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Home My WebLink AboutPower Presentaion - Velocity City of Grand Terrace July 16, 2026 City of Grand Terrace Planning Commission/ Site and Architectural Review Board Public Hearing Presented By Gabriel Arguelles Associate Planner, Planning & Development Services Good evening Commissioners and members of the public. My name is Gabriel Arguelles, Assistant Planner with the City of Grand Terrace. Tonight, I’ll be presenting Conditional Use Permit Amendment for the proposed operation of Best RV Center on Michigan Avenue. 1 Vision Statement Goal 1: Ensure Our Fiscal Viability Goal 3: Promote Economic Development Goal 4: Develop and Implement Successful Partnerships By bringing a high-performing business like Best RV Center to Grand Terrace, the City is actively supporting Goal 1: Ensure Our Fiscal Viability. The anticipated annual sales tax revenue from this dealership, estimated between $300,000 and $700,000, represents a meaningful contribution to the City’s general fund. The project also creates 24 full-time jobs, further supporting the City’s focus on long-term financial health and job creation for residents. The project also aligns with Goal 3: Promote Economic Development. Best RV Center has chosen Grand Terrace for its southern California expansion, a decision that reflects the City’s efforts to attract and retain strong commercial operators. The reuse of an existing commercial manufacturing site supports efficient land use while contributing to local economic activity. This is exactly the kind of investment envisioned in the City’s economic development strategies. Applicant: Mohammed Amine Selouani (Velocity) DMV Licensed Use Vehicle Dealer 12210 Michigan Street, Suite 28 Zoning: CM – Commercial Manufacturing Land Use – Vehicle Related Services – Sales (New and Use = CUP Summary The Applicant, Naiel Ammari of Turlock RV Center dba Best RV Center, proposed full-service retail RV dealership at an existing 4.5-acre commercial property located at 12438 Michigan Avenue in the City of Grand Terrace. the property is zoned Commercial Manufacturing (CM). The CM zoning district is intended to support a mix of commercial and light manufacturing uses that operate without creating significant noise, dust, odor, or other impacts. Recreational Vehicle (RV) sales are classified as an automotive-related service under Table 18.27.010 of the City’s Nonresidential Land Use Regulations and are allowed in the CM zone with approval of a Conditional Use Permit (CUP) and a valid City Business License. Office-based dealership Appointment-only customer pickups No outdoor vehicle inventory or display No repair, detailing, washing, or servicing No overnight vehicle storage Business hours: Monday–Friday, 9:00 a.m.–5:00 p.m. Business Operations The Applicant, Naiel Ammari of Turlock RV Center dba Best RV Center, proposed full-service retail RV dealership at an existing 4.5-acre commercial property located at 12438 Michigan Avenue in the City of Grand Terrace. the property is zoned Commercial Manufacturing (CM). The CM zoning district is intended to support a mix of commercial and light manufacturing uses that operate without creating significant noise, dust, odor, or other impacts. Recreational Vehicle (RV) sales are classified as an automotive-related service under Table 18.27.010 of the City’s Nonresidential Land Use Regulations and are allowed in the CM zone with approval of a Conditional Use Permit (CUP) and a valid City Business License. Site Location This approximately 4.5-acre site has existing entitlements and approvals for the repair and sales of commercial vehicles and equipment. The original Conditional Use Permit, CUP 99-01, was approved on January 18, 2001, allowing “Swertfeger Equipment” to operate self-unloading trailer manufacturing, repair, and sales at the site. Two addendums to CUP 99-01 followed: • Addendum No. 1, approved on February 20, 2003, covered various site and building improvements per the original construction phasing plan. • Addendum No. 2, approved on March 4, 2010, addressed additional site and building improvements required by both the original 2001 approval and the 2003 update. The most recent tenant was Richardson’s RV Centers / Camping World – Service Center, which began operating in 2022 under Land Use Approval 2022-76, functioning within CUP 99-01 Addendums A01 and A02. Best RV Center’s proposed operation will be governed under Amendment No. 3 to CUP 99-01, which will establish a new set of conditions of approval tailored for the company’s full-service RV dealership. This includes general office functions, RV rentals and sales, and minor repair services associated with their operations. 