SCPG Appeals Storage Facility Without the Benefit of a District 1 Supervisor

Susan Heavilin
Apr 3
7 min read

On Wednesday, April 9, 2025, the Sweetwater Community Planning Group will be going before the Board of Supervisors to appeal the approval of a Storage Facility in Bonita. The Storage Facility, proposed to be placed on Quarry Road, was approved by the Planning Commission.

The Sweetwater Community Planning Group bases their decisions on what they feel is best for the Bonita Community. This new proposed facility will be located only 1.7 mile from another storage facility (Quarry Storage), both on Quarry Road. There are more than 30 storage facilities within a 5-mile radius from Bonita.

"The General Plan land use designation for the site is Semi Rural 0.5 (1 dwelling unit per 0.5 acre) and the Zoning Use Regulation is Rural Residential (RR)." Currently, Quarry Road is occupied by single-residential homes and no commercial businesses. Building a 1,023-unit storage facility with 109 RV parking spaces on the roof and lights on all night will have a severe, negative effect on this bucolic neighborhood and the surrounding areas.

Since Nora Vargas abruptly abandoned her Supervisor District 1 position, our community has been left to flail in the wind. The Planning Group asked for a continuance of the appeal until we have a newly elected Supervisor to defend the Bonita-Sunnyside community. It was denied.

Following are the agenda notes for the April 9th Board of Supervisors Meeting.

Agenda # 4:

SUBJECT: NOTICED PUBLIC HEARING: APPEAL OF THE SECURE SPACE SELF-STORAGE (QUARRY STORAGE) MAJOR USE PERMIT, CERTIFICATE OF COMPLIANCE, AND MITIGATED NEGATIVE DECLARATION (DISTRICT: 1)

OVERVIEW

This is a request for the Board of Supervisors (Board) to consider an appeal submitted by the Sweetwater Community Planning Group (CPG) of the Planning Commission’s approval of the Major Use Permit (MUP) and Certificate of Compliance (CC) and associated environmental findings for the proposed Secure Space Self-Storage (Quarry Storage) project (Project). The Project consists of the construction of a self-storage facility and covered recreational vehicle (RV) parking spaces on 4.99 acres of an approximately 10.74-acre project site. The project site has been vacant for approximately 35 years. The General Plan land use designation for the site is Semi Rural 0.5 (1 dwelling unit per 0.5 acre) and the Zoning Use Regulation is Rural Residential (RR). The proposed self-storage facility consists of approximately 1,023 self-storage units within a two-story building with a basement totaling 132,425 square feet of floor space, an approximately 1,000-square foot office building, 109 covered RV parking spaces (totaling 56,448 square feet), and 21 standard passenger vehicle parking spaces for customers and employees. The Project also includes a 1.97-acre open space easement on the northern portion of the site. The Project will also construct a new public pathway along the frontage of Quarry Road that connects to a new public trail that runs along the perimeter of the site. The 10.74-acre property is currently vacant and located near the intersection of Quarry Road and Sweetwater Road, just south of the SR-125/SR-54 interchange in the Sweetwater Community Plan Area.

The Project will provide a locally serving commercial/retail use in the Sweetwater community that will help reduce vehicle miles traveled. The Project will contribute to the Sweetwater community’s network of trails and provide additional recreation opportunities for community members. The preservation of open space on site, landscaping, and use of larger setbacks from Quarry Road and surrounding residences will reduce the visual impact of the Project and maintain the semi-rural character of the community. Lastly, the Project is consistent with all applicable County ordinances and demonstrates compliance with the California Environmental Quality Act (CEQA) because the environmental effects of the project have been mitigated.

The Project was approved by the Planning Commission on December 6, 2024, by a vote of 4-3-0-0-0 (4 yes, 3 noes, 0 absent, 0 abstain, 0 recused). A decision of the Planning Commission is appealable to the Board of Supervisors and a formal appeal must be submitted within 10 calendar days of the Planning Commission decision date.

A project applicant, a member of the community, or a local planning or sponsor group may submit an appeal. The Planning Commission’s approval of the Project is being appealed by the Sweetwater Community Planning Group (CPG) (Attachment A) and the appeal form was submitted on December 16, 2024. The Sweetwater CPG appeal cites three main concerns, and staff’s responses to each point are included in this Board letter. The appellant claims:

1. Major Use Permit (MUP) Findings:

The Project fails to make the required MUP findings because it does not demonstrate harmony in scale, bulk, coverage, and density with adjacent uses, which are single-family residences and horse stables. The Project has a harmful effect on desirable neighborhood character, and the site is not suitable for the type and intensity of the proposed use.

