FROM:
Planning Department
TITLE:
Title
Master Case No. 24-0063; Conditional Use Permit No. 24-0031, and Design Review No. 24-0034; A request to establish a self-storage and recreational vehicle storage use; and a request for site and architectural review of a new 136,863 square foot recreational vehicle storage and self-storage facility with office space, a 15-20-foot wide public trail, and associated site improvements on 13.16 acres located on property identified as Assessor Parcel Numbers 0237-411-28 and -29, pursuant to an Addendum to the Southridge Village Specific Plan EIR.
End
RECOMMENDATION:
Based on the information contained in the staff report and subject to the attached Findings and Conditions of Approval, staff recommends that the Planning Commission adopt Resolution PC No. 2025____, and
1. Find that the project has been reviewed under a previously certified Final Environmental Impact Report No. 81-3 (State Clearinghouse [SCH] No. 1981052210) and adopted an Addendum, pursuant to Sections 15162 and 15164 of the California Environmental Quality Act (CEQA) Guidelines findings that no further analysis is required, and direct staff to file the Notice of Determination; and
2. Approve Conditional Use Permit (CUP) No. 24-0031; and
3. Approve Design Review (DR) No. 24-0034.
APPLICANT:
Conifer Court LLC
Bryan Avila
500 Newport Center Drive, Suite 570
Newport Beach Ca. 92660
LOCATION:
The project site is located south of Village Drive, east Live Oak Avenue, north of Cherry Avenue within the Southridge Village Specific Plan area of the city, (APNs: 037-411-28 and -29).
REQUEST:
Conditional Use Permit (CUP) No. 24-0031; A request to establish a self-storage and recreational vehicle (RV) storage use.
Design Review (DR) No. 24-0034 - A request to review the architecture, site design and associated improvements for a new 136,863 square foot recreational vehicle (“RV”) storage and self-storage facility, new trail, and associated site improvements on a site comprised of approximately 13.16 acres.
PROJECT PLANNER:
Salvador Quintanilla, Senior Planner
BACKGROUND INFORMATION:
1. This project site was previously part of the old Declez Quarry, which produced tonalite rock. The site is currently undeveloped and heavily disturbed.
Land Use Table:
|
|
General Plan |
Zoning/Overlay |
Existing Land Use |
|
Site: |
General Commercial (C-G)/ Open Space (O-S) |
Southridge Village Specific Plan (SVSP)/ Planning Area 66B Mini Storage/Open Space /Fire Hazard Overlay |
Vacant |
|
North: |
Residential Planned Community (R-PC) |
Southridge Village Specific Plan (SVSP)/ Planning Area 70 Single Family Overlay |
Single Family Dwellings |
|
South: |
Open Space (OS) |
Southridge Village Specific Plan (SVSP), Quarry (Q), Planning Area 66B and 66C |
Open space; and new residential development |
|
East: |
Open Space (OS) |
Southridge Village Specific Plan (SVSP)/ Planning Area 73 Declez Channel |
Declez Channel |
|
West: |
Open Space (O-S) |
Southridge Village Specific Plan (SVSP), Planning Area 72 |
Open Space |
PROJECT DESCRIPTION:
A. Site Area: 573,222 square feet, approximately 13.16 acres
B. Building Analysis:
Height: 25 feet
Office: 1,338 square feet
Self Storage: 76,966 square feet
RV Storage: 58,048 square feet
C. Parking Analysis:
Auto Required: 5 spaces
Provided: 7 spaces
Motorbike Required: 2 spaces
Provided: 2 spaces
Bicycle Required: 2 spaces
Provided: 2 spaces
D. Landscaping:
Required: 85,987 square feet (15 percent)
Provided: 108,629 square feet (24.6 percent)
ANALYSIS:
The applicant, Conifer Court LLC, is requesting that the Planning Commission approve Conditional Use Permit No. 24-0031 and Design Review No. 24-0034, a to allow for self-storage and RV storage use, and enable the development of a new 136,863 square foot RV and self-storage facility and associated improvements on an approximately 13.2 gross acres site located south of Village Drive, east of Live Oak Avenue and north of Cherry Avenue.
