City of Rialto
Legislation Details (With Text)
File #: Version: 2PC-23-755 Name:
Status:Type: Public Hearing Agenda Ready
File created: In control:8/16/2023 Planning Commission
On agenda: Final action:8/30/2023
Title: Tentative Tract Map No. 2022-0002 (TTM 20550): A request to subdivide 0.91 gross acres of land (APNs: 0253-151-59, 0253-151-60, and 0253-151-71) into eight (8) single-family lots. The project site is located on the eastside of the future extension of Cornell Street between Ashford Avenue and the future extension of Sandalwood Avenue within the Single-Family Residential (R-1A) zone. The project is categorically exempt pursuant to Section 15332 (Infill Development Projects) of the California Environmental Quality Act (CEQA).
Variance No. 2022-0003: A request to allow a variance from Section 18.12.030 Rialto Municipal Code (RMC) to reduce the minimum required width from the 100-foot to 67-foot width, as it relates to the proposal to develop an eight (8) unit subdivision and will only affect four proposed parcels on (APN:
0243-151-60) located between Ashford Avenue and the future extension of Sandalwood Avenue within the zoned Single-Family Residential (R-1A) zone. The project is categorically exempt pursuant to Section 15332 (Infill Development Projects) of the California Environmental Quality Act (CEQA).
Sponsors:
Indexes:
Code sections:
Attachments: 1. Exhibit - A - Location - Map.pdf, 2. Exhibit - B - Tentative Tract Map.pdf, 3. Exhibit C - TTM 2022- 0002 - Draft Resolution.pdf, 4. Exhibit D - VAR 2022-0003 - Draft Resolution.pdf Action ByDate Action ResultVer.
For the Planning Commission Meeting of August 30, 2023
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Colby Cataldi, Community Development Director REVIEWED BY: Paul Gonzales, Community Development Manager FROM: Dionne Joubert, Senior Planner
Tentative Tract Map No. 2022-0002 (TTM 20550): A request to subdivide 0.91 gross acres of land (APNs: 0253-151-59, 0253-151-60, and 0253-151-71) into eight (8) single-family lots. The project site is located on the eastside of the future extension of Cornell Street between Ashford Avenue and the future extension of Sandalwood Avenue within the Single-Family Residential (R-1A) zone. The project is categorically exempt pursuant to Section 15332 (Infill Development Projects) of the California Environmental Quality Act (CEQA).
Variance No. 2022-0003: A request to allow a variance from Section 18.12.030 Rialto Municipal Code (RMC) to reduce the minimum required width from the 100-foot to 67-foot width, as it relates to the proposal to develop an eight (8) unit subdivision and will only affect four proposed parcels on (APN: 0243-151-60) located between Ashford Avenue and the future extension of Sandalwood Avenue within the zoned Single-Family Residential (R-1A) zone. The project is categorically exempt City of Rialto Printed on 8/15/2024Page 1 of 4
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File #: PC-23-755, Version: 2
Avenue within the zoned Single-Family Residential (R-1A) zone. The project is categorically exempt pursuant to Section 15332 (Infill Development Projects) of the California Environmental Quality Act (CEQA).
APPLICANT:
Michael Ramirez, P.O. Box 245, Monterey Park, CA 91745.
LOCATION:
The project site consists of three (3) parcels of land (APNs: 0253-151-59, 0253-151-60, and 0253- 151-71) located at the south and east sides of the future extension of Cornell Street between Ashford Avenue and the future extension of Sandalwood Avenue (Exhibit A).
BACKGROUND:
Surrounding Land Use and Zoning
Location Existing Land Use Zoning
Site One (1) Single-Family Residence Single-Family Residential (R-1A) North One (1) Single-Family Residence Single-Family Residential (R-1A) East One (1) Single-Family Residence Single-Family Residential (R-1A) South One (1) Single-Family Residence Single-Family Residential (R-1A) West One (1) Single-Family Residence Single-Family Residential (R-1A) General Plan Designations
Location General Plan Designation
Site Residential 6 (2.1 - 6.0 dwelling units per acre)
North Residential 6 (2.1 - 6.0 dwelling units per acre) East Residential 6 (2.1 - 6.0 dwelling units per acre)
South Residential 6 (2.1 - 6.0 dwelling units per acre) West Residential 6 (2.1 - 6.0 dwelling units per acre)
Site Characteristics
The project site consists of three (3) existing parcels. The existing parcel APN: 0243-151-71 consists of 0.48 gross acres in size, APN: 0243-151-59 consists of 0.46 gross acres, and APN: 0243-151-60 consists of 0.91 gross acres. The site is generally vacant and covered by natural grasses, with the exception of one single-family residence that is located on the northwest side of the site near Maple Avenue, to remain.
