Tentative Tract Map 2026-0010 - Density Bonus 2026-02

At a glance

Based on auto-generated captions of the 2026-10-12 meeting; figures may be misheard.

What: the Fifth Street Town Home Development Project at 3317-3401 W. Fifth Street (Ward 5): a three-story, 20-unit for-sale townhome community in the Harbor Mixed-Use Transit Corridor Specific Plan (SP2), with one deed-restricted unit for a very-low-income household. Requests are Tentative Tract Map No. 2026-0010 (condominium lots for individual ownership) and Density Bonus Agreement No. 2026-02.
Where it stands: approved by the Planning Commission on 2026-10-12 by majority vote (Commissioner Oliva absent). Decisions are final unless appealed within 10 days.
Next: appeal window of 10 days; no further commission action identified.

Case planner Nancy Tran presented. Units are 1,964 to 2,636 sq ft, three or four bedrooms, two-car garages; 3,144 sq ft of common and private open space; 51 parking spaces (about 2.55 per unit, including 10 on-street) versus 45-46 required.
Affordable unit: four-bedroom, about 2,153 sq ft, for households at 30-50% of area median income, 55-year term; housing division approved the inclusionary plan.
No bonus units sought. One concession (common open space 5% of lot instead of 15%) and four waivers (common open space dimensions, private open space area and dimensions, 19.5-foot instead of 20-foot setback for upper floors next to single-family homes).
Environmental: covered by the 2014 specific plan EIR; exempt from CEQA as residential infill (notice of exemption, review No. 2025-39 as captioned). No fiscal impact.

Parking: 10 on-street spaces are public, not reserved for residents, and a proposed citywide parking permit program could affect them; staff noted state law (AB 2097 area) bars the city from requiring parking here and the project exceeds code.
Tight private and common open space, with a nearby park as the main offset.
Street-side fencing limited to 3 feet in front of glass patio doors; cypress trees in recessed garage alleys; secured utility closets; height drop to neighboring single-story homes (screening-height condition 5).
A resident objected to relying on state density bonus law for parking and raised Fifth Street traffic near Harbor. An advocacy group submitted a letter urging compliance with housing law.

Approved as conditioned, including a property maintenance agreement, CC&Rs with a parking management plan, and landscaping screening requirements.
Applicant's designer said the project is privately funded, market-rate units expected around $900,000 to just over $1 million, with an HOA.

About 45 minutes across 1 meeting (from transcript timestamps; approximate).

Meeting	Minutes
2026-10-12 - Planning Commission	45

2026-10-12 - Planning Commission — Public hearing; staff presentation, commissioner questions on parking, open space, fencing and landscaping; Commissioner Leo moved approval of the map and the concession and waivers, seconded by the Vice Chair; approved by majority vote with Commissioner Oliva absent.
2026-10-22 - Page created from a posted agenda; no meeting transcript processed yet.