For the Planning Commission Meeting of May 30, 2018
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Robb Steel, Interim City Administrator
REVIEWED BY: Gina M. Gibson, Planning Manager
FROM: Shawnika Johnson, AICP, MURP
Contract Principal Planner
Title
Environmental Assessment Review (EAR) 2017-0079, Conditional Development Permit (CDP) 2017-0042, and Determination of Use (DOU) No. 2017-0004 (Master Case 2017-0080): Approval to redevelop an existing commercial shopping center: 1) CDP 2017-0042 to allow a drive thru restaurant pursuant to Rialto Zoning Code Section 18.66.040A(1), and Gateway Specific Plan Section 18.31-020E(2); 2) DOU 2017-0004 to establish compatibility of the proposed automobile parts and storage use pursuant to Rialto Zoning Code Section 18.02.050, and Gateway Specific Plan Section 18.31.020E and; 3) EAR 2017-0079 to assess the environmental impacts associated with the proposed project
Body
APPLICANT:
Pacifica Companies (Michael Stuhmer), 1775 Hancock Street, Suite 200, San Diego, CA 92110
LOCATION:
The project site is an existing retail shopping center located near the northwest intersection of Valley Boulevard and Riverside Avenue on four (4) parcels (APN: 0132-121-07, 0132-111-05, 0132-202-08 and 0132-182-04) within the Industrial Park (I-P) and Retail Commercial (R-C) zones of the Gateway Specific Plan.
BACKGROUND:
Existing and Surrounding Land Use and Zoning:
Table 1: Site and Surrounding Area Zoning and General Plan Land Use Designations
|
Location |
Existing Land Use |
Zoning |
General Plan Land Use Designations |
|
Site: |
Vacant/Commercial |
Gateway Specific Plan: Retail Commercial (R-C) zone/ Industrial Park (I-P) zone |
General Commercial/ Specific Plan Overlay |
|
North: |
Vacant |
Gateway Specific Plan: Retail Commercial (R-C) zone/ Industrial Park (I-P) zone |
General Commercial Specific Plan Overlay |
|
East: |
Commercial |
Gateway Specific Plan: Retail Commercial (R-C) zone |
General Commercial/ Specific Plan Overlay |
|
West: |
San Bernardino County Flood Control District Channel |
Gateway Specific Plan: Freeway Commercial (F-C) zone |
General Commercial/ Specific Plan Overlay |
|
South: |
Commercial |
Freeway Commercial (F-C) zone |
General Commercial/ Specific Plan Overlay |
Site Characteristics
The project site encompasses 13.6 acres on four (4) parcels. The proposed project includes reconfiguration of an existing retail shopping center formerly occupied by a 124,809 square foot (sf) Walmart retail store. The former Wal-Mart building will be reconfigured to occupy Ross Retail (25,946 sf), Auto Zone parts sale (7,065 sf), Auto Zone warehouse (33,056sf), DD’s Retail (21,723sf), a manager’s office (415 sf) and 20,114 square feet of retail space for a future tenant. The project also includes three (3) new retail structures - Building A (5,000 sf), Building B (6,000 sf), and Building C (4,300 square foot drive-thru restaurant with an adjacent patio and outdoor seating).
The project site may be accessed by two (2) existing driveways along Riverside Avenue and two (2) driveways adjacent to Valley Boulevard (See Exhibit B - Site Plan). Drive approaches on Riverside Avenue consist of one (1) full-access driveway and one (1) right-in/right-out only, unsignalized driveway. The site is also accessible via one (1) signalized, full-access driveway and one (1) right-in/right-out only, unsignalized driveway located along Valley Boulevard. The applicant will simultaneously record a reciprocal access and parking agreement and a Lot Line Adjustment application to allow for shared parking and driveways within the project site; and, to merge four (4) existing parcels at the project site into one (1) parcel. The site also includes upgraded landscaping in the existing parking lot and new landscaping along Valley Boulevard, as well as the surrounding new retail buildings. Per Rialto municipal code, 768 parking spaces are required as detailed below. However, in order to meet the demands of the renovated shopping center, Pacifica Companies will add 800 parking spaces.
Table 2: Minimum Parking Spaces Required
|
Land Use |
Parking Spaces Required |
|
Restaurant |
1 parking space for every 125 square feet of gross floor area (4,300 sf/125 = 34 parking spaces) |
|
Automobile Parts Sales and Storage |
1 parking space for every 400 square feet of gross floor area (40,121/400 = 400 parking spaces) |
|
Community Shopping Center (2 to 20 acres) |
1 parking space for every 250 square feet of gross floor area (83,498/250 = 334 parking spaces) |
|
Total Required Parking Spaces |
768 Parking Spaces |
In addition to the parking requirements, the proposed project meets the development standards of the Gateway Specific Plan as detailed below, except for height. However, proposed building heights will be revised to meet the maximum height requirement prior to approval of the Precise Plan of Design by the City of Rialto Development Review Committee.
