Big Bear Lake planning commission approves Mountain Transit facility at 41968 Fox Farm Road

The City of Big Bear Lake Planning Commission on an affirmative 5-0 vote approved a conditional use permit on July (date not specified) allowing the Mountain Transit Authority to convert 41968 Fox Farm Road — the former Interiors furniture store — into administrative offices and a bus storage/parking yard.

The commission found the project exempt from the California Environmental Quality Act under CEQA guideline section 15332 for infill projects and adopted Resolution No. 2025-09 approving Conditional Use Permit 2025-083 with added conditions, including a requirement to plant three additional street trees along Fox Farm Road and to meet with the airport to address potential solar-panel glare before building permits are issued.

The project, proposed on a 2.15-acre C-2 (Commercial General) parcel at the corner of Sandalwood Drive and Fox Farm Road, calls for about 14,000 square feet of interior remodel and roughly 28,000 square feet of new parking area. Staff reported the proposal provides 65 standard vehicle parking spaces (the code-required number was 58), plus 14 dedicated spaces for buses and fleet vehicles; landscaping is shown at 22% of the lot, exceeding the 20% minimum; and the plan includes EV chargers and bicycle parking.

“Most of the buses that will be there are gonna be seasonal. So it it won't be full of buses all year round,” Sandy Benson, general manager of Mount Transit, told the commission. Benson also said the building will include a public foyer and a large training room for drivers and that the agency intends to sell its existing properties, including the car wash and the current office site, after occupying the Fox Farm Road facility.

Architect Brian Denae of Renal Clark Architects described planned bicycle accommodations: “We look at about, probably having about 6 to 8, bicycle or racks for bicycles at the property,” and said the racks would be located near an employee patio on the east side of the building.

Staff presentation by Assistant Planner Nathan Castillo noted the project proposes exterior improvements using natural materials (wood and stone), new solar panels, a trash enclosure and a marquee sign; it complies with setbacks and height limits for the C-2 zone; and access uses the existing driveways from Fox Farm Road and Sandalwood Drive. Castillo also reported a concrete masonry wall roughly six feet tall exists along the north and much of the west edge of the property, providing screening to adjacent lots.

Commissioners asked about fencing, public access, EV charger availability and landscaping. The applicant agreed to the commission’s added condition to plant three trees along Fox Farm Road and to meet with airport officials to identify and, if reasonable, mitigate any glare or reflection from the proposed solar panels. “Most certainly, we can make ourselves available for that,” Brian Denae said when asked about meeting with the airport.

The planning commission’s motion to approve was moved by Chair Michael LeGrande and seconded by Commissioner Best (Lisa Best). The roll call vote was Commissioner Eakin — aye; Commissioner Best — aye; Commissioner Mendoza — aye; Vice Chair Michael Beveridge — aye; Chair Michael LeGrande — aye. Staff noted the resolution will take effect in 10 days unless an appeal is filed with the planning division.

Public commenters raised neighborhood concerns about visible bus storage, fencing, security and solar-panel glare toward nearby aircraft approaches. A resident who identified himself as Daniel de Bronson urged attention to safety and neighborhood impacts; a local pilot, identified as Mr. Hicks, asked the commission and applicant to consider solar-panel reflections and potential effects on pilots. The applicant and staff agreed to follow up with the airport as part of the pre-permit compliance process.

Conditions added during the hearing include: a revision to the landscape plan to add three trees along Fox Farm Road (condition number 37 as revised by staff), and an added requirement in the conditions for issuance of building permits (condition number 17) that the applicant meet with the airport to document any concerns and potential mitigations regarding solar-panel glare before permits are issued. Staff advised the commission that final technical determinations for ADA parking quantities and building code items will be resolved during building plan check and plan review.

The commission’s approval preserves the site’s commercial frontage and requires the project to meet the city’s design and development code standards for the C-2 zone. The applicant and staff indicated the project would provide neighborhood-serving transit functions, an on-site public foyer for rider information, and a training room for drivers; the applicant said the agency will sell its previous properties once the new facility is occupied.