October 22, 2024
TO: Planning Commission
REQUESTED BY: Travis Randel, Deputy City Manager, Development Services APPROVED BY: Robert A. Johnson, City Manager
SUBJECT: Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110) RECOMMENDATION:
Staff recommends that the Planning Commission Adopt PC Resolution 24-03, thereby recommending that the City Council take the following actions:
1. DETERMINE -
the California Environmental Quality
Guidelines Section 15332;
2. APPROVE a Planned Development Permit for a 27-unit residential development with modifications to the Residential, Medium Density (RM) Development Standards subject to the Conditions of Approval; and
3. APPROVE Tentative Tract Map (TTM) 38509 to subdivide a 4.51-acre parcel into 28 lots with a single lot for an existing place of worship, 27 lots for the construction of single-family detached homes, and one lettered lot for a future detention basin, subject to the Conditions of Approval.
DISCUSSION:
The project is a proposal by Monte Vista Homes to subdivide a 4.51-acre parcel into 28 lots.
The project site is located at the corner of Kirby Street and Esplanade Avenue and has been previously improved with a Place of Worship (church) on the eastern portion of the site. The subdivision would create a 1.23-acre lot that would encompass the existing church and related improvements such as any existing accessory structures, the parking lot, and ornamental landscaping. Additionally, the subdivision would utilize the balance of the site for 27 residential lots, new roadways, infrastructure, a detention basin and landscaping. To facilitate the project, the applicant has submitted a Planned Development Permit and Tentative Tract Map (38509).
The site is currently designated as MDR (Medium Density, Residential) on the General Plan Land Use Map which has an allowed density range of 5 to 14 units to the acre. The zoning classification for the project site is RM (Residential, Medium Density) which is consistent with the General Plan. The surrounding land uses includes single-family residential homes to the south and west, a residential development under construction to the north (Kirby Estates 1), and vacant land to the east.
4.2 Packet Pg. 3123
Land Use General Plan Zoning
Project Site Place of Worship MDR Medium Density
Residential
RM Residential Medium
Density
North Single-Family Homes
(Kirby Estates 1)
Under Construction
MDR Medium Density
Residential
RM Residential Medium
Density
South Single-Family
Residential
City of Hemet City of Hemet
East Vacant LDR Low Density
Residential
RL Residential Low Density
West Single-Family
Residential
LDR Low Density
Residential
RL Residential Low Density
ANALYSIS:
The proposed project is consistent with the General Plan as the proposed land use is consistent with the MDR General Plan Land Use Designation. Furthermore, the project has a density of 6 units to the acre which is within the allowed density range. The project is also compatible with surrounding land use patterns. As an example, single-family homes exist to the south and west of the project site, and the project is an extension of the Kirby Estates 1, directly project north of the site.
Kirby Estates 1 was approved by the City Council on May 9, 2009. The project included a General Plan Amendment (3-07), Planned Unit Development (PUD) (2-06) and Tentative Tract Map 34664. Kirby Estates 1 included 37 residential lots on 5.01 acres with lots ranging in size from 3,500 to 6,324 square feet. Kirby Estates 1 is currently under construction by the applicant of the proposed project, Monte Vista Homes.
Tentative Tract Map 38509
The proposed 27 single-family residential lots range in size from 3,100 square feet to 5,000 square feet in size. Vehicular access to the residences will be provided from a new north-south oriented street that will connect to Nathan Lane within the Kirby Estates 1 project to the north.
A secondary fire exit will be provided from Esplanade Avenue at the southwest corner of the site. Vehicular access to the existing church is currently provided via two driveways that connect to Kirby Street which will continue with minor modifications to address necessary dedications and street improvements.
4.2 Packet Pg. 3124
The project was designed to be consistent with the Mobility Element of the General Plan, which designates Kirby Street as a Collector and Esplanade Avenue as an Arterial. The west half of Kirby Street does not require additional dedication to meet the 44-foot ultimate half-width right of way, however, Esplanade Avenue will require an additional dedication to meet the required 50-foot-wide half-width right-of-way. The project will require improvements to be made on the west side of Kirby Street that will include, additional pavement, curb, gutter and sidewalk, a Class 3 bike path and streetlights. Furthermore, the existing utility poles along the project frontage of Kirby Street will be placed underground. Improvements will also be required on the north side of Esplanade Avenue, which will include curb, gutter, sidewalk and a Class 1 multiuse path per the San Jacinto Trails Master Plan. Landscaping and Irrigation will also be required along the street frontage of both Kirby Street and Esplanade Avenue that is consistent with the vide access to all residential lots. All on-site roads include rolled curbs, and sidewalks on one side of the street. The Conditions of Approval ensure that these roadways will be designed and constructed to the satisfaction of the City Engineer. Because the internal streets are private, maintenance will be the responsibility of a Homeowners Association.
