FROM:
Planning Department
TITLE:
Title
Master Case No. 22-063: Conditional Use Permit (CUP) No. 23-002, and Design Review (DRP) No. 22-033 - a request for the Planning Commission to review and approve an expansion to a non-conforming use and site, and a request for site and architectural approval for a redesign of an existing 1,354 square foot building into an office, removal of approximately 17,194 square feet of existing storage buildings, construction of a new three (3) story climate controlled 109,566 square foot self-storage building along with other pertinent site improvements, pursuant to a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.
End
RECOMMENDATION:
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,
1. Adopt the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring Program (MMRP), and direct staff to file a Notice of Determination; and,
2. Approve Conditional Use Permit (CUP) No. 23-002; and,
3. Approve Design Review (DRP) No. 22-033.
APPLICANT:
Public Storage
701 Western Avenue
Glendale, CA 91201
LOCATION:
The project site is located at 17173 Valley Boulevard, approximately 110 feet west of the centerline of Healthcare Parkway and on the south side of Valley Boulevard (APNs: 0194-351-12 and -16, and 0251-211 22).
REQUEST:
Conditional Use Permit No. 23-002 - a request to expand an existing legal non-conforming self-storage facility within the Valley Gateway subdistrict of the Form-Based Code.
Design Review No. 22-033 - a request to demolish 17,194 square feet of existing building area, redesign an existing 1,354 square foot building into an office, and construct a new 109,566 square foot three (3) story climate-controlled self-storage building along with associated on-site and off-site improvements.
PROJECT PLANNER:
Jon Dille, Associate Planner
BACKGROUND INFORMATION:
Existing Land Use Designation:
|
|
General Plan |
Zoning/Subdistrict/Overlay |
Existing Land Use |
|
Site: |
Walkable Mixed-Use Corridor and Downtown (WMXU-1) |
Form-Based Code (FBC)/ Valley Gateway |
Public Storage and Vacant |
|
North: |
Public Facility (P-PF) |
Public Facility (P-PF)/ Kaiser Permanente Overlay |
Kaiser Permanente Fontana Medical Center |
|
South: |
Light Industrial (I-L) past the Interstate 10 freeway and railroad right-of-way |
Light Industrial (M-1) past the Interstate 10 freeway and railroad right-of-way |
Palm Court Shopping Center |
|
East: |
Walkable Mixed-Use Corridor and Downtown (WMXU-1) |
Form-Based Code (FBC)/ Valley Gateway |
Extra Space Storage |
|
West: |
Walkable Mixed-Use Corridor and Downtown (WMXU-1) |
Form-Based Code (FBC)/ Valley Gateway |
Sure Stay Hotel/ Vineyard Valley Shopping Center |
PROJECT DESCRIPTION:
A. Site Area: Approximately 5.3 gross acres
B. FAR Ratio:
Allowed Maximum 2.0
Proposed 0.8
C. Building Analysis:
Office Conversion Approximately 1,354 square feet
Self-Storage Area:
Existing to Remain Approximately 72,976 square feet
Proposed Approximately 109,566 square feet
Total Building Area: Approximately 182,542 square feet
D. Parking Analysis:
Vehicle Spaces
Required: 37 spaces
Proposed: 38 spaces
E. Landscaping:
Minimum Required: 15 percent
Proposed: 15 percent (9,366 square feet)
Previous Reviews:
1. On December 5, 2023, the Planning Commission continued this item at the request of the applicant to allow additional time for staff and the applicant to address certain conditions and modify the exhibits pertaining to the widening of Valley Boulevard along project frontage.
2. On January 16, 2024, the Planning Commission continued this item to a date uncertain at the request of the applicant to allow more time to modify the exhibits.
ANALYSIS:
The applicant, Public Storage, is requesting approval of a Conditional Use Permit to allow for the expansion of a non-conforming use and site, and Design Review approval to include a redesign of an existing 1,354 square-foot building into an office, removal of existing building areas of approximately 17,194 square feet, addition of a new three (3) story 109,566 square foot climate-controlled self-storage building, relocation of the existing previously approved commercial vehicle parking area, and on-site improvements of new landscaping, lighting, fencing, and other associated improvements, with additional off-site improvements to be installed along Valley Boulevard. The project site is located on three existing parcels (APNs: 0194-351-12 and -16, and 0251-211-22) totaling approximately 5.3 acres.
Conditional Use Permit
Pursuant to the Zoning and Development Code 30-351(1)(a)(1), no nonconforming use or site, shall not be enlarged or intensified unless the Planning Commission approves such request through the Conditional Use Permit (CUP) process. The proposed project would be required to comply with Section 30-357(1)(a)(2) of the City’s Zoning and Development Code, which states that a legal non-conforming building or the addition of other structures are allowed if the addition of 50 percent or more of the existing floor area triggers compliance with all Form-Based Code district provisions for the portion of the structure comprising the addition.
The Conditional Use Permit will expand a non-conforming use with a partial of full demolition of all four buildings, of approximately 17,194 square feet, and development of an approximately 109,566 square feet, 40-foot-high climate controlled self-storage building in the southwestern portion of the site and a redesign of an existing 1,354 square feet building in the northwestern portion of the site into an office. Additional landscaping will be provided along the northern frontage of the site adjacent to Valley Boulevard and to the rear of the property adjacent to Interstate 10 freeway and within the new parking areas, and additional site lighting will be provided for the project site.