5 Site Plan All improvements to the property associated with CUP 99-01 were made under Site and Architectural Review 99-05 which went through several phases during a decade-long development. The most current approved site plan (LU2022-76) from the most recent tenant “Richardson’s RV Centers / Camping World” that is on file with the City is provided as “EXHIBIT A” to Attachment 1. The Best RV Center proposes no changes to the current approved site plan for the property as it is turn-key for their needs. The proposed project includes a total of 30 vehicle parking spaces which is a match for the twenty-four (24 employees and patrons. Several paved acres of the site can comfortably accommodate north of one hundred (100) RVs of various makes, models, and sizes. No changes to the existing parking and circulation infrastructure and patterns is a part of this Project. The site is turn-key for the Applicant which is a factor in why the Applicant selected Grand Terrace. Findings CUP Findings per GMC §18.83.050 can be made Provided as Exhibit B of attachment 1 As Conditioned, No adverse impacts anticipated Consistent with General Plan CEQA Exempt – §15301, Class 1 No conflicts - PC members are more than 500 ft of 12438 Michigan All necessary findings for approval can be made. The project is consistent with zoning, will not create significant impacts, and meets the City’s requirements for conditional uses. It also qualifies for a Class 1 CEQA exemption.” Overall, this project aligns with the City’s goals to support economic development, create jobs, and make efficient use of already developed land.” 7 Notification Pursuant to the City's Municipal Code A mailer was sent out to all owners of real property located within a mailing notification radius of 500’ feet from the Project site. To date no responses has been received Staff recommends approval of Conditional Use Permit Amendment No. 3 to allow the operation of Best RV Center at 12438 Michigan Avenue. And determine that the project qualifies for a categorical exemption under CEQA as an existing facility with no expansion, and requiring no further environmental review. 8 Environmental Review California Environmental Quality Act (CEQA) Reviewed incompliance with CEQA Exempt Pursuant To Section §15301, Class 1 [Existing Facilities]. "This project qualifies for a Class 1 Categorical Exemption under CEQA as it involves an existing facility with no expansion of use beyond what currently exists. As such, no further environmental review is required." 9 Fiscal Impact All costs associated with the processing of Conditional Use Permit (CUP 26-01) are being fully borne by the Applicant This business supports the City’s long-term economic development goals Revitalizing a commercial manufacturing property and generating tax revenue The Applicant has indicated that the proposed RV sales business will generate between $30 million and $70 million in annual sales. Based on this projection, the City of Grand Terrace could receive an estimated $300,000 to $700,000 in annual sales tax revenue. All costs associated with the processing of Conditional Use Permit (CUP) 99-01 Amendment No. 3 are being fully borne by the Applicant, including application fees, staff review time, and environmental documentation. As a result, there is no financial impact to the City’s General Fund for the processing of this entitlement. 10 Conditions of Approval Appointment-only customer visits and vehicle pickups Business hours limited to Monday–Friday, 9 am–5pm Maintain a valid California DMV Used Vehicle Dealer License No vehicle repair, detailing, washing, or servicing No outdoor vehicle inventory or display lot No overnight vehicle storage Vehicle deliveries by semi-truck are prohibited Maximum of two parking spaces for customer vehicle pickup Maintain adequate parking for all tenants and customers Comply with all San Bernardino County Fire Department requirements prior to operation "A total of forty-nine (49) Conditions of Approval have been established for this use to ensure the project is implemented responsibly and in a manner that preserves the community’s high quality of life." 11 Staff Recommendation Adopt resolution approving: CUP 26-01 Determine that the project is exempt Pursuant to Section 15301 Class Existing Facilities 36 conditions of approval "Staff recommends approval of Conditional Use Permit Amendment No. 3 to allow the operation of Best RV Center at 12438 Michigan Avenue. 12 Thank You Questions/ Comments Thank you Very much. That is the end of my presentation. I am available for any questions. the property owner and operator are also with us tonight if you'd like to hear directly from them.” 13