FROM:
Planning Department
TITLE:
Title
Master Case No. 22-000011-R3: Tentative Parcel Map No. 20761 (TPM No. 22-000033-R2), Minor Use Permit No. 25-0006, and Design Review No. 22-00005-R2 - A request for site and architectural approval for a proposed revision to a previously approved commercial center. Revisions include the reconfiguration of the site from five parcels to four parcels and the relocation of the carwash building, vacuums and canopies to the northwest portion of the site, pursuant to a previously approved Mitigated Negative Declaration for the Midland Plaza project in accordance with CEQA Guidelines Sections 15162 through 15164 et seq.
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 2026 -___; and,
1. Find that, pursuant to CEQA Guidelines Sections 15162 through 15164 et sec, the project has been reviewed under the previous Mitigated Negative Declaration for Tentative Parcel Map No. 20761 (TPM No. 22-000033), Conditional Use Permit No. 22-000002, Design Review No 22-000005 and has adequately identified that there will be no impacts associated with the project that cannot be mitigated, and no previously reviewed impact areas have substantially changed and direct staff to file a Notice of Determination; and,
2. Adopt a resolution approving Tentative Parcel Map No. 20761 (TPM No. 22-000033-R2), Minor Use Permit No. 25-0006, and Design Review No. 22-000005-R2.
APPLICANT:
Core States Group
18215 72nd Avenue S
Kent, WA 98032
LOCATION:
The project site is located on the west side of Sierra Avenue between Baseline Avenue and Montgomery Avenue (APN 0241-051-01, -02, -16, -17 and -32)
REQUEST:
Tentative Parcel Map No. 20761 (TPM No. 22-000033-R2) - A request to reconfigure five parcels into four parcels.
Minor Use Permit No. 25-0006 - A request to operate an automatic carwash on the subject site.
Design Review No. 20-000031-R2 - A request to amend the previous approval for the retail center to include only an automobile fueling station and automatic carwash.
PROJECT PLANNER:
Cecily Session-Goins, Associate Planner
BACKGROUND INFORMATION:
Land Use Designations:
PROJECT DESCRIPTION:
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A. Site Area: |
Approximately 6.3 adjusted gross acres |
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B. Lot Coverage: |
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|
|
Maximum allowed: |
50 percent (maximum coverage) |
|
|
Provided: |
18.8 percent |
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C. Building/Unit Analysis: |
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|
Fuel canopy |
Approximately |
6,063 |
square feet |
|
Convenience store |
Approximately |
5,608 |
square feet |
|
Retail |
Approximately |
2,719 |
square feet |
|
Quick svc. restaurant |
Approximately |
2,160 |
square feet |
|
Carwash |
Approximately |
5,000 |
square feet |
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Total: |
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21,550 |
square feet |
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D. Parking Analysis: |
|
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Vehicle Spaces |
Required: |
79 spaces |
|
|
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Provided: |
93 spaces |
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|
|
|
|
|
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E. Landscaping: |
|
|
Minimum Required: |
15 percent |
|
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Proposed: |
18.1 percent |
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ANALYSIS:
Background
• Master Case No. 22-000011, inclusive of Tentative Parcel Map No. 20761 (TPM No. 22-000033), Conditional Use Permit No. 22-000002, and Design Review No 22-000005 for a retail center consisting of an automobile fueling station, convenience store, drive-thru restaurant, sit down restaurant, drug store and multi-tenant retail building, was previously approved by the Planning Commission on August 15, 2023.
• Master Case No. 22-000011-R1, Minor Use Permit No. 22-000001 and Administrative Site Plan No. 24-0009 for the addition of a new automatic car wash with vacuum spaces and canopies on a separate parcel within the overall site was approved by the Director of Planning on October 31, 2024.
The applicant, Core States Group, is requesting a Tentative Parcel Map for the reconfiguration of the existing parcels, and site and architectural review and approval for revisions to a previously approved retail center to include an automobile fueling station with convenience store and quick service restaurant and an automatic carwash with vacuums and canopies on an approximately 6.3 adjusted gross acre site located in the General Commercial (C-2) zoning district.
