City of Rialto. Regular Meeting Planning Commission

Transcription

1 City of Rialto Council Chambers 150 S. Palm Ave. Rialto, CA Wednesday, April 12, 2017 Regular Meeting Planning Commission Chairperson Jerry Gutierrez Vice-Chair John Peukert Commissioner Pauline Tidler Commissioner Dale Estvander Commissioner Artist Gilbert Commissioner Al Twine Commissioner Frank Gonzalez 6:00 PM COUNCIL CHAMBERS Members of the public are given an opportunity to speak on any listed agenda items. Please notify the Planning Division if you wish to do so. All agendas are posted in the City Hall Administration Building (150 South Palm Avenue, Rialto, California 92376) at least 72 hours in advance of the meeting. Copies of the staff reports relating to each item on the agenda are on file in the Planning Division, 150 South Palm Avenue, Rialto, California and are available for public inspection. Any person having a question concerning any agenda item may call the Planning Division (909) to inquire about any item described on the agenda. NOTICE TO PUBLIC: To speak on Public Hearing Items, fill out a form located at the front counter in the lobby and give it to Development Services Staff. Each person will be allowed three (3) minutes to address the Planning Commission. Based upon the open meeting laws (the Brown Act), additional items may be added to the agenda and acted upon by the Planning Commission only if it is considered to be a subsequent need or emergency item and is added by a two-thirds vote. Matters raised under Oral Communications may not be acted upon at that meeting other than as provided above. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Director of Public Works at (909) Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. [28 CFR ADA Title II] If you challenge in court any action taken concerning a Public Hearing item, you may be limited to raising only those issues you or someone else raised at the Public Hearing described in this notice or in written correspondence delivered to the City at, or prior to, the Public Hearing. A decision by the Planning Commission may be appealed to the City Council. An appeal must be filed with the City Clerk. Call To Order Pledge of Allegiance Roll Call Chair Jerry Gutierrez, Vice-Chair John Peukert, Artist Gilbert, Al Twine, Dale Estvander, Pauline Tidler, Frank Gonzalez Oral Communications from the Audience on items not on the Agenda Planning Commission Minutes City of Rialto Page 1 Printed on 4/10/2017

2 Planning Commission Regular Meeting April 12, 2017 Public Hearings DEVELOPMENT CODE AMENDMENT NO : A Resolution of the Planning Commission recommending approval of an Amendment to Chapter Permitted Uses (R-1A, Single Family Zone) of the Rialto Municipal Code as it pertains to accessory dwelling units. Attachments: Proposed City Council Ordinance Ordinance No (Second Units ) Ordiance No (Second Unit Amendment ) Zoning Requirements Table PC Resolution Accessory Dwelling Units.doc Exhibit A Proposed City Council Ordinance - accessory dwelling units.doc Conditional Development Permit No. 830: A request to allow a three (3) percent increase in the permitted floor area ratio, through the implementation of non-residential development incentives, to facilitate the development of a 120,756 square foot warehouse building. The project site is located on the west side of Alder Avenue approximately 900 feet south of Walnut Avenue (APNs: , -34, & -35) within the Employment (EMP) zone of the Renaissance Specific Plan. A Mitigated Negative Declaration (Environmental Assessment Review No ) has been prepared for consideration in conjunction with the project. Attachments: Exhibit A - Location Map Exhibit B - Site Plan Exhibit C - Building Elevations Exhibit D - Conceptual Landscape Plan Exhibit E - Public Art Rendering Exhibit F - Initial Study Exhibit G - Mitigation Monitoring and Reporting Program Exhibit H - Draft Resolution for CDP No. 830 City of Rialto Page 2 Printed on 4/10/2017

3 Planning Commission Regular Meeting April 12, Conditional Development Permit No : A request to allow the development of a 4,707 square foot Chick-Fil-A restaurant with drive-thru service (Pad E) on Parcel 24 of the Renaissance Market Place (TPM No ). The project site (APN: & -78) is located at the northwest corner of Renaissance Parkway and Ayala Drive within the Town Center (TC) zone of the Renaissance Specific Plan. Attachments: Exhibit A - Location Map Exhibit B - Site Map Exhibit C - Resolution Draft Exhibit D - Site Plan Exhibit E - Floor Plan Exhibit F - Exterior Elevations (East-West) Exhibit G - Exterior Elevations (North-South) Exhibit H - Color Elevations Planning Division Comments Next Meeting: April 26, 2017 Planning Commission Comments Adjournment City of Rialto Page 3 Printed on 4/10/2017

4 City of Rialto Council Chambers 150 S. Palm Ave. Rialto, CA Legislation Details (With Text) File #: Version: 1 Name: Type: Agenda Item Status: Agenda Ready File created: On agenda: Title: Sponsors: Indexes: Code sections: Attachments: 4/10/2017 In control: Planning Commission 4/12/2017 Final action: DEVELOPMENT CODE AMENDMENT NO : A Resolution of the Planning Commission recommending approval of an Amendment to Chapter Permitted Uses (R-1A, Single Family Zone) of the Rialto Municipal Code as it pertains to accessory dwelling units. Proposed City Council Ordinance Ordinance No (Second Units ) Ordiance No (Second Unit Amendment ) Zoning Requirements Table PC Resolution Accessory Dwelling Units.pdf Exhibit A Proposed City Council Ordinance - accessory dwelling units.pdf Date Ver. Action By Action Result For the Planning Commission Meeting of April 12, 2017 TO: Honorable Chairman and Planning Commissioners APPROVAL: Robb Steel, Asst.CA/Development Services Director REVIEWED BY: Gina M. Gibson-Williams, Planning Manager FROM: DEVELOPMENT CODE AMENDMENT NO : A Resolution of the Planning Commission recommending approval of an Amendment to Chapter Permitted Uses (R-1A, Single Family Zone) of the Rialto Municipal Code as it pertains to accessory dwelling units. APPLICANT: City Initiated LOCATION: All residential zones, Citywide. BACKGROUND: Public Hearing City of Rialto Page 1 of 11 Printed on 4/10/2017 powered by Legistar

5 File #: , Version: 1 This item was continued from the March 29, 2017 Planning Commission meeting. Recognizing that second units provide an important housing option, in December 2003, the City adopted an Ordinance allowing the construction of second units (aka granny flats, in-law units, and accessory units) in the Single Family Residential zone (R-1A), subject to approval of a precise plan of design and various development standards. On September 27, 2016, Governor Brown signed Assembly Bill (AB) 2299 and Senate Bill (SB) 1069 that amended Government Code Section pertaining to second units. The bills became effective on January 1, The bills require the City to bring its ordinance regarding second units into compliance with the new state law or risk a declaration that the ordinance is null and void. The bills remove discretionary approvals for second units that meet certain requirements, eliminate certain parking requirements, limit utility fees charged for the conversion of existing structures into second units, and modify the minimum size of second units. ANALYSIS/DISCUSSION: Planning and Zoning Law authorizes cities to: 1) regulate the creation of second units in single-family and multifamily residential zones; 2) designate areas within the City where second units may be permitted; 3) impose specified standards on second units, and 4) implement policy, guidelines, and regulations to ensure that second units do not exceed allowable density and are maintained as a residential use. However, in response to a growing need statewide for affordable housing, the State legislature adopted AB 2299 and SB 1069, limiting cities authority to regulate second units. The bills require the City to amend its second unit ordinance to comply with State law; otherwise, the City s ordinance will be considered null and void, and the standards set forth in AB 2299 and SB 1069 will apply until the City amends its ordinance to be in compliance. A summary of the new bills follows: Definition The term second unit has been replaced with accessory dwelling unit ( ADU ). Conversion of Existing Structures (such as garages) The City must ministerially approve an application to convert an existing structure within a single-family residential zone if the unit meets all of the following requirements: o the lot will contain only one (1) ADU upon conversion of the existing structure; o the ADU is contained within an existing residence or accessory structure; o the ADU has independent exterior access from the existing residence; and City of Rialto Page 2 of 11 Printed on 4/10/2017 powered by Legistar