Table 3: Development Standards Required and Provided
|
Development Standard |
Requirement |
Provided |
|
Front Yard Setback |
25 feet |
25 feet |
|
Street Side Yard Setback |
25 feet |
25 feet |
|
Interior Side Yard Setback |
0 feet |
80 feet |
|
Rear Yard Setback |
0 feet |
20 feet |
|
Height |
35 feet |
36 feet |
Conditional Development Permit 2017-0042
Per Rialto Municipal Code Section 18.66.040A(1), any use that includes or involves vehicular drive-thru service is subject to the approval of a Conditional Development Permit. Furthermore, Gateway Specific Plan Section 18-31.020E(2) requires Planning Commission approval of Conditional Development Permit for all uses proposing drive-in or drive-thru facilities. The proposed project includes a drive-thru restaurant for Panera Bread (Building C). The drive-thru allows for stacking and queuing of 12 vehicles. According to the traffic impact analysis prepared for the project, the overall site layout does not create any unsafe vehicle-pedestrian conflict points, and the driveway throat is sufficient such that internal vehicle queuing/stacking will not block the adjacent intersections. Upon confirmation of the curb return radii, it is determined that they are adequate for passenger cars, emergency vehicles, and trash/delivery trucks. As designed, the drive-thru facility will not impede site circulation and complies with the City of Rialto’s development standards and Design Guidelines.
Determination of Use 2017-0004
The project site is zoned R-C and I-P within the Gateway Specific Plan (“Specific Plan”). According to Section 18.31.020 (Permitted Uses) of the Specific Plan, auto parts sales and storage uses are not listed as a permitted use. However, Specific Plan Section 18.31.020E authorizes the Planning Commission to determine, by resolution, if other proposed uses are similar to and no more objectionable than any of the uses listed within Section 18.31.020 (Retail Commercial - Permitted Uses) of the Specific Plan. Furthermore, Section 18.02.050 (Determination of Uses) of the Rialto Municipal Code, allows the applicant to file a Determination of Use application with the Planning Commission to determine whether a use is within the scope of permitted uses in a particular zone. The applicant is requesting that the Planning Commission determine that the sale and storage of new auto parts are within the scope of permitted uses of the Gateway Specific Plan zone and that they be permitted by right. The final determination of the Planning Commission will apply to all properties zoned R-C within the Gateway Specific Plan.
You can typically find the sale and storage of new automobile parts in commercial centers, as well as in commercial shopping centers within the Inland Empire. In addition, the sale and storage of new automobile parts, within an enclosed building, are no more objectionable than any of the uses listed as permitted in the Gateway Specific Plan Retail Commercial (R-C) zone. Therefore, by right in the Gateway Specific Plan R-C zone, the staff recommends to permit the sale and storage of automobile parts.
Architectural Design
As proposed, the retail buildings are constructed of cement plaster, split face CMU, and clad with parapets along the roofline, wainscoting, CMU wall bands, stone veneer, aluminum trellises, oversized wall mounted lighting, and a base building cornice. In order to compliment the surrounding area, the developer will paint the retail building in an earth tone palate. The City of Rialto Development Review Committee will consider the final design of the site layout, improvements and architectural redesign of the existing commercial shopping center under Committee under Precise Plan of Development application (PPD 2017-0095) at a future date.
Land Use Compatibility
The proposed project is compatible with the permitted uses and intent of the Retail Commercial (R-C) and Industrial Park (I-P) zones of the Gateway Specific Plan, and with existing surrounding land uses as detailed in Table 1 above. Just north of the project site, a vacant lot surrounds it with commercial land uses to the south and east; and the San Bernardino County Flood Channel to the west. Redevelopment of the existing shopping center will complement existing commercial land uses surrounding the project site. The refaced anchor tenant building formerly occupied by Walmart and the three (3) new retail buildings, will visually enhance the surrounding area and will benefit the community by updating underutilized land. Upon completion of the project, the updated site layout will aesthetically enhance the location, and new structures and landscaping compliant with the City’s Design Guidelines.
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 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.
Goal 3-1: Strengthen and diversify the economic base and employment opportunities, and maintain a positive business climate.
Fiscal Analysis:
Prior to completion of the project, the applicant will pay plan check, permit, and development impact fees to the City. Additionally, the value of the renovated commercial development will increase the value of the land, which will result in increased property tax collection from the County of San Bernardino. Retail sales tax generated by the commercial development will also result in additional tax revenue distributed to the City. Finally, construction of the project will generate new jobs and increase employment opportunities within the City of Rialto.
ENVIRONMENTAL IMPACT:
An Initial Study (IS) has been prepared for this project pursuant to California Environmental Quality Act (CEQA), Section 15070. Pursuant to Section 15060 of the CEQA, a mitigated negative declaration (MND) has been prepared for the Planning Commission’s consideration. Based on the information in the IS and incorporation of mitigation measures as detailed in the Mitigation Monitoring and Reporting Program (MMRP), the proposed project will not have a significant impact on the environment.
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:
Based on the information in the staff report and subject to the attached Findings and the Conditions of Approval, staff recommends that the Planning Commission:
1) Adopt a resolution (Exhibit E) to approve EAR 2017-0079 for approval of the attached Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and direct staff to file a Notice of Determination;
2) Adopt a resolution (Exhibit F) to approve CDP 2017-0042; and,
3) Adopt a resolution (Exhibit G) to approve DOU 2017-0004.