For the Planning Commission Meeting of October 24, 2017
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Robb Steel, Asst.CA/Development Services Director
FROM: Gina M. Gibson-Williams, Planning Manager
Title
Environmental Assessment Review No. 2017-0055; Specific Plan Amendment No. 2017-0003; Tentative Parcel Map No. 2017-0007; Conditional Development Permit Nos. 2017-0029; Variance No. 2017-0010; and Precise Plan of Design Nos. 2017-0066 And 0074 (MC Nos. 2017-0056 and 0063): A request to determine the adequacy of an Addendum to the 2010 certified Renaissance Specific Plan Final EIR; amend the Renaissance Specific Plan to modify the street cross section for Renaissance Parkway; subdivide a 7.6 acre parcel into six developable lots; develop a 10,486 sq. ft. restaurant (Cracker Barrel), a 2,720 sq. ft. restaurant (Sonic), three multi-unit commercial buildings and a 100 + room hotel for the 80,000 sq. ft. Renaissance East commercial center located at the northeast corner of Ayala Drive and Renaissance Parkway in the Freeway Incubator (FI) zone of the Renaissance Specific Plan.
Body
APPLICANT:
The applicant is Ayala and 210 Partners, LLC/Fernando Acosta, 3415 Sepulveda Boulevard #400, Los Angeles, CA 90034.
LOCATION:
The project site is located at the northeast corner of Renaissance Parkway and Ayala Drive within the Freeway Incubator (FI) zone of the Renaissance Specific Plan.
BACKGROUND:
Exclusive Right to Negotiate
On October 13, 2015, the City Council approved an Exclusive Right to Negotiate Agreement (“ERN”) with Fernando Acosta (further known as Ayala@210LLC; collectively known as “Developer”) for commercial development of approximately 7.5 acres (“Site”) of property located at the northeast corner of Ayala Drive and Renaissance Parkway. The ERN grants limited site control to the Developer pending negotiation with the City and allows marketing to potential tenants with an understanding that the City will only negotiate with the Developer.
On March 22, 2016, the City Council approved Amendment No.1 to the ERN and on September 27, 2016 approved Amendment No.2 to the ERN.
Since then, Developer has successfully negotiated with Cracker Barrel to develop a 10,486 sq. ft. restaurant and with Sonic to develop a 2,720 sq. ft. restaurant. Developer also intends to develop three multi-unit commercial buildings and a 100+ room hotel at a future date on the Site and is currently in the process of seeking tenants and operators for that portion of the development. the restaurants, commercial buildings, and hotel are collectively known is the “Project”.
Zoning and General Plan Land Use Designation
The Site lies with the Specific Plan Land Use designation of the General Plan, specifically the Renaissance Specific Plan. The table below identifies the land uses surrounding the subject Site and their corresponding zoning designations:
|
Location |
Land Use |
Zoning |
|
Site |
Vacant |
Freeway Incubator (FI) Renaissance Marketplace |
|
North |
Vacant/ I-210 Freeway |
Residential/Interstate Highway |
|
South |
Vacant/ Flood Control |
Cactus Basin (OS-CB) Airport Specific Plan |
|
West |
Renaissance Marketplace |
Town Center (TC) Renaissance Specific Plan |
|
East |
Residential |
Single Family Residential R-1C |
The proposed Project is located within Planning Area 29 of the Renaissance Specific Plan in the Freeway Incubator (FI) zone. The Freeway Incubator designation is designed to accommodate larger regional retail and business uses. All of the proposed uses - restaurants, commercial buildings, and hotel - are allowed either by right or conditionally permitted in the Freeway Incubator (FI) zone.
Entitlements
The development of the Project will require the following entitlements:
|
Application |
Purpose |
|
Specific Plan Amendment |
Modify the street cross section and Circulation Map for Renaissance Parkway between Ayala Drive and the project eastern boundary |
|
Tentative Parcel Map |
Create six developable lots |
|
Conditional Development Permit (CDP) for Parcels 2 . |
Construct a 2,720 sq. ft. drive through restaurant and a 52,742 sq. ft. hotel |
|
Precise Plan of Design (PPD) for parcels 1-6 and overall site plan) |
Site plan, floor plan, and elevations for individual buildings and an overall Master site plan |
|
Variance |
Sign height increase to 80 feet above grade |
An addendum (“Addendum”) to the 2010 Renaissance Specific Plan Environmental Impact Report (“RSP EIR”) has been prepared for the Project. The Addendum must be reviewed by the Rialto City Council. Accordingly, the related discretionary project entitlements above, except for the Precise Plan of Design, will also be reviewed by the City Council. The Planning Commission will therefore review the adequacy of the Addendum and make recommendations regarding the above entitlements, except for the Precise Plan of Design. The Precise Plan of Design is a ministerial application and is limited to the design of the site plan, floor plan and elevations. The Development Review Committee reviews the Precise Plan of Design at an administrative meeting subsequent to actions taken by the City Council. At the applicant’s request, the DRC gave preliminary comments on the Tentative Map, Sonic and Cracker Barrel on September 12th and October 11th 2017.
