For the Planning Commission Meeting of December 12, 2018
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Robb Steel, Assistant CA/Development Services Director
REVIEWED BY: Gina M. Gibson-Williams, Planning Manager
FROM: Daniel Casey, Senior Planner
Title
Conditional Development Permit No. 2018-0046: A request to allow the development of a 2,570 square foot restaurant building with drive-thru service on 1.31 gross acres of land (APNs: 0258-041-42 & -43) located on the west side of Riverside Avenue approximately 200 feet south of Slover Avenue within the Heavy Industrial (H-IND) zone of the Agua Mansa Specific Plan. This project is categorically exempt pursuant to Section 15332 (In-Fill Development Projects) of the California Environmental Quality Act (CEQA).
Body
APPLICANT:
Rialto PDRC, LP, 425 S. San Gabriel Boulevard, #700, San Gabriel, CA 91776.
LOCATION:
The project site consists of two (2) parcels of land (APNs: 0258-041-42 & -43) located on the west side of Riverside Avenue approximately 200 feet south of Slover Avenue (Refer to the attached Location Map (Exhibit A)).
BACKGROUND:
Surrounding Land Use and Zoning
|
Location |
Existing Land Use |
Zoning |
|
Site |
Vacant |
Heavy Industrial (H-IND) |
|
North |
Gas Station |
Heavy Industrial (H-IND) |
|
East |
Petroleum Products Terminal |
Heavy Industrial (H-IND) |
|
South |
Multi-Tenant Industrial Building |
Heavy Industrial (H-IND) |
|
West |
Construction Equipment Supplier |
Heavy Industrial (H-IND) |
General Plan Designations
|
Location |
General Plan Designation |
|
Site |
General Industrial with a Specific Plan Overlay (Agua Mansa SP) |
|
North |
General Industrial with a Specific Plan Overlay (Agua Mansa SP) |
|
East |
General Industrial with a Specific Plan Overlay (Agua Mansa SP) |
|
South |
General Industrial with a Specific Plan Overlay (Agua Mansa SP) |
|
West |
General Industrial with a Specific Plan Overlay (Agua Mansa SP) |
Site Characteristics
The project site is a relatively flat, rectangular-shaped piece of land comprised of two (2) parcels. Altogether, the parcels are 1.31 gross acres in size with approximate dimensions of 208 feet (east-west) by 275 feet (north-south). The surface of the project site consists of natural grasses and exposed dirt. Lastly, the project site is bound by Riverside Avenue to the east.
Surrounding Area
To the north of the project site is a Shell gas station with a Circle-K convenience market, and to the east, across Riverside Avenue, is a petroleum products terminal, known as the Kinder Morgan Colton Terminal. To the south is a multi-tenant industrial building approximately 12,500 square feet in size, and to the west is a construction equipment supplier located on approximately 2.16 acres of land. The zoning of the project site and all of the surrounding properties is Heavy Industrial (H-IND) within the Agua Mansa Specific Plan.
Previous Entitlements
On October 24, 2007, the Planning Commission approved Conditional Development Permit No. 565 allowing the development of a 2,570 square foot restaurant building with drive-thru service on the project site. The applicant never commenced construction of the project, and the Conditional Development Permit expired after one (1) year.
ANALYSIS/DISCUSSION:
Project Proposal
Rialto PDRC, LP, the applicant, proposes to construct a 2,570 square foot restaurant building with drive-thru service and two (2) 2,800 square foot multi-tenant commercial buildings on the project site. The applicant will develop the restaurant building and lease it to the owner of a chain called Cowboy Burgers & BBQ. The two (2) multi-tenant commercial buildings remain speculative, but will accommodate a mix of retail and restaurant tenants.
Entitlement Requirements
Per Section 18.66.040A(1) of the Rialto Municipal Code, the development of any restaurant building with drive-thru service within the H-IND zone is subject to the approval of a Conditional Development Permit. The applicant complied with this requirement and filed a Conditional Development Permit application on October 18, 2018. The development of the two (2) multi-tenant commercial buildings is only subject to the approval of a Precise Plan of Design application and does not require Planning Commission action.
Site Design
According to the site plan (Exhibit B), the applicant will construct the restaurant building near the southeast corner of the project site and the multi-tenant commercial buildings in the center of the project site. The drive-thru lane will wrap around the south and east sides of the restaurant building, and will provide stacking for approximately seven (7) vehicles. The proposed on-site improvements will also include seventy-two (72) new parking spaces spread throughout the project site, as well as landscape planters around the perimeter of the buildings and the project site. A new thirty-three (33) foot wide driveway connected directly to Riverside Avenue and a twenty-eight (28) eight foot drive-aisle connected to the gas station property to the north will provide access to the project site. The new driveway connected to Riverside Avenue will line up with the gap between the restaurant building and the multi-tenant commercial buildings, while the drive-aisle connection will join the adjacent property near the northeast corner of the project site.
