CITY OF WILDOMAR
PLANNING COMMISSION - REGULAR MEETING

Density Bonus Project - Tentative Tract Map No. 39266 and Major Development Review (PLN25-0048)

That the Planning Commission take the following actions: 

1. FIND that the Proposed Project, PLN 25-0048, qualifies for an exemption from further environmental review under California Environmental Quality Act (CEQA) Guidelines Section 15183, based on the Consistency Analysis and Checklist prepared for the Project; and 

2. ADOPT the Consistency Analysis and Checklist and Mitigation Monitoring and Reporting Program for PLN 25-0048, pursuant to CEQA and CEQA Guidelines Section 15183, attached hereto; and 

3. ADOPT a Resolution 2026-18 as entitled below, approving Tentative Tract Map No. 39266,Major Development Review No. 25-0048, and a density bonus request, including associated waivers, incentives, and concessions (together known as “PLN 25-0048”), as shown in the approved plans and subject to the approved conditions of approval, attached hereto. 

RESOLUTION NUMBER 2026-18

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WILDOMAR, CALIFORNIA, MAKING A DETERMINATION PURSUANT TO CEQA GUIDELINES SECTION 15183 AND APPROVING TENTATIVE TRACT MAP NO. 39266, MAJOR DEVELOPMENT REVIEW, AND A DENSITY BONUS REQUEST, INCLUDING ASSOCIATED WAIVERS, INCENTIVES, AND CONCESSIONS (TOGETHER KNOWN AS “PLN 25-0048”) FOR A PROJECT SITE LOCATED NEAR THE SOUTHWEST CORNER OF PALOMAR STREET AND WESLEY STREET (APN(S) 368-060-011, 368-060-012, 368-060-014, 368-060-024, 368-060-025 AND 368-060-026)

The Proposed Project (PLN 25-0048) is a State Density Bonus Law (“SDBL”) project proposing to subdivide a 15.93-acre site into 95 residential lots and 7 lettered lots with onsite/offsite improvements and amenities (Tentative Tract Map No. 39266) to allow for the development of 95 single-family residential dwelling units (Major Development Review).

The applicant has evoked the provisions of California’s State Density Bonus Law (California Government Code Section 65915 et seq.) and Chapter 17.175 (Density Bonus) of the Wildomar Municipal Code, which based on the proposed, the affordable restrictions ,qualify the Proposed Project for benefits under the state and local Density Bonus provisions including additional density for lots/homes, waivers of local development standards, and incentives and concessions to facilitate affordable housing. The Proposed Project is also subject to California Senate Bill (SB) 330 requirements.

The Project Site is designated by the Wildomar General Plan as Medium Density Residential (“MDR”) and is zoned according to Title 17 of the WMC as Residential Low (“R-1”). Both the MDR designation and R-1 zoning permit single-family uses on this property, as proposed.

The base density, as defined by the Wildomar General Plan, of the Project Site is 2-5 dwelling units per acre (“du/ac”) for MDR, or 80 units/lots for this site. The density for the Proposed Project is 5.96 du/ac, or 95 units/lots, which is 0.95 du/ac above the allowed density. An additional 15 lots/units above base density are permitted under the SDBL based on the proposed affordable housing units, as described below.

Additionally, the Wildomar General Plan states that the density ranges it anticipates can be increased using SDBL. The City of Wildomar General Plan Program H-7.1 (Incentives for Development of Housing) states that the General Plan density ranges can be increased using SDBL. Similarly, the Wildomar Development Code also allows density bonuses, pursuant to Chapter 17.175. Therefore, a project using the density bonus provided by the SDBL is consistent with the density anticipated by the Wildomar General Plan and Development Code.

State Density Bonus Law (SDBL) and Senate Bill (SB) 330

The Proposed Project subdivides the 15.93-gross-acre to allow development of 95 single-family detached residential units, resulting in an overall density of 5.96 du/ac. Of the total units proposed, 5 percent (four units) of the base density (80 units) would be designated as very low-income affordable housing, qualifying the proposed Project for benefits under SDBL. Under Government Code Section 65915, this qualifies the Project for a 20 percent density bonus, or 16 additional units. The Project proposes 15 additional units.  

