For the Planning Commission Meeting of May 7, 2025
TO: Honorable Chairman and Planning Commissioners
APPROVED BY: Paul Gonzales, Community Development Manager
FROM: Daniel Rosas, Senior Planner
Title
Conditional Development Permit No. 2024-0001 and Precise Plan of Design No. 2024-0002: A request to allow for the expansion of an existing 5 acre truck yard operation generally located on the northeast corner of Stonehurst Drive and Alder Avenue onto 2.5 acres of land, also known as 2160 West Stonehurst Drive (APN: 1133-071-08, -09 & 10) and consideration of a CEQA Exemption pursuant to Section 15332 (Class 32), Infill Development Projects (Environmental Assessment Review No. 2024-0004). The site is located within the General Manufacturing (I-GM) zone of the Rialto Airport Specific Plan.
Body
APPLICANT:
Batfish Holdings LLC and Robert and Dolores Riggio., 14768 Central Ave. Chino, CA 92705
LOCATION:
The project site consists of three (3) parcels of land (APN: 1133-071-08, 1133-071-09, & 1133-071-10) generally located on the northeast corner of Stonehurst Drive and Alder Avenues within the I-GM zone of the Rialto Airport Specific Plan, as shown on the attached location map Exhibit A.
BACKGROUND:
Surrounding General Plan Land Use Designations
|
Location |
General Plan Designation |
|
Site |
General Industrial w/Specific Plan Overlay |
|
North |
General Industrial w/Specific Plan Overlay |
|
East |
General Industrial w/Specific Plan Overlay |
|
South |
General Industrial w/Specific Plan Overlay |
|
West |
General Industrial w/Specific Plan Overlay |
Surrounding Zoning Designations
|
Location |
Zoning or Specific Plan Land Use Designation |
|
Site |
General Manufacturing (I-GM) |
|
North |
General Manufacturing (I-GM) |
|
East |
General Manufacturing (I-GM) |
|
South |
General Manufacturing (I-GM) |
|
West |
General Manufacturing (I-GM) |
Site Characteristics
The project is comprised of three (3) parcels of land approximately 2.5 gross acres in size with approximate width of 658 feet (east-west) by approximately 155 to 272 feet deep (north-south). The project site is bound on the south by Stonehurst Drive. The project site has an address of 2160 W. Stonehurst Drive and consists of an existing 1,500 square-foot office building previously utilized for personal storage.
Surrounding Area
North of the project site is Robertson’s Ready Mix facility, to the south the project site is a 5-acre precast concrete manufacturing facility formerly occupied by Olson Precast Company and a legal non-conforming residence. To the east of the project site is a Mobile Mini modular storage facility and to the west of the project site is the existing truck yard operation as proposed to be expanded with this pending request.
ANALYSIS/DISCUSSION:
The applicant, Tait and Associates Inc., proposes to develop the expansion of the existing 5 acre truck yard operated by 4 Gen Logistics. The proposal will expand the existing truck yard operation with the installation of paving, landscaping, fencing, lighting, onsite connectivity to the existing truck yard to the west, and drainage improvements on the project site. The applicant will be responsible for improving the north portion of Stonehurst Drive in front of the project site and extend the pavement to the west (in front of the existing truck yard) to Alder Avenue as needed for right-of-way access as approved by the City Engineer.
Entitlements
Pursuant to Chapter 18.104 Outdoor Storage Uses of the Rialto Municipal Code, the establishment or modification of all outdoor storage uses, the project is subject to the approval of a conditional development permit (CDP). The existing truck yard may be granted one expansion to increase the existing site in size for outdoor storage with approval of a CDP, or amended CDP, with proper screening and all other requirements incorporated. The applicant’s proposed expansion complies with this requirement and has therefore submitted a conditional development permit application for the Planning Commission’s consideration.
In addition, to a CDP, the development improvements of the project site also requires the approval of a Precise Plan of Design application, which has been submitted for the Commission’s review.
Site Design
The applicant proposes to develop the 2.5-acre Site with paving, landscaping, fencing, lighting, and drainage improvements to facilitate the expansion of the existing truck yard operation, as shown on the project plans (Exhibit B). The proposed site layout will include a central drive aisle connecting from the existing truck yard on the west extending to the east boundary of the site with two exit driveways onto Stonehurst Drive. The proposed layout will maintain the existing office building in its current location and will provide twenty-eight (28) passenger vehicle parking spaces in proximity, with thirty-nine (39) trailer spaces and seven (7) bobtail tractor spaces around the perimeter of the site. The frontage of the site along Stonehurst Drive will incorporate a split-faced block wall at various heights to ensure adequate screening of the trucks and trailers from public views. The project proposes two (2) driveways onto Stonehurst Drive. The westerly driveway will accommate ingress/egress for both trucks and passenger vehicles. The easterly driveway is restricted to egress for passenger vehicles. have been designed for exit only onto Stonehurst Drive frontage.