Floor Plan
The floor plan of the restaurant building (Exhibit C) indicates that the building will have a rectangular footprint with the exception of a one (1) foot deep wall plane offset in the center of the north side of the building and a corner cutoff at the southeast corner of the building, which is necessary to accommodate the turning radius of the drive-thru lane given the placement of both. The interior of the restaurant building will place the kitchen area in the west side of the building, the customer order/pick-up area in the center of the building and the dining area on the east side of the building. The applicant will place the main entrance on the north side of the restaurant building and one (1) secondary/emergency exit on the west side of the building.
Architectural Design
The applicant proposes a standard architectural style for the restaurant building (Exhibit D). This includes the incorporation of a stucco exterior finish, cultured stone veneer, decorative cornices, and a portico over the main entrance. The exterior building height will range from 20 feet above the kitchen area up to 25 feet above the dining area. Paint colors include a beige tone as the main wall color and a dark green tone along the base of the building and beneath the decorative cornice atop the area of the building devoted to the dining area. The Development Review Committee will review and approve the final architectural design of both the restaurant building and the multi-tenant commercial buildings as a part of the Precise Plan of Design process in order to ensure consistency with the City’s Design Guidelines.
Landscaping
The landscape coverage for the entire project is 18.0 percent, which exceeds the minimum required amount of 10.0 percent. This includes a minimum sixteen (16) foot deep landscape setback along Riverside Avenue as well as planters within the parking areas and around the perimeter of the site. As shown on the Planting Plan (Exhibit E), all of the landscape planters will feature a variety of trees spaced and an abundant amount of shrubs and groundcover.
Parking
The development will have seventy-two (72) parking spaces, including three (3) disabled parking spaces. This quantity equals the minimum parking requirement as shown in the parking calculation chart below and as required by Section 18.58.050I(2) of the Rialto Municipal Code, which requires one (1) parking space for every seventy-five (75) square feet of gross floor area dedicated to restaurant uses, minus three (3) parking spaces for each drive-thru lane, and Table 13 of the Agua Mansa Specific Plan, which requires one (1) parking space for every 300 square feet of gross floor area dedicated to retail uses:
|
Type of Use |
Floor Area (square feet) |
Parking Ratio |
Number of spaces required |
|
Restaurant (Stand-alone) Drive-Thru Credit Restaurant (In-line) Retail (In-line) Total Required/Total Provided |
2,570 n/a 2,175 3,425 |
1 / 75 -3 per DT 1 / 75 1 / 300 |
35 -3 29 12 73/73 |
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 new commercial development will increase the value of the land, which will result in increased property tax collection from the County of San Bernardino, of which the City will receive a portion. Retail sales tax generated by the restaurant and the commercial buildings will also result in additional tax revenue distributed to the City. Furthermore, the project will generate approximately 20 to 25 jobs, increasing employment opportunities for City of Rialto residents.
Land Use Compatibility
The project is consistent with the Heavy Industrial (H-IND) zone of the Agua Mansa Specific Plan and the surrounding industrial and commercial uses. There are no sensitive uses immediately adjacent to or nearby the project site. As such, the project will not negatively affect the surrounding area. The project will benefit the community and be an improvement to the surrounding area.
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 3-1: Strengthen and diversify the economic base and employment opportunities, and maintain a positive business climate.
ENVIRONMENTAL IMPACT:
The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332, In-Fill Development Projects. Class 32 allows for the exemption of a project that is (a) less than 5.0 acres in size and surrounded by existing developments(a), (b) consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; (c) of no value as habitat for endangered, rare or threatened species; (d) not going to result in any significant effects relating to traffic, noise, air quality, or water quality; and (e) adequately served by all required utilities and public services. The agenda report includes a completed Notice of Exemption form for the project (Exhibit F).
PUBLIC NOTICE:
The City mailed a public hearing notice for the proposed project to all property owners within 300 feet of the project site, posted a copy of the public hearing notice outside the council chambers, and published the public hearing notice in the San Bernardino Sun newspaper as required by State law.
RECOMMENDATION:
The Planning Division recommends that the Planning Commission:
- Adopt the attached Resolution (Exhibit G) to approve Conditional Development Permit No. 2018-0046 to allow the development of a 2,570 square foot restaurant building with drive-thru service subject to the findings and conditions therein.