The expansion would include reconfiguration of the truck parking area to relocate existing semi-truck parking spaces from the southwestern portion of the site to the proposed parking area immediately north of the proposed three-story self-storage building and reduce the number of these spaces from 12 to nine. The commercial vehicle parking area that is proposed to be redesigned was approved by the City of Fontana Planning Commission on November 28, 1994, via Design Review No. 94-036. This approval allowed for 12 semi-truck parking spaces (12-foot by 65-foot) to be located on the Sure Stay Hotel property. The applicant is proposing to relocate only 9 semi-truck parking spaces, which is three (3) less than what was previously approved.
Design Review No. 22-033
The project proposes to redesign the existing Public Storage site by demolishing approximately 17,194 square feet of total building area, redesigning an existing 1,354 square-foot building into an office, adding a new 109,566 square-foot three (3) story climate-controlled self-storage building to the south portion of the site, adding new landscaping along Valley Boulevard, to the rear of the property adjacent to Interstate 10 freeway, and within the new parking areas, adding new lighting, and relocating the existing commercial vehicle parking area. Additionally, there will be associated frontage improvements, including widening the existing sidewalk to 10 feet.
The front of the property, incorporating approximately 17,194 square feet, currently has a 1,354 square foot two (2) story building, which will be demolished. A portion of an existing self-storage building, building 2000, will be redesigned for the new 1,354 square foot office building. The front portion of the project site will be modified and an existing 5,724 square foot office building to allow better circulation/access to the project site.
The new 109,566 square -foot three (3) story building will be approximately 241-feet by 151-feet and will be used as a climate-controlled self-storage building. Each floor is approximately 36,522 square feet which includes two stairwells, two elevators, and a lobby area. The first floor is proposed with 252 rental units, an over-sized lobby area of approximately 600 square feet, including two handicap accessible restrooms and a janitor’s closet, and other utility areas. The second floor is proposed with 256 rental units with no restroom. The third floor is proposed with 293 rental units including one handicap accessible restroom. A total of 801 self-storage units will be provided within the new multi-floor building.
The proposed project incorporates glazing, reveals, and a variety of colors that will add structural and visual interest to the building. Additionally, variations to the building face and roof lines provide additional details that will be architecturally pleasing. The building will incorporate ample windows, decorative scoring, decorative lighting, varying roof lines, and metal canopies and trim. The proposed building will be complimentary to the surrounding area.
Site Access/Circulation/Parking:
Currently there are two (2) sub-standard driveways onto the site. Modifications to the driveway circulation plan include, widening both existing driveways along Valley Boulevard to city standards; the driveway to the west; of the frontage, will be the primary entrance to the site, and the eastern driveway as an exit-only. Along with the redesign of the five required parking spaces and providing six spaces, and other minor pertinent improvements, the applicant will provide a third egress and emergency access to the project site just north of the new three-story building. With the consolidation of parcels from this project, the applicant will replace 12 semi-truck parking spaces with nine (9) semi-truck parking spaces relocated closer to the hotel.
Grading:
Most of the project site consists of impervious surface area. Currently, stormwater generally flows in a southerly direction via existing on-site storm drains and surface flows, which drains into a concrete channel located at the south side of the site. Any drainage that will be cause by the project will continue to drain to the concrete channel after flowing through the above ground basin.
Walls/Fences:
Most of the project site is secured with existing walls or fences. Along the east property line, the project site is secured by existing storage building walls. Along the west property line, the project site is secured by an existing CMU wall, of varying heights, a portion of this wall will be removed to allow access to the new three-story building; in addition, the project site will be secured by the new storage building wall. The applicant will install three (3) new tubular steel gates; two (2) near the entrances, one (1) approximately 63 feet south of the property line and one (1) approximately 107 feet south of the property line, and one (1) near the newly proposed three-story building Emergency Vehicle Access (EVA). Two new five-foot-high decorative screen walls will be constructed on the interior to screen electrical equipment areas. A proposed 8-foot-high tubular steel security fence will be constructed along the southern boundary of the project site, which will connect to the existing chain link fence along the eastern boundary of the site and then turn north closing off the existing sign easement. Additionally, a new 8-foot-high tubular steel security fence will be located along the westerly side of the property that connects from the three-story building to the existing block wall.
Environmental:
An Initial Study (IS), Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program <https://www.fontanaca.gov/2137/Environmental-Documents> has been prepared for this project pursuant to the California Environmental Quality Act (CEQA) and the 2019 Local Guidelines for Implementing CEQA. The IS concluded that no impacts would be caused by the project; therefore, a Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program and a Notice of Determination have been prepared for the Planning Commission’s consideration.
MOTION:
Approve staff’s recommendation.
ATTACHMENTS:
Attachment No. 1 - Vicinity Map
Attachment No. 2 - Project Plans
Attachment No. 3 - Planning Commission Resolution, Findings, and Conditions of Approval
Attachment No. 4 - Notice of Determination
Attachment No. 5 - Public Hearing Notice