City of Rialto
Legislation Details (With Text)
File #: Version: 1PC-21-0602 Name:
Status:Type: Public Hearing Agenda Ready
File created: In control:8/31/2021 Planning Commission
On agenda: Final action:9/8/2021
Title: Tentative Parcel Map No. 2021-0001: A request to allow the subdivision of one (1) 4.27-acre parcel of land (APN: 0240-211-14) into two (2) new parcels of land - Parcel 1 (0.87 acres) and Parcel 2 (3.40 acres). The project site is located at the southeast corner of Alder Avenue and Renaissance Parkway within the Freeway Commercial (FC) land use district of the Renaissance Specific Plan. This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15315 (Minor Land Divisions) of the State CEQA Guidelines.
Sponsors:
Indexes:
Code sections:
Attachments: 1. Exhibit A - Location Map, 2. Exhibit B - Previously Approved Site Plan, 3. Exhibit C - Tentative Parcel Map, 4. Exhibit D - Draft Resolution for TPM No. 2021-0001 Action ByDate Action ResultVer.
For the Planning Commission Meeting of September 8, 2021 TO: Honorable Chairman and Planning Commissioners
FROM: Daniel Casey, Acting Community Development Manager Tentative Parcel Map No. 2021-0001: A request to allow the subdivision of one (1) 4.27-acre parcel of land (APN: 0240-211-14) into two (2) new parcels of land - Parcel 1 (0.87 acres) and Parcel 2 (3.40 acres). The project site is located at the southeast corner of Alder Avenue and Renaissance Parkway within the Freeway Commercial (FC) land use district of the Renaissance Specific Plan.
This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15315 (Minor Land Divisions) of the State CEQA Guidelines.
APPLICANT:
J & T Management, Inc., 139 Radio Road, Corona, CA 92879 LOCATION:
The project site consists of one (1) parcel of land (APN: 0240-211-40) located at the southeast corner of Renaissance Parkway and Alder Avenue (Refer to the attached Location Map (Exhibit A)).
BACKGROUND:
Surrounding General Plan Land Use Designations
Location General Plan Designation
Site Specific Plan with a Specific Plan Overlay (Renaissance SP) North Specific Plan with a Specific Plan Overlay (Renaissance SP) East Specific Plan with a Specific Plan Overlay (Renaissance SP) South Specific Plan with a Specific Plan Overlay (Renaissance SP) West Specific Plan with a Specific Plan Overlay (Renaissance SP) City of Rialto Printed on 10/23/2023Page 1 of 5
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File #: PC-21-0602, Version: 1
Location General Plan Designation
Site Specific Plan with a Specific Plan Overlay (Renaissance SP) North Specific Plan with a Specific Plan Overlay (Renaissance SP) East Specific Plan with a Specific Plan Overlay (Renaissance SP) South Specific Plan with a Specific Plan Overlay (Renaissance SP) West Specific Plan with a Specific Plan Overlay (Renaissance SP) Surrounding Land Use Districts or Zoning Designations
Location General Plan Designation
Site Freeway Commercial (FC) - Renaissance SP
North Freeway Commercial (FC) - Renaissance SP
East Employment (EMP) - Renaissance SP
South Employment (EMP) - Renaissance SP
West Utilities (U) and Employment (EMP) - Renaissance SP Site Characteristics
The project site is a relatively flat, rectangular-shaped piece of land comprised of one (1) parcel. The parcel is 4.27 gross acres in size with approximate average dimensions of 285 feet (east-west) by 670 feet (north-south) and is entirely vacant and covered only by natural grasses and shrubs.
Surrounding Area
The project site is bound by Renaissance Parkway to the north and Alder Avenue to the west. To the north of the project site, across Renaissance Parkway, is approximately 2.27 acres of vacant land, and to the east and south of the project site is a 499,000 cold-storage warehouse facility currently occupied by Target. To the west, across Alder Avenue, is a Fontana Water Company water reservoir facility.
Previous Entitlements
On September 30, 2020, the Planning Commission adopted Planning Commission Resolution Nos. 2020-27 through 2020-33 approving Conditional Development Permit No. 2019-0022, Conditional Development Permit Nos. 2020-0013 through 2020-0017, and Precise Plan of Design No. 2019- 0048, which allowed the development of a vehicle fuel station consisting of a 5,324 square foot canopy with sixteen (16) fuel dispensers, a 1,152 square foot canopy with six (6) fuel dispensers, a 4,400 square foot convenience market with the sale of beer and wine, a 1,798 square foot quick- service restaurant with drive-thru service, a 1,750 square foot quick-service restaurant, and a 2,542 square foot stand-alone restaurant building with drive-thru service on the project site.
On July 14, 2021, the Planning Commission adopted Planning Commission Resolution Nos. 2021- 0031 through 2021-33 approving Conditional Development Permit No. 2021-0003, Conditional Development Permit No. 2021-0024, and Precise Plan of Design No. 2021-0024, allowing the modification of the previously approved development, which consisted of reducing the floor area of the previously approved convenience market from 4,400 square feet to 4,138 square feet, the elimination of two (2) previously approved quick-service restaurants totaling 3,548 square feet, and the incorporation of a new 1,430 square foot automated car was. A copy of the latest approved site plan is attached as Exhibit B.