6 File #: , Version: 1 o the ADU has side and rear setbacks that are sufficient for fire safety. However, setbacks are not required for an existing garage that is converted to an accessory dwelling unit, and a setback of no more than five feet from the side and rear lot lines are not required for an accessory dwelling unit that is constructed above a garage. No additional parking or other development standards can be applied, except for building code requirements. Approval of ADUs The City must now ministerially approve ADU applications within 120 days, if the application complies with the following standards: o The ADU is not intended for sale separate from the primary residence and may be rented; o Lot is zoned for single-family or multifamily use and contains an existing, single- family dwelling; o Accessory dwelling unit is either attached to the existing dwelling or located within the living area of the existing dwelling or detached from the existing dwelling and located on the same lot as the existing dwelling; o Increased floor area of an attached accessory dwelling unit does not exceed 50 percent of the existing living area, with a maximum increase in floor area of 1,200 square feet; o Total area of floor space for a detached accessory dwelling unit does not exceed 1,200 square feet; o Passageways are not required in conjunction with the construction of an accessory dwelling unit; o Local building code requirements that apply to detached dwellings are met, as appropriate; o Local health officer approval where a private sewage disposal system is being used, if required; and City of Rialto Page 3 of 11 Printed on 4/10/2017 powered by Legistar

7 File #: , Version: 1 o Parking requirements do not exceed one parking space per unit or per bedroom (unless qualify for parking requirements exemption, as discussed below). These spaces may be provided as tandem parking on an existing driveway or in setback areas (unless certain findings such as fire and life safety conditions are made). Parking Requirements An ADU is exempt from any parking requirements if the ADU meets any one of the following: o is within a one-half mile from public transit; o is within an architecturally and historically significant historic district; o is part of an existing primary residence or an existing accessory structure; o is in an area where on-street parking permits are required, but not offered to the occupancy of the ADU; or o is located within one block of a car-share area. Otherwise, parking requirements cannot exceed one parking space per unit or per bedroom. Density Requirements ADUs are not counted towards the application of density standards for second units. For example, if a zoning district allows one unit per 7,500 square feet, then an ADU would not be counted as an additional unit. Fees An ADU cannot be considered a new residential use for calculating utility charges. Likewise, the City cannot require a new or separate utility for the conversion of an existing structure into an ADU. The text of Chapter 18.10, Section (Permitted Uses) Section (J) follows with suggested changes to comply with the new state laws. Deletions are indicated with a line drawn through the text and additions are indicated in bold italicized text. Chapter 18.10, Section (Permitted Uses) Section (J) is amended to read in City of Rialto Page 4 of 11 Printed on 4/10/2017 powered by Legistar

8 File #: , Version: 1 its entirety as set forth hereafter to permit second residential accessory dwelling units as follows: J. Attached and detached second residential accessory dwelling units that comply with local building code requirements, subject to the following: 1. Approval Timeframe. Attached and detached second residential accessory dwelling units are subject to approval of a Precise Plan of Design approved administratively by the Development Review Committee (DRC), within 120 days from the date of submittal. Attached and detached second residential accessory dwelling shall be approved or denied within 120 days after the application is deemed complete. 2. Independent Living Facility. The second residential accessory dwelling unit shall provide for complete independent living facilities for one or more persons, including permanent provisions for living, access, sleeping, eating, cooking and sanitation. 3. Design Compatibility. The second residential accessory dwelling unit shall be constructed on site and designed in a style that is architecturally compatible with the primary structure and structures in the immediate neighborhood. It shall be a positive addition to the neighborhood environment, and not detract from the nature and character of the established neighborhood or primary structure in terms of architectural style, exterior materials and finishes, scale, location, or pattern of development. Mobile and trailer units are prohibited. An second unit accessory dwelling unit also includes an efficiency unit as defined in California Health and Safety Code Section Occupancy. The owner of an second unit accessory dwelling unit shall live within one of the residential units on the property to ensure proper maintenance. A deed restriction limiting the rental or lease of both units shall be recorded on the property prior to the issuance of a building permit. 5. Individual Evaluation. All secondary dwelling accessory dwelling units shall be evaluated individually and not on a tract basis. A secondary dwelling unit may City of Rialto Page 5 of 11 Printed on 4/10/2017 powered by Legistar

9 File #: , Version: 1 be constructed concurrently with a primary dwelling unit. 6. Subdivision. The second accessory dwelling unit may be rented without occupancy limitations but shall not be sold separately. No subdivision of any kind including condominiums or cooperatives shall be permitted between the two units. 7. Number of Units. Only one (1) second dwelling accessory dwelling unit shall be permitted on any one lot, provided the lot does not contain an existing guest house. 8. Driveways. No additional driveway approaches from public streets shall be permitted for second units accessory dwelling units. 9. Square Footage. The maximum square footage of an attached second unit accessory dwelling unit shall not exceed 30%50% of the main residential structure. Detached second dwelling units shall not exceed 1,200 square feet or be less than 400 square feet of living area and not exceed 25% of the rear yard area. The primary dwelling unit shall contain the minimum living areas required by the zone. 10. Garage Conversions; Setbacks. a. Garage Conversions: An existing, legally permitted attached or detached garage may be converted to an accessory dwelling unit. No additional setback shall be required for an existing garage that is converted to an accessory dwelling unit other than that which existed prior to conversion. b. Accessory dwelling unit above a garage: An accessory dwelling unit may be constructed above a garage. A five-foot setback is required from the side and rear lot lines. 11. Ingress; Egress. All requirements for ingress, egress, drive aisle ways and safety shall be met in accordance with Section of the Rialto Municipal Code Utility Metering. The second dwelling An accessory dwelling unit that is not converted from an existing residence or accessory structure may be City of Rialto Page 6 of 11 Printed on 4/10/2017 powered by Legistar

10 File #: , Version: 1 metered separately from the main dwelling unit for gas, electricity, and water/sewer services. For an accessory dwelling unit created from the conversion of an existing residence or accessory structure, or portions thereof, no separate metering shall be required Building Code Requirements; Development Standards. All accessory dwelling units shall comply with all local building code requirements. All accessory dwelling units, except those that are converted from an existing residence or accessory structure, shall comply with the minimum yard setbacks, lot coverage, height restrictions and other development standards for the primary residence, with the exception of density, shall apply to secondary unit Parking Requirements. One off-street parking space in a permitted location shall be provided on the same lot as the second accessory dwelling unit, in addition to the required parking spaces serving the primary unit. The required space may be provided as tandem parking on an existing driveway, provided that the space is a minimum 9 x 20 and does not encroach into the public right of way. However, no additional parking shall be required for an accessory dwelling unit in any of the following instances: a. The accessory dwelling unit is located within one-half mile of public transit. b. The accessory dwelling unit is located within an architecturally and historically significant historic district. c. The accessory dwelling unit is part of the existing primary residence or an existing accessory structure. d. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. e. When there is a car share vehicle located within one block of the accessory dwelling unit Separate Entrance. Attached second accessory dwelling units shall be City of Rialto Page 7 of 11 Printed on 4/10/2017 powered by Legistar

11 File #: , Version: 1 provided with a separate outside entrance that is not located on the front elevation of the primary unit. 16. Density. An accessory dwelling unit that conforms to this subsection (J) shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. 17. Approval of Conversion of Existing Structure. Notwithstanding any other provision of this subsection (J), the city shall ministerially approve an application for a building permit to create within a single-family residential zone one accessory dwelling unit per single family lot if the unit is contained within the existing space of a single-family residence or existing accessory structure, has independent exterior access from the existing residence, and the side and rear setbacks are sufficient for fire safety. 18. Definitions. For purposes of implementing this section the following terms are defined as: (a) Living area means the interior habitable area of a dwelling unit including basements and attics but does not include a garage or any accessory structure. (b) Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family dwelling is situated. An accessory dwelling unit also includes the following: (i) An efficiency unit, as defined in Section of Health and Safety Code. (ii) A manufactured home, as defined in Section of the City of Rialto Page 8 of 11 Printed on 4/10/2017 powered by Legistar