The zoning of the project site and the properties to the north, south, east, and west is Single-Family Residential (R-1A).
ANALYSIS/DISCUSSION:
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File #: PC-23-755, Version: 2
Tentative Tract Map No. 2022-0002 (TTM 20550)
The applicant proposes to subdivide the project site into eight (8) lots for a single-family residential development (Exhibit B). The proposed density of the project is five (5) dwelling units per acre. Lot sizes for the new single-family lots range from 9,176 square feet to 10,863 square feet, with an average lot size of about 9,695 square feet. Each lot will have a depth range of 121 feet to 137 feet, while the lot widths range from 67.38 feet to 82.50 feet, with an average lot width of 74.9 feet.
The applicant has proposed to construct one detached single-family residence on each new single- family lot, for a total of eight (8) new single-family residences.
Access to the subdivision will be provided via a new half-width extension of Ashford Avenue on the west and improvements on the east side of Ashford Avenue. This project will connect the existing Cornell Street on the north and at Sandalwood Avenue. This is adequate for two-way travel at a 60- foot right-of-way for Sandalwood Avenue, Cornell Street, and Ashford Avenue; and a 74-foot right-of- way for Maple Avenue.
Variance:
As described in the previous section, the project does not meet the 100-foot width required pursuant to RMC Section 18.12.030. The applicant is requesting a 33-foot variance from the standard. The applicant has performed a “Lot Width Survey” to justify the variance request.
The purpose of a Variance is to provide flexibility to prevent practical difficulties or unnecessary hardships that occur through the strict enforcement of development standards. However, the following findings from Section 18.64.020 of the RMC must be made prior to the Planning Commission’s approval of the Variance.
1. There are exceptional circumstances or conditions applicable to the property involved, or to the intended use of the property, that do not generally apply to the property or class of use in the same vicinity or district.
The City requires a 100-foot lot width. The existing surrounding parcels have a 60-foot width. The proposed parcels would be out of the normal for the existing parcels along the street. To keep consistency within the existing community, the proposed four (4) parcel widths are necessary 60 feet wide.
2. That such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant as possessed by other property owners in the same vicinity and district.
Developing the residentially zoned subdivision for residential purposes in a manner consistent with allowed densities is a substantial property right. The variance to the proposed four (4) parcels’widths of 60 feet is necessary for the applicant and community to preserve and enjoy that right
3. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and district in which the property is located.
According to the “Lot Width Survey” conducted by the applicant, the Lot Width Survey displays the majority of lots in this community are on average 80-foot to 60-foot widths. Moreover, the development is well designed and will not be unsightly or otherwise injurious to the property, City of Rialto Printed on 8/15/2024Page 3 of 4
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File #: PC-23-755, Version: 2
improvements in the vicinity, or detrimental to public welfare.
4. That the granting of such variance will not adversely affect the master plan.
Granting the variance will facilitate the development of a well-planned subdivision in keeping with General Plan Land Use Element Goal 2-19, which directs the City to “Encourage neighborhood preservation, stabilization, and property maintenance.” GENERAL PLAN CONSISTENCY:
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 project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332, In-Fill Development Projects. Class 32 allows for the exemption of a project that is less than 5.0 acres in size and surrounded by existing developments.
PUBLIC NOTICE:
The City mailed public hearing notices for the proposed project to all property owners within 660 feet of the project site and published the public hearing notice in the San Bernardino Sun newspaper as required by State law.
RECOMMENDATION:
The Planning Division recommends that the Planning Commission:
· Adopt the attached Resolution (Exhibit C) to approve Tentative Tract Map No. 2022-0002 to allow the subdivision of 0.91 gross acres of land (APN: 0132-031-13) into eight single-family lots, subject to the findings and conditions contained therein. · Adopt the attached Resolution (Exhibit D) to approve Variance No. 2022-0003 to allow a variance from Section 18.12.030 Rialto Municipal Code (RMC) for a reduction of the minimum required width from the 100-foot to 67-foot width on certain defined lots.
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