FINDINGS
Esplanade Collection Residential Development
SUBDIVISION FINDINGS (TTM 38872)
1. The proposed subdivision of land has been found to be consistent with the Development Code, General Plan, and the San Jacinto Municipal Code.
The proposed Tentative Tract Map (TTM 38872) is consistent with the San Jacinto Municipal Code as it was reviewed in accordance with applicable Titles, including Title 16 & 17. The proposed project has submitted a Planned Development Permit to allow for some deviation from the development standards of the MU zone.
Additionally, TTM 38872 is consistent with the Land Use Designation of the General Plan as well as with the existing zoning. In addition, the Project implements the following General Plan goals and policies:
Land Use Goal 2: A City that manages and directs growth so that the community and its neighborhoods are protected and enhanced.
Specifically implementing policy 2.1 & 2.2
• The project proposes the subdivision of one parcel to allow for the future development of single-family residences to support the growth of the City.
The subdivision will enhance the existing neighborhoods by providing a development that is consistent with surrounding uses. Additionally, the future development would provide approximately 1.30-acres of open space as well as connections to a new Class I Multi-Use Trail along Esplanade Avenue and Hewitt Street.
Land Use Goal 3: A community that promotes high-quality development and compatibility with surrounding land uses and major
transportation corridors.
Specifically implementing policy 3.1 & 3.2
• The proposed project is a subdivision of land that will allow the future development of single-family homes. This use will be compatible with the surrounding areas to the north and east. The proposed project is not located in area where potential land use conflicts could occur. • To ensure high quality development the applicant has submitted a Planned Development Permit that will ensure excellence of design. Furthermore, the proposal implements LU-3 by promoting future residential development south of Esplanade Avenue a major transportation corridor.
2. The tentative map does not propose to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to a Land Conservation Act contract but the resulting parcels following division of the land will be of an adequate size to sustain their agricultural use
The project site is not subject to a contract pursuant to the California Land Conservation Act of 1965 as detailed in the analysis completed through the 15183 exemption document. In addition, the projects title report did not have indication of a Williamson Act Contract.
3. The site is physically suitable for the type and proposed density of development proposed by the tentative map.
The Project proposes to subdivide one parcel into 249 single-family lots for residential use. This type of use is allowed by the Mixed Used (MU) zone. In addition, the subdivision is consistent with the density range of the Mixed Use Land Use designation provided in the applicable land use and zoning designation.
Furthermore, the proposed subdivision will be an expansion of existing residential uses located north and east of the project site.
The ultimate development of the project will be served by existing facilities such as sewer, water, natural gas, and electricity that are available within adjacent roadways. The site is in close proximity to various parks, which include Rancho Park, Valley Wide Recreation & Park District, and Hafliger Park. Lastly, the project is also within close proximity of Hyatt Elementary School and North Mountain Middle School.
4. The design of the subdivision and the proposed improvements, with conditions of approval, are either:
a. Not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat; or The proposed Project prepared a 15183 exemption document to ensure consistency with the City’s General Plan Environmental Impact Report. It was determined that the project would have no peculiar impacts to Biological resources.
b. An environmental impact report under which a finding has been made pursuant to Public Resources Code Section 21081(a)(3) that specific economic, social, or other considerations make infeasible mitigation measures or project alternatives identified in the environmental impact report.
The project’s impacts were not significant enough to require the preparation of an environmental impact report. As mentioned above the project prepared a 15183 exemption document that is consistent with the City’s General Plan Environmental Impact Report. Therefore, findings pursuant to Public Resources Code Section 21081(a)(3) are not necessary.
5. The design of the subdivision of land and the type of improvements are not likely to cause serious public health problems.
The implementation of the proposed conditions will ensure that the Project will not be detrimental to the public interest, health, safety, convenience, or welfare of the City or the future residents of the development. As previously mentioned, a 15183 exemption was prepared for this project that ensures consistency with the City’s General Plan Environmental Impact Report.
