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PL23-0034 (SITE APPROVAL)
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LOCATION MAP
PROJECT NO.: PL23-0034 (Site Approval)
APPLICANT: Lovett Industrial, LLC
REQUEST: A request for approval to construct a 298,839 square foot speculative industrial building on 13.5 acres of land located in the General Industrial (M2) zoning district.
LOCATION: 13610 Yorba Avenue (APN: 1019-501-01 & 1019-511-07)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2024-004, approving PL23-0034 (Site Approval), based upon the findings and subject to the departmental conditions of approval.
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SURROUNDING ZONING AND LAND USE:
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Existing Land Use |
General Plan |
Zoning District |
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Project Site - |
Single-Family Residential/Agricultural Structures |
GI (General Industrial) |
M2 (General Industrial) |
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North - |
Industrial Building (under construction) |
GI (General Industrial) |
M2 (General Industrial) |
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East - |
American Beef Packers and Existing Industrial Building |
GI (General Industrial) |
M2 (General Industrial) |
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South - |
Diamond Wipes International |
GI (General Industrial) |
M2 (General Industrial) |
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West - |
Industrial Park and US Storage Self Storage |
LI (Light Industrial) |
M1 (Light Industrial) |
BACKGROUND
Lovett Industrial, LLC (the “Applicant”) is requesting to construct one industrial building totaling 298,839 square feet on a 13.5-acre parcel of land located at 13610 Yorba Avenue. The building is speculative industrial, meaning that there is no tenant identified at this time. Future uses shall comply with the approved uses for the General Industrial (M2) zoning district, which includes warehousing, storage, and distribution and general manufacturing. Overall, the site design is consistent with the adjacent properties to the north, south, east, and west. A single-family residential home and agricultural structures consisting of a barn, corral, chicken coop, and storage sheds currently exist on the site. All existing structures are legal non-conforming and will be demolished prior to the construction of the proposed industrial building.
ISSUES/ANALYSIS
Site Design:
The proposed industrial building will consist of 288,839 square feet of warehouse space and 10,000 square feet of supporting office space. The building is designed to front onto Yorba and Schaefer Avenues, with the office spaces located at the northeast and southeast corners of the building, facing the public streets. The building is setback 79 feet from Yorba Avenue and 61 feet from Schaefer Avenue. Access is provided to the site via three driveways on Yorba Avenue, two for passenger vehicles and one at the northeastern portion of the site for semi-trucks, and two driveways on Schaefer Avenue, one for passenger vehicles and one at the southwestern portion of the site for semi-trucks. A directional, raised traffic median (porkchop) will be constructed on-site at the northern drive approach, designed for left-in, right-out access only, which will direct trucks entering and exiting the site on Yorba Avenue to go southerly to the truck route on Schaefer Avenue. This will prohibit all trucks from traveling north to Chino Avenue.
The area to the west of the building is designed as a secured private yard area for truck trailer parking, loading and unloading, and will be fully screened from public view. The proposed development meets the required vehicle parking standard, which is 133 parking spaces. The building includes 46 dock-high loading doors within the private yard area which requires 23 truck trailer loading spaces, and 56 trailer loading spaces have been provided. The building also includes two ground-level roll-up doors in the private yard area.
The applicant is required to make various public improvements with approval of the Project, which are included as conditions of approval on the Project. The applicant will also contribute a $350,000 in-lieu fee to the City for the extension of the sidewalk from the western boundary of the Project frontage westerly to Ramona Avenue to connect the pedestrian walkway where sidewalk currently does not exist.
Project statistics are as follows:
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Item |
Proposed |
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Project/Lot Area - |
13.5 acres |
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No. Lots - |
1 |
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No. of Buildings - |
1 |
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Building Area - |
Office = 10,000 square feet Warehouse = 288,839 square feet Total = 298,839 square feet |
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Lot Coverage - |
50% |
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Floor Area Ratio (F.A.R.) - |
0.509 |
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Landscape Coverage - |
10% proposed |
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Parking (proposed/required)- |
Auto Stalls: 133 proposed / 133 required Trailer Stalls: 56 proposed/ 23 required |
Architecture:
The applicant is proposing an enhanced architectural design similar to other new industrial buildings constructed in the City. The proposed building consists of smooth concrete tilt-up construction that includes a clean, contemporary architectural style with a color scheme of white, light and dark grey, with blue and black accents. Architectural features include a varied roofline for visual interest, wrap-around tower features at both office areas and at the southwest corner of the building that extend four to five feet above the building. Black steel frame canopies are incorporated at the office areas, including metal slate grey panels. Horizontal, vertical and angled wall reveals enhance each side of the building, with low-reflective blue glaze storefront windows concentrated at the office areas. Since the building is prominently located at the intersection of Schaefer and Yorba Avenues, additional architectural detailing is provided at the southeast corner of the building, with an expanded tower feature and additional glazing provided and wrapped around both sides of the building. Glazing and spandrel glass are also incorporated on the east and south elevations of the building, where visible from the public roadway.
Landscape and Walls:
The minimum landscape coverage requirement is 10% for the M2 zoning district. The applicant meets this requirement by providing a 10% landscape coverage, which has been primarily concentrated along the street frontages and at the building entrances. Schaefer Avenue has a generous landscape treatment along the project frontage, which includes Chitalpa and Crape Myrtyle trees, shrubs, groundcover, and a stormwater infiltration area consisting of seasonal grasses and shrubs. A majority of Chinese Pistache and African Sumac trees have been provided on the east perimeter of the Project site along Yorba Avenue. All landscaping will employ drought-tolerant ground cover and plant material in order to comply with the City’s adopted landscape ordinance. An outdoor employee break area has been provided outside of the office area facing Yorba Avenue at the southeast corner of the building. This area will include seating, tables, enhanced paving treatments, a hose bib, steel bicycle racks, and a shade trellis structure. If the building is demised for two tenants in the future, a second outdoor employee break area will be provided at the northeast corner of the building facing Yorba Avenue (Planning Condition of Approval 7.7.7). In addition, decorative paving has been provided at all drive approaches.
Screen walls are provided around the perimeter of the site, designed as a solid concrete tilt up wall painted to match the proposed building, and two rolling gates with perforated metal mesh will provide access to the secured yard area. The walls and fence will screen trucks and trailers in the private truck yard area from public view on Schaefer Avenue (Planning Condition of Approval 3.7).
Public Noticing
A 10-day notice was mailed to all property owners and occupants within a 300-foot radius of the project site. In addition, a notice was published in the Chino Champion on June 8, 2024, and the City sent information out on the City’s social media platforms. In response to the public notice, no comments have been received. The notice exceeds legal noticing requirements.
ENVIRONMENTAL REVIEW
An Addendum to the City of Chino General Plan Final Environmental Impact Report (EIR) (State Clearinghouse No. 2008091064) dated June 2024, has been prepared for this project by T&B Planning. As outlined in California Environmental Quality Act (CEQA) Guidelines Section 15164, an Addendum is the appropriate environmental document if some changes or additions to the previously certified EIR are necessary, but the proposed project does not constitute significant new information and would not change the assumptions, analysis, conclusions, or mitigation measures of the EIR to a significant degree. The analysis concluded that the proposed project would not create any new significant impacts or impacts significantly different than those identified in The City of Chino’s General Plan EIR. In addition, the proposed project would not increase the severity of any previously identified significant impacts. Therefore, the proposed project is within the scope of the previous EIR.
Link to EIR Addendum: Environmental Documents | Chino, CA (cityofchino.org) <https://www.cityofchino.org/591/Environmental-Documents>