The proposed Project includes two distinct components:
(1) a Specific Plan Amendment (“proposed Specific Plan Amendment”) to add a new Light Industrial land use designation to PAs 1, 2, 3 and create a new PA10; and
(2) a development application for the construction and operation of a 485,000 square foot cross dock industrial warehousing building on PAs 2 and 3 (“proposed industrial development”).
The proposed Specific Plan Amendment includes the following changes to the Pepper Avenue Specific Plan:
The Draft Specific Plan Amendment states that the Light Industrial land use designation is intended to accommodate a variety of industrial-serving commercial, low-intensity office, technology, light manufacturing, and warehouse/distribution uses that are compatible with the site’s location near the SR 210. The land use designation accommodates storage and warehousing uses, such as e-commerce, high cube warehouses, or distribution, and a wide range of manufacturing and assembly uses are also permitted. The development standards for the new Light Industrial Land Use designation includes building and landscape setbacks, building height limits, and signage requirements. The development standards for the new Light Industrial land use designation include building and landscape setbacks, building height limits, and signage requirements. The proposed Specific Plan Amendment would split PA 1 into two separate PAs – PA 1, encompassing approximately 2.86 acres, and the new PA 10, encompassing approximately 11.56 acres. The reduced PA 1 would remain as Community Commercial and no land use designation changes would occur. The proposed Specific Plan Amendment applies the new Light Industrial land use designation to PA 10. The Light Industrial land use designation is also applied to PAs 2 and 3, which encompass the northeastern portion of the Specific Plan area adjacent to SR-210. The proposed Specific Plan Amendment identifies the maximum buildout of PAs 2, 3, and 10 to be 735,185 square feet of industrial uses. The reduced PA 1 would have a maximum buildout of 13,000 square feet of commercial retail uses. The potential buildout of PAs 1, 2, 3 and 10 would result in a total development potential of 748,185 SF, or an increase of 271,535 SF of Light Industrial and Community Commercial development over the existing Specific Plan development maximum of 476,650 SF of Community Commercial.
Proposed Industrial Development:
The proposed industrial development would develop a 23.83-acre site, comprised on PAs 2 and 3, with one approximately 485,000 square foot cross dock industrial warehousing building, that would be 46-feet in height and include up to 10,000 SF of office space and a 5,000 square foot mezzanine. The building would have 62 loading docks on the north side of the building and 54 loading docks on the south side of the building. The building would also have 4 drive through doors; two on each side of the building. The building would be used for sorting, warehousing, distribution, and office space. The proposed industrial development would be accessible via two driveways: a 40-foot-wide access from Pepper Avenue at the southwest corner of the industrial development site for truck access to the gated loading bays and trailer parking, and a 40-foot-wide driveway from Pepper Avenue at the northwest corner of the industrial development site for passenger car access. Internal vehicular circulation would be provided around the building. Within the industrial development site, truck and trailer parking and loading would be located in the northern and southern portions and passenger car parking would be within the western portion and would be provided pursuant to the City of Rialto Municipal Code. The proposed industrial development would install approximately 69,925 SF of new ornamental landscaping throughout the site that would include a variety of trees, shrubs, accent species, and ground covers and water efficient irrigation that is compliant with California Title 24. The Project includes installation of 9-foot-high walls along Pepper Avenue and along approximately 157 feet of the northern site boundary and along approximately 738 feet of the southern site boundary. The remainder of the site boundary would be lined with 8-foot-high tubular steel fencing. The industrial development site is located within an area that contains existing infrastructure within the adjacent right-of-way. The proposed industrial development would install onsite infrastructure that would connect to the existing infrastructure that is adjacent to the site.