FROM:
Planning Department
TITLE:
Master Case No. (MCN) 22-115: General Plan Amendment (GPA) No. 22-009, Zoning District Map Amendment (ZCA) No. 22-009, Tentative Parcel Map No. 22-029 (TPM No. 20834), Design Review (DRP) No. 22-054, and Development Agreement (AGR) No. 23-096 - A request to amend the General Plan land use designation from Community Commercial (C-C) to Light Industrial (I-L), and a Zoning District Map Amendment to amend the zoning designation from Community Commercial (C-1) to Light Industrial (M-1) for approximately 0.9 acres, a Tentative Parcel Map to consolidate twenty-one (21) parcels comprised of approximately 15.8 acres into one parcel, Design Review for the site and architectural review for the development of an industrial commerce building totaling approximately 355,995 square feet within a project site comprised of approximately 15.8 acres, and a Development Agreement to include the payment of a public benefit fee, pursuant to a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.
RECOMMENDATION:
Based on the information contained in this staff report and subject to the attached Findings and Conditions of Approval, staff recommends that the Planning Commission adopt Resolution No. PC 2024-_____, and forward a recommendation to the City Council to:
1. Adopt a resolution approving the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and direct staff to file a Notice of Determination; and,
2. Adopt a resolution approving General Plan Amendment (GPA) No. 22-009; and,
3. Adopt an ordinance approving Zone District Map Amendment (ZCA) No. 22-009; and,
4. Adopt a resolution approving Tentative Parcel Map No. 22-029 (TPM No. 20834); and,
5. Adopt a resolution approving Design Review No. 22-054; and,
6. Adopt an ordinance approving Development Agreement (AGR) No. 23-096.
APPLICANT:
MIG, INC
1650 Spruce Street, Suite 106
Riverside, CA 92507
LOCATION:
The project site is located on the north side of Slover Avenue, south of Boyle Avenue, south of Interstate (I) 10 freeway, west of Citrus Avenue and east of Oleander Avenue. APNs: 0251-151-03 through -07, -09 and -10, -14 through -16, -18 through -22, and -39 through -44.
REQUEST:
1. General Plan Amendment (GPA) No. 22-009 - A request to amend Exhibit 15.8 in Chapter 15 (Land Use, Zoning, and Urban Design) of the General Plan to amend the General Plan land use designation from Community Commercial (C-C) to Light Industrial (I-L) for APN 0251-151-20, consisting of approximately 0.9 adjusted gross acres.
2. Zoning District Map Amendment (ZCA) No. 22-009 - A request to amend the Zoning District Map from Community Commercial (C-1) to Light Industrial (M-1) for APN 0251-151-20, consisting of approximately 0.9 adjusted gross acres.
3. Tentative Parcel Map No. 22-029 (TPM No. 20834) - A request to consolidate twenty-one (21) parcels comprised of approximately 15.8 acres into one parcel for the development of the project.
4. Design Review (DRP) No. 22-054 - A request to review the architecture, site design and associated improvements for an industrial commerce center building totaling 355,995 square feet on a site comprised of approximately 15.84 acres.
5. Development Agreement (AGR) No. 23-096 - An agreement to include the payment of a public benefit fee.
PROJECT PLANNER:
Irene Romero, Associate Planner
BACKGROUND INFORMATION:
A. Existing Land Use Designation:
|
|
General Plan |
Zoning |
Existing Land Use |
|
Site: |
Light Industrial (I-L) and Community Commercial (C-C) |
Community Commercial (C-1) and Light Industrial (M-1) |
Vacant |
|
North: |
General Industrial (I-G) |
General industrial (M-2) |
Non-Conforming uses/Vacant/Warehouse |
|
South: |
General Commercial (C-G) and Light Industrial (I-L) |
General Commercial (C-2) and Light Industrial (M-1) |
Vacant/Warehouse |
|
East: |
Light Industrial (I-L) |
Light Industrial (M-1) |
Non-Conforming Residential uses |
|
West: |
Light Industrial (I-L) and Community Commercial (C-C) |
Light Industrial (M-1) and Community Commercial (C-1) |
ARCO gas station/ Citrus Avenue Overpass |
ANALYSIS:
The applicant, MIG Inc., is requesting that the Planning Commission review and forward a recommendation of approval to the City Council for a General Plan Amendment, Zone Change, Tentative Parcel Map, and Design Review to facilitate the construction of a 355,995 square feet industrial commerce building on a 15.84-acre site. The applicant has also prepared a development agreement for consideration that includes a public benefit fee.
