For the Planning Commission Meeting of December 6, 2023
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Colby Cataldi, Community Development Director
REVIEWED BY: Paul Gonzales, Community Development Manager
FROM: Shannon J. Casey, Contract Senior Planner
Title
Conditional Development Permit No. 2023-0001: A request to allow the use of a 117,621-square-foot three-story climate-controlled indoor self-storage facility on 3.19 gross acres (APNs: 0131-061-06 and 0131-061-27) within the Commercial-Mixed Use (C-MU) zone of the Foothill Boulevard Specific Plan. This project is categorically exempt pursuant to Section 15332 (In-Fill Development Projects) of the California Environmental Quality Act (CEQA).
Precise Plan of Design No. 2022-0083: A request for site and architectural review and development of an approximately 117,621-square-foot three-story climate-controlled indoor self-storage facility.
Body
APPLICANT:
William Nascimento, Laguna Canyon Group LLC, 9850 Research Drive Irvine, CA 92618.
LOCATION:
The project site consists of two (2) parcels of land (APNs: 0131-061-06 and 0131-061-27) located on the west side of Sycamore Avenue approximately 441 feet south of Foothill Boulevard (Refer to the attached Location Map (Exhibit A)).
BACKGROUND:
Surrounding General Plan Land Use Designations
|
Location |
General Plan Designation |
|
Site |
Foothill Boulevard Specific Plan |
|
North |
Foothill Boulevard Specific Plan |
|
East |
Residential 21 |
|
South |
Residential 6 |
|
West |
Foothill Boulevard Specific Plan |
Surrounding Zoning Designations
|
Location |
Zoning |
|
Site |
Commercial-Mixed Use (C-MU) |
|
North |
Commercial-Mixed Use (C-MU) |
|
East |
Multiple Family |
|
South |
Single Family Residential (R-1C) |
|
West |
Commercial-Pedestrian (C-P) |
Surrounding Area
The project is surrounded to the north by existing multi-family units and three (3) multi-tenant commercial buildings, to the west by the Foothill Acacia Plaza with Stater Brothers’ with additional multi-commercial tenants, to the east by multi-unit condominiums, and to the south by existing single-family residences.
ANALYSIS/DISCUSSION:
Project Proposal
The applicant, Laguna Canyon Group LLC, has requested to develop and operate a 117,621 square-foot three-story climate-controlled indoor self-storage facility on the project site.
Site Design
According to the site plan (Exhibit B), the applicant will construct a 117,621-square-foot three-story climate-controlled indoor self-storage building. The proposed layout includes a new parking area consisting of six (6) parking spaces and four (4) loading spaces on the east side of the building and new landscape planters along the perimeter of the building and along the Eucalyptus Avenue frontage on the east side of the project site.
A new thirty-two (32) foot wide driveway connected directly to Eucalyptus Avenue at the south end of the project frontage will provide vehicular access to the project site. This driveway will serve as a shared driveway to the Foothill Acacia Plaza and the new self-storage facility. Other proposed on-site improvements include paving, lighting, landscape planters elsewhere throughout the site, and an underground stormwater infiltration system.
Floor Plan
The proposed floor plan (Exhibit C) for the self-storage facility consists of three (3) floors of storage area. The first floor will contain approximately 208 individual self-storage units over 41,400 square feet, the second floor will contain approximately 259 individual self-storage units over 42,963 square feet, and the third floor will contain approximately 366 individual self-storage units over 45,042 square feet. Individual self-storage units will range in size from five (5) foot by five (5) foot (25 square feet) up to twelve (12) foot by thirty (30) foot (360 square feet). The main entrance to the building is proposed on the northeast side of the building along with four (4) emergency exits distributed amongst the north, east, and south sides of the building.