Notices
Public hearing notices for the proposed project were mailed to all property owners within 300 feet of the Site and government agencies providing utilities to the Site and posted on the Site and three locations at City Hall as required by California Government Code Section 65090 and 65091.
ANALYSIS/DISCUSSION:
Proposal
The proposed Project will be developed as an extension of the Renaissance Marketplace retail center located across Ayala Drive on the northwest corner of Renaissance Parkway and Ayala Drive. The site will be developed with an 80,000 square foot shopping center referred to as “Renaissance East”. The project consists of a 10,486 square foot restaurant building (Cracker Barrel), a 2,720 square foot restaurant with drive a through aisle (Sonic), three multi-tenant commercial tenants ranging in size from 4,300, 4,800 and 4,900 square foot and a 52,742 square foot hotel.
Access
According to the site plan, vehicular access to and from the Project Site occurs at three driveways, all of which are located on Renaissance Parkway. After reviewing the Traffic Impact Analysis on October 4, 2017, the Transportation Commission required construction of a traffic signal at one of the three driveways to mitigate potential issues with traffic flow.
Parking
The site plan shows a total of 423 parking stalls for employees and visitors. Bike racks are also provided. Each lot is required to “self-park”. The City requires 1 stall per 100 square feet of restaurant uses, and 1 stall per 250 square feet of commercial uses. A hotel requires 1 space for each guest room. Given these, ratios a total of 380 spaces are required. As shown in the chart below, the project meets the required parking standards:
It should be noted that if the hotel has a restaurant or a conference center, the parking must be modified to accommodate patrons using the facility separate and apart from guests.
Landscaping
The setbacks along Ayala Avenue and Renaissance Parkway will be landscaped. In addition to the setbacks, ten percent of the parking area must also be landscaped, though the amount will be decreased on the north side of Renaissance Parkway east of Ayala Drive. The 10-foot landscaped easement on the south side of Renaissance Parkway (adjacent to property owned and used for flood control) would be reduced to a minimum of 5 feet east of Ayala Avenue.
Lighting
A lighting plan must be submitted with the construction plans. The plan must show adequate lighting for circulation, safety, and security. The Addendum assumes that night lighting is provided seven days per week. Outdoor lighting will be provided as required by the Renaissance Specific Plan, which includes a 30-foot highlight standard enclosed within landscape planters and lighting levels with a minimum of 1.0 foot-candle maintained across the surface of the parking area.
Hours of Operation
The hotel use is anticipated to be open 24-hours a day to accommodate travelers. The remaining restaurant and retail uses are anticipated to be open during standard business hours. However, Sonic Drive-In would be open until 1:00AM.
Infrastructure and Off-site Improvements
Roadway improvements required by the Traffic Impact Analysis include dual left turn lanes, dual thru lanes, a bike lane and a dedicated right turn lane to be constructed along the project boundary. West Renaissance Parkway will be widened to meet the requirements of a Major Arterial as specified in the Renaissance Specific Plan. Ayala Parkway consists of two northbound lanes and two southbound lanes. Sidewalks, curbs, and gutters will be constructed along both Ayala Drive and Renaissance Parkway. Existing sewer and water facilities are located within Ayala Drive and will be extended east along Renaissance Parkway to service the proposed Project.
Construction Schedule
Construction of offsite improvements will begin in January 2018 and will take approximately 14 months to complete. Construction of the individual parcels is commensurate with the sale of the parcels. The first parcel is expected to sell in fall 2018.
Addendum
As stated previously, the City Council certified the Program RSP EIR in 2010. Thus, each project within the Renaissance Specific Plan Area must be reviewed in conjunction with the RSP EIR. For this Project, the City, acting in its capacity as Lead Agency, determined that an addendum to the previously certified RSP EIR is the appropriate environmental document under the California Environmental Quality Act (CEQA). According to CEQA Guidelines Section 15164, an addendum to a certified EIR may be prepared if some changes or additions are necessary but none of the conditions calling for preparation of a subsequent EIR have occurred. The following technical studies were prepared for the Addendum:
1. Air Quality
2. Biology
3. Paleontology
4. Phase I
5. Noise and Vibration
6. Traffic Impact Analysis
In reviewing the proposed Project, staff has concluded that implementation of existing mitigation measures identified in the RSP EIR reduces potentially significant impacts of the Project to a level of insignificance. The RSP EIR incorporates mitigation measures into the proposed Project as a condition of approval. No additional mitigation measures are necessary.
ENTITLEMENTS
Specific Plan Amendment
A specific plan amendment is necessary to align West Renaissance Parkway in front of the Project Site with the intersection at Ayala. The goal is to create an intersection that is perpendicular rather than offset; to accommodate traffic flows from the Project Site; and to transition Renaissance Parkway to a residential collector street east of the Project Site. The street classification transitions Renaissance Parkway from a major arterial to residential collector street in approximately 1,600 linear feet of frontage. The amendment consists of two components:
1. Landscape Easement
The proposed Specific Plan Amendment modifies the landscape easements along Renaissance Parkway east of Ayala Drive:
• Removal of a landscape easement on Renaissance Parkway east of Ayala Drive, and
• Reduction of the parkway on the south side of Renaissance Parkway, east of Ayala Drive, to a minimum of 5 feet.
