condominium purposes along with three (3) lettered lots for private streets, a tot lot playground area, and recreational area. The project site is located at the corner of Foothill Boulevard and Larch Avenue within the Residential-High Density (R- HD) zone of the Foothill Boulevard Specific Plan. A Mitigated Negative Declaration (Environmental Assessment Review No. 2022-0017) has been prepared for consideration in conjunction with the project.
Precise Plan of Design No. 2020-0007: A request for the proposed development of a seventy (70) unit townhome project. The proposed development includes ten (10) buildings that contain 36 three- story units, four (4) buildings that contain 16 two to three-story units, and four (4) buildings that contain 18 two-story units. The proposed residential units consist of two and three bedrooms and range from 1,439 square feet to 2,001 square feet. The project site is approximately 4.53± acres (APNs: 0128-071-02, -03, and 09). A Mitigated Negative Declaration (Environmental Assessment Review No. 2022-0017) has been prepared for consideration in conjunction with the project.
Sponsors:
Indexes:
Code sections:
Attachments:
1. Exhibit A - Location Map.pdf, 2. Exhibit B - Site Plan.pdf, 3. Exhibit C - Floorplans.pdf, 4. Exhibit D - Elevations.pdf, 5. Exhibit E - Traffic Study.pdf, 6. Exhibit F - MND-Initial Study-MMRP.pdf, 7. Exhibit G -EAR 2022-0017 - Draft Resolution.pdf, 8. Exhibit H - PPD2020-0007 - Draft Resolution.pdf, 9. Exhibit I - TTM 2022-0001 - Draft Resolution.pdf
Action By Date Action Result Ver.
For the Planning Commission Meeting of February 22, 2023 TO: Honorable Chairman and Planning Commissioners
APPROVAL: Colby Cataldi, Community Development Director FROM: Dionne Harris, Senior Planner
Tentative Tract Map No. 2022-0001
: A request to allow the subdivision of approximately 4.53 acres of land (APNs: 0128-071-02, -03, -09) into seven (7) lots for condominium purposes along with three (3) lettered lots for private streets, a tot lot playground area, and recreational area. The project site is located at the corner of Foothill Boulevard and Larch Avenue within the Residential-High Density (R- HD) zone of the Foothill Boulevard Specific Plan. A Mitigated Negative Declaration ( Environmental Assessment Review No. 2022-0017 ) has been prepared for consideration in conjunction with the project.
Precise Plan of Design No. 2020-0007
: A request for the proposed development of a seventy (70) City of Rialto Printed on 6/26/2025 Page 1 of 5
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File #: PC-22-941, Version: 2
Precise Plan of Design No. 2020-0007 : A request for the proposed development of a seventy (70) unit townhome project. The proposed development includes ten (10) buildings that contain 36 three- story units, four (4) buildings that contain 16 two to three-story units, and four (4) buildings that contain 18 two-story units. The proposed residential units consist of two and three bedrooms and range from 1,439 square feet to 2,001 square feet. The project site is approximately 4.53± acres (APNs: 0128-071-02, -03, and 09). A Mitigated Negative Declaration ( Environmental Assessment Review No. 2022-0017 ) has been prepared for consideration in conjunction with the project.
APPLICANT:
Keystone DCS, Inc., 2691 W Macarthur Blvd., Suite 210, Santa Ana, California 92704 LOCATION:
The project site consists of three (3) parcels of land located on the southeast corner of Foothill Boulevard and Larch Avenue (APNs: 0128-071-02, -03, -09) ( Exhibit A ).
BACKGROUND:
Surrounding Land Use and Zoning
Location Existing Land Use Zoning
Site Vacant Land Residential-High Density (R-HD)
North Single-Family Residences/
Townhomes
Residential-High Density (R-HD)
East Shopping Center Residential-High Density (R-HD)
South Single-Family Residences Multi-Family Residential (R-4), Single Family Zone (R-1C)
West San Bernardino County Facility Residential-Mixed Use (R-MU) General Plan Designations
Location General Plan Designation
Site Specific Plan (Foothill Boulevard SP)
North Specific Plan (Foothill Boulevard SP)
East Specific Plan (Foothill Boulevard SP) / Residential 21 South Residential 30/ Residential 6
West Specific Plan (Foothill Boulevard SP)
Site Characteristics
The project site is a rectangularly-shaped site consisting of three (3) parcels. The parcels total approximately 4.53± gross acres of land with dimensions of 693 feet (east-west) by 295 feet (north- south). The property is currently vacant.