12 File #: , Version: 1 Health and Safety Code. Zoning for Accessory Dwelling Units It should be noted that accessory units are allowed in the R-1A zone. Because of the pyramid zoning adopted at the time of the City s incorporation, any use allowed in the R-1A zones I also allowed in A-1, R-1 B, R-1C, R-3, R-4, R-1A 10,000 and A-1 zones. A separate Resolution will be required to amend the R-1D zone and all residential zones with the Specific Plan areas. GENERAL PLAN CONSISTENCY: The second unit ordinance is listed as a housing program in the 1992 and the 2010 General Plan. Modifying the Ordinance to comply with state law will comply with the following goals and policies of the 2010 General Plan: Goal 6-4: Alleviate any potential governmental constraints to housing production and affordability. Policy 6-4.1: Periodically review City regulations and ordinances to ensure that they do not unduly constrain housing development. Policy 6-4.3: Provide for timely processing of development projects to minimize project holding costs. ENVIRONMENTAL IMPACT: The adoption of a Development Code Amendment is exempt from the California Environmental Quality Act. Pursuant to Section of the California Environmental Quality Act, a Project means the whole of an action, which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment. A project does not include: Organizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment. PUBLIC NOTICE: The City publishes public notices in accordance with State law when the item is scheduled for a public hearing. RECOMMENDATION: It is recommended that the Planning Commission forward a recommendation of approval to the City Council for Development Code Amendment No : A Resolution of the Planning Commission recommending approval of an Amendment to Chapter : Permitted Uses (R-1A, Single Family Zone) of the Rialto Municipal Code as it pertains to accessory dwelling units.. City of Rialto Page 9 of 11 Printed on 4/10/2017 powered by Legistar

13 File #: , Version: 1 City of Rialto Page 10 of 11 Printed on 4/10/2017 powered by Legistar

14 File #: , Version: 1 City of Rialto Page 11 of 11 Printed on 4/10/2017 powered by Legistar

15 ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RIALTO, CALIFORNIA, AMENDING CHAPTER (R-1A, SINGLE FAMILY ZONE) OF THE RIALTO MUNICIPAL CODE AS IT PERTAINS TO ACCESSORY DWELING UNITS. THE CITY COUNCIL OF THE CITY OF RIALTO DOES HEREBY ORDAIN AS FOLLOWS: Section 1. Chapter 18.10, Section (Permitted Uses) Section (L) is amended to read in its entirety as set forth hereafter to permit second residential accessory dwelling units as follows: L. Attached and detached second residential accessory dwelling units, subject to the following: a. Attached and detached second residential accessory dwelling units are subject to approval of a Precise Plan of Design approved by the Development Review Committee (DRC) an administrative body within 120 days from the date of submittal. Attached and detached second residential accessory dwelling must be approved or denied within 120 days after submittal. b. The second residential accessory dwelling unit shall provide for complete independent living facilities for one or more persons, including permanent provisions for living, access, sleeping, eating, cooking and sanitation. c. The second residential accessory dwelling unit shall be constructed on site and designed in a style which is architecturally compatible with the primary structure and structures in the immediate neighborhood. It shall be a positive addition to the neighborhood environment, and not detract from the nature and character of the established neighborhood or primary structure in terms of architectural style, exterior materials and finishes, scale location or pattern of development. Mobile and trailer units are prohibited. An second unit accessory dwelling unit also includes an efficiency unit as defined in California Health and Safety Code Section

16 d. The owner of a second unit accessory dwelling unit shall live within one of the residential units on the property to ensure proper maintenance. A deed restriction limiting the rental or lease of both units shall be recorded on the property prior to the issuance of a building permit. e. All secondary dwelling accessory dwelling units shall be evaluated individually and not on a tract basis. A secondary dwelling unit may be constructed concurrently with a primary dwelling unit. f. The second accessory dwelling unit may be rented without occupancy limitations but shall not be sold separately. No subdivision of any kind including condominiums or cooperatives shall be permitted between the two units. g. Only one (1) second dwelling accessory dwelling unit shall be permitted on any one lot, provided the lot does not contain an existing guest house. h. No additional driveway approaches from public streets shall be permitted for second units accessory dwelling units. i. The maximum square footage of an attached second unit accessory unit shall not exceed 30%50% of the main residential structure. Detached second dwelling units shall not exceed 1,200 square feet or be less than 400 square feet of living area and not exceed 25% of the rear yard area. The primary dwelling unit shall contain the minimum living areas required by the zone. ii. No setback shall be required for an existing garage that is converted to a accessory dwelling unit, and a setback of no more than five feet from the side and rear lot lines shall be required for an accessory dwelling unit that is constructed above a garage. j. Local building code requirements that apply to detached dwellings, as appropriate k. The second dwelling accessory dwelling unit may be metered separately from the main dwelling unit for gas, electricity, and water/sewer services. l. The minimum yard setbacks, lot coverage, height restrictions and other development standards for the primary unit residence shall apply to the secondary accessory dwelling unit with the exception of density. An accessory dwelling unit that conforms to this subdivision shall be -2-

17 deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. m. One off-street parking space in a permitted location shall be provided on the same lot as the second unit, in addition to the required parking spaces serving the primary unit. These spaces may be provided as tandem parking on an existing driveway. n. Attached second accessory dwelling units shall be provided with a separate outside entrance that is not located on the front elevation of the primary unit. o. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit, off-street parking spaces may be replaced in any configuration on the same lot as the accessory dwelling unit, including, but not limited to, covered spaces (10 x 20 ), uncovered spaces 9 x 20, or tandem spaces 9 x 20, or by the use of mechanical automobile parking lifts. All requirements for ingress, egress, drive aisleways and safety shall be met in accordance with Section of the Rialto Municipal Code. p. For purposes of implementing this section the following terms are defined as: (1) Living area means the interior habitable area of a dwelling unit including basements and attics but does not include a garage or any accessory structure. (2) Local agency means a city, county, or city and county, whether general law or chartered. (3) For purposes of this section, neighborhood has the same meaning as set forth in Section (3) Accessory dwelling unit means an attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family dwelling is situated. An accessory dwelling unit also includes the following: (A) An efficiency unit, as defined in Section of Health and Safety Code. (B) A manufactured home, as defined in Section of the Health and Safety Code. -3-

18 (C) Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. Section 2. The City Clerk shall certify to the adoption of this Ordinance and cause the same to be published once in the local newspaper and the same shall be in force and effect on and thirty (30) days after its passage and adoption PASSED, APPROVED AND ADOPTED this day of, DEBORAH ROBERTSON, Mayor CITY OF RIALTO

19 ATTEST: BARBARA A. McGEE, City Clerk APPROVED AS TO FORM: ROBERT A. OWEN, City Attorney

20 STATE OF CALIFORNIA ) COUNTY OF SAN BERNARDINO ) ss CITY OF RIALTO ) I, BARBARA MCGEE, City Clerk of the City of Rialto, do hereby certify that the foregoing Ordinance No. was duly passed and adopted at a regular meeting of the City Council of the City of Rialto held on the day of, Upon motion of Councilmember, seconded by Councilmember, the foregoing Ordinance No. was duly passed and adopted. Vote on the motion: AYES: NOES: ABSTAIN: ABSENT: IN WITNESS WHEREOF, I have hereunto set my hand and the Official Seal of the City of Rialto this day of, BARBARA McGEE, CITY CLERK

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25 City of Rialto Zoning Requirements Zone R-1A 10,000 Min. Front Yard Min. Side Min. Rear 25 Ft. 5 Ft. 20 Ft. R-1A 25 Ft. 5 Ft. 20 Ft. R-1B 25 Ft. 5 Ft. 20 Ft. R-1C 25 Ft. 5 Ft. 20 Ft. R-3 15 Ft. 5 Ft. 15 Ft. R-4 15 Ft. 5 Ft. 15 Ft. A-1 25 Ft. 5 Ft. 20 Ft. A-P 25 Ft. C-1 10 Ft. C-1A 50 Ft. C-2 None C-3 None C-M None M-1 25 Ft. M-2 25 Ft. 3-5 Ft. corner lots None 5 Ft. if next to R zone 15 * 25 if next to R zone None 5 Ft. if next to R zone None 5 Ft. if next to R zone None 5 Ft. if next to R zone None 5 Ft. if next to R zone None 5 Ft. if next to R zone 15 Ft. 15 Ft. 15 * 25 if next to R zone None 15 Ft. if next to R zone None 15 Ft. if next to R zone None 15 Ft. if next to R zone None 15 Ft. if next to R zone None 15 Ft. if next to R zone Bldg. Height 2 ½ Stories or 35 Ft. 2 ½ Stories or 35 Ft. 2 ½ Stories or 35 Ft. 2 ½ Stories or 35 Ft. 3 stories or 35 Ft. 6 stores or 75 Ft. 2 ½ stories or 35 Ft. 6 stories or 75 Ft. 2 ½ stories or 35 Ft. 2 ½ stories or 35 Ft. 6 stores or 75 Ft. 6 stores or 75 Ft. 6 stores or 75 Ft. 6 stores or 75 Ft. 6 stores or 75 Ft. Min. Area 10,000 Sq. Ft. Min. Width Lot Min. Depth 100 Ft. 100 Ft. 8,400 Sq. Ft. 80 Ft. 100 Ft. 8,400 Sq. Ft. 80 Ft. 100 Ft. 7,700 Sq. Ft. 70 Ft. 100 Ft. 1-Acre 150 Ft ,200 Sq. Ft. 60 Ft. 100 Ft. 1-Acre 120 Ft ,000 sq Ft. 80 Ft. 100 Ft. Dwlg. Size 1,800 Sq. Ft. 1,600 Sq. Ft. 1,400 Sq. Ft. 1,200 Sq. Ft * C-1A; 15 from C or M zone 25 from R zone 50 from Public Right-of-Way Last update by D. Rosas 2/22/12

