FROM:
Planning Department
TITLE:
Title
Master Case No. 21-038: Tentative Parcel Map No. 21-007 (TPM No. 20456) and Design Review No. 21-013 - A request to consolidate 22 parcels into one (1) parcel to facilitate the development of a new industrial commerce center building totaling 623,460 square feet with approximately 14,000 square feet of office/mezzanine space on an approximately 29.8 acres site, pursuant to the certification of the Final Environmental Impact Report (FEIR), 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 No. PC 2024-_____, and,
a. Certify the Final Environmental Impact Report (FEIR), 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. 21-007 (TPM No. 20456); and,
b. Approve Design Review No. 21-013
APPLICANT:
Duke Realty/PROLOGIS
200 Spectrum Center Drive, Suite No. 1600
Irvine, CA 92618
LOCATION:
The project site is located on the northwest corner of Slover Avenue and Cypress Avenue (APNs: 0251-163-01, -02, -03, -04, -05, -06, -07, -08, -09, -10, & -13, and 0251-164-03, -04, -10, -11, -12, -14, -15, -16, -20, -23, & -25).
REQUEST:
Tentative Parcel Map 21-007 (TPM No. 20456) - A request to consolidate 22 parcels (APNs: 0251-163-01, -02, -03, -04, -05, -06, -07, -08, -09, -10, & -13, and 0251-164-03, -04, -10, -11, -12, -14, -15, -16, -20, -23, & -25) into one (1) parcel of 29.8 acres.
Design Review No. 21-013 - A request for the site and architectural approval of a new industrial commerce center building of approximately 623,460 square feet including ancillary office/mezzanine space of 14,000 square feet on an approximately 29.8-acre site.
PROJECT PLANNER:
Jon Dille, Associate Planner
BACKGROUND INFORMATION:
Land Use Designation:
|
|
General Plan |
Zoning District |
Existing Land Use |
|
Site: |
General Industrial (I-G) and Light Industrial (I-L) |
General Industrial (M-2) and Light Industrial (M-1) |
Vacant parcels. |
|
North: |
Right-of-Way and Single-Family Residential (SF-R) |
Right-of-Way and Single-Family Residential (R-1) |
Union Pacific Railroad, Interstate 10 Freeway, and Single-Family Dwellings beyond the freeway. |
|
South: |
Light Industrial (I-L)/ Residential Planned Community (R-PC) |
Light Industrial (M1)/ Residential Planned Community (R-PC) |
Two Industrial Commerce Center Buildings/ Single Family Residential |
|
East: |
General Industrial (I-G) and Light Industrial (I-L) |
General Industrial (M-2) and Light Industrial (M-1) |
Industrial Commerce Center Building |
|
West: |
General Industrial (I-G) and Light Industrial (I-L) |
General Industrial (M-2) and Light Industrial (M-1) |
Industrial Commerce Center Building and Single-Family Homes |
PROJECT DESCRIPTION:
|
A. Site Area: |
Approximately 29.8 gross acres |
|
B. FAR Ratio: |
Maximum allowed: |
1.0 |
|
|
Provided: |
0.5 percent |
|
C. Building Analysis: |
|
|
Office/Mezzanine: |
Approximately |
14,000 |
square feet |
|
Warehouse Area: |
Approximately |
609,460 |
square feet |
|
Total Area: |
Approximately |
623,460 |
square feet |
|
D. Parking Analysis: |
|
Passenger Vehicle Warehouse |
Required: |
147 spaces |
|
|
Facility Spaces |
Provided: |
218 spaces |
|
|
Loading Spaces |
|
Warehouse Facility |
Required: |
21 spaces |
|
|
Loading Spaces |
Provided: |
83 spaces |
|
|
Trailer Parking Spaces |
|
Trailer Parking |
Required: |
125 spaces |
|
|
Trailer Parking |
Provided: |
180 spaces |
|
|
E. Landscaping: |
|
Minimum Required: |
15 percent |
95,000 |
square feet |
|
Proposed: |
21.6 percent |
145,698 |
square feet |
ANALYSIS:
The applicant, Duke Realty/ PROLOGIS, is requesting that the Planning Commission review and approve Tentative Parcel Map No. 21-007 (TPM No. 20456) and Design Review No. 21-013 for the development of a 623,460 square feet industrial commerce center building on approximately 29.8 acres located at the northwest corner of Slover Avenue and Cypress Avenue.
Tentative Parcel Map No. 21-007 (TPM No. 20456):
Tentative Parcel Map No. 21-007 will consolidate 22 parcels (APNs: 0251-163-01, -02, -03, -04, -05, -06, -07, -08, -09, -10, & -13, and 0251-164-03, -04, -10, -11, -12, -14, -15, -16, -20, -23, & -25) into one (1) totaling approximately 29.8 gross acres. The resulting parcel will meet the development standards of the Light Industrial (M-1) and General Industrial (M-2) zone and will enable the development of the site with an industrial commerce building, consistent with the General Industrial (M-2) and Light Industrial (M-1).