The SDBL encourages the development of affordable housing by providing benefits to a developer in exchange for constructing affordable housing. Such benefits include allowing project density that is above the maximum density in the General Plan. The Project must reserve an allotted number of affordable dwelling units below market rate in exchange for the density increase. Additional provisions under the SDBL include incentives or concessions that provide cost reductions and waivers or reductions of otherwise applicable development standards that would physically preclude the construction of a development at the higher density proposed.

The SDBL specifies that “the granting of a density bonus shall not be interpreted, in and of itself, to require a general plan amendment, zoning change, or other discretionary approval.” Similarly, pursuant to Government Code Section 65589.5 (the “Housing Accountability Act”), the receipt of a density bonus, incentive, concession, waiver, or reduction of development standards pursuant to the DBL is not a valid basis on which to conclude that a proposed housing development project is inconsistent, not in compliance, or not in conformity with otherwise applicable local land use plan, policies, programs, or standards.

The following lists the waivers from city codes and standards that would physically preclude the construction of the development at the higher density and are requested to accommodate the Proposed Project per SDBL.

• Lot Area. According to Developer Code 17.24.020, the lot area shall be not less than 7,200 square feet. The Project requests a waiver to allow the buildings to have less than 7,200 square foot lots. Absent this waiver, the Project would be unable to fit 95 units on the Property and achieve the density permitted due to internal roads, park areas, and other necessary infrastructure areas that cannot be eliminated or waived. The space left for development is limited and strict application of this standard restricts the ability for the development to occur as allowed by SDBL.
• Minimum Average Lot Width. According to Developer Code 17.24.020, the minimum average width shall be 60 feet. The Project requests a waiver to allow the lots to average less than 60 feet in width. Absent this waiver, the Project would be unable to fit 95 units on the Property and achieve the density permitted due to internal roads, park areas, and other necessary infrastructure areas that cannot be eliminated or waived. The space left for development is limited and strict application of this standard restricts the ability for the development to occur as allowed by SDBL.
• Minimum Average Lot Depth. According to Developer Code 17.24.020, the minimum average depth shall be 100 feet. The Project requests a waiver to allow the lots to average less than 100 feet in depth. Absent this waiver, the Project would be unable to fit 95 units on the Property and achieve the density permitted due to internal roads, park areas, and other necessary infrastructure areas that cannot be eliminated or waived. The space left for development is limited and strict application of this standard restricts the ability for the development to occur as allowed by SDBL.
• Minimum Lot Frontage. According to Developer Code 17.24.020, the minimum lot frontage shall be 60 feet. The Project requests a waiver to allow the lots to have less than 60 feet of frontage. Absent this waiver, the Project would be unable to fit 95 units on the Property and achieve the density permitted due to internal roads, park areas, and other necessary infrastructure areas that cannot be eliminated or waived. The space left for development is limited and strict application of this standard restricts the ability for the development to occur as allowed by SDBL.
• Front Yard Setback. According to Developer Code 17.24.020, the minimum front yard setback is 20 feet. The Project requests a waiver to allow the lots to have less than 20 feet front yard setbacks. Absent this waiver, the Project would be unable to fit 95 units on the Property and achieve the density permitted due to internal roads, park areas, and other necessary infrastructure areas that cannot be eliminated or waived. The space left for development is limited and strict application of this standard restricts the ability for the development to occur as allowed by SDBL.
• Corner and Reversed Corner Side Yard Setback. According to Developer Code 17.24.020, the minimum corner and reversed corner side yard setback is 10 feet. The Project requests a waiver to allow the lots to have less than 10 feet side yard setbacks. Absent this waiver, the Project would be unable to fit 95 units on the Property and achieve the density permitted due to internal roads, park areas, and other necessary infrastructure areas that cannot be eliminated or waived. The space left for development is limited and strict application of this standard restricts the ability for the development to occur as allowed by SDBL.
• Maximum Height of Fences and Walls. According to Developer Code 17.150.050, the maximum wall and fence height is 6 feet. The Project requests a waiver to allow the lots to have a maximum of 13 feet tall walls and fences to allow for necessary grading and drainage without redesigning and loss of proposed lots. Additionally, stepping the walls would further restrict the lot sizes and may render them unusable for residential units. Absent this waiver, the Project would be unable to fit 95 units on the Property and achieve the density permitted.

