Appeal 26-09
Presented by:
Christian James Calisaan
Associate Planner of Community Development & Housing
Appeal 26-09
■ Approve Appeal 26-09, thereby overturning the Planning Commission’s denial of Subdivision 26-03 (Tentative Parcel Map No. 21096) and Conditional Use Permit 25-02
■ 116 W. Baseline Street (NWC of W. Baseline Street & N. Sierra Way) ■ 0.74 acres
■ Commercial General (CG-1) and Transit Overlay District (TOD) zone.
Proposed Project:
Appeal 26-09
Aerial Map
PROJECT SITE
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Zoning Designation
PROJECT SITE
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Transit Overlay District
• The TOD zone goal is to allow and encourage an
appropriate mix and intensity of land uses that would foster transit usage, create new opportunities for economic
growth, encourage infill and redevelopment, reduce
dependency on the automobile, improve air quality and
promote high quality, interactive neighborhoods.
• Restaurants with drive-thru are generally a prohibited land use within the Transit Overlay District; however, it allows exceptions through the approval of a Conditional Use
Permit when the applicant demonstrates that the project will provide a measurable economic benefit to the City.
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Permitted and Conditionally Permitted Uses:
Transit Overlay District (TOD) Zone
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History
The property was last occupied by Dollar Tree and Checks Cashed in 2019 and has remained vacant since 2020.
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Existing Site (July 20, 2026)
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Existing Site (July 20, 2026)
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Code Enforcement Cases
December 16, 2019 – March 18,
2020:
• A compliant was issued due to a
fire that has not been cleaned
up.
• It was reported that the building
may contain Asbestos.
• The building continues to be
vandalized.
December 24, 2020 – January 8,
2021:
• A compliant was issued for the
abandoned Dollar Tree.
• It was reported that the building
was completely covered in
graffiti, trash, and vagrants.
January 23, 2026 – Present:
• It was reported that the building
was open and unsecured.
• Vagrants was seen living inside
the structure.
• Upon reinspection, Code
Enforcement Officers found the
building again left open, with
graffiti and trash visible on both
the exterior and interior.
• The case is currently on hold
pending potential project
approval; however, the property
owner continues to secure the
site to prevent ongoing
vandalism.
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Site Condition
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Site Plan
Proposed Project:
• Consolidation of six (6) parcels into one (1)
parcel approximately 0.74 acres (32,539
S.F)
• Construction of a 3,789-square-foot
commercial building
• Provision of 25 on-site parking
• Installation of two drive-thru lanes to
support site circulation and operational
efficiency
N
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Floor Plan
Proposed Project:
• Full-Service restaurant offers
dine-in, drive-thru, and
delivery
• Operates 24 hours a day,
seven days a week
• Target staff goal is
approximately 17 employees
per shift with a total of 60
N
Appeal 26-09
Analysis
• The City of San Bernardino currently has 8
McDonalds serving approximately 225,439
residents.
• The City of Riverside currently has 13 McDonalds
serving approximately 323,760 residents.
• There are approximately 13,827 McDonalds in the
Country serving approximately 333 million
residents.
• This equates to roughly one McDonald’s per 28,179
residents in the City of San Bernardino, compared
to one per 24,904 residents in the City of Riverside
and one per 24,107 residents nationwide.
• The annual sales for this project site is estimated to fall within the range of $4.5-$5 million per
McDonalds.
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McDonald’s Salary Wages in San Bernardino
McDonald’s offers 4 types of titles Crew Member,
Shift Manager, Assistant General Manager, and
General Manager. An average salary of those in the
City of San Bernardino are as follows:
• Crew Member: $20 - $23 per hour
• Shift Lead: $22 - $24 per hour
• Assistant General Manager: $39 - $47 per hour
• General Manager: $47 - $56 per hour
The City of San Bernardino follows the State’s
minimum wages of $16.90 per hour.
Perks & Benefits
• Employee discounts and free meals
• 15-25 days paid vacation
• Tuition reimbursement and/or educational
assistance
• Training and advancement opportunities
• Weekly direct deposit
• 401k plan
• Medical, Dental, and Vision Care
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Off-Site Improvements
N
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Off-Site Improvements
Public Works Land Development
Conditions of Approval :
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Landscape Plan
N
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■ March 10, 2026– Project continued by Planning Commission. ■ March 23, 2026 – An application for Appeal 25-09 was filed. ■ April 14, 2026 – Planning Commission adopted Resolution No. 2026-033 – PC denying the request.
■ June 17, 2026 – Mayor and City Council adopted Resolution No. 2026-068 denying the Appeal.
■ July 15, 2026 – Mayor and City Council voted to reconsider the item for August 5, 2026 Mayor and City Council meeting
Background:
Conclusion
Staff Recommendation
1. Adopt Resolution No. 2026-XXX of the Mayor and City Council of the City of San Bernardino, California, approving Appeal 26-09, thereby overturning the Planning Commission’s denial of Subdivision 26-03 (Tentative Parcel Map No. 21096) and Conditional Use Permit 25-02 and allowing the request to consolidate six (6) parcels into one (1) parcel to facilitate the development, establishment, and operation of a 3,684 square-foot drive-thru restaurant (McDonald’s) on a parcel containing approximately 0.74 acres, located at 116 W. Baseline Street (APN: 0146-223-22, 23, 24, 25 & 26) within the Commercial General (CG-1) and Transit-Overlay District (TOD) zone Or alternatively,
2. Adopt Resolution No. 2026-XXX of the Mayor and City Council of the City of San Bernardino, California, denying Appeal 26-09, thereby upholding the Planning Commission’s denial of Subdivision 26-03 (Tentative Parcel Map No. 21096) and Conditional Use Permit 25-02 and not allowing the request to consolidate six (6) parcels into one (1) parcel to facilitate the development, establishment, and operation of a 3,684 square-foot drive-thru restaurant (McDonald’s) on a parcel containing approximately 0.74 acres, located at 116 W. Baseline Street (APN:
0146-223-22, 23, 24, 25 & 26) within the Commercial General (CG-1) and Transit-Overlay District (TOD) zone Questions