For the Planning Commission Meeting of August 20, 2025
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Christina Taylor, Interim Community Development Director
REVIEWED BY: Paul Gonzales, Community Development Manager
FROM: Daniel Casey, Principal Planner
Title
Conditional Development Permit No. 2024-0011 & Precise Plan of Design No. 2024-0018: A request to allow the construction of a 12,000 square foot accessory building for food distribution purposes at an existing church located at 2759 N. Ayala Drive (APN: 1133-361-01) within the Single-Family Residential (R-1A 10,000) zone. This project is categorically exempt pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA).
Body
APPLICANT:
Sunrise Church, 2759 Ayala Drive, Rialto, CA 92377
LOCATION:
The project site is located at 2759 N. Ayala Drive (APN: 1133-361-01), which is located at the southeast corner of Riverside Avenue and Ayala Drive (Refer to the attached Location Map (Exhibit A)).
BACKGROUND:
Surrounding General Plan Land Use Designations
Location
General Plan Designation
Site
Residential 6 (2.1 - 6.0 du/acre)
North
County of San Bernardino
East
School Facility
South
Residential 6 (2.1 - 6.0 du/acre)
West
Residential 6 (2.1 - 6.0 du/acre)
Surrounding Zoning Designations
Location
Zoning
Site
Single-Family Residential (R-1A 10,000)
North
County of San Bernardino
East
Single-Family Residential (R-1A 10,000)
South
Single-Family Residential (R-1B)
West
Single-Family Residential (R-1A 10,000)
Site Characteristics
The project site is a trapezoidal-shaped area of land approximately 11.96 acres in size previously approved and developed for a church in 1992 under Conditional Development Permit No. 309. Existing improvements on the church site consist of a sanctuary building, classroom buildings, parking lot containing 635 parking spaces, and landscaping.
Surrounding Area
The project site is bound by an existing segment of Riverside Avenue to the north and an existing segment of Ayala Drive to the west. To the north, south, and west of the project site are existing single-family residential neighborhoods, and to the east is Trapp Elementary School.
ANALYSIS/DISCUSSION:
Project Proposal
The applicant proposes to construct a 12,000 square foot accessory building for food distribution purposes at the existing church site located at 2759 N. Ayala Drive. The accessory building is also referred to as the "Peace Center".
Entitlement Requirements
Per Section 18.66.060 of the Rialto Municipal Code, the modification and expansion of a church facility requires Planning Commission approval of a Conditional Development Permit, and per Section 18.65.010 of the Rialto Municipal Code, the proposed accessory building requires Planning Commission approval of a Precise Plan of Design.
Site Layout
As shown on the site plan (Exhibit B), the Peace Center is proposed to be constructed on the south end of the project site at on an existing grass field south of the parking lot. The building will be setback approximately 240 feet from Ayala Drive, 112 feet from the existing single-family residences to the south, and 77 feet from Trapp Elementary School. Proposed improvements also include two (2) shade canopies, a truck unloading area, a fire lane, and a stormwater basin.
Floor Plan
As proposed on the floor plan (Exhibit C), the interior of the Peace Center building will consist of approximately 2,400 square feet of office area at the northwest corner of the building, approximately 4,100 square feet of dry good storage area, approximately 3,100 square feet of staging/processing area, a 477 square foot cooler, a 489 square foot freezer, and an approximately 600 square foot maintenance storage area withing the building.
The building will also include two (2) roll-up doors - one (1) on the north side of the building and one (1) on the east side of the building. The north roll-up door will be used to facilitate distribution of the food packages to the public and the east roll-up door will be used to facilitate deliveries. Shade canopies will be constructed over the exterior of each roll-up door and a reclaimed wood panel fence will be installed on the south side of the delivery door canopy for screening purposes.
Architectural Design
As shown on the elevations (Exhibit D), the architectural style and exterior finishes of the Peace Center building will match the existing style and finishes of the church. This includes a beige-colored embossed textured wall finish, wood paneling, blue metal accents, signage, and a pitched roof. The height of the building will be 25 feet at the top the ridge and 17 feet at the eaves.
Operations
The Peace Center will primarily be used to distribute donated food items to the public for free. Food distribution will occur Tuesday through Friday from 9:00 a.m. to 4:00 p.m. every week. Volunteer staff will be present Monday through Friday every week with varying shifts that will only occur between the hours of 8:00 a.m. to 8:00 p.m. No operations will occur on Saturdays or Sundays or during church service hours.
Food deliveries to the site will occur on Mondays and Thursdays only, with two (2) delivery trucks at most on either day. Staff will unload pallets of donated food items from the trucks and move them into the Peace Center building, where the items will then be sorted and stored. Once sorted and stored, staff will prepare food packages for distribution.
On Tuesdays through Fridays, when the Peace Center is open to the public for food distribution, customer vehicles will enter the church site from the southerly driveway on Ayala Drive and queue on-site in the church parking lot. The food packages will be handed to the occupants of the vehicles once they arrive at the canopy on the north side of the Peace Center. Then the customer vehicles will exit the church site via the middle driveway on Ayala Drive. Pedestrian customers will be able to walk up directly to the Peace Center to receive their food package. The large size of the church parking lot will ensure that all vehicles queue on-site and not back up onto any public street.
The proposed operation will include daily prayer and access to shower facilities for the unhoused on Tuesdays every week.
Neighborhood Meeting
On February 13, 2025, Sunrise Church held a Neighborhood Meeting at the church site to introduce the project to the surrounding area. Mailers were sent out to all property owners and residents within 660 feet of the church site. The meeting had seventeen (17) attendees. The proposed Peace Center was generally well received by the attendees.
Land Use Compatibility
The project and its design are consistent with the Single-Family Residential (R-1A 10,000) zone and the Design Guidelines contained within Chapter 18.61 of the Rialto Municipal Code. The church has existed at the location since 1992, and it is compatible with the surrounding residential uses. Food distribution services, such as the proposed project, are often part of a church's mission to serve community needs. The Peace Center will be setback over 100 feet away from the nearest residential uses, a screen wall will be provided at the loading area, and all vehicle queuing will occur on-site to minimize any impacts and maintain compatibility with the surrounding area.
GENERAL PLAN CONSISTENCY:
The project is consistent with the following goals of the Land Use Element of the Rialto General Plan:
Goal 2-16: Improve the architectural and design quality of development in Rialto.
Goal 2-19: Encourage neighborhood preservation, stabilization, and property maintenance.
ENVIRONMENTAL IMPACT:
California Environmental Quality Act
The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA). The project qualifies as a Class 3 exemption under CEQA Guidelines Section 15303(e) (New Construction or Conversion of Small Structures), which allows for the construction of accessory structures on previously developed properties, such as the project.
PUBLIC NOTICE:
The City published a public hearing notice for the proposed project in the San Bernardino Sun newspaper, posted copies of the public hearing notice outside the Council Chambers, and mailed public hearing notices to all property owners within 660 feet of the project site, as required by State law.
RECOMMENDATION:
The Planning Division recommends the Planning Commission:
1. Determine that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15303(e), New Construction or Conversion of Small Structures, of the CEQA Guidelines and direct Staff to file the Notice of Exemption with County of San Bernardino; and,
2. Adopt the attached Resolution (Exhibit E) to approve Conditional Development Permit No. 2024-0011, subject to the findings and conditions therein; and
3. Adopt the attached Resolution (Exhibit F) to approve Precise Plan of Design No. 2024-0018, subject to the findings and conditions therein.