Planned Development Permit
The project includes a Planned Development Permit (PDP) to allow a more efficient use of the property. As previously mentioned, the project includes a 1.23-acre lot for an existing church.
The utilization of 35.3 percent of the property makes the site more difficult to design within the all
applicable development standards (e.g., building envelope [coverage, Floor Area Ratio (FAR), height, and setbacks], fence and wall heights, landscaping, parking, open space, street layout, etc.) identified in the Development Code, with the exception of an increase in the applicable density above the allowable maximums identified by the zoning on the property.
The property is within the RM Zone, which includes several development standards to ensure orderly development. The PDP would allow modifications to the minimum lots size, parcel depth, and front yard standards. The table below includes a full list of all applicable development standards of the RM zone. Items that are underlined are standards that would be modified.
Development Feature RM Zone Kirby Estates 2 Met
Minimum Parcel
Dimensions Parcel Area (Net) 4,000 sq. ft. 3,300 sq. ft. No Parcel Width (Interior Lot) 40 ft. 50 ft. Yes
4.2 Packet Pg. 3125
Parcel Width (Corner Lot) 40 ft. 51 ft. No
Parcel Depth 80 ft. 65 ft. No
Setbacks
Front 15 ft. (Garage 20 ft) 15ft. (Garage 18ft) No
Interior Side 5 ft. 5 ft. Yes
Street Side 7 ft. 5 ft. No
Rear 10 ft. 10 ft. Yes
Primary Structure Height 35 ft. 35 ft. Yes
Lot Coverage 60% 70% No
The modifications to the development standards proposed ensure a more efficient use of the project site, while remaining consistent with the General Plan. To ensure the modifications do not impact the ability for a home builder to construct homes on the proposed lots, the PDP includes a plotting study that demonstrates the ability to construct single-family homes on the lots that have a reduced lot size and/or modified dimension (Exhibit D). The Planned Development Permit will produce a development of superior quality and excellence of design through a variety of proposed attributes, which include the following:
TTM 38509 is a continuation of Kirby Estates1 and will provide the same architectural styles and layouts to ensure superior quality and excellence of design. garage treatments, landscaping, and other innovative neighborhood design techniques to create a visually interesting streetscape and identifiable neighborhood character.
TTM 38509 ensures variation of houses to create interest and reduce monotony.
Architectural plans for the proposed homes exceed the minimum requirements of the Development Code. The PDP includes three floor plans and two architectural styles, including two reverse floor plans. All housing plans include architectural enhancements such as windows with vinyl grids, simulated wood shutters, siding, and stucco finishes. Finally, the PDP ensures the development includes appropriate fences and walls including a minimum 6-foot-high decorative concrete masonry block wall along the boundaries of the project site.
Drainage/Basin
The southwest portion of the project site includes a basin for drainage and water quality management (Lot E). The project will convey drainage through the street system and storm the proposed project, which confirms the basin size, depth, and location was designed to adequately serve the development. A Final WQMP is required prior to grading and construction to ensure acceptable water quality facilities.
Park
4.2 Packet Pg. 3126
The Subdivision will not provide additional park space. However, residents will be able to access a proposed park and recreation area approved in the Kirby Estates 1 development.
Furthermore, given the project size is 4.51-acres, construction of another park that meets the minimum size requirements of the Subdivision Ordinance (2-acres) is not feasible. Therefore, it was determined that in-lieu fees are appropriate for the project, which have been incorporated
ENVIRONMENTAL ASSESSMENT
The project has been reviewed in accordance with the California Environmental Quality Act ermined that the -
the following conditions:
1) The project is consistent with the General Plan and Zoning as the project includes a PDP. 2) The project is located on a site that has no value as habitat for endangered, rare or threatened species.
3) The project is no more than five acres and substantially surrounded by urban uses. 4) The project is adequately served by all required utilities and public services; and 5) The project will not result in significant impacts to traffic, noise, air quality, or water quality.
