For the Planning Commission Meeting of November 6, 2024
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Colby Cataldi, Director of Community Development
REVIEWED BY: Daniel Casey, Principal Planner
FROM: Sandra Robles, Senior Planner
Title
Conditional Development Permit No. 2023-0035, Variance No. 2024-0001, Precise Plan of Design No. 2023-0044, & Environmental Assessment Review No. 2023-0054: A request to allow the construction of a 950-square-foot, one-story drive-in coffee restaurant on a 0.59-acre portion of a previously developed 2.35 gross acre lot (APN: 0127-321-45) within Community Shopping Center (C-1A) Zone. The request includes a Variance of the Rialto Municipal Code Section 18.30.030(C)(1) to reduce the setback from 50 feet to 10 feet from the Riverside Avenue right-of-way. The project is categorically exempt pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA).
Body
APPLICANT:
John Caglia, Dutch Bros, LLC 110 SW 4th Street, Grants Pass OR 97526.
LOCATION:
The project site consists of one (1) parcel of land (APN: 0127-321-45) located on the east side of Riverside Avenue approximately 200 feet south of Baseline Avenue (Refer to the attached Location Map, Exhibit A).
BACKGROUND:
Surrounding General Plan Land Use Designations
|
Location |
General Plan Designation |
|
Site |
Community Commercial |
|
North |
Community Commercial |
|
East |
Community Commercial |
|
South |
Community Commercial |
|
West |
Community Commercial |
Surrounding Zoning Designations
|
Location |
Zoning |
|
Site |
Community Shopping Center (C-1A) |
|
North |
Community Shopping Center (C-1A) |
|
East |
Community Shopping Center (C-1A) |
|
South |
Community Shopping Center (C-1A) |
|
West |
Community Shopping Center (C-1A) |
Surrounding Area
The project is surrounded by commercial businesses. To the north and south of the proposed project are fast-foot drive-in restaurants. To the east is Big Lots retail store, and to the west, across Riverside Avenue, is the Superior Grocers retail center.
ANALYSIS/DISCUSSION:
Project Proposal
The applicant, John Caglia, Dutch Bros, LLC has requested to develop and operate a 950 square-foot, one-story drive-in coffee restaurant.
Site Design
According to the site plan (Exhibit B), the applicant will construct the 950 square-foot drive-in coffee restaurant on an existing portion of the previously developed Big Lots commercial center. The proposed layout includes a new parking area consisting of five (5) new parking spaces and one (1) loading space, a double drive-thru lane to accommodate seventeen (17) vehicles, a walk-up window, patio area, a trash enclosure, and new landscaping.
Access to the project will be from Riverside Avenue via the existing shared 34-foot-wide driveway north of the project site. A new 25-foot-wide driveway at the south end of the project (adjacent to the existing Alberto’s restaurant) will provide vehicular access on all sides of the project site. In addition, the project design provides internal circulation to the project from within the Big Lot’s retail center. Other proposed on-site improvements include paving, lighting, landscaping throughout the site, and an underground stormwater infiltration system.
Floor Plan
The proposed floor plan (Exhibit C) consists of the drive-in restaurant operations. These include the employee restroom and fixed utility areas such as sinks and drains to support the food preparation. There are no internal customer access areas. Employees will service the customers through the drive-up and walk-up windows. All customer seating will be located on the outside patio area.
Architectural Design
As shown on submitted elevations (Exhibit D), the proposed building is of a contemporary design. This primarily includes cement plaster and fiber cement siding. Eldorado Stone veneer accents complement the primary materials. Parapets of sufficient height are included to screen the roof-mounted mechanical units. Exterior colors include Dark Blue, Grey, and Ash. Decorative shade canopies are provided for the drive-up and walk-up window and cover the proposed outdoor seating area. Lastly, the exterior building height will range from 12 feet up to 24 feet from the finished floor level.
Parking
The drive-in restaurant will provide fourteen (14) parking spaces; Section 18.58.050 of the Rialto Municipal Code requires ten (10) parking spaces for the proposed use. The applicant is proposing five (5) new parking spaces, one of which is ADA compliant; six (6) parking spaces are existing; and the double-drive through will accommodate seventeen (17) stacking spaces, three (3) of which count toward the parking space requirement.
|
Type of Use |
Floor Area (square feet) |
Parking Ratio |
Number of spaces required |
|
Drive-In Restaurant Drive-Thru Credit Total Required/Total Provided |
950 |
1 per 75 sq. ft. -3 per DT |
13 -3 10/14 |
Land Use Compatibility
The project is consistent with the C-1A zone of the Rialto Municipal Code. The project site is surrounded by existing commercial developments.
Variance Request
The applicant requests relief from Section 18.30.030(C)(1) of the Rialto Municipal Code to reduce the setback from 50 feet to 10 feet from the Riverside Avenue right-of-way. When constructed, the project would be set back 20 feet from the current Riverside Avenue right-of-way; however, future widening of Riverside Avenue would place the project within 10 feet, which will be consistent with other existing businesses along Riverside Avenue.
GENERAL PLAN CONSISTENCY:
The General Plan land use designation of the site is Community Commercial. According to Chapter 2 (Managing Our Land Supply) of the Rialto General Plan, commercial service uses, such as a drive-in restaurant, are consistent with the Community Commercial 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 REVIEW FINDING:
California Environmental Quality Act
The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15303, New Construction or Conversion of Small Structures. Class 3 allows for the exemption of a project consisting of the construction of commercial structures not exceeding 2,500 square feet in floor area. The project involves the construction of a 950 square foot commercial structure, thereby qualifying the project for a Class 3 exemption.
PUBLIC NOTICE:
The public hearing notice for the proposed project was published in the San Bernardino Sun newspaper, a copy of the public hearing notice was posted outside of the Council Chambers 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 project is Categorically Exempt per Section 15303 (New Construction or Conversion of Small Structures) according to the California Environmental Quality Act and authorize staff to file a Notice of Exemption with the Clerk of the Board of San Bernardino County; and,
2. Adopt the attached Resolution (Exhibit E) to approve Variance No. 2024-0001 reducing the required setback from 50 feet to10 feet from the Riverside Avenue Right-of-Way per Section 18.30.030 (C) (1) of the Rialto Municipal Code.
3. Adopt the attached Resolution (Exhibit F) to approve Conditional Development Permit No. 2023-0035: a request to allow the use of a 950-square-foot one-story drive-in coffee restaurant on a 0.59-acre portion of a previously developed 2.35 gross acre lot (APN: 0127-321-45) within the Community Shopping center (C-1A) zone subject to the findings and conditions therein; and,
4. Adopt the attached Resolution (Exhibit G) to approve Precise Plan of Design No. 2023-0044: a request for site and architectural review and development of an approximately 950-square-foot one-story drive-in coffee restaurant with dual drive-through lanes for stacking up to 18 vehicles, a bypass lane, walk-up service window, landscaping, and a trash and recycling enclosure, subject to the findings and conditions therein; and,