The applicant is requesting approval of a vesting tentative map for a subdivision which proposes to subdivide the approximate 2.88-acre project site into 10 lots ranging in size from 9,292 to 17,659 square feet due to the use of California Density Bonus Law, Gov. Code Section 65915, which is explained further in the next paragraph. On each new lot, a 2-story, 3-to-5-bedroom single-family residence ranging in footprint size from approximately 2,442 to 2,913 square feet, is expected to be constructed. An existing, vacant, residence and detached garage would be demolished, and 43 onsite trees are to be removed, to accommodate the project. The proposed project would include a new private street to allow access to the site. Implementation of the project could include more than 15,000 cubic yards of grading. The new private street would be approximately 28-feet wide, with an 8-foot parking lane on one side and 5-foot sidewalk along the southeast section of the proposed roadway. The project also includes exception requests to County Code Section 96-10 that requires utilities to be undergrounded, and Section 914-12.002 that requires detention basins to be at least 15 acre-feet of storage volume. A bioretention basin facility would be located within the proposed project, consistent with C.3 stormwater requirements, located on Lot 10. Stormwater generated from the site would be cleaned and retained by the bioretention basin and then placed into a stormwater system. Cleaned and retained stormwater would be released into an existing 30-inch storm drain line within Walnut Boulevard.
The home on Lot 4 would be restricted for-sale to a moderate-income household, therefore the project is eligible for a Density Bonus, waivers or reductions in development standards, incentives and concessions, and parking reductions under the California Density Bonus Law, Government Code Section 65915. Because the proposed project complies with Density Bonus Law, the project includes a concession request to utilize gross acreage for the density calculation. A concession or incentive is defined as a reduction in site development standards or a modification of zoning code or architectural design requirements, such as a reduction in setback or minimum square footage requirements; or approval of mixed-use zoning; or other regulatory incentives or concessions that result in identifiable and actual cost reductions. Being able to use gross acreage allows for nine base units. The project also qualifies for a 7% density bonus, resulting in one additional unit. In addition to the increased density of one unit (10 units total), the project is seeking waivers of development standards pertaining to: (a) a reduction in minimum lot size for all ten lots (20,000 square feet minimum); (b) a reduction in minimum average lot width for all lots except Lot 6 (120 feet minimum); (c) reduced residential setback requirements to the 25-foot minimum front yard setback, 15-foot minimum side yard, and 35-foot minimum aggregate side for the residences on all ten lots; and (d) reduced accessory structure setback requirements to 0-feet for the retaining walls on all ten lots. The project is seeking these reductions and waivers because application of the required standard would physically preclude the development of the project at the proposed density with the proposed one moderate income unit.