26 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RIALTO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL ADOPT DEVELOPMENT CODE AMENDMENT NO AMENDING CHAPTER (R-1A) (SINGLE FAMILY ZONE) OF THE RIALTO MUNICIPAL CODE AS IT PERTAINS TO ACCESSORY DWELLING UNITS. WHEREAS, on September 28, 2016, the Governor of the State of California approved Assembly Bill 2299 and Senate Bill to address the statewide critical need for housing for lower income families and individuals given the high cost of living and low supply of affordable homes for rent or purchase, and the difficulty, given the current social and economic environment, in building more affordable housing; and WHEREAS, AB 2299 and SB 1069 became effective on January 1, 2017 and amended Section of the Government Code, changing state law to now refer to second units as accessory dwelling units; and WHEREAS, AB 2299 and SB 1069 also place limitations on the additional parking requirements the City may require for the development of accessory dwelling units, as well as requiring that accessory dwelling units be subject to non-discretionary approval processes; and WHEREAS, the Bills provide that, if the City does not have an ordinance that complies with the new state laws as of January 1, 2017, then any City regulation relating to accessory dwelling units is invalid, and the provisions of AB 2299 and SB 1069 control; and WHEREAS, the City s current provisions regulating accessory dwelling units may not be consistent with current statutory laws; and WHEREAS, the City now wishes to permanently amend the City s Zoning Code provisions regarding second units to refer to these second units as accessory dwelling units, and otherwise comply with these new laws ( Ordinance Amendment ), and the proposed Ordinance Amendment is attached hereto as Exhibit A; and WHEREAS, on March 29, 2017 the Planning Commission conducted a duly noticed public hearing at which time it received input from staff and the city attorney, heard public testimony, -1-

27 discussed the proposed Ordinance Amendment, and after considering both oral and written testimony, closed the public hearing; and WHEREAS, the Ordinance amendment to the Rialto Municipal Code is exempt from the requirements of the California Environmental Quality Act (CEQA); and WHEREAS, the provisions of the proposed Ordinance Amendment would affect all properties in residential zones; and WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred. NOW THEREFORE THE PLANNING COMMISSION OF THE CITY OF RIALTO DOES HEREBY RESOLVE AND RECOMMEND AS FOLLOWS: SECTION 1. The recitals set forth above are all true and correct and are incorporated herein. SECTION 2. Based on substantial evidence presented to the Planning Commission during the public hearing conducted with regard to the proposed Ordinance Amendment, including written staff reports, verbal testimony, project plans, other documents, and the conditions of approval stated herein, the Planning Commission hereby determines that the proposed Ordinance Amendment satisfies the requirements of Government Code Sections and pertaining to the findings which must be made precedent to amending a zoning ordinance. The findings are as follows: 1. The proposed Ordinance Amendment is consistent with the goals, policies, and objectives of the General Plan. This finding is supported by the following facts: The Ordinance Amendment is consistent with the General Plan and Rialto General Plan Housing Element. Specifically, the Ordinance Amendment is consistent with Goal 6-2 of the General Plan, which seeks to promote and encourage housing development that adequately meets the needs of all socioeconomic segments of the community and region. The Ordinance Amendment will provide more affordable housing options for both owners and renters in the City and improve the housing stock within the City. 2. The proposed Ordinance Amendment will not adversely affect surrounding properties. This finding is supported by the following facts: Within residential zones the project is applied unilaterally and as such no properties within residential zones will be adversely affected. Commercial zones may benefit from the -2-

28 increased density and potential opportunities to increase sales tax or patronage. Increased density has no direct impact on industrial zones. 3. The proposed Ordinance Amendment promotes public health, safety, and general welfare and serves the goals and purposes of the Zoning Code. This finding is supported by the following facts: The proposed Ordinance Amendment will regulate these uses within the City limits and will help protect the public peace, health, and safety of the City and its residents. The development relaxes the parking requirements to encourage garage conversions. The Ordinance requires a permit issued by the Building and Safety Division, which may help to reduce unsafe, hazardous conditions in garages converted illegally from inhabitable to habitable space. SECTION 3. The Planning Commission hereby recommends that the City Council of the City of Rialto approve the attached proposed Ordinance Amendment to the Rialto Municipal Code. SECTION 4. The Chair of the Planning Commission shall sign the passage and adoption of this resolution and thereupon the same shall take effect and be in force. PASSED, APPROVED AND ADOPTED this 29 th day of March, JERRY GUTIERREZ, Chair CITY OF RIALTO

29 EXHIBIT A ORDINANCE AMENDMENT [on following pages]

30 EXHIBIT A Chapter 18.10, Section (Permitted Uses) Section (J): J. Attached and detached second residential accessory dwelling units that comply with local building code requirements, subject to the following: 1. Approval Timeframe. Attached and detached second residential accessory dwelling units are subject to approval of a Precise Plan of Design approved administratively by the Development Review Committee (DRC), within 120 days from the date of submittal. Attached and detached second residential accessory dwelling shall be approved or denied within 120 days after the application is deemed complete. 2. Independent Living Facility. The second residential accessory dwelling unit shall provide for complete independent living facilities for one or more persons, including permanent provisions for living, access, sleeping, eating, cooking and sanitation. 3. Design Compatibility. The second residential accessory dwelling unit shall be constructed on site and designed in a style that is architecturally compatible with the primary structure and structures in the immediate neighborhood. It shall be a positive addition to the neighborhood environment, and not detract from the nature and character of the established neighborhood or primary structure in terms of architectural style, exterior materials and finishes, scale, location, or pattern of development. Mobile and trailer units are prohibited. An second unit accessory dwelling unit also includes an efficiency unit as defined in California Health and Safety Code Section Occupancy. The owner of an second unit accessory dwelling unit shall live within one of the residential units on the property to ensure proper

31 maintenance. A deed restriction limiting the rental or lease of both units shall be recorded on the property prior to the issuance of a building permit. 5. Individual Evaluation. All secondary dwelling accessory dwelling units shall be evaluated individually and not on a tract basis. A secondary dwelling unit may be constructed concurrently with a primary dwelling unit. 6. Subdivision. The second accessory dwelling unit may be rented without occupancy limitations but shall not be sold separately. No subdivision of any kind including condominiums or cooperatives shall be permitted between the two units. 7. Number of Units. Only one (1) second dwelling accessory dwelling unit shall be permitted on any one lot, provided the lot does not contain an existing guest house. 8. Driveways. No additional driveway approaches from public streets shall be permitted for second units accessory dwelling units. 9. Square Footage. The maximum square footage of an attached second unit accessory dwelling unit shall not exceed 30%50% of the main residential structure. Detached second dwelling units shall not exceed 1,200 square feet or be less than 400 square feet of living area and not exceed 25% of the rear yard area. The primary dwelling unit shall contain the minimum living areas required by the zone. 10. Garage Conversions; Setbacks. a. Garage Conversions: An existing, legally permitted attached or detached garage may be converted to an accessory dwelling unit. No additional setback shall be required for an existing garage that is converted to an accessory dwelling unit other than that which existed prior to conversion.