Notice of Public Hearing
The public hearing for this Project was advertised on or before October 12, 2024. Additionally, notices were directly mailed to property owners within 300 feet of the project site. As of the writing of this report, no correspondence or comments have been received.
CONCLUSION
The project is consistent with the General Plan and meets the requirements of the Development Code and standards of the Municipal Code, based on the above findings and conclusions of this staff report. While typical subdivisions are approved by the Planning Commission, projects involving legislative actions, such as General Plan Amendments, Change of Zones, and Planned Development Permits, require review and approval by the City Council. Therefore, the recommendation is that the Planning Commission recommend approval of the project to the City Council.
ATTACHMENTS:
Planning Commission Resolution 24-03
Findings of Fact
Planned Development Permit
Tentative Tract Map 38509
Location Map
General Plan Map
Zoning Map
Conditions of Approval
4.2 Packet Pg. 3127
STATE OF CALIFORNIA) PC RESOLUTION NO. 24-03
COUNTY OF RIVERSIDE)
CITY OF SAN JACINTO)
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SAN JACINTO RECOMMENDING THE CITY
COUNCIL APPROVE TENTATIVE TRACT MAP 38066 AND
THE KIRBY 2 COMMUNITY PLANNED DEVELOPMENT
PERMIT (P21-010)
WHEREAS, Monte Vista Homes submitted Tentative Tract Map 38066 and the Kirby 2 Planned Development Permit to subdivide a 4.51-acre lot into 27 single-family residential lots, one numbered lot for a place of worship, and one lettered lot for a future detention basin, located on the northwest corner of Esplanade Avenue and Kirby Street (Project); and,
WHEREAS, the Applications were reviewed, studied, and found to not have a significant effect on the environment under the California Environmental Quality Act and,
WHEREAS, on October 22, 2024, the Planning Commission conducted a duly noticed public hearing on this Resolution, at which time all persons wishing to testify were heard and the Project was fully considered; and,
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SAN JACINTO:
SECTION 1. The above recitals are true and correct and incorporated herein by reference.
SECTION 2. Based upon the entire record before it, including all written and oral evidence presented, the Planning Commission recommends the City Council file a Notice of Exemption for the following reasons:
A. Based upon the information contained in the Notice of Exemption Justification and pursuant to the requirements of the California Environmental Quality Act (CEQA); it has been determined that this Project will not have a significant impact on the environment.
SECTION 3. Based on the entire record before the Commission, all written and oral evidence presented to the Commission, and the findings set forth in the staff report, the Commission recommends that the City Council approve the following:
4.2.a
Packet Pg. 3128 Attachment: Planning Commission Resolution 24-03 (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) A. Tentative Tract Map (TTM) 38509 to subdivide a 4.51-acre lot into 27 singlefamily residential lots, one numbered lot for a place of worship, and one lettered lot for a future detention basin.
B. The Kirby 2 Planned Development Permit to modify the Residential, Medium Development Standards, subject to the conditions of approval.
SECTION 4. The documents and materials that constitute the record of proceedings on which this Resolution has been based are located at City Hall, 595 S.
San Jacinto Avenue, San Jacinto, CA 92583. The custodian for these records is Kevin White. This information is provided pursuant to Public Resources Code section 21081.6.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission on the 22nd day of October 2024 by the following vote:
AYES:
NAYS:
ABSENT:
ABSTAIN:
CITY OF SAN JACINTO: ______________________ Planning Commission Chair ATTEST: ___________________________ Planning Commission Secretary
4.2.a
Packet Pg. 3129 Attachment: Planning Commission Resolution 24-03 (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
FINDINGS OF FACT
Kirby 2 Community (P22-110)
SUBDIVISION FINDINGS
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 tract map (TTM38509) is consistent with the San Jacinto Municipal Code as it was reviewed in accordance with applicable Titles, including Title 16 & 17.
Specifically, TTM38509 is consistent with the allowed land use and Density Requirement of the RM zone of the Development Code as discussed within the Staff Report and furthers the intent of the General Plan by facilitating residential development as planned within the Medium Density Residential Land Use Designation. In addition, the Project implements the following General Plan goals and policies:
LU-1.1 Land Use Pattern. Promote an appropriate land use plan that fosters and enhances community livability and public health; sustains economic vitality; promotes efficient development and multiple transportation options; reduces pollution, greenhouse gas emissions, and the expenditure of energy and other resources; and ensures compatibility between uses consistent with the land use designations identified in this Element and Land Use Map The proposed subdivision enhances the community livability and public health, sustains economic vitality through the incorporation of air quality, and energy efficient design, promotes multiple transportation options through the use of TDA's, and complies with greenhouse gas emission reduction standards and other energy resources as analyzed in the environmental document. Furthermore, the use is consistent with the RM GP Designation.
