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Commission continues hearing on 67‑lot Harupa Road density‑bonus project after developer counsel raises legal issue
Summary
The commission continued a public hearing on a proposed 67‑lot density‑bonus subdivision at 7586 Jurupa Road to Oct. 23, 2024 after staff and the city attorney requested time to review a developer letter about waivers (including a two‑story limit). Public commenters raised concerns on density, appearance and traffic; staff will return with detailed elevations, traffic analysis and RHNA context.
The Jurupa Valley Planning Commission opened public comment on a proposed density‑bonus subdivision for 67 single‑family homes on 6.92 acres at 7586 Jurupa Road and voted to continue the hearing to Oct. 23, 2024 so staff and the City Attorney’s office can review a letter submitted by the developer’s counsel.
Senior Planner Miguel Del Rio summarized the application: the project seeks a 20% density bonus because it would set aside three homes affordable to very‑low‑income households, bringing the total proposed units to 67 (about 9.7 dwelling units per acre). The applicant requests 34 waivers of development standards and one incentive/concession; staff recommended that six of those waivers not be granted, including the requested waiver to allow 100% two‑story homes where the municipal code limits two‑story homes to 25% of the project.
City counsel (identified in the hearing as Maricela) and staff said they had received a legal letter from the developer’s attorney arguing the city cannot apply a development standard that would physically preclude the project under California’s density‑bonus law; staff asked for additional time to analyze that contention and its implications for the two‑story waiver.
Joe Afteli of Wilmington Residential, the applicant’s representative, asked the commission to prepare a resolution for Oct. 23 that would include waiver approval so the project could be decided then. A public commenter, George Reeves, said he supports housing but is uncomfortable with the dramatic change from the previously approved 35‑lot plan to a 67‑lot layout and recommended stricter controls on appearance and design if the commission moves forward.
Commissioners requested additional materials at the continued hearing, including full elevations and renderings, traffic analysis for Camino Real near the nearby elementary school, RHNA context, and details on proposed public amenities such as an all‑purpose trail along the project frontage. Staff confirmed representatives from engineering and planning will provide those materials and a fuller staff report at the next hearing.
Motion: Commissioner Schultz moved, and Commissioner Jackson seconded, to continue the public hearing to the Oct. 23, 2024 Planning Commission meeting. The commission approved the continuation. Staff said the applicant will be allowed a full presentation at the continued hearing and can provide rebuttal at that time.
Background: The site previously had an approved 35‑lot project (Madone Collection) that did not proceed to construction. The current proposal reduces average lot size compared with the prior approval and proposes three very‑low‑income for‑sale units to qualify for the density bonus.
Next steps: Staff and the city attorney will analyze the developer’s legal letter and return a full staff report with elevations, traffic data and RHNA analysis for the Oct. 23 hearing.
