Planning Commission approves revised Saba Development convenience store, car wash and EV charging plan

The Yucaipa Planning Commission voted to approve a planning use permit for Saba Development LLC on Feb. 5, authorizing minor site-plan and building-footprint revisions to a commercial project previously approved in 2023 (case 22-120). The revisions add 1,465 square feet to the convenience store, reduce a side-yard setback for a drive-through car wash and require an upgraded noise-screening barrier along the property to address noise impacts. The project footprint covers three parcels totaling about 3.17 acres and remains zoned CS (service commercial).

Staff presented the item and said the modified design keeps the previously approved site layout and architectural character while increasing a sound wall on the western property line to mitigate noise from the car wash and drive-through uses. Associate planner Maddie Jordan told commissioners the site provides the required parking under the development code — the code-required parking calculation for the combined uses is 63 spaces and the site plan provides 67 spaces — and that 25 percent of the site will be landscaped. Jordan also said the project qualifies for a Class 32 categorical exemption under the California Environmental Quality Act (CEQA) as infill development and that the project will pay development impact fees based on the adopted fee schedule at the time of permit issuance.

Commissioner Tony Hicks raised resident concerns about noise and asked the applicant to confirm that the previously negotiated wall would extend past the drive-through restaurant so sound from menu boards and queuing vehicles would be addressed. Jordan confirmed the prior planning-commission condition requires a screening barrier along the northern property line and that the noise study recommended a sound wall on the western property line; she said staff will ensure construction drawings reflect the agreed mitigation measures. The applicant, Chris Saba of Saba Development LLC, said the development team will incorporate the conditions and that the site will include Tesla charging canopies and other EV charging infrastructure, biodiesel and E85 fueling options, and additional tenant offerings inside the convenience store (applicant identified Cinnabon and Auntie Anne’s as intended tenants).

One member of the public, Dr. Hansen Wong, asked whether the EV/Tesla spaces count toward required parking and whether the site’s parking satisfies the code. The applicant responded that the developer worked with Tesla so those stalls will permit general parking up to 30 minutes and will function as both charging and general-use stalls; staff confirmed the proposed layout meets the city’s parking requirement for the mix of uses as submitted.

After brief commissioner discussion, a motion to approve the planning use permit with the condition to finalize the required wall/screening and other standard conditions passed by voice vote. The commission’s action requires the developer to finalize a concurrent lot merger before construction, submit formal landscaping plans for review, and include the identified noise-mitigation measures on construction documents.

The project’s final construction permits must demonstrate compliance with the conditions of approval; staff said the city will check that the wall, landscaping and parking/EV-stall signage and operations are reflected in building and civil drawings before permits are issued.