SECOND READING AND ADOPTION
Ord No. 416 Date: 11/14/22 Item No. 10
First reading approved on 10/24/22
(Daze)
Waive Further reading and adopt Ord. No. 416
Approved By: AAA/
CITY OF YUCAIPA
AGENDA REPORT
TO: Honorable Mayor and City Council
%
FROM: Fermin Preciado, Director of Development Services Benjamin J. Matlock, Planning Manager/City Planner
Christian Farmer, Assistant Planner C 7
FOR: City Council Meeting of October 24, 2022
SUBJECT: Case No. 21-202/GPA/CUP/ARC: A Minor General Plan Amendment to change the land use designation of a split -zoned parcel (APN 0318-011-48), currently designated as RS-20M (Single Residential) (1.43 acres) and CG (General Commercial) (4.5-acres), to a single land use designation of CG (General Commercial) totaling 5.93 acres, and a Conditional Use Permit and Architectural Review to permit for the construction of a secured -gated self -storage facility situated on two (2) parcels totaling approximately 6.25 acres and located on the west side 11 th Street, on the south side of Yucaipa Boulevard, 500 feet east of 12th Street and 470 feet north of Avenue D.
RECOMMENDATION:
That the City Council conduct a public hearing and consider the Planning Coni nission's recommendation to:
2. Approve first reading, by the title only, as read by staff, of Ordinance No. 416, amending Ordinance No. 343, amending the Official Land Use Plan and Zoning Ordinance as adopted by the City of Yucaipa; and
4. 5
-139-
U-Stor-It (Case No. 21-202/GPA/CUP/ARC)
City Council Meeting of October 24, 2022
a
7. BACKGROUND:
Surrounding Land Use
Area Land Use District Designations; Improvement Levels (IL); and existing land uses:
Location
Land Use District
Imp.
Levels
Existing Land Uses
Site
CG (General Commercial) and RS-
20M (Single -Family Residential,
20,000 s . ft. minimum lot size)
IL-1
Vacant & existing office space
North
I CG
IL-1
Commercial retail center
South
RS-20M
IL-1
Single-family residences
East
CG and RS-20M
ILA
SFRs and retail uses
West
CG
IL-1
Hickory Ranch Steakhouse
DISCUSSION:
Prior Planning Commission Meetings:
The proposed project was discussed at the regular Planning Commission hearings of September 21s1, 2022, and October 5, 2022, and it was ultimately recommended for approval by City Council.
There were a number of public comments both for and against the project during the Public Hearing, with the discussion including: construction nuisances, traffic, appropriateness of the location, the benefits of having a storage facility, and the appropriateness of a General Plan Amendment to rezone this area.
Construction Nuisances: Discussions occurred regarding the nuisances caused by construction with specific concerns surrounding the dust created through construction and the noise generated. It should be noted that the noise and dust generated by construction is managed through the Conditions of Approval, AQMD Requirements, and the City's Municipal Code.
Ti uf
fic: Discussions surrounded the condition of the road and the impact of the vehicles traveling along 11 "' Street as well as the traffic generated as a result of the new commercial facility. The proposed site has a primary entrance provided along Yucaipa Boulevard which is a three -lane road.
The site additionally provides two points of egress, one on Yucaipa Boulevard and one on II"' Street, which would disperse outgoing traffic. Additionally, self -storage facilities are anticipated to generate fewer trips than most other commercial uses.
-140-
U-Stor-It (Case No. 21-202/GPA/CUP/ARC)
City Council Meeting of October 24, 2022
Appropriateness of the Location: Concerns were raised over the appropriateness of the proposed commercial use with the proximity to residential uses. It should be noted that the majority of the property is currently designated commercial, and the General Plan Amendment is proposed to simply align the boundary of the Land Use District with the parcel. Further, the proposed use of a self -storage facility can be anticipated to generate less activity than other potential commercial uses.