ANALYSIS/DISCUSSION
:
The applicant, Keystone, LLC, proposes to reconfigure three (3) existing parcels of land into seven (7) condominium lots and three (3) lettered lots for private streets, a tot lot playground area, and a City of Rialto Printed on 6/26/2025 Page 2 of 5
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File #: PC-22-941, Version: 2
(7) condominium lots and three (3) lettered lots for private streets, a tot lot playground area, and a recreational area and construct seventy (70) townhomes on the project site ( Exhibit B ). The proposed development is comprised of ten (10) buildings that contain thirty-six (36) three-story units, four (4) buildings that contain sixteen (16) two- and three-story units, and four (4) buildings that contain eighteen (18) two-story units. The maximum building height is 33’-8”. The pool and barbeque area would include an in-ground pool and jacuzzi, firepits and barbeque grill areas, shaded cabanas, pool-side lounge areas, and a tot lot playground area.
Entitlement Requirements
Tentative Tract Map
The applicant filed Tentative Tract Map No. 2022-0007, a request to allow the subdivision of approximately 4.53 acres of land (APNs: 0128-071-02, -03, -09) into seven (7) condominium lots and three (3) lettered lots for private streets, a tot lot playground area, and recreational area. The project site is located at the southeast corner of Foothill Boulevard and Larch Avenue within the Residential- High Density (R-HD) zone of the Foothill Boulevard Specific Plan. The project is subject to the approval of a Tentative Tract Map No. 2022-0007, by the Planning Commission, pursuant to RMC Section 17.16.030. The applicant complied with this requirement and filed a Tentative Tract Map application on February 11, 2022. The application was deemed complete on February 4, 2023 ( Exhibit D ).
Precise Plan of Design
The applicant also filed, per Table 3.1 of the Foothill Boulevard Specific Plan, a Precise Plan of Design (PPD No. 2020-0007) for site and architectural review for the proposed seventy (70) townhome units within the R-HD zone. The project is subject to the approval of the Planning Commission
Floor Plan
The proposed residential units consist of three and four-bedroom units, ranging in size from 1,439 square feet to 2,001 square feet. Each floor plan will have a washer and dryer hook-up and will have a 100 square-foot patio ( Exhibit C ).
Site Layout
In total, the project site includes eighteen (18) buildings. The northern portion of the project site adjacent to Foothill Boulevard includes seven (7) buildings. The center portion of the site includes four (4) buildings and a pool and Jacuzzi, firepits, an outdoor kitchen with barbeque grills and table seating, shaded cabanas, pool-side lounge areas, and a tot lot playground area. The southern portion of the lot adjacent to the alley includes seven (7) buildings. Parking areas are distributed throughout the center of the site with surface parking along the perimeter on the western, northern, and southern boundaries.
The proposed site plan includes landscaping around the buildings, which serves as common greenspace for residents as well as landscaping around the perimeter of the site and parking areas.
A variety of trees are proposed be planted to provide ample shade cover. The driveway entrances include decorative pavers and landscape mesh screening consistent with the design elements identified in the Foothill Boulevard Specific Plan. These will create a distinct sense of place that is compatible with existing development in the vicinity of the project site. All buildings will be set back a minimum of ten (10) feet from the property lines adjacent to residential uses. Additionally, a six (6) City of Rialto Printed on 6/26/2025 Page 3 of 5
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File #: PC-22-941, Version: 2
minimum of ten (10) feet from the property lines adjacent to residential uses. Additionally, a six (6) foot high perimeter block wall and five (5) foot landscape planters are required and proposed along the perimeter of the site serving as an additional buffer from the surrounding uses.
Architectural Design
The project is proposed as a Spanish Colonial design for each building and will feature an articulated footprint through the incorporation of recessed niches on all four (4) sides of each building. All buildings will have an exterior stucco finish painted with a palette of several colors including tans, browns, and grays tones. All buildings feature clay tile roofs, wrought iron accents, metal guardrails, and corbels ( Exhibit E ).
