For the Planning Commission Meeting of February 18, 2026
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Christina Taylor, Director of Community Development
FROM: Daniel Casey, Community Development Manager
Title
Conditional Development Permit No. 2025-0001: A request to allow the development and operation of a 7,022 square foot industrial warehouse building on approximately 0.46 acres of land (APN: 0128-151-17) located on the west side of Larch Avenue approximately 150 feet south of Rialto Avenue within the General Manufacturing (M-2) zone. This project is categorically exempt pursuant to Section 15332 (Class 32 - In-Fill Development Projects) of the California Environmental Quality Act (CEQA).
Precise Plan of Design No. 2025-0001: A request to allow the development of a 7,022 square foot industrial warehouse building with associated paving, landscaping, fencing, lighting, and drainage improvements on approximately 0.46 acres of land (APN: 0128-151-17) located on the west side of Larch Avenue approximately 150 feet south of Rialto Avenue within the General Manufacturing (M-2) zone. This project is categorically exempt pursuant to Section 15332 (Class 32 - In-Fill Development Projects) of the California Environmental Quality Act (CEQA).
Body
APPLICANT:
Miros Enterprises, LLC, 420 S. E Street, San Bernardino, CA 92401
LOCATION:
The project site consists of one (1) parcel of land (APN: 0128-151-17) located on the west side of Larch Avenue approximately 150 feet south of Rialto Avenue (Refer to the attached Location Map (Exhibit A)).
BACKGROUND:
Surrounding General Plan Land Use Designations
|
Location |
General Plan Designation |
|
Site |
Light Industrial |
|
North |
Light Industrial |
|
East |
Light Industrial |
|
South |
Light Industrial |
|
West |
Light Industrial |
Surrounding Zoning Designations
|
Location |
Zoning |
|
Site |
General Manufacturing (M-2) |
|
North |
General Manufacturing (M-2) |
|
East |
General Manufacturing (M-2) |
|
South |
General Manufacturing (M-2) |
|
West |
General Manufacturing (M-2) |
Site Characteristics
The project site is a relatively flat, rectangular-shaped piece of land comprised of one (1) parcel approximately 0.46 acres in size with approximate dimensions of 100 feet (north-south) by 200 feet (east-west). The project site is bound on the east by an existing segment of Larch Avenue. The property is vacant and covered only by natural grasses and shrubs, except for an expanse of chain-link fence along the project frontage and an existing concrete driveway and curb in the public right-of-way.
Surrounding Area
To the north of the project site is an approximately 12,000 square foot multi-tenant industrial flex building, and to the east, across Larch Avenue, is an approximately 71,000 square foot industrial warehouse building occupied by Speedmaster, which is a performance auto parts manufacturer and distributor. To the south is an approximately 3.99-acre industrial site occupied by SSI Express, which is a specialized trucking company, and to the west is an approximately 22.87-acre industrial site occupied by State Pipe & Supply, Inc., which is a carbon steel pipe manufacturer and distributor.
ANALYSIS/DISCUSSION:
Project Proposal
Miros Enterprises, LLC (“Applicant”) proposes to construct a 7,022 square foot industrial warehouse building with associated paving, landscaping, fencing, lighting, and drainage improvements on the project site. There is no proposed tenant for the new building at this time, but the design of the building will accommodate various storage and distribution uses.
Entitlement Requirements
The following entitlements are required for the applicant’s proposal:
• Conditional Development Permit: The development and operation of an industrial warehouse use within the M-2 zone requires Planning Commission approval of a Conditional Development Permit.
• Precise Plan of Design: The design of the development and the related site improvements (e.g. site design, building exterior, landscaping, etc.) requires Planning Commission approval of a Precise Plan of Design.
Site Design
According to the site plan (Exhibit B), the applicant will construct a 7,022 square foot industrial warehouse building in the southwest corner of the project site. The proposed layout includes a fifteen (15) foot deep landscape setback along the street frontage, nine (9) passenger vehicle parking spaces, asphalt drive-aisles on the north and east sides of the proposed building, and landscape planters around the north, south, and west perimeter of the project site. Additionally, one (1) twenty-six (26) foot wide driveway connected directly to Larch Avenue on the north end of the project frontage will provide vehicular access to the site.
Additional on-site improvements include pedestrian pathways, site lighting, concrete block perimeter walls, and an aboveground infiltration basin for runoff water quality treatment and retention.