Viewshed: The speakers raised concerns over the loss of viewsheds. Although the maximum height permitted within the General Commercial Land Use District is 45 feet and 35 feet in the existing residential district, the peak height of the proposed development is nineteen (19) feet.
Additionally, the City of Yucaipa Municipal Code and General Plan does not protect viewsheds from private property.
Need for Storage Units and Support for the Project: A number of public speakers provided testimony which expressed their desire to see new storage units in the town, and detailed the difficulty of getting storage units, especially in urgent situations. During Commission deliberation, Commissioner Brizzee asked if this was the "highest and best use" for the land; the applicant maintained that there is a community need for self -storage and highlighted the visibility and access issues of the parcel for other commercial uses.
Appropriateness of a General Plan Amendment: The Planning Commission noted that the proposed General Plan Amendment associated with this Project was different than other General Plan Amendment Proposals due to the split -zoned nature of the subject parcel.
Location and Setting
The Project site consists of one (1) undeveloped, disk -tilled parcel totaling 5.93 acres and one (1) commercially developed parcel totaling 0.34 acres. The Project is bordered by residences and an abandoned orchard to the west, residences to the south and east, and a commercial retail center to the north that is also adjacent to the Project's 0.34-acre developed parcel (APN 0318-011-07).
The Project topography is generally flat with a slight downward slope traversing from northeast to southwest with a high point elevation of 2,180 feet at the Project's northeastern boundary, and a low point elevation of 2,149 feet at the Project's southwestern boundary. The Project site, as observed from a site reconnaissance, contains grassy vegetation and appears to be disk graded on an annual basis for weed abatement purposes.
-141-
U-Stor-It (Case No. 21-202/GPA/CUP/ARC)
City Council Meeting of October 24, 2022
..y�Ca1J -•
r .1
M
_I —
General Plan Amendment:
The proposed Project consists of a minor amendment to the City of Yucaipa General Plan ("GPA") to change the land use designation of a split -zoned parcel (APN 0318-011-48), currently designated RS-20M (Single Residential) (1.43 acres) and CG (General Commercial) (4.5-acres), to a single land use designation of CG (General Commercial) totaling 5.93-acres. The GPA is proposed to redesignate approximately 1.43 acres to correspond with the Project boundary and to allow for the ingress/egress required for the site and to provide for a single land use district for the entire Project.
The neighboring vacant RS-20M parcel will remain in the RS-20M land use designation for future development consistent with that District.
Pursuant to the City's development review procedures, the proposed minor General Plan Amendment is a policy decision to be considered by the City Council with recommendation from the Planning Commission, and in order to approve a change in the Land Use District Designation, certain Findings have to be made.
-142-
U-Stor-It (Case No. 21-202/GPA/CUP/ARC)
City Council Meeting of October 24, 2022
rA
1 1
1 I II
1 1
Conditional Use Permit
i 1 �
t �
_ 1 (_
iI
r �
JJJ
The proposed Project consists of a Conditional Use Permit (CUP) and Architectural Review (ARC) to permit for the construction of a secured -gated self -storage facility ("U-Stor-It") on two parcels totaling approximately 6.25 acres, located on the west side of IIth Street, south of Yucaipa Boulevard, 500 feet east of 12th Street and 470 feet north of Avenue D. The Project proposes the construction of one (1) rental office building (968 square feet), five (5) storage buildings totaling 146,700 square feet that contain 1,208 climate controlled self -storage units, and an open RV storage and parking area.
To establish the Project's main driveway access off of Yucaipa Boulevard, the Project will require the demolition and removal of three commercial buildings at 33075 Yucaipa Blvd. (APN 0318-011-07), which will then be improved with the construction of a new driveway and a rental office. For emergency access requirements, a secondary driveway will be constructed off of 1 Ith Street. For onsite stormwater quality treatment, the Project will include a 0.20-acre stormwater retention/infiltration basin capable of retaining stormwater during a 100-year storm event that will be situated at the southwest corner of APN 0318-011-48. The Project's hours of operation will be between 9:30 am and 6:00 pm daily for the rental office, and access for the storage units will be between the hours of 6:00 am and 6:00 pm Monday through Friday and 6:00 am to 5:00 pm on the weekend. Prior to occupancy, the project will complete a lot merger to merge the two parcels.