The applicant has filed a lot merger application to consolidate the existing parcel configuration of the expansion site from three parcels into one parcel to facilitate proposed development. (as shown in Exhibit C - Lot Line Adjustment). The proposal will require a reciprocal access agreement to connect the existing 5-acre truck yard to the 2.5-acre expansion site to address access between the two properties.
Trucks routing to and from the facility shall avoid passing residential, educational, park and open space intended for public park and recreational use areas. As such, truck traffic at the easterly driveway is strictly prohibited to avoid passing by a non-conforming residential use until such time when the non-conforming use no longer exists. All trucks arriving and departing shall only use Stonehurst Drive west of the Site and Alder Avenue to access State Route 210 highway. (Exhibit D - Operations and Truck Routing)
This project does not include any proposed changes to the floor plan of the existing office building but will, however, be subject to the applicable state mandated accessibility requirements and the modifications necessary for compliance.
Parking
The development will have 28 auto-parking spaces including one (1) ADA accessible parking space. This quantity exceeds the parking requirement as shown in the parking calculation chart below and as required by Chapter 18.58 (Off-Street Parking) of the Rialto Municipal Code:
|
Type of Use |
Floor Area (square feet) |
Parking Ratio |
Number of spaces required |
|
Office Warehouse |
2,020 |
1 / 250 |
9 |
|
N/A N/A |
- - - - |
1 / 1,000 1 / 2,000 |
0 0 |
|
|
|
|
|
|
Total Required Auto Parking Total Provided Auto Parking |
|
|
9 28 |
|
Other Provided parking |
|
|
|
|
Trailer spaces Tractor/Bobtail spaces |
|
|
39 7 |
Landscaping
The landscape coverage for the project is 25.3 percent which exceeds the city landscape requirement. This includes a fifteen (15) foot landscape setback along Stonehurst Drive as well as on-site landscaped basins and planters. All the landscape planters will feature a variety of trees spaced a maximum of every thirty (30) linear feet and an abundant number of shrubs and groundcovers. A condition of approval has been included requiring the submittal of landscape construction drawing prepared by a state licensed landscape architect to the Planning Division for review and approval prior to the issuance of building permits.
Land Use Compatibility
The project is consistent with the I-GM zone, the regulations contained within Chapter 18.104 (Outdoor Storage Uses) of the Rialto Municipal Code, and compatible with the industrial uses surrounding the project site. Additionally, the proposed Resolutions of Approval contain conditions of approval requiring that the project not exceed the traffic estimates contained within the scoping agreement, thereby ensuring that the project will not significantly impact local streets and intersections. The project will enhance public infrastructure in the area with the installation of missing street improvements along Stonehurst Drive and therefore 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 (GI) which allows a broad range of heavy industrial activity such as manufacturing and processing, warehousing and distribution, products processing and equipment operations, and similar uses. Therefore, the proposed project is consistent with the GI designation. The project will dedicate additional right-of-way and install of missing street improvements along Stonehurst Drive which will improve storm water drainage and traffic circulation in the area. Furthermore, the project is consistent with the following goals of the Land Use Element and Economic Development Element of the Rialto General Plan:
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.
ENVIRONMENTAL IMPACT:
California Environmental Quality Act
The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332, Infill Development Projects (Environmental Assessment Review No. 2024-0004). Class 32 allows for the exemption of a project that meets the following five requirements:
a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
c) The project site has no value as habitat for endangered, rare or threatened species.
d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
e) The site can be adequately served by all required utilities and public services.
Substantial evidence provided below properly demonstrates that the proposed Project qualifies for an exemption under CEQA Guidelines Section 15332 (i.e., Class 32) and, as a result, would not have a significant effect on the environment.
a. General Plan and Zoning: The Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
The Project site has a City of Rialto General Plan Land Use designation of General Industrial and zoning designation of General Manufacturing (I-GM). The General Industrial land use designation allows a FAR of 1.0 and the proposed Project has a FAR of 0.01.
