For the Planning Commission Meeting of November 6, 2024
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Colby Cataldi, Community Development Director
REVIEWED BY: Paul Gonzales, Community Development Manager
FROM: Sandra Robles, Senior Planner
Title
Conditional Development Permit No. 2021-0036; Precise Plan of Design Permit No. 2017-0043; Environmental Assessment Review No. 2021-0048: A request to develop and operate a truck and trailer storage yard on 6.5 gross acres of land (APN: 0128-121-20) located at 264 West Jurupa Avenue within the Heavy Industrial (H-IND) land use district of the Agua Mansa Specific Plan. The project is categorically exempt pursuant to Section 15301 (Existing Facilities) of the California Environmental Quality Act (CEQA).
Body
APPLICANT:
G.W. Singletary, Inc., 1733 Massachusetts Avenue, Riverside, CA 92507.
LOCATION:
The Project site (APN: 0128-121-20) is located at 264 West Jurupa Avenue on the north side of Jurupa Avenue approximately 288 feet east of Willow Avenue, as shown on the attached Location Map (Exhibit A).
BACKGROUND:
Surrounding General Plan Land Use Designations
|
Location |
General Plan Designation |
|
Site |
Heavy Industrial with a Specific Plan Overlay |
|
North |
Heavy Industrial with a Specific Plan Overlay |
|
East |
Heavy Industrial with a Specific Plan Overlay |
|
South |
Heavy Industrial with a Specific Plan Overlay |
|
West |
Heavy Industrial with a Specific Plan Overlay |
Surrounding Zoning Designations
|
Location |
Zoning |
|
Site |
Agua Mansa Specific Plan (Heavy Industrial (H-IND)) |
|
North |
Agua Mansa Specific Plan (Heavy Industrial (H-IND)) |
|
East |
Agua Mansa Specific Plan (Heavy Industrial (H-IND)) |
|
South |
Agua Mansa Specific Plan (Heavy Industrial (H-IND)) |
|
West |
Agua Mansa Specific Plan (Heavy Industrial (H-IND)) |
Site Characteristics
The project site is a relatively flat, rectangular-shaped lot comprised of one (1) parcel. Altogether, the project site is 6.5 acres in size with approximate dimensions of 737 feet (north-south) by 366 feet (east-west). The project site is bound on the south by Jurupa Avenue. The project site has a small single-family residence, which is to be converted into office use.
Surrounding Area
To the north of the project, is an approximately 18,750 square-foot industrial building occupied by Empire Tanker, which is a truck repair shop, to the west is a 5,150 square foot office and a 1,944 square foot canopy for a wood pallet yard occupied by Woodland Pallets, to the south is vacant land located in unincorporated County jurisdiction, and to the east is a 3,220 square foot office building and 7,373 square feet storage, occupied by CC Enterprise Trucks & Body Repair.
ANALYSIS/DISCUSSION:
Project Proposal
G.W. Singletary, Inc., the applicant, proposes to establish and develop a truck and trailer storage yard with associated paving, landscaping, fencing, lighting, and drainage improvements.
Entitlement Requirements
The following entitlements are required for the applicant’s proposal:
• Conditional Development Permit: The development and operation of the Project within the H-IND land use district of the Agua Mansa Specific Plan requires the approval of a Conditional Development Permit, pursuant to Section 18.112.030(A)(7) of the Rialto Municipal Code.
• Precise Plan of Design: The design of the development and the related site improvements (e.g. building exterior, landscaping, etc.) requires the approval of a Precise Plan of Design, pursuant to Section 18.65.010 of the Rialto Municipal Code.
Site Design
As shown on the site plan (Exhibit B), the applicant has proposed tenant improvements to convert the existing residence into an office building of the industrial storage yard on the southwest side of the project site (Exhibit C).
The applicant is proposing truck and trailer parking throughout the project site and passenger vehicle parking areas on the east sides of the building and east of the main drive aisle. A new twenty-six (26) foot wide driveway connected directly to Jurupa Avenue on the east end of the project frontage will provide full access movements for both trucks and passenger vehicles. Other proposed on-site improvements include paving, lighting, landscape planters, an 8-foot-tall split-face block wall with wrought iron fence detail, and an underground stormwater infiltration system.