Architectural Review
The applicant has submitted an architectural design package for the proposed self -storage warehouse and the preliminary landscape plan design for the overall site (attached) and requests City Council approval as required in the Conditions of Approval. The Project will be located -143-
U-Stor-It (Case No. 21-202/GPA/CUP/ARC)
City Council Meeting of October 24, 2022
close in proximity to Yucaipa Boulevard; however, the proposed location of storage buildings will not be readily visible to motorists from Yucaipa Boulevard due to the proposed buildings situated behind of the existing commercial use buildings fronting Yucaipa Boulevard and the use of landscaping and a block wall. The Project's proposed 19-foot tall rental office would be the most visible building and would abut Yucaipa Boulevard and would incorporate architectural enhancements consisting of a raised parapet with green painted trimming, stone veneer siding, a steel framed canopy (painted green), false door panels (painted forest green), beige color stucco finish, and frontal landscaping planters. Because of the visibility from Yucaipa Boulevard, Building A and Building B would also incorporate architectural enhancements consisting of terra cotta hipped roof projections, stone veneer siding applied to loading bay and pedestrian door entries and terra cotta roofing parapet projections situated at northwest and northeast corners of the building. The proposed architectural design to both the rental office building and Building B Storage would assist in complimenting and enhancing the overall aesthetic appearance to the area. The remaining storage buildings are proposed to be built with tan, split face CMU block wall along the rear with metal panels along the front to match. The storage buildings are proposed to feature roll -up doors and standing seam metal roof to be painted in a forest green. 5 SELF STO' GE�
OFFIGC • NORTH ELEVATION OFFICE - WEST ELEVATION
U-Stogy•-It Rental Office
Yucaipa Boulevard View
The preliminary landscaping plan has been designed to complement the building design and provide a visual screen along the perimeter of the site. The proposed Project includes drought tolerant ornamental landscaping that would cover 25.9 percent of the site. Proposed landscaping would include perimeter planting of 36-inch box trees, 15-gallon trees, various shrubs, and -144-
U-Stor-It (Case No. 21-202/GPA/CUP/ARC)
City Council Meeting of October 24, 2022
groundcover to screen the proposed buildings, infiltration/detention basin, and parking and loading areas from the viewpoints along Yucaipa Boulevard and 11"' Street. The landscaping has been conditioned to meet the City's Water Conservation Ordinance and will be subject to review by the City's contract Landscape Architect.
Internal Circulation:
An internal circulation design will be provided throughout the site for vehicles and pedestrians.
Off-street parking will be provided throughout the site and will exceed the parking and loading requirement specified in the Yucaipa Development Code. Driveways for vehicles entering and leaving the development would be provided along Yucaipa Boulevard, with a secondary emergency access easement through the adjacent shopping center, and an egress only lane on 11 "' Street.
Roadway Improvements:
The majority of the roadway improvements along the site frontage have been previously constructed along Yucaipa Boulevard. Any remaining street frontage areas, including along 1It" Street, would be conditioned to be developed during the construction of the Project. In addition, the construction of driveways for the site would also be the responsibility of the applicant.
Demolition Permit:
The three (3) commercial buildings currently located 33063 Yucaipa Blvd would be demolished in order to accommodate the development.
-145-
U-Stor-It (Case No. 21-202/GPA/CUP/ARC)
City Council Meeting of October 24, 2022
Consistency with the General Plan and Development Code
The proposed Project is mostly located within the CG (General Commercial) Land Use District.
The table below provides an evaluation of the proposed Project's consistency with adopted development standards with the City Development Code provided the General Plan Amendment is approved.