6. That design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible.
The design of the subdivision will provide for future passive cooling opportunities with the implementation of building setbacks, lot coverage requirements, landscaping requirements, including required street trees, and open space areas.
This can also include configuration to permit orientation of a structure to take advantage of shade and prevailing breezes. Furthermore, natural heating opportunities can be provided with orientation of a structure in an east-west alignment for southern exposure.
7. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided.
Per the title report provided by the project applicant, the site consists of two easements for California Electric Power Company, which outside of the new property line. The second easement is granted to Easter Municipal Water District for pipelines. This easement is to be abandoned at the Final Map process. These two easements are shown in the Tentative Tract Map and will not conflict with the development of the proposed Project.
8. The subdivision is consistent with the City’s parkland dedication requirements (per the Quimby Act), as applicable, in accordance with Chapter 16.75 (Parkland Dedication and Fees).
The City’s Municipal Code requires a minimum of three useable acres for park space. The applicant has provided .64-acres of parkland within Lot A and Lot B.
The remainder will be paid through in-lieu fees, which will be incorporated into the projects conditions of approval.
Planned Development Permit:
1. The Planned Development Permit will:
a. Be allowed within the subject base zone;
The Project site is within the Mixed Use (MU) zone. The MU zone is applied to areas appropriate for medium to high-density residential development and retail, office and service uses. This designation allows for vertical integration of compatible uses, whereby such uses share the same building or lot, or horizontal integration of uses, where compatible uses are located next to each other. Singleuse projects comprised only of residential or commercial uses are also allowed.
Plazas, courtyards, outdoor dining, transit stops and other public gathering spaces and community amenities, such as art in public places, are strongly encouraged. This Zone allows residential densities between 10.1and 36 dwelling units per gross acre and a floor area ratio (FAR) of up to 0.75. Therefore, the Planned Development Permit is found to be allowed within the subject base zone. b. Be consistent with the purpose, intent, goals, policies, actions, and land use designations of the General Plan and any applicable specific plan; The Project site is designated as Mixed Use (MU) in the General Plan and is not located within a specific plan area. The intent of the MU land use is to provide high density residential development and retail, office, and services uses. As noted above, the MU zone also allows for single-use project which such as residential or commercial. In addition, the Project is able to achieve the purpose, intent, goals, policies, and actions General Plan through the use of the proposed Planned Development Permit development standards. The project proposes 249 lots with a minimum lot size of 2,120 square feet each to achieve a density of 10.1 dwelling units per acre.
The project is designed to align closely with the City's General Plan objectives and intent, particularly in accommodating a balanced housing density that reduces sprawl and preserves open space, while falling within the permitted range of 10.1 - 36 dwelling units. The project integrates extensive outdoor amenities including community parks, a pocket park, an open play lawn, playground equipment, barbecue facilities, and pickleball courts, which are integral to creating attractive gathering places as outlined in LU-1.6. These amenities also support LU-5.4's goal of creating well-designed, multi-use public spaces that cater to diverse community needs. Furthermore, our design adheres to LU-4.4 by promoting pedestrian-friendly development through the inclusion of a Class I Trail on Esplanade Avenue and Hewitt Street, an internal pedestrian paseo with exercise equipment, and a meandering walkway along Street A, fostering social interaction and reducing reliance on automobiles. There are onsite amenities such as plazas, courtyards, benches, fountains, and public art, in accordance with LU-4.6 that further enhance the living environment and contribute to a vibrant community atmosphere.