32 b. Accessory dwelling unit above a garage: An accessory dwelling unit may be constructed above a garage. A five-foot setback is required from the side and rear lot lines. 11. Ingress; Egress. All requirements for ingress, egress, drive aisle ways and safety shall be met in accordance with Section of the Rialto Municipal Code Utility Metering. The second dwelling An accessory dwelling unit that is not converted from an existing residence or accessory structure may be metered separately from the main dwelling unit for gas, electricity, and water/sewer services. For an accessory dwelling unit created from the conversion of an existing residence or accessory structure, or portions thereof, no separate metering shall be required Building Code Requirements; Development Standards. All accessory dwelling units shall comply with all local building code requirements. All accessory dwelling units, except those that are converted from an existing residence or accessory structure, shall comply with the minimum yard setbacks, lot coverage, height restrictions and other development standards for the primary residence, with the exception of density, shall apply to secondary unit Parking Requirements. One off-street parking space in a permitted location shall be provided on the same lot as the second accessory dwelling unit, in addition to the required parking spaces serving the primary unit. The required space may be provided as tandem parking on an existing driveway, provided that the space is a minimum 9 x 20 and does not encroach into the public right of way. However, no additional parking shall be required for an accessory dwelling unit in any of the following instances:

33 a. The accessory dwelling unit is located within onehalf mile of public transit. b. The accessory dwelling unit is located within an architecturally and historically significant historic district. c. The accessory dwelling unit is part of the existing primary residence or an existing accessory structure. d. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. e. When there is a car share vehicle located within one block of the accessory dwelling unit Separate Entrance. Attached second accessory dwelling units shall be provided with a separate outside entrance that is not located on the front elevation of the primary unit. 16. Density. An accessory dwelling unit that conforms to this subsection (J) shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. 17. Approval of Conversion of Existing Structure. Notwithstanding any other provision of this subsection (J), the city shall ministerially approve an application for a building permit to create within a single-family residential zone one accessory dwelling unit per single family lot if the unit is contained within the existing space of a singlefamily residence or existing accessory structure, has independent exterior access from the existing residence, and the side and rear setbacks are sufficient for fire safety.

34 18. Definitions. For purposes of implementing this section the following terms are defined as: (a) Living area means the interior habitable area of a dwelling unit including basements and attics but does not include a garage or any accessory structure. (b) Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family dwelling is situated. An accessory dwelling unit also includes the following: (i) An efficiency unit, as defined in Section of Health and Safety Code. (ii) A manufactured home, as defined in Section of the Health and Safety Code.

35 ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RIALTO, CALIFORNIA, AMENDING CHAPTER (R-1A, SINGLE FAMILY ZONE) OF THE RIALTO MUNICIPAL CODE AS IT PERTAINS TO ACCESSORY DWELLING UNITS. WHEREAS, on September 28, 2016, the Governor of the State of California approved Assembly Bill 2299 and Senate Bill to address the statewide critical need for housing for lower income families and individuals given the high cost of living and low supply of affordable homes for rent or purchase, and the difficulty, given the current social and economic environment, in building more affordable housing; and WHEREAS, AB 2299 and SB 1069 became effective on January 1, 2017 and amended Section of the Government Code, changing state law to now refer to second units as accessory dwelling units; and WHEREAS, AB 2299 and SB 1069 also place limitations on the additional parking requirements the City may require for the development of accessory dwelling units, as well as requiring that accessory dwelling units be subject to non-discretionary approval processes; and WHEREAS, the Bills provide that, if the City does not have an ordinance that complies with the new state laws as of January 1, 2017, then any City regulation relating to accessory dwelling units is invalid, and the provisions of AB 2299 and SB 1069 control; and WHEREAS, the City s current provisions regulating accessory dwelling units may not be consistent with current statutory laws; and WHEREAS, AB 2299 and SB 1069 were adopted by the California Legislature ; and WHEREAS, the City Council now wishes to permanently amend the City s Zoning Code provisions regarding second units to refer to these second units as accessory dwelling units, and otherwise comply with these new laws; and /

36 WHEREAS, at a properly noticed public hearing held at a regular meeting of the Planning Commission of the City on March 29, 2017, the Planning Commission considered this issue and adopted Resolution No. - recommending that the City Council adopt this Ordinance; and WHEREAS, the City Council, after notice duly given as required by law, held a public hearing on, 2017 to consider the Planning Commission s recommendation on this matter as set forth in its Resolution No. -. THE CITY COUNCIL OF THE CITY OF RIALTO DOES HEREBY ORDAIN AS FOLLOWS: Section 1. Chapter 18.10, Section (Permitted Uses) subection (J) is amended to read in its entirety as set forth hereafter to permit second residential accessory dwelling units as follows: J. Attached and detached second residential accessory dwelling units that comply with local building code requirements, subject to the following: 1. Approval Timeframe. Attached and detached second residential accessory dwelling units are subject to approval of a Precise Plan of Design approved administratively by the Development Review Committee (DRC) within 120 days from the date of submittal. Attached and detached second residential accessory dwelling unit must be approved or denied within 120 days after the application is deemed complete. 2. Independent Living Facility. The second residential accessory dwelling unit shall provide for complete independent living facilities for one or more persons, including permanent provisions for living, access, sleeping, eating, cooking and sanitation. 3. Design Compatibility. The second residential accessory dwelling unit shall be constructed on site and designed in a style which is architecturally compatible with the primary structure and structures in the immediate neighborhood. It shall be a positive addition to the neighborhood environment, and not detract from the nature and character of the established neighborhood or primary structure in terms of architectural style, exterior materials and finishes, scale, location, or pattern of development. Mobile and trailer units are /

37 prohibited. An second unit accessory dwelling unit also includes an efficiency unit as defined in California Health and Safety Code Section Occupancy. The owner of an second unit accessory dwelling unit shall live within one of the residential units on the property to ensure proper maintenance. A deed restriction limiting the rental or lease of both units shall be recorded on the property prior to the issuance of a building permit. 5. Individual Evaluation. All secondary dwelling accessory dwelling units shall be evaluated individually and not on a tract basis. An accessory dwelling unit secondary dwelling unit may be constructed concurrently with a primary dwelling unit. 6. Subdivision. The second accessory dwelling unit may be rented without occupancy limitations but shall not be sold separately. No subdivision of any kind including condominiums or cooperatives shall be permitted between the two units. 7. Number of Units. Only one (1) second dwelling accessory dwelling unit shall be permitted on any one lot, provided the lot does not contain an existing guest house. 8. Driveways. No additional driveway approaches from public streets shall be permitted for second units accessory dwelling units. 9. Square Footage. The maximum square footage of an attached second unit accessory unit shall not exceed 30%50% of the main residential structure. Detached second dwelling units shall not exceed 1,200 square feet or be less than 400 square feet of living area and not exceed 25% of the rear yard area. The primary dwelling unit shall contain the minimum living areas required by the zone. 10. Garage Conversions; Setbacks. a. Garage Conversions: An existing, legally permitted attached or detached garage may be converted to an accessory dwelling unit. No setback shall be required for an existing garage that is converted to a accessory dwelling unit other than that which existed prior to conversion /

38 b. Accessory dwelling unit above a garage: An accessory dwelling unit may be constructed above a garage. A five-foot setback is required from the side and rear lot lines. 11. Ingress; Egress. All requirements for ingress, egress, drive aisleways, and safety shall be met in accordance with Chapter of the Rialto Municipal Code Utility Metering. The second dwelling An accessory dwelling unit that is not converted from an existing residence or accessory structure may be metered separately from the main dwelling unit for gas, electricity, and water/sewer services. For an accessory dwelling unit created from the conversion of an existing residence or accessory structure, or portions thereof, no separate metering shall be required Building Code Requirements; Development Standards. All accessory dwelling units shall comply with all local building code requirements. All accessory dwelling units, except those that are converted from an existing residence or accessory structure, shall comply with the minimum yard setbacks, lot coverage, height restrictions and other development standards for the primary unit residence, with the exception of density Parking Requirements. One off-street parking space in a permitted location shall be provided on the same lot as the second accessory dwelling unit, in addition to the required parking spaces serving the primary unit. The required spaces may be provided as tandem parking on an existing driveway, provided the space is a minimum 9 x 20 and does not encroach into the public right of way. However, no additional parking shall be required for an accessory dwelling unit in any of the following instances: a. The accessory dwelling unit is located within one-half mile of public transit. b. The accessory dwelling unit is located within an architecturally and historically significant historic district. c. The accessory dwelling unit is part of the existing primary residence or an existing accessory structure /

39 d. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. e. When there is a car share vehicle located within one block of the accessory dwelling unit Separate Entrance. Attached second accessory dwelling units shall be provided with a separate outside entrance that is not located on the front elevation of the primary unit. 16. Density. An accessory dwelling unit that conforms to this subsection (J) shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. 17. Approval of Conversion of Existing Structure. Notwithstanding any other provision of this subsection (J), the city shall ministerially approve an application for a building permit to create within a single-family residential zone one accessory dwelling unit per single family lot if the unit is contained within the existing space of a single-family residence or existing accessory structure, has independent exterior access from the existing residence, and the side and rear setbacks are sufficient for fire safety. 18. Definitions. For purposes of implementing this section the following terms are defined as: a. Living area means the interior habitable area of a dwelling unit including basements and attics but does not include a garage or any accessory structure. b. Accessory dwelling unit means an attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family dwelling is situated. An accessory dwelling unit also includes the following: (i) An efficiency unit, as defined in Section of Health and Safety Code; or /