2. Street Vacation
Easton Street shows on the plans as a dedicated right of way. Since Easton will not be constructed as shown on the Assessor’s Map, it must be vacated. Easton Street was originally planned to traverse the parcels included in the proposed Project. However, due to the proximity of Easton Street to the Ayala Drive intersection and the SR-210 on-ramps, the path of Easton Street was modified and constructed to intersect with Ayala Drive southeast of the Project site.
Tentative Parcel Map
The Site is 7.66 acres in size and consists of approximately (i) 3.08 acres of three parcels (APN# 0264-151-79, 80 and 81) owned by the Rialto Successor Agency (“SA Parcels”); (ii) .05 acre parcel (APN# 0264-151-59) owned by the City; and (iii) 4.40 acres of two parcels (APN# 0264-151-50 and 73) owned by the San Bernardino County Flood Control District (“County Parcels”). The County Parcels are bisected by an easement for public roadway purposes that affects about 1.42 acres. A tentative parcel map is necessary to reconfigure the parcels to form 6 developable lots. The number and size of the parcels are shown in the chart below:
Conditional Development Permits
The proposed Sonic restaurant is a fast casual dining option that will have a drive through lane. A drive through use is a conditionally permitted use in the Freeway Incubator (FI) zone of the Renaissance Specific Plan. Thus, Sonic, which is located on Pad 2, is required to obtain a conditional development permit. Specific requirements for a drive through are: (i) a canopy extending over the drive through aisle, (ii) trash receptacles placed at the end of the drive through aisle, (iii) receptacles placed in front of the entry and exit, and (ib) berming or screening of the cars in the drive through aisle along Renaissance Parkway, separate and apart from the landscaped setback.
Also, a hotel use is a conditionally permitted use in the Freeway Incubator (FI) zone of the Renaissance Specific Plan, so the Developer is required to obtain a conditional development permit. The hotel will have designated parking for check-in, an amenity (spa, conference center, and restaurant), as well as recreational facilities such as a gym and/or a pool and Jacuzzi.
Variance
The Renaissance Specific Plan currently allows a maximum sign height of 50 feet adjacent to the I-210 freeway. The Project proposes to have an 80 foot pylon sign. Accordingly, the Project requires a variance to allow for the pylon sign. The applicant performed a flag test to confirm the maximum height needed to see the sign from the freeway traveling in either direction. The proposed sign is one of two freestanding pylons at the site. The other sign will be 25 foot high pylon sign a which meets the height requirement.
GENERAL PLAN CONSISTENCY
The project is consistent with the following goals of the Land Use Element of the Rialto General Plan:
§ Goal 2-17: Provide high quality and environmentally sustainable landscaping.
§ Goal 2-21: Ensure high-quality planned developments in Rialto.
§ Goal 2-22: Promote commercial and/or industrial development that is well designed, people-oriented, environmentally sustainable, sensitive to the needs of the visitor or resident, and functionally efficient for its purpose.
ENVIRONMENTAL IMPACT:
The proposed Project will not result in any new significant impacts that are not analyzed in the RSP EIR, nor will the project cause a substantial increase in the severity of any previously identified environmental impact. The potential impacts for the proposed Project are the same or less than those described in the RSP EIR. In addition, there are no substantial changes to the proposed Project that would result in new or more severe environmental impacts than previously addressed in the RSP EIR, nor has any new information regarding the potential for new or more severe significant environmental impacts been identified. Therefore, in accordance with Section 15164 of the State CEQA Guidelines, the Addendum to the previously certified RSP EIR is the appropriate environmental documentation for the commercial center. In taking action on any of the approvals for the proposed Project, the decision‐making body must consider the whole of the data presented in the RSP EIR, augmented by the Addendum and the previously adopted Mitigation Monitoring and Reporting Program (MMRP).
The Addendum is included with this report. Electronic copies of the technical studies have been distributed to the Planning Commission on a Compact Disc and are available for review in the Development Services Department, Planning Division and on line at www.rialtoca.gov <http://www.rialtoca.gov>.
RECOMMENDATION:
It is recommended that the Planning Commission:
§ Determine the adequacy of the Addendum; and
§ Adopt a resolution recommending that the City Council approve the Addendum to the 2010 Certified Renaissance Specific Plan Final EIR subject to the findings and conditions therein.
§ Adopt a resolution recommending that the City Council approve the Renaissance Specific Plan Amendment.
§ Adopt a resolution recommending that the City Council approve the Tentative Parcel Map.
§ Adopt a resolution recommending that the City Council approve the Conditional Development Permits.
§ Adopt a resolution recommending that the City Council approve the Variance.