For the Planning Commission Meeting of December 12, 2018
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Robb Steel, Assistant CA / Development Services Director
REVIEWED BY: Gina M. Gibson-Williams, Planning Manager
FROM: Edgar Gonzalez, Contract Planner
Title
Conditional Development Permit No. 2018-0018: A request to allow an outdoor pallet storage yard with the development of a 1,486 square foot office building and a 1,200 square foot canopy on a 1.4-acre parcel located at 2257 S. Cactus Avenue within the Light Industrial (M-1) zone.
Body
APPLICANT:
Jairo Perez, 13632 Homeward Street, La Puente, CA 91746.
LOCATION
The subject site is located at 2257 S. Cactus Avenue (APN: 0258-011-19) (Refer to the Location Map (Exhibit A)).
BACKGROUND:
Surrounding Land Use and Zoning
Location
Existing Land Use
Zoning
Site
Vacant Land
Light Industrial (M-1)
North
Vacant Land
Light Industrial (M-1)
East
Uppal Truck Parking Facility
Light Industrial (M-1)
South
Uppal Truck Parking Facility
Light Industrial (M-1)
West
Single-Family Homes
County of San Bernardino
General Plan Designations
Location
General Plan Designation
Site
Light Industrial
North
Light Industrial
East
Light Industrial
South
Light Industrial
West
County of San Bernardino
Site Characteristics
The project site is comprised of one (1) parcel of 1.4 acres in size and average dimensions of 460 feet (east west) by 142 feet (north-south). The property to the north is vacant. The property to the east and south of the project site is Uppal Truck Parking, in which their business consist of truck parking overnight.
ANALYSIS/DISCUSSION:
General Design
The applicant, Jairo Perez, proposes an outdoor pallet storage yard with the development of a 1,486 square foot office building and a 1,200 square foot canopy located at 2257 S. Cactus Avenue. The office building will be fronting Cactus Avenue and will include an office room, conference room, bathroom and an open area for additional offices. The canopy will be located at the rear area of the property, utilized for the repair of pallets (Exhibit B & C). The office building will be approximately 23 feet high with a plaster exterior finish using dark brown, light brown and white colors. The office building will be enhanced with two (2) eyebrow canopies, lighting fixtures, an open rear trellis, glass doors and articulations incorporated into building design (Exhibit D). The development will consist of the installation of street improvements, a landscaped setback, and an eight (8) foot high decorative block wall throughout the property. The proposed yard will be adequately screen by the proposed decorative wall and evergreen trees along the landscape setbacks for screening (Exhibit E). Emergency vehicles will have access via Cactus Avenue in which one (1) drive approach approximately thirty-five (35) feet wide will be installed with a twenty-six (26) feet wide onsite access with a rear turn-around as required by the Fire Department. Additionally, the facility will include a trash enclosure, security lighting around the building, and a water detention basin on the southeast side of the parcel.
Entitlement Requirements
Per Section 18.104.040B of the Rialto Municipal Code (RMC), all outdoor storage uses are subject to the approval of a Conditional Development Permit and a Precise Plan of Design. The applicant complied with this requirement and filed complete Entitlement applications on June 4, 2018.
Parking
The site provides six (6) parking spaces. The spaces provided meet the minimum parking requirement as required on section 18.58.050 of the Municipal Code:
Type of Use
Floor Area (square feet)
Parking Ratio
Number of spaces required
Office Space
1,486
1/250
|1010|
Total Required/Total Provided
6/6
Development Review Committee
The Development Review Committee (DRC) preliminarily reviewed the project on June 27, 2018. The DRC provided design comments for the project and the applicant revised the plan accordingly. The DRC's revisions included off-street parking spaces, roof re-design, articulations, trash enclosure requirement, building design, light fixtures, site improvements and the construction of a higher block wall for screening purposes. The project plans incorporate the DRC's recommended revisions. After Planning Commission review, the project will return to the DRC for finalization and incorporation of all Precise Plan of Design development-related conditions.
Land Use Compatibility
The project, as submitted, meets the applicable development criteria of the Light Industrial (M-1) zone, the design criteria contained in Chapter 18.61 (Design Guidelines), and Chapter 18.104 (Outdoor Storage Uses) of the Rialto Municipal Code. The nearest sensitive uses are the single-family residences located to the west of the project site. The development and operation of the project will not significantly affect the residents to the west as Cactus Avenue separates the residential uses approximately 100 feet from the project site. An eight (8) foot high decorative block wall is propose to be constructed throughout the property and evergreen trees will be incorporated along the landscape setbacks, serving as mitigations for any potential impacts related to screening and noise. In addition, the pallet repair operation below the canopy will be located at the rear of the project site, approximately 370 feet away from any residential uses. The site is aesthetically enhanced with new landscaping and screening that complies with the City's Design Guidelines. We anticipate the project to be a benefit to the community and an improvement to the surrounding area.
Fiscal Analysis
Prior to completion of the project, the applicant will be required to pay plan check, permit, and development impact fees to the City. Additionally, the value of the new development will increase the value of the land, which will result in increased property tax collection from the County of San Bernardino, of which a portion will be distributed to the City.
GENERAL PLAN CONSISTENCY:
The project is consistent with the following goals of the Land Use Element and Economic Development Element of the Rialto General Plan:
* Goal 2-16: Improve the architectural and design quality of development in Rialto.
* Goal 3-1: Strengthen and diversify the economic base and employment opportunities, and maintain a positive business climate.
ENVIRONMENTAL IMPACT:
The proposed project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332, In-Fill Development Projects. Class 32 allows for the exemption of in-fill projects on a site of no more than five (5) acres within an urban area and adequately served by utilities, provided that the project is consistent with the general plan, zoning regulations, and has no environmental impacts (Exhibit F). Additionally, none of the exceptions to the categorical exemptions, pursuant to CEQA Guidelines Section 15300.2, applicable to this project.
PUBLIC NOTICE:
The City mailed public hearing notices for the proposed project to all property owners within 300 feet of the project site, and published the public hearing notice in the San Bernardino Sun newspaper as required by State law.
RECOMMENDATION:
It is recommended that the Planning Commission:
* Adopt the attached Resolution of Approval (Exhibit G) for Conditional Development Permit No. 2018-0018 to allow an outdoor pallet storage facility with the development of a 1,486 square foot office building and a 1,200 square foot canopy subject to the findings and conditions therein.
Attachments:
1. Exhibit A Location Map
2. Exhibit B Site Plan
3. Exhibit C Floor Plan
4. Exhibit D Elevations
5. Exhibit E Conceptual Landscape Plan
6. Exhibit F Notice of Exemption
7. Exhibit G Draft Resolution of Approval for CDP No. 2018-0018