1 160 N. Cactus Project
Community Benefits Summary
Planner: Daniel Rosas
Master Case No. 2022‐0059
Lot Line Adjustment No. 2022‐0016
Project Applicant: 160 N Cactus Owner, LLC
Project Community Benefits
1. The existing site consists of dilapidated structures, piles of construction waste, walls with graffiti, and truck trailer storage, which has become an eyesore and safety issue on a main thoroughfare in the City. The Project will demolish the existing structures and remove the storage containers, construction equipment, and miscellaneous materials from the Site and construct a brand new Class A industrial building utilizing contemporary materials and architectural design features.
2. The Project improvements will include, among other things, the paving over of the existing large drainage culvert along Cactus Avenue that will enhance the pedestrian experience along Cactus Avenue and make the entry and transition into the Pacific Electric Trail safer and more beautiful.
3. The Project will install new security lighting and other improvements that will make the site and immediately adjacent right of way areas brighter and safer for members of the community.
4. The Project will employ local union labor, generate revenue for the City, and create opportunities for high‐paying logistics industry jobs.
5. The Project will include a Lot Line Adjustment that will facilitate improved access for the City to an existing water quality monitoring well and provide various other benefits for the City and neighboring parcels, specifics of which are outlined below.
Lot Line Adjustment DescripƟon
As a community benefit, the Project proposes a lot line adjustment (Lot Line Adjustment No. 2022‐0016) between APN 0128‐141‐72‐0‐000 and adjacent APNs 0128‐141‐49‐0‐000 and 0128‐141‐63‐0‐000 (a City‐ owned parcel). The City‐owned parcel will be relocated to be immediately adjacent to Rialto Avenue for beƩer access to the exisƟng water facility. The City‐owned porƟon of the site is currently 0.33‐acre, but will increase to 0.34‐acre as a part of the lot line adjustment for the Project.
2 Lot Line Adjustment Detailed Benefits
1. Lot Line Adjustment Community Benefits
a. A relocated parcel that is more accessible, valuable, and has clear frontage on Rialto Avenue.
b. 247 square feet of more accessible land fronting Rialto Avenue area given to the City. c. Upgrades to within the parcel such as
i. 8’ tall CMU perimeter walls with gravel base (+/‐ 430 linear feet) ii. Roughly 870 square feet of new drought tolerate landscaping iii. New irrigation system for the added landscape.
iv. Reconstructed and/or repaired driveway apron entering the parcel d. The additional landscape and right of way improvements will create an enhanced streetscape on Rialto Avenue
e. A drainage design that captures half of the sheet flow into the Project Applicant’s on‐ site underground infiltration system. The current City parcel directs some of the sheet flow towards the street, and the remaining sheet flow collects on‐site without a storm water infiltration system in place.
f. The adult school to the West gets better view towards the East. The school currently looks through chain link fence into a poorly maintained yard that stores construction machinery and equipment. The new parcel will be cleared out and the Project Applicant will install a solid 8’ wall so that the school no longer looks directly into the property.
2. Lot Line Adjustment and Related Costs to the Applicant a. The total cost to the Applicant is $643,912. This amount includes Hard Costs (the cost to construct improvements), Soft Costs (consultant and City fees), Land Costs, and Estimated Lost Annual Revenue/Value. See Exhibit A for the breakdown in costs.
3. Project Design Concessions by the Applicant
a. A site plan configuration that kept the City parcel in place would have yielded a more visible Office Entry/Project Frontage from Rialto Avenue that would be more ideal for tenant identity and access. Maintaining the existing City parcel in place would have also yielded about ten (10) additional loading docks and three (3) additional standard vehicular parking stalls. All of these features would have been able to result in a minor rent premium for a future tenant, and therefore a loss of annual revenue is estimated in Exhibit A under “Lost Potential Revenue”.
3 Exhibit A