40 (ii) A manufactured home, as defined in Section of the Health and Safety Code. Section 2. The City Clerk shall certify to the adoption of this Ordinance and cause the same to be published once in the local newspaper and the same shall be in force and effect on and thirty (30) days after its passage and adoption PASSED, APPROVED AND ADOPTED this day of, DEBORAH ROBERTSON, Mayor CITY OF RIALTO /

41 ATTEST: BARBARA A. McGEE, City Clerk APPROVED AS TO FORM: ROBERT A. OWEN, City Attorney /

42 STATE OF CALIFORNIA ) COUNTY OF SAN BERNARDINO ) ss CITY OF RIALTO ) I, BARBARA MCGEE, City Clerk of the City of Rialto, do hereby certify that the foregoing Ordinance No. was duly passed and adopted at a regular meeting of the City Council of the City of Rialto held on the day of, Upon motion of Councilmember, seconded by Councilmember, the foregoing Ordinance No. was duly passed and adopted. Vote on the motion: AYES: NOES: ABSTAIN: ABSENT: IN WITNESS WHEREOF, I have hereunto set my hand and the Official Seal of the City of Rialto this day of, BARBARA McGEE, CITY CLERK /

43 City of Rialto Council Chambers 150 S. Palm Ave. Rialto, CA Legislation Details (With Text) File #: Version: 1 Name: Type: Agenda Item Status: Agenda Ready File created: On agenda: Title: Sponsors: Indexes: Code sections: Attachments: 4/4/2017 In control: Planning Commission 4/12/2017 Final action: Conditional Development Permit No. 830: A request to allow a three (3) percent increase in the permitted floor area ratio, through the implementation of non-residential development incentives, to facilitate the development of a 120,756 square foot warehouse building. The project site is located on the west side of Alder Avenue approximately 900 feet south of Walnut Avenue (APNs: , - 34, & -35) within the Employment (EMP) zone of the Renaissance Specific Plan. A Mitigated Negative Declaration (Environmental Assessment Review No ) has been prepared for consideration in conjunction with the project. Exhibit A - Location Map Exhibit B - Site Plan Exhibit C - Building Elevations Exhibit D - Conceptual Landscape Plan Exhibit E - Public Art Rendering Exhibit F - Initial Study Exhibit G - Mitigation Monitoring and Reporting Program Exhibit H - Draft Resolution for CDP No.pdf Date Ver. Action By Action Result For the Planning Commission Meeting of April 12, 2017 TO: Honorable Chairman and Planning Commissioners APPROVAL: Robb Steel, Asst.CA/Development Services Director REVIEWED BY: Gina M. Gibson-Williams, Planning Manager FROM: Daniel Casey, Associate Planner Conditional Development Permit No. 830: A request to allow a three (3) percent increase in the permitted floor area ratio, through the implementation of non-residential development incentives, to facilitate the development of a 120,756 square foot warehouse building. The project site is located on the west side of Alder Avenue approximately 900 feet south of Walnut Avenue (APNs: , -34, & -35) within the Employment (EMP) zone of the Renaissance Specific Plan. A Mitigated Negative Declaration (Environmental Assessment Review No ) has been prepared for consideration in conjunction with the project. APPLICANT: City of Rialto Page 1 of 7 Printed on 4/10/2017 powered by Legistar

44 File #: , Version: 1 CDREP, LLC, 523 Main Street, El Segundo, CA LOCATION: The project site consists of three (3) parcels of land located on the west side of Alder Avenue approximately 900 feet south of Walnut Avenue (APNs: , -34 & -35) (Refer to the attached Location Map (Exhibit A)). BACKGROUND: Surrounding Land Use and Zoning Location Existing Land Use Zoning Site North Vacant Land / Non-Conforming Residential Employment (EMP) Vacant Land / Non-Conforming Residential Employment (EMP) East Industrial Bottling Facility Employment (EMP) South Vacant Land / Non-Conforming Residential Employment (EMP) West Vacant Land Planned Industrial Development (I- PID) General Plan Designations Location Site North East South West General Plan Designation Specific Plan with a Specific Plan Overlay (Renaissance SP) Specific Plan with a Specific Plan Overlay (Renaissance SP) Specific Plan with a Specific Plan Overlay (Renaissance SP) Specific Plan with a Specific Plan Overlay (Renaissance SP) Business Park with a Specific Plan Overlay (Rialto Airport SP) Site Characteristics The project site is a relatively flat, rectangular-shaped piece of land comprised of three (3) parcels. The parcels are 6.66 gross acres in size with approximate dimensions of 620 feet (east-west) by 465 feet (north-south). The property is primarily undeveloped and covered by natural grasses, with the exception of one (1) non-conforming single-family residence and one (1) accessory structure located in the northeast portion of the site. The project site is bound on the east by Alder Avenue. To the north of the project site is approximately acres of vacant land and one (1) non-conforming single-family residence, and to the east, across Alder Avenue is the Niagara Bottling Facility. To the south is approximately acres of vacant land and several non-conforming single-family residences, and to the west is approximately 7.12 acres of vacant land. The zoning of the project site and the properties to the north, east, and south is Employment (EMP) within the Renaissance Specific Plan. The properties to the west of the project site are zoned Planned Industrial Development (I-PID) within the Rialto Airport Specific Plan. ANALYSIS/DISCUSSION: City of Rialto Page 2 of 7 Printed on 4/10/2017 powered by Legistar

45 File #: , Version: 1 Project Proposal CDREP, LLC proposes to consolidate three (3) parcels of land into one (1) 6.45 net-acre parcel of land and then construct a 120,756 square foot warehouse building (Exhibit B). The building will consist of 8,000 square feet of office space and 112,756 square feet of warehouse space. Twentytwo (22) dock doors and a trailer yard will be located on the south side of the building. A combination of a fourteen (14) foot concrete screen wall and a landscape hedge will serve to screen views of the trailer yard from Alder Avenue. There is no proposed tenant for the new building at this time, but the building will accommodate a wide-range of warehouse uses. Lot Merger The applicant filed Lot Line Adjustment No. 238 to facilitate the merger of the three (3) parcels of land that comprise the project site. The Director of Development Services approved Lot Line Adjustment No. 238 on January 19, The lot line adjustment is currently in plan check with the Public Works Engineering Division. Lot Line Adjustment No. 238 does not require Planning Commission action. Architectural Design The proposed building will feature significant footprint articulation in the form of projected wall panels on all sides of the building that are visible from the public right-of-way, with the exception of the area of the building containing the truck docks. The building height ranges from thirty-eight (38) feet to forty-five (45) feet from the finished floor, with the highest points generally being the office corners and the articulated portions. The exterior of the building will be of concrete tilt-up wall construction painted with a palette of four (4) different colors (Exhibit C). The main color is a light white tone. Accent colors include three (3) different shades of gray used as accent bands throughout the building. Other architectural features of the building include panel reveals and generous amounts glazing. Access The project will have two (2) points of access - both via Alder Avenue. The southerly driveway will provide access to and from the trailer yard and the employee/visitor parking lot. The northerly driveway will provide emergency vehicle access and access to and from the employee/visitor parking lot. Access to the driveways will be provided via new half-width street improvements along Alder Avenue. Parking The development will have 91 auto-parking spaces and 22 trailer parking spaces. These quantities meet the minimum parking requirement as shown in the parking calculation chart below and as required under Table 3-6 of the Renaissance Specific Plan (RSP): Auto-Parking Calculation: Type of Use Floor Area (square feet) Parking Ratio Number of spaces required Warehouse Floor area up to 40,000 square feet 40,000 1 / 1, City of Rialto Page 3 of 7 Printed on 4/10/2017 powered by Legistar