Policy M-1.1: Balanced Circulation System. Provide a balanced circulation system that promotes the safe and efficient movement of people and goods throughout the City.
Proposed roadways, and sidewalks are designed and will be constructed to meet City of San Jacinto roadway standards to maintain the safe and efficient movement of people and goods
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 an Initial Study/Mitigated Negative Declaration.
4.2.b
Packet Pg. 3130 Attachment: Findings of Fact (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
3. THE SITE IS PHYSICALLY SUITABLE FOR THE TYPE AND PROPOSED DENSITY OF DEVELOPMENT PROPOSED BY THE TENTATIVE MAP.
The Project proposes to subdivide a 4.51-acre lot into 27 single-family lots for residential use. This type of use is allowed by the Residential, Medium Density (RM) zone. In addition, the subdivision is consistent with the density range of the RM Land Use Designation at 6 dwelling units per acre, which exceeds the minimum density requirement of 5 units per acre. Furthermore, the proposed subdivision will be an expansion of the existing residential use located to the north.
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 three exiting parks.
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 project will be appropriately conditioned to not cause environmental damage and to avoid injuring fish and wildlife habitat. Furthermore, a biological study was prepared for the project and did not recommend mitigation measures to mitigate potentially significant issues to the environment or fish and wildlife habitat.
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.
an environmental impact report. A Notice of Exemption analysis was prepared for the Project to assess any significant environmental impacts, and it was determined that a Categorical Exemption was the appropriate level of environmental document. 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, environmental studies were prepared for the proposed subdivision, which analyzed items that can cause public health problems such as Air Quality, and Green House Gas emissions during construction, and It was determined through by staff through the incorporation of conditions that no impacts to public health exist.
4.2.b
Packet Pg. 3131 Attachment: Findings of Fact (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
6. THE 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 the building setbacks, impervious surface requirements, landscaping requirements, including required street trees, and open space areas.
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.
The site does not conflict with existing easements. The Tract Map is designed and conditioned to ensure the project will not conflict with existing easements.
8. REQUIREMENTS (PER THE QUIMBY ACT), AS APPLICABLE, IN ACCORDANCE WITH CHAPTER 16.75 (PARKLAND DEDICATION AND FEES).
Prior to recordation of the proposed subdivision, the applicant / developer must pay inlieu fees for parkland. The proposed development is within close proximity of existing parks. Therefore, it was determined that in-lieu fees are appropriate for the project, which will be incorporated in the conditions of approval.
PLANNED DEVELOPMENT PERMIT FINDINGS
1. THE PLANNED DEVELOPMENT PERMIT WILL:
a. BE ALLOWED WITHIN THE SUBJECT BASE ZONE.
The Project site is within the Residential Medium Density Zone (RM). The RM zone is applied to areas appropriate for neighborhoods with a variety of housing types, including the proposed single-family residential community. This zone allows a density ranging from 5 to 14 dwelling units per net acre, per Section 17.215.010 of the Development Code. The Project includes 27 single-family residential units on 4.51 acres. The proposed single-family residences are permitted within the RM zone per Section 17.205.070 of the Development, and the proposed density of the project totals 6.0 dwelling units per net acre, which is consistent with the density requirement for the RM zone. 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 Medium Density Residential (MDR) and is not located within a specific plan area. The Medium Density Residential land use designation allows for a range of housing types including single-family attached and detached units, condominiums, townhouses, and mobile home parks, as well as multiple-family dwellings such as apartments, and senior housing at a density of between 5 and 14 dwelling units
4.2.b
Packet Pg. 3132 Attachment: Findings of Fact (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) per gross acre. 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 27 lots with lot sizes between 3,300 square feet and 5,000 square feet, and a density of 6.0 dwelling units per acre. Therefore, the Project is found to be consistent with the purpose, intent, goals, policies, actions, and land use designation of the General Plan.