Parking
The development will have two (2) standard auto-parking spaces, one (1) ADA accessible parking space, 182 trailer parking spaces, and 15 truck spaces. These quantities exceed the minimum parking requirement as shown in the parking calculation chart below and as required by Table 13 (Off-Street Parking Requirements) of the Agua Mansa Specific Plan, which requires one (1) parking space for every 300 square feet of office space gross floor area.
|
Type of Use |
Floor Area (square feet) |
Parking Ratio |
Number of spaces required |
|
|
|
|
|
|
Office Office 1st Floor |
845 |
1 / 300 |
3 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total Required/Total Provided |
|
|
3/204 |
Landscaping
The landscape frontage for the project is twenty-five (25) feet. All the landscaping will feature a variety of trees spaced every thirty (30) linear feet and an abundant number of shrubs and groundcover.
Traffic
Translutions, Inc. prepared a Traffic Impact Analysis Scoping Agreement (TIASA) dated June 18, 2022, to assess the project’s potential impacts on local streets and intersections (Exhibit D). The TIASA estimates that the project will generate up to approximately 101 daily trips, with 15 trips during the a.m. peak hours and 13 during the p.m. peak hour. Being that the project is an existing use, the net new trips is negligible and screens out from the requirement of a Vehicle Miles Traveled Analysis.
Land Use Compatibility
The project is consistent with the H-IND land use district and the Agua Mansa Specific Plan. The nearby area is predominantly designated for and developed with industrial uses, and as a result, there are no sensitive uses near the project site. Additionally, the Draft Resolutions of Approval contain conditions of approval requiring that the project not exceed the traffic estimates contained within the TIASA, thereby ensuring that the project will not significantly impact local streets and intersections. The project will be a benefit to the community and an improvement to the surrounding area.
GENERAL PLAN CONSISTENCY:
The General Plan land use designation of the site is General Industrial with a Specific Plan Overlay. According to Chapter 3 (Investing in Our Future) of the Rialto General Plan, storage yard uses, such as the project, are consistent with the Heavy Industrial land use designation. Furthermore, the project is consistent with the following goals of the Land Use Element and Economic Development Element of the Rialto General Plan:
Goal 3-3: Attract, expand, and retain commercial and industrial businesses to reduce blighted conditions and encourage job growth.
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 1 exemption under CEQA Guidelines Section 15301 - Existing Facilities - as the project is consistent with the Rialto General Plan and the H-IND designation of the Agua Mansa Specific Plan, allows for the exemption of a project which consists of the operation of existing private structures involving negligible or no expansion of use. This project meets the guidelines established by CEQA. The project site has no value as a habitat for threatened or endangered species, the project will not result in any significant effects relating to traffic, noise, air quality, or water quality, and the project site can be adequately served by all required utilities and public services.
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 that the Planning Commission:
1. Find that the Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the State CEQA Guidelines; and
2. Adopt the attached Resolution (Exhibit E) to approve Conditional Development Permit No. 2021-0036 allowing the operation and development of a truck and trailer storage yard on 6.5 gross acres of land (APN: 0128-121-20) located at 264 West Jurupa Avenue on the north side of Jurupa Avenue approximately 288 feet east of Willow Avenue within the Heavy Industrial (H-IND) land use district of the Agua Mansa Specific Plan, subject to the findings and conditions of approval therein; and,
3. Adopt the attached Resolution (Exhibit F) to approve Precise Plan of Design No. 2021-0020 to allow the development of a truck and trailer storage yard on 6.5 gross acres of land (APN: 0128-121-20) located at 264 West Jurupa Avenue on the north side of Jurupa Avenue approximately 288 feet east of Willow Avenue within the Heavy Industrial (H-IND) land use district of the Agua Mansa Specific Plan, subject to the findings and conditions of approval therein.