The proposed Project may be conditionally permitted within the I-GM zone and is subject to the required development standards of Municipal Code Section 18.104 for outdoor storage uses. As shown on Exhibit B, Site Plan, the Project meets all of the requisite development standards of Municipal Code Section 18.104, as demonstrated, including setback, screening, landscaping, and parking requirements. Therefore, the proposed Project would be consistent with the applicable zoning regulations. For those reasons the proposed Project meets the criteria of CEQA Guidelines Section 15332(c)
b. Project Site: The proposed development occurs within City limits on a Project site of no more than five acres substantially surrounded by urban uses.
The proposed Project is within the city limits of the City of Rialto, on a 2.5-acre site, bounded by Stonehurst Drive. As shown on Exhibit A, Location Map, the site is surrounded by general industrial. As the Project site is no more than five acres and substantially surrounded by urban uses, it meets the criteria of CEQA Guidelines Section 15332(b).
c. Potential Habitat: The Project site was determined to have no value as habitat for endangered, rare or threatened species.
The 2.5-acre Project site has been heavily disturbed from prior land use, only contains weedy type vegetation and does not contain any endangered, rare or threatened species as described in the attached Exhibit E, Biological Assessment. The assessment concluded that the proposed Project site has no value as habitat for endangered, rare or threatened species. For these reasons the proposed Project meets the criteria of CEQA Guidelines Section 15332(c).
d. Significant Effects: Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
TRAFFIC
The City of Rialto Traffic Impact Analysis (TIA) Guidelines were utilized for this Project. TJW Engineering prepared a Traffic Scoping Agreement (Exhibit F), dated June 14, 2024, which found that the project would not generate a significant amount of trips, does not exceed the guidelines threshold of 50 peak hour trips and does not warrant the preparation of a TIA.
NOISE
The Rialto General Plan Noise Element indicated that acceptable exterior noise levels for industrial land uses are below 70 dBA CNEL and noise levels below 75 dBA CNEL are conditionally acceptable. Project will operate in accordance with the city municipal code regulations for noise control including restricted hours of for construction and operation as well as the striction of loading/unloading and the use of dollies, carts, forklifts, or wheeled equipment that causes any unnecessary noise within 1,000 ft of a residence between the hours of 8:00 p.m. and 7:00 a.m.
AIR QUALITY
The Project site is located in the South Coast Air Basin, which is under the jurisdictional boundaries of the South Coast Air Quality Management District (SCAQMD). The attached air quality assessment (Exhibit G) was prepared in compliance with SCAQMD rules and regulations and concluded that the project would have less than significant impact.
WATER QUALITY
The Project site is within the Santa Ana River watershed and under the jurisdiction of the Santa Ana Regional Water Quality Control Board (SARWQCB). Construction of the site will follow all rules and regulations of the SARWQCB. One regulation includes the requirement of a Stormwater Pollution Prevention Plan (SWPPP) to be developed because the site is greater than 1 acre. The SWPPP will identify construction methods to reduce or eliminate impacts to water quality. For operations, the Rialto Municipal Code requires the Project to implement a standard water quality management plan (WQMP) to implement Best Management Practices (BMP) requirements to control pollutant discharge. With successful implementation of the WQMP (Exhibit H), the Project would not result in any significant effects relating to water quality. For these reasons the proposed Project meets the criteria of CEQA Guidelines Section 15332(d)
e. Criterion Section 15332(e): Utilities: The site can be adequately served by all required utilities and public services.
The necessary utilities for the Project (electric, natural gas, trash, water, and sewage) will be provided through existing utility service lines. The Project site is located in an area surrounded by development currently served by utilities so the site can be adequately served by all required utilities and public services. Connections to all required utilities will be confirmed prior to the issuance of certificate of occupancy. Therefore, the proposed Project meets the criteria of CEQA Guidelines Section 15332(e).
PUBLIC NOTICE:
Staff prepared a public hearing notice for the proposed project that was published in the San Bernardino Sun newspaper as required by State law, posted copies of the public hearing notice outside the Council Chambers and the Project Site, and mailed public hearing notices to all property owners within 660 feet of the project site.
RECOMMENDATION:
The Planning Division recommends that the Planning Commission:
1. Determine that the proposed project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) as a Class 32 Infill Development Project; and,
2. Adopt the attached Resolution (Exhibit I) to approve Conditional Development Permit No. 2024-0001 for the truck yard expansion subject to the findings and conditions therein; and,
3. Adopt the attached Resolution (Exhibit J) to approve Precise Plan of Design No. 2024-0002 to allow the development of the 2.5-acre truck yard expansion subject to the findings and conditions therein.