46 File #: , Version: 1 Floor area 40,001 square feet or more 72,756 1 / 4, Office 8,000 1 / Total Required/Total Provided 91/91 Trailer-Parking Calculation: Type of Use Truck Yard Floor Area (square feet) Parking Ratio Number of spaces required Trailer Spaces N/A 1 / Dock Door 22 Total Required/Total Provided 22 Landscaping The landscape coverage for the project is percent, which exceeds the minimum required amount of 10.0 percent. This includes a landscape setback with a minimum depth of twenty-five (25) feet along the entire frontage on Alder Avenue. This landscape setback will feature undulating berms, twenty-four (24) inch box trees every thirty (30) feet, and an abundant amount of shrubs and ground cover, all in compliance with the City s Design Guidelines (Exhibit D). Floor Area Ratio Per Section 3 (Development Criteria), Table 3-5 of the Renaissance Specific Plan the maximum allowable Floor Area Ratio (FAR) for a 6.45 net-acre project site within the EMP zone is 40.0 percent. The FAR for the proposed project is 43.0 percent, which exceeds the maximum allowable by 3.0 percent. However, page 3-45 of Section 3 (Development Criteria) of the Renaissance Specific Plan contains provisions for incentives, or development standard bonuses, in exchange for desired development features. The incentives may provide an FAR bonus, setback reduction, parking reduction, etc., and may be awarded through a Conditional Development Permit on a case-by-case basis. As written, the Renaissance Specific Plan indicates that the City may only award two (2) incentives per project, and that the same incentive may not be awarded twice for the same project. However, the Renaissance Specific Plan gives the City the discretion to work with a developer and allow additional development incentives beyond two (2) and use the same incentive without limit. Thus, the applicant proposes to incorporate two (2) development features into their project to obtain the desired FAR. The following is a list of each proposed development feature and a discussion of each: 1. Lot Consolidation - Projects that consolidate lots into parcels that exceed five (5) acres are eligible to receive an increase of 1.0 percent in floor area ratio for every acre over five (5) acres. The applicant proposes to consolidate three (3) parcels of land into one (1) 6.45 netacre parcel of land. As a result, the project will receive a 1.0 percent FAR bonus. 2. Public Art - Projects that provide permanent, outdoor art that is viewable by the public from City of Rialto Page 4 of 7 Printed on 4/10/2017 powered by Legistar

47 File #: , Version: 1 the public sidewalk are eligible to receive an increase of 2.0 percent in floor area ratio. The applicant proposes to install a powder-coated steel sculpture at the southeast corner of the project site, near the intersection of Alder Avenue and Miro Way (Exhibit E). The inclusion of public art will provide a 2.0 percent FAR bonus. The addition of the two (2) development features results in a 3.0 percent bonus to the allowable FAR. As such, the maximum allowable FAR for the project is now 43.0 percent, which is equals the proposed FAR. Development Review Committee The Development Review Committee (DRC) reviewed CDP No. 830 on January 18, The DRC recommended approval of the project, subject to the applicant revising the site design and architecture of the building. The Committee s revisions include enhanced building articulation and adequate truck dock screening. The Committee s revisions have been incorporated into the project plans. After Planning Commission review, the project will return to the Development Review Committee for finalization of all Precise Plan of Design development-related conditions. Transportation Commission Kunzman Associates, Inc. prepared a traffic study for the project, dated January 24, 2017, to assess potential impacts to local streets and intersections. The Transportation Commission reviewed and approved the traffic study on March 1, A total of 736 daily Passenger Car Equivalent (PCE) trips are anticipated, with 60 AM peak hour trips and 65 PM peak hour trips. The traffic study determined that the project is responsible for fair-share payment of $34,995 towards intersection and roadway improvements along Alder Avenue. Half-width street improvements, previously noted, and payment of development impact fees related to traffic are also required. All street improvements and fair-share payments, as established by the traffic study, must be paid and/or completed prior to occupancy. Fiscal Analysis Prior to completion of the project, the applicant will be required to pay plan check, permit, and development impact fees to the City. The applicant will pay approximately $893,000 for those onetime fees, as shown in the chart below: Fee Capital Operating Total Development Impact Fees $850,000 - $850,000 Building Plan Check / Permit Fees - $20,000 $20,000 Planning Fees - $8,000 $8,000 Engineering Plan Check / Permit Fees - $15,000 $15,000 One Time Fee Revenues $850,000 $43,000 $893,000 Additionally, the project will generate approximately $18,500 in annual recurring revenues to the City General Fund. The applicant will pay increased property taxes, business license taxes, and utility taxes on a recurring basis. City of Rialto Page 5 of 7 Printed on 4/10/2017 powered by Legistar

48 File #: , Version: 1 Revenue Source Estimated First Year Revenue Property Taxes $6,700 Utility Taxes $5,800 Business License Tax $6,000 Total Annual Revenues $18,500 Furthermore, the project will generate approximately 50 to 70 jobs with a warehouse use tenant. Not only will the project provide additional employment opportunities for City of Rialto residents, but it will also result in employees spending their discretionary income as they frequent local restaurants, gas stations, and other local businesses. Land Use Compatibility The project is consistent with the Employment (EMP) zone of the Renaissance Specific Plan and the surrounding land uses. The nearest sensitive uses are the few non-conforming single-family residences in the surrounding area. The project is not expected to negatively impact any uses since measures, such as landscape buffering and the installation of solid screen walls, will be implemented. The project is anticipated to be a benefit to the community and an improvement to the surrounding area. Upon completion of the project, the site will be enhanced aesthetically with a new structure and landscaping that complies with the City s Design Guidelines. GENERAL PLAN CONSISTENCY: The project is consistent with the following goals of the Land Use Element of the Rialto General Plan: Goal 2-16: Improve the architectural and design quality of development in Rialto. Goal 2-22: Promote commercial and/or industrial development that is well designed, peopleoriented, environmentally sustainable, sensitive to the needs of the visitor or resident, and functionally efficient for its purpose. ENVIRONMENTAL IMPACT: CEQA The applicant engaged Lilburn Corporation to prepare an Initial Study (Environmental Assessment Review No ) for the project in accordance with the requirements of the California Environmental Quality Act (CEQA). The Initial Study is attached to the agenda report (Exhibit F). Based on the findings and recommended mitigation measures within the Initial Study, staff determined that the project will not have an adverse impact on the environment and a Mitigated Negative Declaration was prepared. Staff published a Notice of Intent to adopt the Mitigated Negative Declaration for the project in the San Bernardino Sun newspaper, and mailed copies to all property owners within 300 feet of the project site. A twenty- (20-) day public comment period was held from March 10, 2017 to March 29, No comment letters were received. Consequently, Planning staff determined that the Mitigated Negative Declaration prepared appropriately satisfies the requirement of CEQA. Although the Initial Study indicates that the project could present a significant effect with respect to City of Rialto Page 6 of 7 Printed on 4/10/2017 powered by Legistar

49 File #: , Version: 1 Biological Resources, Cultural Resources, and Transportation/Traffic, any potential impacts will be mitigated to a level of insignificance through the implementation of the mitigation measures included within the Mitigation Monitoring and Reporting Program (Exhibit G). Native American Tribal Consultation (Assembly Bill 52) In accordance with California Assembly Bill 52, the Planning Division mailed notices to six (6) Native American tribes informing them of the project and allowing them to request consultation on the project. The six (6) tribes were given thirty (30) days, from March 1, 2017 to March 30, 2017 to request consultation on the proposed project. One (1) tribe, The Gabrieleño Band of Mission Indians -Kizh Nation (Kizh Nation), requested formal consultation during the period. Planning staff conducted formal consultation with Chairman Andrew Teutimez-Salas and Matt Teutimez of the Kizh Nation on March 29, The topics discussed included a basic background of the project and the anticipated construction activities. During the consultation, Chairman Teutimez-Salas requested the ability to place a certified Native American Monitor on-site during all ground disturbance activities. A Condition of Approval is included within the Draft Resolution of Approval for Conditional Development Permit No. 830 requiring the applicant to coordinate with the Kizh Nation to allow access during all ground disturbance activities. PUBLIC NOTICE: The City mailed public hearing notices for the proposed project to all property owners within 300 feet of the project site, and published the public hearing notice in the San Bernardino Sun newspaper as required by State law. RECOMMENDATION: It is recommended that the Planning Commission: Adopt the attached Resolution (Exhibit H) to approve the Mitigated Negative Declaration and a Mitigation Monitoring and Reporting Program for the proposed project and Conditional Development Permit No. 830 to allow a three (3) percent increase in the permitted floor area ratio, through the implementation of two (2) non-residential development incentives, to facilitate the development of a 120,756 square foot warehouse building subject to the findings and conditions therein. City of Rialto Page 7 of 7 Printed on 4/10/2017 powered by Legistar