COMPLIANCE WITH GENERAL
CRITERIA
PROPOSAL
PLAN AND DEVELOPMENT
CODE1
Land Use
Wholesale/Warehouse Operations
Yes: CG standards for allow such
warehousing
Building
The tallest portion of the building
Yes: CG Development standards
Height
reaches a height of 18'.
allow a building height of 45 feet.
Building and
• Building Coverage:
Yes: CG Development standards
Lot
Approximately 34.7 percent.
allow a building coverage of 60
Coverage
. Site Coverage: Approximately
percent and 90 percent coverage for
74.1 percent.
buildings and paved surfaces,
respectively.
Landscaping
. Site Landscaping: 70,650 square
Yes: A minimum of 10 percent of the
feet or approximately 26 percent
site must be landscaped.
of the project site is landscaped.
Building
Building Setback
Yes: CG Development standards are
Setback
• Front Yard: 30 Feet
as follows:
• East Side Yard: 10 Feet
• Front Yard Setback: 15 Feet
• West Side Yard: 10 Feet
• Side Yard Setbacks: 0 Feet
• Rear Yard: 15 Feet
(when adjacent to a
commercial or industrial land
use district)
• Rear Yard Setbacks: 15 Feet
Parking
• 22 total parking spaces
Yes: The Development Code requires
Spaces
the following:
• 4 parking spaces
The proposed Project supports a number of General Plan policies. These include the following:
CDL-1.2 Places for Commerce. Provide sites for a range of commercial uses, including shopping, dining, entertainment, and offices that provide a strong employment base and offer local services; improve commercial properties along I-10 through infrastructure, aesthetics, and development strategies.
Compliance provided if the General Plan Amendment is approved -146-
U-Stor-It (Case No. 21-202/GPA/CUP/ARC)
City Council Meeting of October 24, 2022
• CDL-10.1 Development Review. Implement and adhere to development review procedures and design guidelines in the City of Yucaipa Municipal Code that advance the visual quality of the community.
• CDL-10.3 Site Planning. Identify and preserve the positive characteristics and features of a site, such as viewsheds, heritage trees, and rock outcroppings, during the design and development of new projects.
• CDL-10.4 Design Variation. Encourage identifiable architectural designs, design variations, and well -planned projects that are visually interesting, neighborhood or district oriented, and well integrated with the surroundings. • CDL-10.7 Basins. Design retention/detention basins to be visually attractive, with natural landscaping and a public use component such as trails, and well integrated with any associated project and with adjacent land uses.
• CDL-10.9 Building Materials. Use high -quality, natural building materials that evoke a sense of quality and permanence, such as stucco, plaster, stone, and wood; natural colors and textures are preferred.
• CDL-10.12 Architectural Detail. While recognizing sensitivity to budget, require publicly visible sides of a building to contain architectural detail and fagade articulation, strong patterns of shade and shadow, and integrated architectural detail; blank walls are discouraged.
Environmental Revie►v
The Initial Study prepared for this proposal, which was made available for comment for 20 days beginning on July 15, 2022 and ending on August 4, 2022, considers the potential environmental impacts that could occur as a result of the Project. The Initial Study was provided to the State Clearinghouse and was made available to the public through a hardcopy form at City Hall and as a digital file on the City's website.
To support the analysis for the Project, several technical studies, including an Air Quality and Greenhouse Gas Analysis, Geotechnical Study, Phase I and II Site Assessment, Parking Study, and Drainage Study were prepared. Based on the trip generation analysis through the ITE Trip Generation Manual and the City of Yucaipa VMT and Traffic Impact Analysis Guidelines, this project screens out of any required analysis due to the apparent low trip generation and its function as a community serving commercial Project. Based upon the analysis, all available evidence indicates that any adverse impacts that could occur can be mitigated to a less -than - significant level, and consequently, the Planning Commission recommended the adoption of a Mitigated Negative Declaration. Notable measures include protocols for tribal monitors, the procedure for any inadvertent cultural resource discoveries, and the biological protocols for nesting birds. No comments were received during the public notice period.