Conditional Use Permit (CUP) No. 24-0031
The Project seeks to establish the self-storage and RV storage use on 13.2 acres of vacant land. Section 5.8.7(2) of the Southridge Village Specific Plan allows self-storage and RV storage with an approved conditional use permit. This type of use is beneficial for the community because it offers convenient storage spaces for belongings, freeing up living areas and garages spaces at single-family homes. Also, the proposed RV storage facility provides a secured location to park an individual’s RV vehicles, so they are not parked on the street taking away parking area for the neighboring residences. Additionally, self-storage facilities provide secure space for residents and local businesses to store inventory, or equipment when they don’t have existing storage space.
The proposed self-storage and RV storage facility provides a well design facility, gated secure facility, and is a low impact use with relatively few visitors each day. Furthermore, this storage facility will be a quiet neighbor to the surrounding residential homes.
Design Review (DR) No. 24-0034
The development seeks site and architectural approval of a new 136,863 square foot RV and self-storage facility and a 20-foot-wide public trail on a 13.2-acre site.
The Applicant proposes a Modern Ranch style architecture for the buildings with an exterior neutral tan color palette scheme, with blue accents. The architectural style includes stucco exterior, metal framing, metal doors, and metal rib roof. The storage units have a stucco and/or metal board and batt exterior. The variations to the building face, varying roof lines and a building height of 25 feet, will make the Project architecturally pleasing and consistent with the surrounding area.
The Project includes associated on and off-site improvements, including parking spaces, new landscaping, public trails, lighting, curb, gutter, sidewalks, utilities related to the Project and underground utilities.
The Applicant will construct an approximately 20-foot-wide trail along the perimeter of the storage facility that will connect to Southridge Village Park to the west and Village Drive to the east. Additionally, the trail will double as fire truck access and serve as a buffer between the self-storage facility and the City’s open space to the south.
The project site is physically suitable in size and shape to support the development of a RV and self-storage facility. Applicable building codes, zoning codes, and fire codes and standards will make for a safe, attractive, and well-designed project. The project design incorporates safety measures for automobiles and pedestrians in the area.
Grading/Walls:
The topography of the project site is relatively flat. The existing drainage patter flows from the south to the north with a maximum slope of two (2) percent, with the drainage pattern to direct the water to the north/northeast area into a detention infiltration basin which will be installed as part of the project. The Applicant will construct an eight (8) foot-high block wall facing the new trail and around the facility site along the south and west sides of the property. Interior eight (8) foot high steel fence and gate will be installed by the entry point.
Site Access/Circulation/Parking:
Ingress and egress into the site are provided by a gated entry along Village Drive. The project site will have adequate circulation all around the storage buildings with one access point off of Village Drive. The project site is suitable in size and shape to support the development of the proposed RV and self-storage facility.
Fire Hazard Overlay
Since the subject parcel is within Fire Hazard Overlay a Fuel Modification Zone (FMZ), a plan, showing all fuel modification areas has been provided and approved by the City’s Fire Marshall/Fontana Fire Protection District, subject to the conditions in the Fire Modification Zone plan.
Environmental:
Pursuant to Sections 15162 and 15164 of California Environmental Quality Act (CEQA) Guidelines, the Southridge Village Specific Plan Environmental Impact Report No. 81-3 (State Clearinghouse [SCH] No. 1981052210) was certified by City Council on December 15, 1981. The aforementioned certified EIR, as amended and proposed Addendum anticipated the development of a Self-Storage/RV Storage facility, and also adequately identified potential impacts associated with this project. No substantial changes have been made and no new additional impacts beyond what was anticipated in the EIR and Addendum have been identified; therefore, no further environmental review is required for the proposed project. Addendum to the Southridge Village Specific Plan EIR:
Environmental Documents | Fontana, CA - Official Website <https://www.fontanaca.gov/2137/Environmental-Documents>
MOTION:
Approve staff’s recommendation.
ATTACHMENTS:
Attachment No. 1 - Vicinity Map
Attachment No. 2 - Project Plans
Attachment No. 3 - Planning Commission Resolution, and Conditions of Approval
Attachment No. 4 - Notice of Determination
Attachment No. 5 - Public Hearing Notice