For the Planning Commission Meeting of [May 15, 2024]
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Colby Cataldi, Director of Community Development
REVIEWED BY: Paul Gonzales, Community Development Manager
FROM: Shannon Casey, Contract Senior Planner
Title
Master Case No. 2023-036, Specific Plan Amendment No. 2024-0001:
A request for a specific plan amendment to change the site from Residential-Mixed Use (R-MU) to Commercial Pedestrian in the Foothill Boulevard Specific Plan.
Conditional Development Permit No. 2023-0021 & Precise Plan of Design No. 2023-0027:
A request for the use and to develop a 3,596 square foot car wash, drive-thru lane, and vacuum station aisle with required parking and landscaping on 1.20 acres. The property is located at the northeast corner of Foothill Boulevard and Linden Avenue, (APN:0128-011-32) zoned Residential- Mixed Use (R-MU) in the Foothill Boulevard Specific Plan.
Body
BACKGROUND:
APPLICANT:
Scott C. Beard for 1795 University Avenue, LLC
LOCATION:
The project site consists of one (1) parcel of land (APN: 128-011-32), located at the northeast corner North Linden Avenue and West Foothill Boulevard (Refer to the attached Location Map (Exhibit A)).
Surrounding General Plan Land Use Designations
|
Location |
General Plan Designation |
|
Site |
Specific Plan with a Specific Plan Overlay (Foothill Boulevard SP) |
|
North |
Specific Plan with a Specific Plan Overlay (Foothill Boulevard SP) |
|
East |
Specific Plan with a Specific Plan Overlay (Foothill Boulevard SP) |
|
South |
Specific Plan with a Specific Plan Overlay (Foothill Boulevard SP) |
|
West |
Specific Plan with a Specific Plan Overlay (Foothill Boulevard SP) |
Surrounding Land Use Districts or Zoning Designations
|
Location |
General Plan Designation |
|
Site |
Residential Mixed Use (R-MU) - Foothill Boulevard SP |
|
North |
Residential Mixed Use (R-MU) - Foothill Boulevard SP |
|
East |
Commercial Pedestrian (C-P) - Foothill Boulevard SP |
|
South |
Commercial Pedestrian (C-P) - Foothill Boulevard SP |
|
West |
Residential Mixed Use (R-MU) - Foothill Boulevard SP |
Site Characteristics
The project site is a relatively flat, square-shaped piece of land comprised of one (1) parcel. The parcel is 1.20 acres in size. The site is entirely vacant and covered only by grass and shrubs.
Surrounding Area
The project site is bound by North Linden Avenue to the west and West Foothill Boulevard to the south. To the parcel to the north of the project site is vacant and zoned R-MU. The Home Depot shopping center is south of the project site across West Foothill Boulevard. East of the site is the Food4Less shopping center. To the west of the project site, across North Linden Avenue, is non-conforming automobile sales and services (Exhibit B).
ANALYSIS/DISCUSSION:
Project Proposal
The applicant requests approval of a Conditional Development Permit and Precise Plan of Development to build a 3,596 square foot car wash with accompanying vacuum bays and parking. Access is proposed from Foothill Boulevard through Parcel 2 of Tentative Parcel Map No. 20506. The project is conditioned to ensure paved access from Foothill Boulevard through Parcel 2 is provided for safe access to the proposed car wash (Exhibit C). The proposed design meets or exceeds Title 18 Zoning code standards for parking and landscaping.
The architecture is contemporary with exterior stucco, split face and honed CMU block, and metal accents. Exterior colors proposed are “Snowbound,” “Decisive Yellow,” and “Quick Quack Green.” (Exhibit D).
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 2-1: Provide new opportunities along the Foothill Boulevard Corridor for mixed-use residential, retail, and commercial uses.
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 - Infill Development Project. Section 15332 allows for this exemption if a project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses., the site has no value as habitat for endangered, rare or threatened species, not result in any significant effects relating to traffic, noise, air quality, or water quality, and the site can be adequately served by all required utilities and public services
PUBLIC NOTICE:
The City published a public hearing notice for proposed project in the San Bernardino Sun newspaper, mailed public hearing notices to all property owners within 600 feet of the project site, and posted copies of the public hearing notice outside the Council Chambers, City Clerk’s Office, and at the project site.
RECOMMENDATION:
Staff recommends that the Planning Commission
1. Adopt a Resolution (Exhibit E) forwarding to the City Council a recommendation to approve Specific Plan Amendment No. 2023-0001; and,
2. Adopt a Resolution (Exhibit F) forwarding to the City Council a recommendation to approve Conditional Development Permit No. 2023-0021 for the use of a car wash; and,
3. Adopt a Resolution (Exhibit G) forwarding to the City Council a recommendation to approve Precise Plan of Design No. 2023-0027 for site and architectural review.