FROM:
Planning Department
TITLE:
Title
Master Case No. 23-059: Tentative Parcel Map No. 23-010 (TPM No. 20744) and Design Review No. 23-013 - A request for the consolidation of two (2) lots into one (1) to develop two (2) industrial commerce center buildings totaling approximately 699,433 square feet on an approximately 29.4-acre site pursuant to the certification of the Supplemental Environmental Impact Report (SEIR), Mitigation Monitoring and Reporting Program, CEQA Findings, and Statement of Overriding Consideration
End
RECOMMENDATION:
1. Based on the information in the staff report and subject to the attached Findings and Conditions of Approval, staff recommends that the Planning Commission adopt Resolution PC No. 2024-___; and,
a. Certify the Supplemental Environmental Impact Report (SEIR), adopt a Statement of Overriding Consideration, a Mitigation Monitoring and Reporting Program, and a Statement of Facts and Findings, and direct staff to file a Notice of Determination.
2. Based on the information in the staff report and subject to the attached Findings and Conditions of Approval, staff recommends that the Planning Commission adopt Resolution PC No. 2024-___; and,
a. Approve Tentative Parcel Map No. 23-010 (TPM No. 20744); and
b. Approve Design Review Project No. 23-013.
APPLICANT:
Kathy Hoffer
Industrial VI Enterprises, LLC
901 Via Piemonte Suite 175
Ontario, CA 91764
LOCATION:
The project site is located at 11171 Cherry Avenue (APNs: 0236-191-14 and -25).
REQUEST:
Tentative Parcel Map No. 23-010 (TPM No. 20744) - A request for the consolidation of two (2) lots into one (1) lot.
Design Review No. 23-013 - A request for site and architectural approval of two (2) industrial commerce center buildings totaling approximately 699,433 square feet on an approximate 29.4-acre site.
PROJECT PLANNER:
Rina Leung, Senior Planner
BACKGROUND INFORMATION:
Land Use Designation:
|
|
General Plan |
Zoning /Overlay |
Existing Land Use |
|
Site: |
Light Industrial (I-L) |
Southwest Industrial Park Specific Plan (SWIP) Jurupa North Research and Development District (JND) |
Staging yard for heavy equipment building materials and construction equipment |
|
North: |
General Industrial (I-G) |
Southwest Industrial Park Specific Plan (SWIP) Slover Central District (SCD) |
Truck driver academy |
|
South: |
Medium Density Residential (R-M) |
Southridge Village Specific Plan, Planning Area 4 (Townhomes) |
Residential townhomes |
|
East: |
Light Industrial (I-L) |
Southwest Industrial Park Specific Plan (SWIP) Jurupa North Research and Development District (JND) |
Industrial uses |
|
West: |
Public Facilities (P-PF) |
Southwest Industrial Park Specific Plan (SWIP) Public Facilities |
Kaiser High School |
PROJECT DESCRIPTION:
ANALYSIS:
The applicant, Industrial VI Enterprises, LLC, is requesting that the Planning Commission approve Tentative Parcel Map No. 23-010 (TPM No. 20744) and Design Review Project No. 23-013 for the development of two (2) new industrial commerce center buildings totaling approximately 699,433 square feet and associated site improvements on an approximate 29.4-acre site located on the northwest corner of Cherry Avenue and Jurupa Avenue. The site is currently developed and utilized as a staging yard for heavy equipment building materials and construction equipment.
Tentative Parcel Map No. 23-010 (TPM 20744)
Tentative Parcel Map 20744 will consolidate two (2) lots into one (1) into one parcel of approximately 29.4 acres for the development of a 699,433 square foot industrial commerce building. The consolidated lot will meet all requirements of the Southwest Industrial Specific Plan (SWIP) and will enable the development of the site with an industrial commerce building, consistent with the Jurupa North Research and Development District of the SWIP within which the site is located.
Design Review No. 23-013
The development will be comprised of the construction two (2) industrial commerce center buildings with a combined area of approximately 699,433 square feet. Building one will have 477,480 square feet and will be 50 feet in height. Building two will have 221,953 square feet and be constructed to 46 feet in height. The development would have a total of 91 loading docks; 62 located on the east side of building one, and 29 located on the west side of building two. All docks will be located internally and not visible from the roadway. The project is designed with landscaping that includes larger trees (48-inch boxes) along the street frontages and 14 foot high block walls that will screen the public view of the dock areas.