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File #: PC-21-0602, Version: 1
ANALYSIS/DISCUSSION:
Project Proposal
J & T Management, Inc., the applicant, filed Tentative Parcel Map No. 2021-0001, also known as Tentative Parcel Map No. 20439, to subdivide the project site into two (2) new parcels of land ( Exhibit C). According to Table 3-5 (Development Standards - Business and Commercial Uses) of the Renaissance Specific Plan, new parcels within the FC land use district require a minimum lot size of 15,000 square feet, a minimum lot width of one-hundred (100) feet, and a minimum depth of one- hundred (100) feet. The specifications of the proposed parcels are shown in the chart below:
Parcel Area Width Depth
1 37,713 sq. ft. 227 159
2 148,167 sq. ft. 670 287
As shown in the chart, each of the proposed parcels will exceed the minimum size requirements of the FC land use district.
The tentative parcel map will create separate parcels for the stand-alone restaurant building and the vehicle fuel station. This will provide the developer the flexibility to lease or sell the parcel containing the restaurant building depending upon the needs of a future restaurant operator.
Access
Vehicular access to both parcels will continue to be provided via the two (2) proposed driveways on Alder Avenue and the one (1) proposed driveway on Renaissance Parkway. A condition of approval is included within the Draft Resolution requiring the applicant to record a reciprocal access agreement or easement between both new parcels to ensure unimpeded access to each of the proposed driveways.
Parking
The entire development will continue to have seventy-eight (78) parking spaces. Parcel 1 will have thirty (32) parking spaces, including two (2) ADA accessible parking spaces, and Parcel 2 will have forty-six (46) parking spaces, including two (2) ADA accessible parking spaces. These quantities exceed the minimum parking requirement as shown in the parking calculation chart below and as required by Table 3-6 (Parking Standards) of the Renaissance Specific Plan, which requires one (1) parking space for every one-hundred (100) square feet of floor area dedicated to restaurant uses and one (1) parking space for every two-hundred fifty (250) square feet of gross floor area dedicated to convenience market uses:
Type of Use Floor Area
(square feet)
Parking
Ratio
Number of
spaces
required/pr
ovided
Parcel 1 Restaurant Total
Required/Total Provided
2,542 1 / 100 26 26/32
Type of Use Floor Area
(square feet)
Parking
Ratio
Number of
spaces
required/pr
ovided
Parcel 2 Convenience Market
(Circle-K) Total Required/Total
Provided
4,138 1 / 250 17 17/48
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File #: PC-21-0602, Version: 1
Type of Use Floor Area
(square feet)
Parking
Ratio
Number of
spaces
required/pr
ovided
Parcel 2 Convenience Market
(Circle-K) Total Required/Total
Provided
4,138 1 / 250 17 17/48
Conclusion
The Planning Division and the Public Works Engineering Division have reviewed Tentative Parcel Map No. 2021-0001. The tentative parcel map will comply with both State and City of Rialto requirements for subdivisions. Tentative Parcel Map No. 2021-0001 meets the technical standards of the FC land use district of the Renaissance Specific Plan, and the proposed development will continue to meet or exceed the development standards required by the Renaissance Specific Plan and the City’s Design Guidelines on each new parcel.
GENERAL PLAN CONSISTENCY:
The project is consistent with the following goals of the Land Use Element and Economic Development Element of the Rialto General Plan:
Goal 2-22: Promote commercial and/or industrial development that is well designed, people- oriented, environmentally sustainable, sensitive to the needs of the visitor or resident, and functionally efficient for its purpose.
Goal 3-1: Strengthen and diversify the economic base and employment opportunities, and maintain a positive business climate.
ENVIRONMENTAL IMPACT:
California Environmental Quality Act
The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA). The project qualifies as a Class 15 exemption under CEQA Guidelines Section 15315 - Minor Land Divisions. Section 15315 allows for exemption of a project consisting of the division of property in an urbanized area zoned for residential, commercial, or industrial uses into four (4) or fewer parcels when the division is in conformance with the General Plan and zoning.
PUBLIC NOTICE:
The City published a public hearing notice for proposed project in the San Bernardino Sun newspaper, mailed public hearing notices to all property owners within 1,000 feet of the project site, and posted copies of the public hearing notice outside the Council Chambers, City Clerk’sOffice, and at the project site.
RECOMMENDATION:
The Planning Division recommends that the Planning Commission:
· Adopt the attached Resolution (Exhibit D) to approve Tentative Parcel Map No. 2021-0001 City of Rialto Printed on 10/23/2023Page 4 of 5
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File #: PC-21-0602, Version: 1
· Adopt the attached Resolution (Exhibit D) to approve Tentative Parcel Map No. 2021-0001 allowing the subdivision of one (1) 4.27-acre parcel of land (APN: 0240-211-14) into two (2) new parcels of land - Parcel 1 (0.87 acres) and Parcel 2 (3.40 acres), subject to the findings and conditions therein.
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