2. Inconsistency with the Sweetwater Community Plan and County of San Diego General Plan:

The Project is not consistent with the Sweetwater Community Plan (CP) and the County of San Diego General Plan. The Project is not consistent with a Sweetwater CP Commercial Policy which requires a market analysis for the expansion of commercially designated land uses. A market analysis was not done; therefore, the project is not consistent with this policy. Additionally, self-storage is not needed in Sweetwater, and it would not be used by the residents.

3. Unanimous Sweetwater Community Planning Group (CPG) Vote and Due Process:

The Sweetwater CPG voted unanimously to deny the MUP. During the Planning Commission hearing, staff could not recall a time when the Planning Commission voted to approve a project that was unanimously denied by the planning group. Due process was denied to the Sweetwater community at the Planning Commission hearing, in violation of the Brown Act and Robert’s Rules when the Chair allowed the project applicant to speak after a vote was called, but did not allow a member of the community the same opportunity to speak.

Staff has analyzed all points of appeal and has determined that they have been addressed through the MUP findings made for the Project and consistency findings with the San Diego County General Plan and Sweetwater Community Plan. The Project also complies with the California Environmental Quality Act (CEQA) and all applicable ordinances and regulations. Staff has determined that all potential environmental impacts will be mitigated to levels of less than significant with required mitigation measures and conditions of approval of the MUP. Staff also determined that the Project meets the intent and specific standards and criteria established in the County of San Diego’s (County) Zoning Ordinance.

The Board can: (1) deny the appeal and sustain the Planning Commission’s decision to approve the MUP and CC, (2) grant the appeal and deny the MUP and CC, or (3) continue the appeal and send the MUP and CC back to staff for additional analysis, request for information, and/or reconsideration, including any additional direction from the Board, and return to the Board within a specified time period. If any motion does not get three votes, then the appeal is deemed denied, unless reconsideration is requested by one of the Board members after the hearing.

RECOMMENDATION(S) PLANNING COMMISSION

On December 6, 2024, the Planning Commission considered the Secure Space Self-Storage project and made the following decisions:

Adopted the Environmental Findings which includes the adoption of a Mitigated Negative Declaration (MND) (Attachment E).
Granted PDS2021-MUP-21-009 and PDS2022-CC-22-0102, make the findings, and include the requirements and conditions as set forth in the Forms of Decision (Attachments B and C).

DEPARTMENT OF PLANNING & DEVELOPMENT SERVICES

Planning & Development Services (PDS) concurs with the decision of the Planning Commission and recommends the Board of Supervisors (Board):

Deny the appeal for the reasons discussed in this Board Letter.
Adopt the Environmental Findings which includes the adoption of a Mitigated Negative Declaration (MND) (Attachment B).
Sustain the Planning Commission’s decision to Grant PDS2021-MUP-21-009 and PDS2022-CC-22-0102, make the findings, and include the requirements and conditions as set forth in the Forms of Decision (Attachments C and D).
Require 5780 Quarry Road, LLC to enter into a standard Defense and Indemnification Agreement with the County of San Diego (County) in accordance with County Code Section 86.201 et seq. and authorize the Director of PDS to execute the Agreement. If litigation is filed challenging the Board’s action on the Project, require 5780 Quarry Road, LLC, to provide security in the amount of $750,000 in the form of an irrevocable letter of credit or bond (whichever is acceptable to County Counsel) within 10 days of litigation being filed (Attachment E).

EQUITY IMPACT STATEMENT

The appeal process allows the community to participate in decisions that impact their community. The Project would provide a locally serving commercial use per the County’s Transportation Study Guide for Vehicle Miles Traveled (VMT). Adding retail/service opportunities within communities improves destination proximity, shortens vehicle trips, and reduces VMT and greenhouse gas emissions. The approval of the Project would create jobs during construction and operation of the facility. The Project would be constructed on a site that has been vacant for approximately 35 years and would provide an economic benefit to the county.

SUSTAINABILITY IMPACT STATEMENT

The Project is designed to implement several sustainability features, including designing the buildings to be all-electric with no natural gas. All new construction would be required to comply with the energy code in effect at the time of construction (which ensures efficient building construction). The main storage building would also include the installation of a 160 kilowatt (kW) solar array, and the project would include a total of eight electric vehicle (EV) capable spaces, three of which would include EV chargers. The Project is also designed to include public trails along the frontage and perimeter of the site and preserves 1.97 acres of open space on the northern portion of the site, thereby preserving biological resources and providing recreational opportunities to the community. Furthermore, the Project would make improvements related to fire safety, such as fuel management, the installation of two fire hydrants on the project site, and an automatic gate with fire department access in case of emergencies.

FISCAL IMPACT

There is no fiscal impact associated with the approval of the recommendations for the Secure Space Self-Storage Project, as the Project is privately initiated and is located on private property. Any costs incurred will be paid for by the applicant (or owner/developer). There will be no change in net General Fund costs and no additional staff years.