The building facades incorporate architectural elements (e.g., windows, pillars, wall plane breaks) to minimize stretches of blank walls. All colors and materials consist of earth tones and large expanses of blank walls are broken up with expansion joints, reveals, or changes in texture and color. The proposal provides a development that has been designed with features (architectural relief, landscaping, street improvements, and lighting), to enhance the character of the surrounding neighborhood.
Grading / Walls
The truck court will be improved with 14 foot high walls along the entryways and along the southern area for screening purposes and serves to buffer the truck court from the streets and other nearby uses. The subject site has a gradual slope where the property and adjacent areas tend to higher along the north; therefore, the site will drain to the south and utilize underground chambers.
Site Access / Circulation / Parking
Access to the site would be from four (4) driveways, two (2) along Jurupa Avenue and , two (2) along Redwood Avenue. The trucks would access the site from one (1) driveway on northeast corner of the site along Redwood Avenue that is designated as a private street. The truck movements would occur within the central truck court, on the interior of the site, away from the school and residential areas that are located across the street along Jurupa Avenue and Cherry Avenue.
Environmental:
The Draft Subsequent EIR (SEIR) for the Cherry Commerce Center Project (SCH No. 2023070065) was made available for the public review at the City’s website: <https://www.fontanaca.gov/2137/Environmental-Documents> and reviewed by the Planning Commission at the January 16, 2024 regular meeting.
Subsequent to the distribution of the Notice of Preparation (NOP), the DSEIR was prepared for the project. The environmental analysis contained in the Draft Subsequent EIR is based in part on specific studies and assessments undertaken for the City by qualified environmental scientists, specialists, and consultants. This analysis addresses aesthetics, air quality, biological resource, cultural resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, noise, public services, transportation, tribal cultural resources, utilities, and wildfire.
These technical studies are contained in the Technical Appendices document of the Draft SEIR and are made available for the public review. The Draft and Final Subsequent EIR and Technical Appendices can be viewed at the following URL: <https://www.fontanaca.gov/2137/Environmental-Documents>
The Final Subsequent EIR describes the environmental impacts of the project and the mitigation measures to help minimize the project impacts on the environment. The scope of this Final Subsequent EIR includes analysis of minimize the project impacts on the environment. The scope of this Final Subsequent EIR includes analysis of environmental issues identified and raised in response to the Notice of Preparation (NOP) and during the DSEIR comment period.
The Final Subsequent EIR determined that fifteen (15) categories of environmental effects for the project would have impacts found not to be significant. These categories are aesthetics, air quality, biological resource, cultural resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, noise, public services, transportation, tribal cultural resources, utilities, and wildfire. The potential impacts from the aforementioned topical areas are fully addressed in the DSEIR.
The analysis in the Final Subsequent EIR and supporting studies found that, even with incorporation of proposed mitigation measures, impacts to Green House Gases would remain significant and unavoidable. As a result of the proposed project having an impact that is significant and unavoidable, adoption of a Statement of Overriding Consideration (SOC) by the Planning Commission is required.
Alternatives
As required by CEQA, an SEIR shall describe a range of reasonable alternatives to the project which meets the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the project and evaluate the comparative merits of the alternatives. The proposed alternatives for this project include “No Project”, “Reduced Project”, “Single Building/Cross Dock Alternative”, and “Alternative Site Alternative”.
Circulation
The project DSEIR was circulated for the 45-day public review period beginning December 7, 2023 to January 22, 2024. The document was submitted to the State Clearinghouse for notification to State agencies for their possible comment. The Planning Commission conducted a public hearing on the DEIR on January 16, 2024, the City received comments on the DSEIR from the following public agencies, organizations, and individuals:
Letter Date Received Organization/Name
1 Center for Community Action and Environmental Justice (CCAEJ) January 22, 2024
2 South Fontana Concerned Citizens Coalition (SFCCC) January 22, 2024
3 Susan Bowen January 22, 2024
The City, along with the environmental consultant, has reviewed and provided responses to the letters/comments above; these are included in the Final SEIR. The Final SEIR along with errata has been included with the environmental documentation made available at the following link: <https://www.fontanaca.gov/2137/Environmental-Documents>.
To approve the project, the Planning Commission must adopt a Statement of Overriding Considerations indicating that the project benefits override or outweigh the project identified unavoidable environmental impacts
MOTION:
Approve staff recommendation.
ATTACHMENTS:
1. Vicinity Map
2. Project Plans
3. Planning Commission Resolution Findings and Conditions of Approval
4. Planning Commission Resolution to Certify the Subsequent Environmental Impact Report with Mitigation Monitoring and Reporting Program
5. Notice of Determination
6. Notice of Public Hearing