Architectural Design
As shown on submitted elevations (Exhibit D), the proposed building was architecturally designed to be consistent with the shopping center adjacent to the west. This primarily includes a precision block exterior painted with a light gray tone and with a split-face block wainscot painted a dark gray tone. Additional architectural features include wall plane projections on all sides of the building, metal accent siding, cement plaster accents, metal roofline trim, reveals, metal accent banding, metal canopies, and glass display areas. Lastly, the exterior building height will range from 35 feet up to 36 feet from the finished floor level.
Operations
Extra Space Storage will offer monthly rentals of self-storage units with a wide range of sizes and options, including climate-controlled units that help maintain temperature and humidity to protect personal items from outdoor weather conditions. Items typically stored within the self-storage units include, but are not limited to, furniture, mattresses, clothing, files/documents, seasonal items, artwork, electronics, antiques, etc. Loading and unloading activities will occur via the main entrance on the south side of the building to and from the customer parking area on the south of the building. The leasing office for the self-storage facility will be utilized for the new indoor storage component of Extra Space Storage’s operation. Office hours are proposed from 9:30 a.m. to 6:00 p.m. Monday through Friday and 9:00 a.m. to 5:30 p.m. on Saturday, while customers will have access to their storage units from 6:00 a.m. to 10:00 p.m. seven (7) days a week. Additionally, Extra Space Storage’s self-storage facility generates a point-of-sale through the sales of boxes, tape, packaging materials, bubble wrap, dolly rentals, stamps, envelopes, and other miscellaneous office supplies.
Parking
The self-storage facility and the new climate-controlled self-storage component will have six (6) auto-parking spaces, including one (1) ADA-accessible parking space. This quantity exceeds the minimum parking requirement as shown in the parking calculation chart below and as required by Section 18.58.050I(11) of the Rialto Municipal Code, which requires two (2) customer parking spaces and one (1) employee parking space per self-storage facility:
|
Type of Use |
Parking Ratio |
Number of spaces required |
|
Self-Storage Facility Total Required/Total Provided Total “Over-parked” |
3 per facility |
3 3/6 +3 |
Land Use Compatibility
The project is consistent with the C-MU zone and the design criteria contained within the Foothill Boulevard Specific Plan and Chapter 18.61 (Design Guidelines) of the Rialto Municipal Code. The project site is surrounded by existing commercial developments.
Economic Development Committee
The Economic Development Committee (EDC) reviewed the project on January 25, 2023. At its meeting, the EDC expressed general support for the project and directed the applicant to file the necessary applications.
GENERAL PLAN CONSISTENCY:
The General Plan land use designation of the site is Foothill Boulevard Specific Plan. According to Chapter 2 (Managing Our Land Supply) of the Rialto General Plan, commercial service uses, such as a climate-controlled indoor self-storage facility, are consistent with the Downtown Mixed-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 REVIEW FINDING:
California Environmental Quality Act
The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA). The project qualifies for 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 Commercial-Mixed Use (C-MU) 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.
PUBLIC NOTICE:
The public hearing notice for the proposed project was published in the San Bernardino Sun newspaper, posted copies of the public hearing notice outside the Council Chambers, City Clerk’s Office, and Grace Vargas Senior Center, 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 15532 (infill development project) 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 Conditional Development Permit No. 2022-0001 the allow the development and operation of a 117,621 square foot three-story climate-controlled indoor self-storage facility on 3.19 gross acres of land (APNs: 0131-061-06 and 0131-061-27) located along Eucalyptus Avenue approximately 284 feet south of Foothill Boulevard within the Commercial-Mixed Use (C-MU) zone of the Foothill Boulevard Specific Plan, subject to the findings and conditions therein; and,
3. Adopt the attached Resolution (Exhibit F) to approve Precise Plan of Design No. 2022-0083 to allow the architectural review and development of an approximately 117,621 square foot three-story climate-controlled indoor self-storage facility on 3.19 gross acres of land (APNs: 0131-061-06 and 0131-061-27) located along Eucalyptus Avenue approximately 284 feet south of Foothill Boulevard within the Commercial-Mixed Use (C-MU) zone of the Foothill Boulevard Specific Plan, subject to the findings and conditions therein.