FROM:
Planning Department
TITLE:
Title
Master Case No. 22-067-R1, Administrative Site Plan No. 22-016-R1 - A request for revisions to previously approved site and architectural plans for a new 4,382 square foot car wash facility and a new 2,452 square foot retail building, on an approximately 1.6 -acre site located at 17154 Foothill Boulevard, pursuant to a Categorical Exemption in accordance with CEQA Guidelines Section 15332, Class No. 32.
End
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 PC No. 2024-_ , and
1. Determine that the project is categorically exempt pursuant to Section 15332 (Class 32, Infill Development), and Section No. 3.22 (Categorical Exemption) of the Local 2019 Guidelines for Implementing CEQA, and direct staff to file a Notice of Exemption; and,
2. Approve Administrative Site Plan No. 22-016-R1
APPLICANT:
Naguib Kilada
17154 Foothill Boulevard
Fontana, CA 92335
LOCATION:
The project site is located at 17154 Foothill Boulevard, (APN: 0190-241-02)
REQUEST:
Administrative Site Plan No. 22-016-R1 - A request to modify the previously approved elevations and associated site plan for the development of a new 4,382 square foot car wash facility and 2,452 square foot retail building on an approximately 1.6-acre lot.
PROJECT PLANNER:
Alexia De La Torre, Associate Planner
BACKGROUND INFORMATION:
Land Use Table:
|
|
General Plan |
Zoning/Specific Plan |
Existing Use |
|
Site |
Walkable Mixed Use, (WMXU-1) |
Form-Base Code (FBC) Downtown Gateway District |
Car Wash |
|
North |
Walkable Mixed-Use (WXXU-1) |
Form-Base Code (FBC) Transitional District |
Single-Family Residential |
|
South |
Walkable Mixed Use (WMXU-1) |
Form Base Code (FBC) Downtown Gateway District |
Commercial Shopping Center |
|
East |
Multi-Family High Density Residential (R-MFH) |
Multi-Family High Density Residential (R-5) |
Vacant Lot |
|
West |
Walkable Mixed Use (WMXU-1) |
Form-Base Code (FBC) Downtown Gateway District |
Auto Zone Retail Store and Apartments |
PROJECT DESCRIPTION:
A. Site Area: 67,600 square feet (approximately 1.6 acres)
B. Building Area: Building A - Retail building: 2,452 square feet
B - Car wash tunnel: 4,382 square feet
C. Parking: Non-residential uses -not required (Form Base Code)
Required: - 0 spaces
Provided - 14 spaces
ANALYSIS:
The applicant, Naguib Kilada, is requesting that the Planning Commission approve Administrative Site Plan No. 22-016-R1 for site and architectural revisions to a previously approved project consisting of a new 4,382 square foot car wash facility and a new 2,452 square foot retail building on an approximately 1.6 -acre site located at 17154 Foothill Boulevard.
Background
On February 21, 2023, the Planning Commission approved a Conditional Use Permit (CUP No. 22-017) and an Administrative Site Plan (ASP No. 22-016) for a new 4,382 square foot car wash tunnel and new 2,452 square foot retail building.
Subsequently, the applicant submitted a request to modify the approved elevations and make minor site plan adjustments to provide improved structural support for some of the tower elements and to enhance the architecture for both buildings. The site plan change is minimal in nature and the request does not affect the approved conditional use permit.
Administrative Site Plan No. 22-016-R1:
The proposed revisions to the elevations include removing windows from the retail building, modifying the tower element on the car wash tunnel, and modifying the porte cochere.
Removal of the windows from the retail building will provide added structural support for the tower element of the retail building. Windows to be removed will be replaced with trellises that include minimum 15-gallon vines and a landscape planter.
The applicant is also proposing to modify the tower element from the carwash tunnel to better exemplify the Art Deco/Modern architectural style. Instead of one large tower, two posts are proposed on each side of the south elevation that are visually taller than the rest of the building. The posts will include decorative metal features to enhance the Art Deco/Modern style. The proposed south elevation of the carwash tunnel will include a decorative canopy and metal siding that will bring visual interest to the building. The modifications to the carwash tunnel will slightly shift the building further south, resulting in the carwash being further away from the residential to the north.
Lastly, the applicant proposes to remove the porte cochere-like structure that was approved to be located over the payment station of the carwash and replace it with a façade that stands on three posts; this proposed façade is attached to the carwash building. The structure as proposed will not provide shade, but will have the appearance of a porte cochere from the south elevation only. Although the applicant prefers to reduce the porte cochere to a façade-like structure, staff finds the structure as proposed to be disproportionate appearance to the main structures and inconsistent with the originally approved project. Therefore, staff has recommended a condition of approval (Condition No. 18) that requires the applicant to provide a detached 36’ x 20’ porte cochere directly above the payment station. The condition is added for the Planning Commission’s review and consideration.
The previously approved architecture for both buildings is Art Deco/Modern. The buildings will feature a combination of flat roofs, smooth wall surfaces with metal accents, decorative wall sconces, and porcelain face tile. The proposed color scheme is a patina green color for accent and a gray base color to enhance the design of the buildings. The proposed architectural modifications are consistent with the approved Art Deco/Modern architecture.
Environmental:
Pursuant to the California Environmental Quality Act (CEQA) Guidelines and Section No. 3.22 (Categorical Exemption) of the City of Fontana’s 2019 Local Guidelines for Implementing CEQA, staff has determined that the proposed Project is categorically exempt from CEQA pursuant to CEQA Guidelines Section No. 15332, Class No. 32, Infill Development. The project site is considered Infill Development and meets the CEQA requirements of Infill: (1) The Project is consistent with the Walkable Mixed-use Corridor & Downtown (WMXU-1) designation of the General Plan and the Form Base Code (FBC) Downtown Gateway district regulations; (2) The Project Site is less than five (5) acres at approximately 1.6 acres; (3) The Project Site has previously been developed, and is not within any known sensitive or threatened habitat area; (4) The Project will not have any significant effects related to traffic, noise, air quality, or water quality; and (5) There are adequate public services for the development of the proposed residential project. Additionally, the project is exempt from CEQA pursuant to CEQA Guidelines Section No. 15302 (Replacement or Reconstruction). The project site is also a reconstruction of an existing carwash facility where the new structure will be located on the same site as the structure replaced. Further, none of the exceptions under CEQA Guidelines section 15300.2 preclude the use of this categorical exemption.
MOTION:
Approve Staff’s recommendation.
ATTACHMENTS:
1. Vicinity Map
2. Project Plan Set
3. Planning Commission Resolution, Findings, and Conditions of Approval
4. Notice of Exemption
5. Public Hearing Notice