SDBL does not include a limitation on the number of qualifying waivers requested by the applicant.

Based on the provision of 5% of affordable units, one (1) incentive or concession may be requested for the Proposed Project to reduce cost to provide affordable housing. The following requested incentive / concession will provide the Proposed Project a cost reduction, based on the estimated costs associated with the item below.

• Undergrounding the power pole and utilities along Palomar Street as required by Title 16 of the WMC would make the project infeasible according to information provided by the applicant.

A Preliminary Application was submitted for the Proposed Project on February 20, 2025, invoking the provisions of SB 330. The Proposed Project is substantially consistent with the Preliminary Application with no increase in intensity or density of 20 percent or more.

Housing Accountability Act:

The Proposed Project is also subject to the Housing Accountability Act (Government Code Section 65589.5), which limits the City's discretion to disapprove qualifying housing developments or reduce their density. The Planning Commission must evaluate the Project under the applicable standards and base its decision on the findings and evidence in the record.

Tentative Tract Map (TTM) No. 39266:

In accordance with Title 16 (Subdivision Ordinance) of the Wildomar Municipal Code (“WMC”), the Proposed Project requires approval of tentative tract map to subdivide the site to create 95 single-family residential lots for residential development, seven (7) lettered-lots for public use, and the construction of all required on- and offsite improvements and amenities.

Proposed lot sizes will vary, with a minimum lot size of 3,429 square feet (SF) and a maximum lot size of 9,246 SF, as shown on the attached Tentative Tract Map.

Major Development Review (MDR)

In accordance with Title 17 (Development Code) of the WMC, the Proposed Project requires approval of Major Development Review (MDR), pursuant to Chapter 17.85, for approval of a Final Site Plan of Development (“FSPOD”) for site planning, architecture and design, open space areas, landscaping, and other community design features.

Each residence would be constructed as a two-story, single-family detached home, featuring a private porch and an attached two-car garage, as shown on the attached site plan and architecture plans.

The proposed Project would include four residential plan options, each with a different configuration of bedrooms, bathrooms, and living areas. The residential units would range in size from 2,410 to 3,025 SF and would include a minimum of four bedrooms and three bathrooms. The maximum proposed height would be approximately 26 feet and 3 inches. All units would maintain minimum setbacks of 8 feet from the front yard, 10 feet from the rear yard, and 4 feet from the side yard property lines. A summary of the proposed residential units for each plan option is provided in Table 3-1 below.

Plan Type Summary

¹Unit type is a loft (a large, open living space with high ceilings)

The proposed Project would offer three distinct architectural styles for each of the above plan option, including Prairie, Farmhouse, and Spanish.

• The Spanish style would feature stucco exteriors with low-profile “S” tile roofs, arched entryways, and decorative shutters and trim elements, characterized by warm, earthy color schemes such as creamy tones, tanbark, wood beige, and stone lion–inspired hues.
• The Prairie style would include horizontal lines, low-pitched roofs, and lap siding or brick veneer accents, presented in neutral palettes such as sand dune, eaglet beige, and first star, accented by contrasting trim colors and subtle masonry elements.
• The Farmhouse style would be characterized by simple forms, gabled roofs, and board-and-batten or gable siding elements, with color schemes featuring pure white, eaglet beige, and modern gray, complemented by contrasting trim and accent colors such as iron ore and messenger bag.