The originally approved development included a sit-down restaurant, drug store and multi-tenant retail building. At this time, the applicant is excluding those buildings from the development of the site, and two of the four proposed parcels will remain vacant until developed at a later date.
Tentative Parcel Map No. 20761 (TTM No. 22-000033-R2):
Tentative Parcel Map No. 20761 is a request to consolidate five parcels into four parcels on a site totaling approximately 6.53 adjusted gross acres for the purpose of developing a commercial retail center. Lot 1 is to be developed with an automobile fueling station and convenience store and drive through restaurant. Lot 2 is to be developed with an automatic car wash, vacuums and canopies. Lots 3 and 4 are now to remain vacant and will be developed at a later time. The lots, as proposed, will comply with all standards of the City’s Municipal Code including Chapter 26 (Subdivisions) and Chapter 30 (Zoning and Development Code).
Minor Use Permit No. 25-0006:
Per Section No. 30-486 of the Fontana Municipal Code, an automobile wash is allowed with the granting of a minor use permit. The proposed car wash will be located on a different parcel/location on the project site than previously approved. The proposed carwash is to be located on the northwest portion of the site, adjacent to the fueling station and Baseline Avenue. It has been designed to be architecturally compatible with the fueling station. The proposed location will not have any adverse impacts on surrounding properties or land uses. The carwash tunnel will be located approximately 120 feet from Baseline Avenue. Berming and landscaping will be utilized adjacent to Baseline Avenue, which will minimize noise and visual impacts for land uses to the north of the site.
Additionally, a 45-foot setback has been provided between the carwash tunnel and the western property line, which is greater than the required 20-foot setback from the adjacent residentially zoned parcel. While the adjacent parcel is vacant and undeveloped, the additional setback for the carwash tunnel provided will limit any potential impacts on future development.
Design Review No. 22-000005-R2:
The architectural elevations will match the previously approved elevations and will utilize the Modern architectural style. The proposed buildings have been designed with a unifying theme but with individual identities. They incorporate flat rooflines, elements of asymmetry, a mix of cool and warm building siding tones, metal and glass accents and wood-look siding.
The location and architectural design of the fueling station and convenience store/quick service restaurant will remain as previously approved. It will be located in the northeast portion of the site, at corner of Sierra Avenue and Baseline Avenue. The fueling station and convenience store have been designed in a reverse configuration with the convenience store placed adjacent to the street frontage. The drive-thru lane between the building and public right-of-way will be screened with berms and landscaping. The fueling station canopy will include accent material utilized for the other buildings on the site along the structural columns.
The previously approved automatic carwash was located in the southwest portion of the site. The proposed location will be to the west of the fueling station at the northwest portion of the site, adjacent to Baseline Avenue.
The remainder of the site will be developed in the future. Any future development will require review and approval through the entitlement process.
Grading/Wall:
The site is vacant and undeveloped. The project site and the adjacent parcels to the west are at similar grades and slope slightly from north to south. After the proposed development, the subjective site will have less than a two-percent grade to the south. A block wall will be constructed along the westered property lines. The project will be conditioned to fence the parcels that will remain vacant using split rail fencing until those areas are developed.
Circulation:
The site will be accessed by driveways on Sierra Avenue, Baseline Avenue and Montgomery Avenue. Due to a raised median on Sierra Avenue Baseline Avenue, driveways on those streets will be limited to right turn in and right turn out movement. The driveway on Montgomery Avenue will allow for full ingress and egress movements.
Parking:
Parking will be provided in a surface parking lot accented with landscaping. The parking spaces provided for both uses meet the minimum parking spaces required by the Fontana Municipal Code.
Environmental:
Based on the California Environmental Quality Act (CEQA), Sections 15162 through 15164 et seq, staff has determined that the previously adopted Mitigated Negative Declaration has adequately identified that there will be no impacts associated with the project, and that there have been no substantial changes proposed which would require major revisions, no changes have occurred with respect to the circumstances under which the project is undertaken, there is no new information of substantial importance, and no previously reviewed impact areas have substantially changed. Therefore, a subsequent mitigated negative declaration is not required, and a Notice of Determination has been prepared.
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 - Notice of Public Hearing