REPORT/RECOMMENDATION TO THE BOARD OF SUPERVISORS
OF SAN BERNARDINO COUNTY
AND RECORD OF ACTION
October 6, 2026
FROM
MIGUEL FIGUEROA, Director, Land Use Services Department
SUBJECT
Title
Avellana Senior Wellness Community Planned Development Permit, Tentative Parcel Map, and Density Bonus
End
RECOMMENDATION(S)
Recommendation
1. Conduct a public hearing to consider Project No. 2021-00063 consisting of a request for a Planned Development Permit, Tentative Parcel Map No. 20553, and Density Bonus for the development of the Avellana Senior Wellness Community project on a 44.92-acre site.
2. Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.
3. Adopt the findings recommended by the Planning Commission for approval of the Planned Development Permit and Tentative Parcel Map No. 20553 and for denial of the requested concessions for the waiver of development impact fees.
4. Approve an 80 percent density bonus for the 44.92-acre site subject to the property owner entering into a Density Bonus Agreement pursuant to Section 83.03.110 of the County Code ensuring that 100 percent of all units, exclusive of a manager’s unit or units, are aged restricted to older persons, in accordance with Civil Code Sections 798.76 or 799.5, and lower-income households.
5. Deny the requested concessions for the waiver of development impact fees.
6. Approve the Tentative Parcel Map No. 20553 to subdivide a 40.2-acre parcel (Assessor’s Parcel Number 0435-015-13-0000) into four parcels (Parcel 1: 36.3 acres, Parcel 2: 2.08 acres, Parcel 3: 1.34 acres, Parcel 4: 0.12 acres, and Remainder Parcel: 0.36 acres), subject to the Conditions of Approval.
7. Approve the Planned Development Permit, including the adjustment to density and mobile home development standards, for the construction and operation of a senior wellness community, in three phases, comprised of a 324-unit 100 percent low-income affordable senior mobile home park with four community activities parks on Parcel 1, central park activities complex, senior wellness complex, convenience shop, urgent care/first aid center, and 750,000-gallon reclaimed water pond on Parcel 2, community activities complex, swim and spa complex on Parcel 3, packaged wastewater treatment plant on Parcel 4, and retention basin on the Remainder Parcel of the Tentative Parcel Map No. 20553, combined with the inclusion of a 4.72-acre parcel (Assessor’s Parcel Number 0435-015-35-0000) for the development and operation of a self-sustaining electrical cooperative solar power facility comprised of a 2.5-megawatt solar array, 7.5-megawatt back-up battery storage, two 125,000-gallon domestic water well storage tanks, a community activities park, and a caretaker residence in accordance with the approved development plan, subject to the Conditions of Approval.
8. Direct the Land Use Services Department to file the Notice of Determination in accordance with the California Environmental Quality Act.
• Applicant: Avellana Properties, Inc. / David Weisman
• Community: Apple Valley
• Location: 24543 Las Piedras Road
(Presenter: Paul Gonzales, Planning Chief, 387-4000)
Body
COUNTY AND CHIEF EXECUTIVE OFFICER GOALS & OBJECTIVES
Promote the Countywide Vision.
FINANCIAL IMPACT
Approval of this item will not result in the use of additional Discretionary General Funding (Net County Cost). Adequate appropriation and revenue to complete this action have been included in the Land Use Services Department, Planning Division 2026-27 budget. All costs of processing this application are paid for by the Applicant.
BACKGROUND INFORMATION
This item consists of a request for a Planned Development Permit, Tentative Parcel Map, and Density Bonus for the development of a senior wellness community as follows:
• Planned Development Permit with a request to adjust density and mobile home development standards for the development of a 324-unit senior mobile home park and wellness community in three phases. The park features a variety of outdoor active and passive community activities, parks and active recreational amenities. The development includes a self-sustaining solar power facility with battery storage, domestic water storage tanks, a caretaker residence, and supporting infrastructure to provide on-site water, wastewater treatment, and renewable electrical services for the community.