Landscaping

The proposed Project would include approximately 99,011 SF of landscaped area, representing 15 percent of the total site. Along the western Project site boundary, native landscape is to remain as is and will be maintained by the Homeowner’s Association (HOA). The landscaping plan would incorporate a variety of tree sizes, including 36-inch box trees, 24-inch box trees, and 15-gallon trees. A total of 488 trees are proposed throughout the Project site, including 36 street trees strategically placed along Palomar Street and Wesley Street to enhance streetscape aesthetics and provide shade (15 trees along Wesley Street and 21 trees along Palomar Street).

Landscaping improvements would be located along the boundaries of the Project site, within the proposed stormwater basin area, along the proposed open space areas, and adjacent to internal and public roadways. All landscaping, including trees, would be maintained by the HOA to ensure long-term visual quality and neighborhood character. The conceptual landscape plan is attached hereto for reference only.

Fencing and Walls

The proposed Project would include a combination of perimeter and interior walls and fencing to provide privacy, security, and site screening. A decorative split face block wall will be provided for the exterior perimeter of the project with vinyl fence installed internally between individual residential units to provide separation and privacy as identified on the project’s wall and fence plans.

Project Features:

Trail Head

The project proposes a trailhead/rest stop at Wesley Street providing access to the Wildomar Trail system at this location.  The trailhead includes a Murrieta Creek trail sign kiosk, bench seating with space for ADA, shade structure with picnic seating, BBQ, Waste receptacle, hot-coal receptacle, pet waste receptacle, hitching post, decomposed granite and solar lighting. This feature promotes use of the Murrieta Trail for residents and supports the equestrian community within the city.

Open Space

The proposed Project would include a combination of private and common open space areas intended to meet the recreational and aesthetic needs of future residents. Private open space would be provided in the form of individual yard areas associated with each residential lot and distributed throughout the Project site.

In addition to private open space, the proposed Project would include three designated common open space areas. These would include a:

• South Park, consisting of an approximately 2,887 SF tot lot enclosed by a 3-foot-tall tubular steel fence.
• North Park (Recreation Area) encompassing approximately 6,132 SF, which would include bench seating, a natural turf area, a shade structure with picnic seating, and a barbecue area; and native landscaping along the southeastern Project site boundary, which would be preserved and maintained as an open space area. All common open space areas would be maintained by the HOA.

The Planning Commission has the authority to review and approve the proposed Tentative Tract Map, Major Development Review (“MDR”) for a Final Site Plan of Development (FSOD), and Density Bonus Request. Staff’s analysis of the findings in support of each of these entitlements and approvals is provided in the attached PC Resolution. Based on review of the proposed site plan, grading plan, landscaping plan, and architectural elevations, and after accounting for the requested waivers and incentives/concessions under the State Density Bonus Law, the staff has determined that the project is consistent with the General Plan Medium Density Residential land use designation and meets applicable development standards of the Residential Low zone and the SDBL. Further, as discussed below, the environmental effects of the project have been analyzed in a Consistency Analysis and Checklist prepared pursuant to CEQA Guidelines Section 15183, which concludes that no further environmental review is required.

In reviewing the Proposed Project, the Planning Commission must also consider the requirements of the Housing Accountability Act and SDBL. These laws limit the City's discretion when reviewing qualifying housing developments. As discussed above, the Project provides the affordable housing units necessary to qualify for a density bonus and associated benefits. Staff have evaluated the Project against the applicable development standards, taking those benefits into account. The Commission must also consider concerns regarding public health, safety, and other potential impacts based on the applicable legal standards and evidence in the record. Concerns about the characteristics of future residents, or assumptions about impacts that are not supported by evidence, do not provide an independent basis for denying or reducing the density of a qualifying housing development. Based on its review, staff recommends approval for the reasons set forth in the attached resolution and supporting project materials.

CEQA Consistency Analysis and Checklist Pursuant to CEQA Guidelines Section 15183:

 Staff recommends that the Planning Commission determine that the project does not require additional environmental analysis and qualifies for an exemption from further environmental review pursuant to CEQA Guidelines Section 15183 (“Projects Consistent with a Community Plan or Zoning”).