Processing and Procedural Actions
Notices of the Project were sent to all surrounding property owners within a 300-foot radius of the Project site, and two written responses were received. One response was from the owner selling one of the properties for the project, indicating that storage would be a welcome use -147-
U-Stor-It (Case No. 21-202/GPA/CUP/ARC)
City Council Meeting of October 24, 2022
given the lack of self -storage facilities in the area. Another comment letter was received by the property to the east, with concerns over the impact of the development to their property.
Concerns included the site safety, fencing, hours of use, fencing, landscaping, lighting, construction impacts and the impact on property values. The concerned party did contact the developer, who made minor changes to the site in order to mitigate some of the concerns.
Additionally, the City has standard Conditions of Approval which will mitigate some of the concerns. It should be noted that self -storage uses by nature tend to have less operational impacts on the surrounding area, and their property will be further mitigated by a buffer residential parcel that is located between their property and the Project.
CONCLUSION:
With approval of the General Plan Amendment to modify the CG Land Use District Boundary to align with the project footprint, the proposed Conditional Use Permit would be consistent with the Yucaipa General Plan, Development Code, and adopted standards. Appropriate Conditions of Approval have been applied to the project to ensure compliance with City, state, and federal regulations. The required findings for approval of the Conditional Use Permit and General Plan Amendment have been made and are attached and have been recommended by the Planning Commission.
FISCAL IMPACT:
Based on a net 145,000 square feet of commercial development on 5.93 acres, the Project can be expected to generate $545,918.11 in Development Impact Fees, using the current fee schedule, as follows:
Attachments:
Drainage Facilities:
$88,235.20
Traffic Facilities:
$334,123.89
Public Facilities:
$46,259.51
Fire Facilities:
$77,299.50
TOTAL:
$545,918.11
Ordinance No. 416
U-Stor-It (Case No. 21-202/GPA/CUP/ARC)
City Council Meeting of October 24, 2022
Approved by:
-149-
ORDINANCE NO.416
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF YUCAIPA, CALIFORNIA, AMENDING ORDINANCE
NO. 343, AMENDING THE OFFICIAL LAND USE PLAN
AND ZONING ORDINANCE OF THE CITY OF YUCAIPA
THE CITY COUNCIL OF THE CITY OF YUCAIPA DOES ORDAIN AS
FOLLOWS:
Section 1. A public hearing has been held before the City Council of the City of Yucaipa (the "City"), duly noticed and conducted pursuant to the Planning and Zoning Laws of the State of California and applicable provisions of Division 3 of the Development Code as adopted by Ordinance No. 124; and the Official Land Use Plan of the City, as adopted by Ordinance No. 343, is hereby amended as provided in Section 2 herein below.
Section 2. The proposed land use designation contained on the "Official Land Use Districts Map" on file with the City, and bearing the file number Case No. 21- 202/GPA/CUP, changes the Land Use District designation of a split -zoned parcel (APNs:
0318-022-48) from the City's General Commercial (CG) and Single Residential Land Use District (RS-20M) to the City's General Commercial Land Use District (CG) as shown on the attached Exhibit A.
Section 3. The City Clerk is hereby directed to cause the following summary of this ordinance to be published by two (2) insertions in the Yucaipa News Mirror, a newspaper of general circulation that is printed, published, and circulated in the City of Yucaipa, and hereby designated for that purpose by said Council of the City of Yucaipa through the fourth quarter General Plan Amendment: "Ordinance No. 416 changes the Land Use Designation of a split -zoned parcel (APNs: 0318-022-48) from the City's General Commercial (CG) and Single Residential Land Use District (RS-20M) to the City's General Commercial Land Use District (CG) as part of Case No 21-202/GPA/CUP."
PASSED, APPROVED and ADOPTED on this 14"' day of November 2022.
ATTEST:
Jennifer Crawford, City Clerk
David Avila, Mayor
-150-
Exhibit A
PROPOSED GENERAL PLAN CHANGE AREA
_ j
r
f �
1 ` i
' S■`
11