Access
The project will have one (1) main access point at Larch Avenue and one (1) emergency access point on Foothill Boulevard and one (1) emergency access point at the southeast corner of the project site along the alley. Each driveway will connect to a drive-aisle system that loops around the interior of the property.
Parking
The Foothill Boulevard Specific Plan refers to parking space requirements as specified in the RMC.
Pursuant to RMC Section 18.58.060, two parking spaces are required for each dwelling unit and one guest parking space is required for every four dwelling units. With a requirement of 2.25 spaces per dwelling unit, 158 total parking spaces are required for a seventy (70) unit project.
Type of Use Parking Ratio Number of spaces
Parking Required Pursuant to 18.58.060
Parking Spaces (at least 1
covered)
2 per dwelling unit 140
Guest Spaces ADA 1 per 4 dwelling units 2 16 2
Proposed Parking
Parking Spaces (Includes
covered spaces)
2 per dwelling unit 140
Guest Spaces 1 per 4 dwelling units 16
Total Required/Total Provided 158/158
Traffic Study
MAT Engineering, INC., prepared a traffic study for the project, dated November 11, 2022. The study assessed potential impacts on local streets and intersections. A total of 472 daily Passenger Car Equivalent (PCE) trips are anticipated, with twenty-eight (28) AM peak hour trips and thirty-six (36) PM peak hour trips. The traffic study determined that the project is responsible for “fair-share” payments towards improvements at the intersection of Larch Avenue and Foothill Boulevard.
Half-width street improvements, previously noted, and payment of development impact fees related to traffic are also required. As established by the traffic study, all street improvements and “fair- share” payments must be paid and/or completed prior to occupancy. ( Exhibit F ).
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File #: PC-22-941, Version: 2
GENERAL PLAN CONSISTENCY:
The project is consistent with the following goals of the Land Use Element of the Rialto General Plan:
Goal 2-16: Improve the architectural and design quality of development in Rialto.
Goal 2-20: Require high-quality multi-unit design, landscaping, and architecture.
Goal 2-21: Ensure high-quality planned developments in Rialto.
ENVIRONMENTAL IMPACT:
Matthew Fagan Consulting Services, Inc. prepared an Initial Study (Environmental Assessment Review No. 2022-0017) for the proposed project in accordance with the requirements of the California Environmental Quality Act (CEQA). Based on the findings and recommended mitigation within the Initial Study, staff determined that the project will not have an adverse impact on the environment, and a Mitigated Negative Declaration was prepared. A Notice of Intent to adopt the Mitigated Negative Declaration for the project was published in the San Bernardino Sun newspaper and mailed to all property owners within 660 feet of the project site. A thirty (30) day public comment period was held from August 8, 2022, to September 7, 2022. The Mitigation Monitoring and Reporting Program is attached as Exhibit G .
PUBLIC NOTICE:
Public hearing notices for the proposed project were mailed to all property owners within 660 feet of the project site, and the public hearing notice was published in the San Bernardino Sun newspaper as required by State law.
RECOMMENDATION:
Staff recommends that the Planning Commission:
1. Adopt the attached Resolution ( Exhibit H) to approve the Mitigated Negative Declaration for the proposed project and authorize staff to file a Notice of Determination with the Clerk of the Board of San Bernardino County; and,
2. Adopt the attached Resolution ( Exhibit I) to approve Precise Plan of Design No. 2020-0007 to allow the development of a seventy (70) unit townhome complex on 4.53± acres of land (APNs: 0128-071-02, -03, and 09) located within the Residential-High Density (R-HD) zone of the Foothill Boulevard Specific Plan, subject to the findings and conditions therein; and,
3. Adopt the attached Resolution ( Exhibit J ) to approve Tentative Tract Map No. 2021-0001 to allow the subdivision of approximately 4.53 acres of land (APNs: 0128-071-02, -03, -09) into seven (7) condominium lots and three (3) lettered lots for private streets, a tot lot playground area, landscaping, and recreational area subject to the findings and conditions therein.
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