On December 9, 2024, the City Council certified the Wildomar 2040 General Plan Program Environmental Impact Report (“GP EIR”, SCH No. 2023090064) and adopted the Wildomar 2040 General Plan. On January 15, 2025, the City Council adopted the City of Wildomar Development Code and Zoning Map that implements the land use designations of the General Plan. The GP EIR evaluated the environmental effects of buildout of the General Plan on a programmatic basis, including the land use and development intensity assumed for the project site under its MDR land use designation and R-1 zoning designation.

CEQA Guidelines Section 15183 (Projects Consistent with a Community Plan or Zoning) provides that projects consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to examine whether there are project specific significant effects which are peculiar to the project or its site. If an impact is not peculiar to the parcel or to the project, has been addressed as a significant effect in the prior EIR, or can be substantially mitigated by the imposition of uniformly applied development policies or standards, then an additional EIR need not be prepared for the project solely on the basis of that impact.

For projects that meet the consistency criterion, Section 15183 provides two possible outcomes: (1) no additional environmental review, if the project also would not have any impact peculiar to the parcel or the project; or (2) additional environmental review limited to those impacts that are peculiar to the parcel or the project.

Pursuant to CEQA Guidelines Section 15183, a Consistency Analysis and Checklist was prepared for the project, tiered from the GP EIR. The Consistency Analysis and Checklist evaluated each environmental topic area and compared the potential environmental effects of the project to the impacts previously analyzed in the GP EIR. Based on the analysis, the Consistency Analysis and Checklist concludes that:

• The project is consistent with the development density established by the existing General Plan and zoning for the project site, including the use of the State Density Bonus Law to achieve the proposed density, which is expressly contemplated by the General Plan and Development Code;
• There are no project specific significant adverse effects which are peculiar to the project or its site;
• There are no significant effects which were not analyzed in the GP EIR;
• There are no potentially significant off-site or cumulative impacts that were not evaluated in the GP EIR;
• There is no substantial new information which would result in more severe impacts than anticipated in the GP EIR; and
• The project will implement all applicable mitigation measures identified in the GP EIR through project design, compliance with regulations and ordinances, the City’s standard conditions of approval, City permit processing, and the attached Mitigation Monitoring and Reporting Program (MMRP) (Attached hereto).

Accordingly, the criteria for requiring further CEQA review under CEQA Guidelines Section 15183 are not met, and no subsequent environmental review is required. The applicable mitigation measures carried forward from the GP EIR, as identified in the Consistency Analysis and Checklist, are included in the MMRP and have been incorporated into the project conditions of approval. Staff’s analysis of the findings in support of the adoption of the exemption from additional environmental review as set forth in CEQA Guidelines Section 15183 is provided in PC Resolution No. 2026-18. A copy of the CEQA Consistency Analysis, technical appendices, and mitigation monitoring & reporting program, attached hereto, are provided for Commission consideration.

Informal Tribal Outreach:

Although formal consultation under AB 52 is not required for a project determined to be eligible for streamlined review under CEQA Guidelines Section 15183, the City voluntarily provided informal notice to tribes as a courtesy. Informal outreach letters were sent on July 17, 2026, to the Soboba Band of Luiseño Indians, Pechanga Band of Luiseño Indians, Morongo Band of Mission Indians, and Rincon Band of Luiseño Indians, providing advance notice of the project and an opportunity to share information regarding potential tribal cultural resources in the project vicinity. No responses were received from any of the tribes.

Consistent with the applicable Wildomar Municipal Code provisions and exceeding applicable state law provisions, pursuant to the provisions of Ordinance 135 and Section 17.125.070, and 080 (Public Hearing and Notice) of the Wildomar Municipal Code and Government Code Section 65905, a public hearing notice for the November 4, 2026 hearing was duly published in the Press Enterprise Newspaper, posted at the Project Site near Palomar Street and Wesley Street, and mailed to all property owners of record within 600 feet of the Project Site on or before October 25, 2026. As of the submittal of this report, the City has received three (3) comment letters/emails attached hereto for consideration.