• Tentative Parcel Map to subdivide a 40.2-acre parcel into four (4) parcels and a remainder parcel.
• Density Bonus authorizing an 80 percent increase in density, ensuring that one hundred percent of all units are aged restricted to housing for older persons and lower-income households (collectively the Project).
The Project site is located within the Rural Living (RL) Land Use Zoning District. Mobile home parks and related supportive uses are permitted within the RL Land Use Zoning District with the required land use approval, and the Project qualifies as a Planned Residential Development, which allows limited community facilities and commercial services intended to serve Project residents. The Project also requests the Board of Supervisors’ approval of an allowable density of four dwelling units per acre under the Planned Development Permit, which, together with the applicable 80% affordable housing density bonus, allows the proposed 324 units. Pursuant to Chapter 83.03 of the Development Code and State Bonus Density Law, the project is entitled to a density bonus. With 100% of the dwelling units dedicated as “low-income” (80% of area median income) and age-restricted to 55 and older senior citizens, an 80% bonus density can be granted. A detailed planning and land use analysis of the Project is included within the Planning Commission Staff Report and attached as a supporting document to this item.
Potential environmental impacts from the Project have been analyzed with the preparation of an Initial Study/Mitigated Negative Declaration (MND). The environmental review identified potentially significant impacts related to biological resources, cultural resources, hydrology, noise, tribal cultural resources, and utilities. Mitigation measures have been incorporated into the Project to address these impacts, including measures related to protected and sensitive species, groundwater, noise, cultural and tribal cultural resources, and the proposed wastewater treatment system. With the implementation of the required mitigation measures, the MND concludes that the Project will not have a significant impact on the environment. The MND and Mitigation Monitoring and Reporting Program are attached as a supporting document to this item.
The County Code requires a recommendation from the San Bernardino County Planning Commission (Planning Commission) for final action by the Board of Supervisors on the Planned Development Permit and requested Density Bonus, together with the associated approvals and permits. At the Planning Commission hearing on August 6, 2026, three members of the public spoke in opposition to the Project, primarily raising concerns regarding traffic and the Project’s potential effect on surrounding roadways. Following the public hearing, the Planning Commission recommended approval of the Project by a vote of 4-0 (Commissioner Weldy absent). This item also includes the Applicant’s request for concessions under California’s Density Bonus Law to waive or defer applicable development impact fees. The Planning Commission recommended denial of the requested concession because development impact fees are monetary obligations imposed under separate statutory authority rather than qualifying land use concessions, and the Density Bonus Law expressly does not require local agencies to provide direct financial incentives through the waiver of fees.
Subsequent to the Planning Commission’s recommendation, the Land Use Services Department determined that the parcels within the Project’s subdivision map had been inadvertently mislabeled. The Applicant subsequently filed a revised Tentative Parcel Map that maintains the same subdivision configuration but renumbers the parcels. Under the revised map, the parcel previously identified as the “Remainder Parcel” is now designated as Parcel 1; former Parcels 1 and 2 are now designated as Parcels 2 and 3, respectively; and former Parcel 3 is now identified as the Remainder Parcel, with no changes to Parcel 4. Accordingly, all references to parcel numbers and the Remainder Parcel in the Planning Commission Staff Report should be understood as corresponding to the updated parcel designation shown on the revised Tentative Parcel Map. The findings and Conditions of Approval remain applicable to the revised Tentative Parcel Map. This correction does not otherwise modify the Project considered by the Planning Commission. The Planning Commission’s recommendation and proposed findings are included within the Planning Commission Staff Report and attached as a supporting document to this item.
PROCUREMENT
Not Applicable
REVIEW BY OTHERS
This item has been reviewed by County Counsel (Jason Searles, Supervising Deputy County Counsel, 387-5455) on September 25, 2026; and County Finance and Administration (Lizveth Varela, Administrative Analyst, 387-4205) on September 3, 2026.