For the Planning Commission Meeting of April 3, 2024
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Colby Cataldi, Director of Community Development
REVIEWED BY: Paul Gonzales, Community Development Manager
FROM: Jason Costa, Associate Planner
Title
Conditional Development Permit No. 2024-0002: A request to operate a single-price overstock/discount store (“Project”) within an existing 16,391 square foot tenant space located at 200 West Foothill Boulevard (APN 0127-591-40) in the existing Rialto Square shopping center at the northeast corner of West Foothill Boulevard and North Willow within the Commercial Pedestrian (C-P) zone of the Foothill Boulevard Specific Plan.
Body
APPLICANT:
Will Mojica/Permit Advisors, 8370 Wilshire Boulevard #330, Beverly Hills, CA 90211
o/b/o
Dollar Tree, Inc., 500 Volvo Parkway, Chesapeake, VA 23320.
LOCATION:
The project site is located at 200 West Foothill Boulevard (APN: 0127-591-40) within the Rialto Square commercial center. The project site is zoned Commercial Pedestrian within the Foothill Boulevard Specific Plan and has a General Plan Specific Plan Land Use designation. (Refer to the attached Location Map (Exhibit A)).
BACKGROUND:
Surrounding Land Use and Zoning
|
Location |
Existing Land Use |
Zoning |
|
Site |
Vacant |
Commercial Pedestrian (C-P) in Foothill Boulevard Specific Plan |
|
North |
Single-Family Residences |
Single Family Residential (R-1C) |
|
South |
Commercial Businesses |
Commercial Pedestrian (C-P) in Foothill Boulevard Specific Plan |
|
East |
Single-Family Residences |
Single-Family Residential (R-1C) |
|
West |
Commercial Businesses |
Commercial Pedestrian (C-P) in Foothill Boulevard Specific Plan |
General Plan Designations
|
Location |
General Plan Designation |
|
Site |
Specific Plan with a Specific Plan Overlay (Foothill Boulevard SP) |
|
North |
Residential 6 (2.1 - 6.0 dwelling units per acre) |
|
South |
Specific Plan with a Specific Plan Overlay (Foothill Boulevard SP) |
|
East |
Residential 6 (2.1 - 6.0 dwelling units per acre) |
|
West |
Specific Plan with a Specific Plan Overlay (Foothill Boulevard SP) |
Site Characteristics
The proposed Dollar Tree is located in an existing commercial space within the existing Rialto Square commercial center. Rialto Square consists of ten (10) parcels of land, approximately 467,737 square feet or 10.74 acres in size, located at the northeast corner of West Foothill Boulevard and North Willow Avenue. Existing businesses in the center include Cardenas Market, Wells Fargo Bank, O’Reilly Auto Parts, Western Dental, and Speed Wash Laundromat in five different buildings.
Surrounding Area
The properties north of Rialto Square are single-family homes zoned as Single-Family Residential (R-1C). There is an existing commercial businesses to the south, existing residential homes to the east, commercial businesses to the north and west.
ANALYSIS/DISCUSSION:
Project Proposal
Dollar Tree, Inc., the applicant, has requested to operate a single-price overstock/discount store within a vacant 16,391 square-foot building within the Rialto Square commercial center (Exhibits B, C and D). Dollar Tree is a national chain of discount variety stores that sells items for $1.00, $3.00, and $5.00 price points. The operation will consist of sales of food products, arts & crafts supplies, toys, fashion accessories, beauty products, cleaning products, kitchenware, glassware, disposables, home décor items, as well as party supplies and seasonal merchandise. Dollar Tree will have operating hours from 8:00 a.m. to 10:00 p.m. Monday through Sunday with varying holiday hours.
Entitlement Requirements
Per Section 18.66.030.Q of the Rialto Municipal Code, the establishment of a single-price overstock/discount store is subject to the approval of a Conditional Development Permit. The applicant complied with this requirement and filed a completed Conditional Development Permit (CDP2024-0002) application on February 6, 2024.
Locational Requirements
On March 14, 2012, the Planning Commission instituted a policy requiring a one-half (0.5) mile separation between sole proprietor owned single-price overstock/discount stores, and a one (1) mile separation between national chain single-price overstock/discount stores. As previously mentioned, Dollar Tree is a national chain single-price overstock/discount store, and as such, it must be separated from another national chain single-price overstock/discount store by one (1) mile. Staff conducted a survey to determine the number and location of all national chain single-price overstock/discount retail stores operating within the City. Currently there are six (6) national chain single-price overstock/discount retail stores located within the City. The list below shows the names and locations of those stores, as well as the approximate distance from each to the proposed Dollar Tree:
|
Business Name |
Business Address |
Distance from Project Site (miles) |
|
99¢ Only Stores |
212 West Baseline Road |
1.04 |
|
Dollar Tree |
182 East Baseline Road |
1.06 |
|
Dollar Tree |
677 South Riverside Avenue |
1.28 |
|
Dollar Tree |
1205 West Foothill Boulevard |
1.30 |
|
99¢ Only Stores |
1321 West Foothill Boulevard |
1.43 |
|
Five Below |
1275 West Renaissance Parkway |
2.24 |
As illustrated in the survey above, the Planning Division has determined that the addition of the Dollar Tree will not create an over-proliferation of national chain single-price overstock/discount stores serving the immediate area beyond what the Planning Commission has previously approved.
Land Use Compatibility
Rialto Square accommodates various retail establishments. Other tenants include Cardenas Market, O’Reilly Auto Parts, and Wells Fargo Bank. National chain single-price overstock/discount stores are generally compatible with other retail uses and services typically found in commercial centers. As such, the Planning Division considers the Dollar Tree operation to be compatible with the area in which it will locate. With the approval of the Conditional Development Permit, Dollar Tree will be subject to a Planning Commission review within six (6) months from the date of approval to ensure compliance of all Conditions of Approval, and to ensure that the establishment has not become a nuisance. Thereafter, the establishment will be subject to annual review.
GENERAL PLAN CONSISTENCY:
The project is consistent with the following goals of the Economic Development Element of the Rialto General Plan:
Goal 3-1: Strengthen and diversify the economic base and employment opportunities and maintain a positive business climate.
ENVIRONMENTAL IMPACT:
The Dollar Tree is proposed for a vacant previously occupied commercial space in the existing Rialto Square commercial center. The project is Exempt in accordance with the categorical exemption requirements of the California Environmental Act (CEQA) Section 15301 Exiting Facilities (Environmental Assessment Review 2024-0005). The project consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topological features, involving negligible or no expansion of existing or former use.
PUBLIC NOTICE:
The City mailed public hearing notices for the proposed project to all property owners within 660 feet of the project site, posted public notes at the site and City Hall, and published the public hearing notice in the San Bernardino Sun newspaper as required by State law.
RECOMMENDATION:
The Planning Division recommends that the Planning Commission:
1. Determine the project is Exempt in accordance with the categorical exemption requirements of the California Environmental Act (CEQA) Section 15301 Exiting Facilities; and,
2. Adopt the attached Resolution (Exhibit E) to approve Conditional Development Permit No. 2024-0002.