General Plan Amendment (GPA) No. 22-009
The current general plan land use designation is Light Industrial (I-L) for APNs: 0251-151-03 through -07, -09, -14 through -16, -18 through -22, and -39 through -44 and Community Commercial (C-C) for APN 0251-151-10 which does not allow for industrial commerce center (warehouse) uses. Therefore, the applicant has applied for a General Plan Amendment to amend Exhibit 15.8 (General Plan Land Use Map) as part of Chapter 15 of the General Plan and change the General Plan land use designation of APN 0251-151-10, a .89-acre parcel from Community Commercial (C-C) to Light Industrial (I-L) as shown in Attachment No. 3. This amendment would create consistency amongst the project parcels and would remove a small area that has not developed commercially to date, nor would it be well placed to do so in the future based on its size and location. The amendment would support General Plan Chapter 13, Goal No. 1, Action A: Establish a balance of industrial and manufacturing development along with services, especially in sectors with living wage jobs. The operations of the industrial commerce building will require employees for day-to-day operations, which will in turn provide jobs for local communities in the long term.
Zoning Change Amendment (ZCA) No. 22-009
The proposal would amend the zoning district map (Attachment No. 4) from Community Commercial (C-1) to Light Industrial (M-1) of property APN 0251-151-10, approximately .89-acres total. The Zoning District Map amendment would ensure that zoning for the project site is consistent across the subject areas, as well as consistent with the proposed General Plan Amendment.
Tentative Parcel Map No. 20834 (TPM) No. 22-029
The applicant has filed for a Tentative Parcel Map to consolidate twenty-one (21) parcels of approximately 15.8 acres into one parcel for the development of an industrial commerce center building. As part of the project the developer will also construct all on-site and off-site improvements per the City Standards. The consolidated parcels meet the development standards of the light industrial zoning district and will support the development of a new industrial facility.
Design Review (DRP) No. 22-054
The project includes the development of an industrial commerce center building. The industrial commerce center building has been designed with a combination of office and industrial areas and will contain approximately 355,995 square feet of floor area. The developer will construct the necessary on-site and off-site improvements required by city standards. A gate-secured truck court with 50 loading docks is proposed on the south and west side of the building. The building’s tower entries, glass features, painted bands, articulated window framing with glazing provide structural and visual interest. The applicant has incorporated a variety of architectural features on all sides of the building to meet or exceed the design guidelines of the Light Industrial (M-1) design guidelines. Landscaping would be ornamental in nature and would feature trees, shrubs, and drought-tolerant accent plants in addition to a variety of groundcover.
The project site is physically suitable in size and shape to support the development of the proposed industrial commerce center building. The applicable building codes, zoning codes, and fire codes and standards will be incorporated and will make for a safe, attractive, and well-designed project. As proposed, the project site is consistent with the standards of the Light Industrial (M-1) Zoning District. The proposal has been designed to be compatible with the industrial uses of nearby, while also providing a development that has been designed with features (architectural relief, added landscaping along the north and south side of the property, street improvements, and lighting), to enhance the character of the area. The project further meets all the requirements of the recently adopted Industrial Commerce Centers Sustainability Standards Ordinance.
Grading / Walls
The area surrounding the building will drain to the south with the use of underground chambers towards Slover Avenue. The project site will have three (3) eight-foot-tall sliding gates for the loading areas and a 14-foot-high screen wall surrounding the south, east and west project area.
Circulation / Grading
Trucks will have access from two southwest driveways on Slover Avenue and passenger vehicles will have access from separate driveways on the northern and southern portion of the site. Trucks will be traveling south and north from Citrus Avenue and east and west from Slover Avenue to and from the project site to access the 10 freeway.
Development Agreement (AGR) No. 23-096
The proposed project includes a development agreement for the provision of a public benefit fee of $49,722.
Public Communication:
Staff received one (1) comment (Attachment No. 8) in opposition to the project that relates to acquiring the residential sites along Oleander Avenue to square off the proposed development and the location of the warehouse abutting the residential properties along Oleander Avenue.
Environmental
An Initial Study (IS), Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program has been prepared for this project pursuant to the California Environmental Quality Act (CEQA) and the 2019 Local Guidelines for Implementing CEQA. Based on the information in the IS, the project would not have a significant effect on the environment as a result of the project implementation and the Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program; a Notice of Determination has been prepared for the Planning Commission’s consideration. The mitigation measures from the Mitigation Monitoring and Reporting Program are included herein as part of the Conditions of Approval. The IS/MND for this project can be found at <https://www.fontanaca.gov/2137/Environmental-Documents>.
MOTION:
Approve staff’s recommendation.
ATTACHMENTS:
1. Vicinity Map
2. Project Plans
3. Existing/Proposed General Plan Land Use Designation Exhibit
4. Existing/Proposed Zone Change Exhibit
5. Planning Commission Resolution, Findings and Conditions of Approval
6. Development Agreement
7. Notice of Determination
8. Public Communication
9. Notice of Intent to Adopt a Mitigated Negative Declaration and Public Hearing Notice