Floor Plan
The floor plan for the proposed building (Exhibit C) indicates that the building will consist of 6,522 square feet of warehouse space and 500 square feet of office space. The office space will occupy the east end of the building facing Larch Avenue. The north side of the building will have one (1) twenty-six (26) foot wide grade level roll-up door. The applicant will place the main entrance to the building on the east side of the office space along with one (1) secondary/emergency exit on the east end of the building.
Architectural Design
The proposed building will feature significant vertical and horizontal wall plane articulation in the form of projected masses and height variations on all four (4) sides of the building. As shown on the elevations (Exhibit D), the building height ranges from 23 feet to 26 feet from the finished floor level. The exterior of the building will consist of a stucco finish painted with a palette of four (4) different colors - white and various gray tones. Additional architectural features of the building include reveals, metal wall trellises, metal brow accents, moldings, sconce lighting, and glass.
Parking
The development will have nine (9) passenger vehicle parking spaces, including one (1) ADA accessible parking spaces. This quantity equals the minimum 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 Ground floor Above ground floor Warehouse |
500 0 |
1 / 250 1 / 500 |
2 0 |
|
|
|
|
|
|
Floor area up to 10,000 square feet Floor area 10,001 square feet or more |
6,522 0 |
1 / 1,000 1 / 2,000 |
7 0 |
|
|
|
|
|
|
Total Required/Total Provided |
|
|
9/9 |
Landscaping
The landscape coverage for the project is 17.3 percent, which exceeds the minimum required amount of 10.0 percent. This includes a fifteen (15) foot landscape setback along Larch Avenue, as well as planters around the perimeter of the project site. All the landscape planters will feature a variety of trees spaced every thirty (30) linear feet and an abundant number of shrubs and groundcover (Exhibit E).
Traffic
K2 Traffic Engineering, Inc. prepared a Traffic Impact Analysis Scoping Agreement (TIASA), dated November 15, 2024, to assess the project’s potential impacts to local streets and intersections, as well as vehicle miles travelled (Exhibit F). The TIASA estimates that the project will generate approximately 40 actual daily vehicle trips (46 PCE daily vehicle trips) with 5 trips in the AM peak hour and 6 trips in the PM peak hour. Trucks will constitute 4 of the 40 actual daily vehicle trips. The TIASA concluded that the project would generate an insignificant amount of traffic, and all nearby intersections and roadway segments will continue operate at their current Level of Service (LOS) with the project.
Land Use Compatibility
The project is consistent with the M-2 zone, the regulations contained within Chapter 18.112 (Indoor Storage Uses) of the Rialto Municipal Code, and the industrial uses surrounding 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 Light Industrial. According to Chapter 2 (Managing Our Land Supply) of the Rialto General Plan, warehouse uses, such as the project, are consistent with the Light 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 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.
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 32 exemption under CEQA Guidelines Section 15332 - In-Fill Development Projects - as the project is consistent with the Rialto General Plan and the M-2 zoning designation, the project occurs on a site less than 5.0 acres in size that is substantially surrounded by development, the project site has no value as 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.
ECORP Consulting, Inc. prepared an Air Quality and Greenhouse Gas Emissions Assessment (Exhibit G) and a Noise and Vibration Impact Report (Exhibit H) for the project. These reports provide evidence that the project will not exceed any threshold or standard required by either the South Coast Air Quality Management District (SCAQMD) or the Rialto General Plan, and therefore the project will not result in a significant impact as it relates to air quality or noise. As previously mentioned, the project’s TIASA, prepared by K2 Traffic Engineering, Inc., provides evidence that the project will not result in a significant impact as it relates to traffic. Lastly, the Draft Resolutions of Approval contain conditions of approval that require City approval of a project-specific Water Quality Management Plan (WQMP) prior to the issuance of a grading permit, in order to ensure that the project will not result in a significant impact to water quality.
PUBLIC NOTICE:
The City published a public hearing notice for proposed project in the San Bernardino Sun newspaper, posted copies of the public hearing notice outside the Council Chambers and the City Clerk’s Office, and mailed public hearing notices to all property owners within 1,000 feet of the project site, as required by State law.
RECOMMENDATION:
The Planning Division recommends that the Planning Commission:
1. Adopt the attached Resolution (Exhibit I) to approve Conditional Development Permit No. 2025-0001, based upon the findings and subject to the conditions therein; and
2. Adopt the attached Resolution (Exhibit J) to approve Precise Plan of Design No. 2025-0001, based upon the findings and subject to the conditions therein.