Design Review No. 21-013:
The development will be comprised of a new 623,460 square feet industrial commerce center building, inclusive of approximately 14,000 square feet of office/mezzanine space. The project includes 83 raised docking bays and four (4) ground level bay door doors, on site improvements which includes parking, landscaping, and lighting, and off-site improvements.
The architectural features for the building include an articulated element, mullions, pure white metal canopies as decorative elements with low-reflective, and gray glazed glass. The exterior color palette for the building is comprised of various neutral colors, including shades of white and gray with blue accent color. The variations to the building face and roof lines, and corner elements at a maximum of 48.5 foot will make the project architecturally pleasing and the project will be consistent with the surrounding area.
The project site is physically suitable in size and shape to support the development of the industrial project. Applicable building codes, zoning codes, and fire codes and standards, have been met which makes for a safe, attractive, and well-designed project. The surrounding uses are industrial in nature. The project design incorporates safety measures for automobiles and pedestrians in the area.
Site Access/Circulation/Parking:
Access to and from the project site is provided by four private driveways, three (3) along Oleander Avenue and one along of Slover Avenue. The trucks will access the site from two (2) driveway along Oleander Avenue and one (1) along Slover Avenue. Passenger vehicles will access the site from Oleander Avenue.
The project shall be served by the City’s sanitary sewer system. There is an existing sewer main available within Slover Avenue and one to be constructed within Oleander Avenue, a lateral connection will be proposed to connect to one of them. The applicant shall connect the proposed building to sewer main. All construction shall be in accordance with the City Standards.
Grading/Walls:
The subject site slopes gradually (approximately 12-foot gradient difference) from the northeast to the southwest of the project site. The northern portions of the site will be graded approximately 4 feet on average to level out the pad to allow for the development of the project site. The Cypress Avenue overcrossing is adjacent to the east; the finish grade of the project site at the southeast corner is at the same grade as the public street, and the property slopes up approximately 11 feet to the north along the east property line. The adjacent property to the south has a gradual slope that follows the public right-of-way (Slover Avenue). The adjacent property to the west has a gradual slope that follows the public right-of-way at Oleander Avenue.
The applicant proposes a combination retaining/concrete tilt-up 14-foot of screen wall not including a maximum of six-foot of retaining, to be located on two sides, north and east sides, of the project site; the screen wall may be adjusted to accommodate the additional retaining portions. The remaining portion of the retaining wall will taper down to zero prior to termination of the perimeter wall; in addition, the 14-foot-high screen wall will terminate prior to the street setback to the west and south of the property and just past the return wall at the edges of the truck courts on the north and south of the project site.
Two (2) 14-foot-high concrete tilt-up screen walls with an 8-foot high metal gate will enclose the truck court to screen the loading bays and trailer parking spaces from view of Slover Avenue and Oleander Avenue public.
Environmental:
The Final EIR (FEIR) for the Duke Realty/ PROLOGIS Project (SCH No. 2021120059) 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 March 19, 2024 regular meeting.
Subsequent to the distribution of the Notice of Preparation (NOP), the FEIR was prepared for the project. The environmental analysis contained in the Draft 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 FEIR and are made available for the public review. The Draft and Final EIR and Technical Appendices can be viewed at the following URL: <https://www.fontanaca.gov/2137/Environmental-Documents>.
The Final 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 EIR includes analysis of minimize the project impacts on the environment. The scope of this Final EIR includes analysis of environmental issues identified and raised in response to the Notice of Preparation (NOP) and during the DFEIR comment period.
The Final EIR determined that twenty (20) categories of environmental effects for the project would have impacts found not to be significant. These categories are air quality, biological resource, cultural resources, energy, geology and soils, hazards and hazardous materials, hydrology and water quality, noise, transportation, tribal cultural resources, aesthetics, agriculture and forestry resources, land use and planning, mineral resources, population and housing, public services, recreation, utilities and service systems, and wildfire. The potential impacts from the aforementioned topical areas are fully addressed in the DEIR.
The analysis in the Final EIR and supporting studies found that, even with incorporation of proposed mitigation measures, impacts to Green House Gas Emission 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, a FEIR 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”, “Boyle Avenue Preservation and Reduced Building Area,” “Modified Building Operations” and “Alternative Sites.”
Circulation:
The project DEIR was circulated for the 45-day public review period beginning May 12, 2023, to June 26, 2023. 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 June 6, 2023, the City received comments on the DEIR from the following public agencies, organizations, and individuals:
Letter Date Received Organization/Name
1. Adams, Broadwell, Joseph & Cardozo, 6/28/2023
2. Blum, Collins & Ho LLP, 6/28/2023
The City, along with the environmental consultant, has reviewed and provided responses to the letters/comments above; these are included in the Final EIR. The Final EIR 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’s recommendation.
ATTACHMENTS:
Attachment No. 1 - Vicinity Map
Attachment No. 2 - Tentative Parcel Map No. 20456
Attachment No. 3 - Project Plans
Attachment No. 4 - Resolution to Certify the Final Environmental Impact Report with Mitigation Monitoring and Reporting Program
Attachment No. 5 - P.C. Resolution, Findings and Conditions of Approval
Attachment No. 6 - Notice of Determination
Attachment No. 7 - Notice of Public Hearing