c. Be generally in compliance with all of the applicable provisions of this Development Code relating to both on-site and off-site improvements that are necessary to accommodate flexibility in site planning and property development and to carry out the purpose, intent, and requirements of this Chapter and the subject base zone, including prescribed development standards and applicable design guidelines, except for those provisions modified in compliance with this Chapter;
The Project is compliant with the Provisions of the Development Code relating to on-site and off-site improvements. The Project’s off-site improvements will include a Class 1 Multi-Use along Esplanade Avenue and Hewitt Street as required per the Trails Master Plan. Additionally, the Project will be conditioned to dedicate and provide improvement along Esplanade Avenue, Hewitt Street, and Commonwealth Avenue. On-site improvements will include 1.30-acres of open space amenities and connections to the proposed Class I Multi-Use Trail. The proposed modified development standards for the Project will accommodate flexibility in site planning and property development, while still upholding the intentions and goals of the Development Code by creating a cohesive neighborhood community. Therefore, the Project is found to be compliant with all the applicable provisions of the development code relating to both on-site and offsite improvements. d. Ensure compatibility of property uses within the zone and general neighborhood of the proposed development.
The Project will include single-family residential uses and complementary recreational and open space areas. The combination of uses is generally considered compatible and will create a cohesive residential neighborhood. The development of the Class I Multi-Use Trail will continue the intent of creating an integrated trails network throughout the City and will serve as an amenity for residents nearby and within the development. The Project site is bound by residential and commercial uses.
The surrounding land uses designations include: Commercial to the west, Medium Density Residential to the north and east, and Mixed Use to the south.
Development surrounding the Project Site is planned to be of similar character, land use, and density. Therefore the proposed Project is found to be compatible the zone and with the general neighborhood of the proposed development.
2. The proposed project will produce a comprehensive development of superior quality and excellence of design (e.g., appropriate variety of structure placement and orientation opportunities, appropriate mix of structure sizes, high quality architectural design, significantly increased amounts of landscaping and improved open space, improved solutions to the design and placement of parking and loading facilities, incorporation of a program of highly enhanced amenities [e.g., additional public art], LEED or other “green” related standards, etc.) than might otherwise occur from more typical development applications; The proposed Project includes 1.30-acres of common areas and recreational amenities.
0.64-acres of this total area will be in four (2) open space areas that will include open pickleball courts, picnic tables, barbecues, children’s play areas, and open lawn areas.
The remainder will includes a dual use basin which can be utilized as open turf play area, a pocket park, and pedestrian paseos with exercise machines. The Project additionally proposes to construct a Class I Multi-Use Trail along Esplanade Avenue and Hewitt Street. This trail will include a meandering six (6) foot sidewalk, landscaped parkway that will vary between three (3) to (6) six feet and a landscape setback that will vary between nine (9) to (12) twelve feet to accommodate for the meandering sidewalk. This trail will connect to the internal pedestrian paths.
The architectural styles proposed will reflect styles that have been historically used in the region. The Project, with its architectural styles, supporting landscape palette, open spaces, and monumentation, offers a development with excellence of design. The proposed Project incorporates superior quality and design by offering two product types which include (5) different architectural styles for the 249 dwellings, including Traditional Ranch, Spanish, Cottage, Bungalow, and Farm House. Each product type includes three (3) different floor plans. In addition, each floor plan will have at least six (6) distinct elevations. The design of the residential lots and variation in architecture creates a diverse community and avoids a monotonous appearance. The proposed Project offers a comprehensive development which through its amenities, design, and recreation areas, will be of superior quality and excellence of design than might otherwise occur from more typical development applications.
3. Proper standards and conditions have been imposed to ensure the protection of the public health, safety, and welfare;
The Project Site is currently and has historically been used for agricultural purposes. Due to this fact, the environmental analysis of the Project Site included a Phase I Environmental Safety Assessment (Phase I ESA) to analyze any hazards that could result from development of the site. The Phase I ESA found that due to the historical use of this property for agricultural purposes dating back from at least 1983, it is possible the potential former usage of pesticides has environmentally impacted the subject property or would require remedial actions. Through the adoption of the Mitigation and Monitoring Program within the Conditions of Approval for the Project, any hazards that could create a significant hazard to the public or the environment through the conversion of agricultural land to residential uses will be significantly reduced to create a safe, healthy environment. Additionally, plans for the proposed residential development will be required to be submitted and approved through Site Plan and Design Review process Additionally, the Zoning, Fire, and Building Codes which have been adopted will ensure that that the development of the project will meet safety standards in these documents.