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 conditions of approval will require curb, gutter and sidewalk along the west side of Kirby Avenue, and the north site of Esplanade Avenue Additionally, the Project will be conditioned to complete drainage improvements, a water quality detention basin, and construct private streets approved by the City Engineer.
The modified development standards proposed within the PDP for the Project allows for flexibility in site planning and property development, while still upholding the intentions and goals of the Development Code by creating a cohesive neighborhood community and will match the design and layout of TR 34664. Therefore, the Project is found to be compliant with all the applicable provisions of the development code relating to both onsite and off-site improvements. d. ENSURE COMPATIBILITY OF PROPERTY USES WITHIN THE ZONE AND GENERAL NEIGHBORHOOD OF THE PROPOSED DEVELOPMENT.
The Project will include single-family residential that will expand a cohesive residential neighborhood. The surrounding land uses designations include properties designated Medium Density Residential, and Low Density Residential and therefore the development surrounding the Project Site is similar in character, land use, and density.
4.2.b
Packet Pg. 3133 Attachment: Findings of Fact (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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 ETC.) THAN MIGHT OTHERWISE OCCUR FROM MORE TYPICAL DEVELOPMENT APPLICATIONS.
The Planned Development Permit will produce a development of superior quality and excellence of design through a variety of proposed attributes. Site design enhancements include the incorporation of enhanced landscaping and screening along Esplanade and Kirby Avenue that will be complemented with vines. In addition, the site design encourages pedestrian mobility and safe routes to schools.
Additionally, the architectural plans proposed for the homes exceed the minimum requirements of the Development Code. The Planned Development Permit includes three floor plans and the proposed homes include enhancements such as windows with vinyl grids, simulated wood shutters, siding and stucco finishes.
3. PROPER STANDARDS AND CONDITIONS HAVE BEEN IMPOSED TO ENSURE THE PROTECTION OF THE PUBLIC HEALTH, SAFETY, AND WELFARE.
Through the adoption of Conditions of Approval for the Project, any significant hazard to the public or the environment through the conversion of the site 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 the Site Plan and Design Review process. Additionally, the Fire and Building Codes 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 Conditions of Approval, and the requirements of the Development, Fire, and Building Codes the protection of the public health, safety and welfare is assured.
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 Municipal Code, as well as the requirements of the City Engineer, Fire Chief, and Police Chief. Therefore, the project has proper on-site traffic circulation for both pedestrian and vehicular traffic control. In addition, the conditions of approval will ensure the project is consistent with the Fire Code ensuring fire suppression.
4.2.b
Packet Pg. 3134 Attachment: Findings of Fact (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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.
The proposed Project will meet the purpose and intent of the Medium Density Residential (MDR) General Plan land use designation as noted above by modifying the development standards to accommodate the 27 unit development. 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 exist in the area and application and fees will be paid to each purveyor for service. The proposed Project will tie into an existing Eastern Municipal Water District (EMWD) line. its design requirements, permitting process, and fees.
Wastewater treatment will be also handled by the City of San Jacinto under contract to EMWD.
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 properties as proposed. 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.
4.2.b
Packet Pg. 3135 Attachment: Findings of Fact (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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.
This project will have the appropriate buffers such as exterior walls and perimeter landscaping to ensure that it will be compatible with the surrounding land uses.
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 the conditions imposed by the review authority prior to the issuance of any permits or recordation of any documents.
4.2.b
Packet Pg. 3136 Attachment: Findings of Fact (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3137 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3138 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3139 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3140 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3141 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3142 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3143 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 1 Map 4.2.c Packet Pg. 3144 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3146 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3147 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3148 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3149 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3150 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3151 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3152 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3153 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3154 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3155 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3156 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3157 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3158 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3159 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3160 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3161 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3162 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3163 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3164 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3165 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3166 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3167 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3168 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3169 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3170 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c Packet Pg. 3171 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c Packet Pg. 3172 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c Packet Pg. 3173 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3174 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3175 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3176 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3177 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3178 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3179 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3180 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3181 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3182 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3183 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3184 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3185 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3186 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c
Packet Pg. 3187Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3188 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3189 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3190 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3191 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3192 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.c
Packet Pg. 3193 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3194 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3195 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.e
Packet Pg. 3197 Attachment: Location Map (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.f
Packet Pg. 3198 Attachment: General Plan Map (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.2.g
Packet Pg. 3199 Attachment: Zoning Map (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))