Therefore, it is found that with the incorporation of the above mentioned Mitigation Measures, Conditions of Approval, and the requirements of the Zoning, Fire, and Building Codes will ensure the protection of the public health, safety and welfare.
4. Proper on-site traffic circulation (e.g., pedestrian and vehicular) and control is designed into the development to ensure protection for fire suppression and police surveillance equal to or better than what would normally be created by compliance with the minimum setback and parcel width standards identified in Article 2 (Zones, Allowable Land Uses, and Zone Specific Standards); The proposed Planned Development Permit has been designed to accommodate traffic design criteria as mandated by the City Development Code, as well as the requirements of the City Engineer, Fire Chief, and Police Chief. The project has also accounted for proper on-site traffic circulation by incorporating 24-foot minimum fire lanes and ensuring proper turning radii for trucks at multiple points along each proposed street. Therefore, the project has proper on-site traffic circulation for both pedestrian and vehicular traffic control that has been designed into the development to ensure protection and safety for all residents equal.
5. The subject parcel is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development;
The proposed Project Site is generally flat and is shaped to accommodate a proper lot layout. Section 17.620.020 of the Development Code states that the minimum lot size for a Planned Development Permit is 2 acres. The proposed Project site greatly exceeds this requirement and is 24.47 acres. The proposed Project will provide an efficient use of land that will meet the purpose and intent of the Mixed Use (MU) General Plan land use designation by modifying the development standards to accommodate a 10.1 dwelling unit per acre development as required by the 2024 General Plan. Therefore, the subject parcel is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development.
6. Adequate public services and facilities exist, or will be provided, in compliance with the conditions of approval, to serve the proposed development and the approval of the proposed development will not result in a reduction of public services to properties in the vicinity to be a detriment to public health, safety, and general welfare;
Adequate private utility services such as Electricity, Gas, Cable, and Phone Service already exists in the area and application and fees will be paid to each purveyor for service. The City’s will serve letter states that “after review of the submitted Sewer Will Serve application it has been determined that, the City can and will accept the estimated sewer flow specified on the application.”
7. The proposed development, as conditioned, will not have a substantial adverse effect on surrounding property or their allowed use;
The proposed project will not have any adverse impacts to the surrounding area whether it remains agricultural, develops residential, or becomes commercial in accordance with the General Plan. The project was conditioned to prevent nuisances to surrounding property owners to prevent excessive noise, light, and traffic. Based on the above, Standard Conditions of Approval, and the Uniform Fire and Building Codes there will not be adverse impacts from the proposed development.
8. If the development proposes to mix residential and commercial uses whether done in a vertical or horizontal manner, the residential use is designed in a manner that it is appropriately buffered from the commercial use and is provided sufficiently enhanced amenities to create a comfortable and healthy residential environment and to provide a positive quality of life for the residents. The enhanced amenities may include additional landscaping, additional private open space, private or separated entrances, etc;
The Project does not propose a mix of residential and commercial uses as the project does not include Commercial uses.
9. The design, location, operating characteristics, and size of the proposed development will be compatible with the existing and future land uses in the vicinity, in terms of aesthetic values, character, scale, and view protection; and This project will have the appropriate buffers such as exterior walls and perimeter landscaping to ensure that it will be compatible with any future land use whether it remains agricultural, develops with Residential, Commercial or a project that integrates both, in accordance with the General Plan.
10.The applicant agrees in writing to comply with any and all of the conditions imposed by the review authority in the approval of the Planned Development Permit.
The Applicant has agreed with all of the conditions imposed by the review authority prior to the issuance of any permits or recordation of any documents.