50 Project Location Map N

51 PROJECT DATA GENERAL PLAN DESIGNATION: ZONING: GROSS SITE AREA: 20' STREET DEDICATION NET SITE AREA: BUILDING AREA: GROUND FLOOR MEZZANINE FIRE PUMP TOTAL COVERAGE: BUSINESS PARK W/ SPECIFIC PLAN RENAISSANCE SPECIFIC PLAN EMPLOYMENT LAND USE PLANNING AREA ,176 SF / 6.66 AC 9,348 SF / 0.21 AC 280,828 SF / 6.45 AC 119,206 SF 1,550 SF 0 SF 120,756 SF % RGA Office of Architectural Design Alton Parkway, Suite 100 Irvine, CA T FX AUTO PARKING REQUIRED: 8,000 SF OFFICE (1/250 SF) 40,000 SF WAREHOUSE (1/1000 SF) 75,000 SF WAREHOUSE (1/4000 SF) TOTAL REQUIRED AUTO PARKING PROVIDED: PROVIDED STALLS AUTO STALLS IN YARD AREA TOTAL PROVIDED MOTORCYCLE STALLS PROVIDED LOADING 0-400,000 SF LOADING PROVIDED 32 STALLS 40 STALLS 19 STALLS 91 STALLS 66 STALLS 25 STALLS 91 STALLS 2 STALLS 3 DOCKS 22 DOCKS CONSULTANT VACANT AIRPORT SPECIFIC PLAN PLANNED INDUSTRIAL LAND USE 13 40' 8' 26' 8' 18' 6' 136.4' 9' TYP 24 10' x 20' PARKING ' PROPOSED BUILDING TYPE III-B CONSTRUCTION FULLY SPRINKLERED OFFICE / WAREHOUSE / MANUFACTURING B / S1 / F OCCUPANCIES MAX. HEIGHT: 48'-0" A.F.F. 10' TYP 1 7 VACANT RENAISSANCE SPECIFIC PLAN EMPLOYMENT LAND USE 181.4' 240' 40' MIN 8' 26' 8.25' MIN ' x 20' PARKING 53' 18.4' 40' 25' 45' 2' TYP RAMP ' +/- 9' TYP ' +/- 18' 26' 18' 4 3' S W 4' ' 18' BASIN ' MIN 3 12 AUTOS ONLY 30' 50' 60' 38' 38' EXISTING INDUSTRIAL RENAISSANCE SPECIFIC PLAN EMPLOYMENT LAND USE M I R O W A Y TRUCK TRAILER PARKING STALLS REQUIRED TRUCK TRAILER PARKING STALLS PROVIDED LANDSCAPE AREA REQUIRED LANDSCAPE PROVIDED ASSESSOR PARCEL NUMBERS KEYNOTES PROPOSED PAINTED CONCRETE TILT-UP WAREHOUSE / OFFICE / MANUFACTURING FACILITY. 2. DETENTION BASIN. 22 STALLS 22 STALLS 28,083 SF / 10% 47,269 SF / 16.83% 3. SHADED AREA: PROPOSED IRRIGATED LANDSCAPING PER GUIDELINES WITH MIN 6" CONCRETE CURBS AT ALL INTERIOR PERIMETERS. 4. TYPICAL STANDARD PARKING STALL MIN. 9' X 18' - STRIPE PER CITY STANDARDS. 5. 7' X 8' MOTORCYCLE STALLS. 6. ACCESSIBLE BUILDING ENTRY WITH ADJACENT BICYCLE RACKS. 7. CONCRETE PAVED TRUCK YARD. 8. DOCK HIGH TRUCK DOOR. SEE ELEVATIONS FOR ADDITIONAL INFO. 9. GRADE LEVEL RAMP DOOR. SEE ELEVATIONS FOR ADDITIONAL INFO ' X 7' METAL EXIT DOOR. 11. ON SITE ACCESSIBLE SIDEWALK AND CURB RAMPS. 12. NEW CURB CUT PER STANDARDS, WITH 30' DEEP COLORED AND SCORED DECORATIVE CONCRETE PAVING '-0" TUBULAR STEEL PICKET BLACK FENCE ALONG INTERIOR PROPERTY LINES. 14. NEW PAINTED CONCRETE TILT-UP SCREEN WALL. WALL SHALL BE 14'-0" MIN. AS MEASURED FROM THE TRUCK COURT SIDE, AND SHALL BE 8'-0" MAX. + BERM AS MEASURED FROM THE STREET SIDE. WALL SHALL ALSO HAVE A 3' X 7' EMERGENCY EXIT MAN DOOR WITH APPROVED HARDWARE FOR EMERGENCY EGRESS FROM THE TRUCK COURT TO A PUBLIC WAY. 15. ROLLING / SWINGING 8'-0" HIGH TUBULAR STEEL SECURITY GATE WITH KNOX BOX FOR FIRE DEPARTMENT ACCESS '-0" STEEL TUBULAR FENCE AROUND BASIN. 17. NEW SEWER AND WATER LINES. 18. PAINTED CONCRETE WALLED TRASH ENCLOSURE WITH PAINTED STEEL GATES WITHIN THE TRUCK COURT. 19. PROPOSED STREET LIGHT. FINAL LOCATIONS TO BE DETERMINED WITH NEW STREET LIGHTING PLAN SUBMITTAL. 22. MODIFY MEDIAN TO CREATE LEFT TURN POCKET. 23. MODIFY EXISTING TRAFFIC SIGNAL TO ALLOW FOR FOUR WAY INTERSECTION MOVEMENT. 24. WINDOWS IN THIS ELEVATION FOR TRUCK YARD VIEW. 25. EMPLOYEE LUNCH PATIO. 26. PUBLIC ART - FINAL LOCATION AND OBJECT TO BE DETERMINED '-0" TUBULAR STEEL PICKET BLACK FENCE ALONG SOUTH PROPERTY LINE WITH LANDSCAPE SCREENING HEDGE AT TRUCK COURT PER LANDSCAPE PLANS. PROFESSIONAL SEALS ALDER INDUSTRIAL BUILDING 0000 ALDER AVENUE RIALTO, CALIFORNIA CDREP, LLC 523 MAIN STREET EL SEGUNDO, CA ATTN: MARK BACHLI 18' 10' x 20' PARKING A L D E R A V E N U E VICINITY MAP 5.78' +/- 27 VACANT RENAISSANCE SPECIFIC PLAN EMPLOYMENT LAND USE 16 VACANT RENAISSANCE SPECIFIC PLAN EMPLOYMENT LAND USE PALMETTO AVE TAMARIND AVE WALNUT AV SITE ALDER AVE 210 FOOTHILL FRWY W RENNAISSANCE PKWY MIRO WAY W BASE LINE RD LOCUST AVE CD BID PC UTILITIES NOTE - SEE CIVIL SITE PLAN FOR WATER AND SEWER LOCATIONS. DD SD MARK 02/06/2017 SCHEMATIC DESIGN DATE DESCRIPTION SEWER: CITY OF RIALTO 150 S. PALM AVENUE RIALTO, CA ATTN: CYRUS NEKOOEE (909) GAS: THE GAS COMPANY 1981 W. LUGONIA REDLANDS, CA ATTN: LEONARD FELIX (909) WATER: FONTANA WATER COMPANY ARROW ROUTE P.O.BOX NO. 987 FONTANA, CA ATTN: ROBERT K. YOUNG (909) ELECTRICITY: SOUTHERN CALIFORNIA EDISON COMPANY 7951 REDWOOD AVENUE FONTANA, CA ATTN: KIM GURULE (909) TELECOM: TIME WARNER TELECOM 1500 S. AUTO CENTER DR. ONTARIO, CALIFORNIA ATTN: PAUL E. CYR (909) PHONE: AT&T 1265 VAN BUREN ST., RM. 100 ANAHEIM, CA ATTN: CAROLE BASTROM (714) RGA PROJECT NO: OWNER PROJECT NO: CAD FILE NAME: A1-1B DRAWN BY: CF CHK'D BY: DR COPYRIGHT RGA, OFFICE OF ARCHITECTURAL DESIGN SHEET TITLE SCHEMATIC SITE PLAN SITE PLAN SCALE: 1" = 40'-0" 0' 10' 20' 50' 100' GENERAL NOTES 1. IMPACT FEES (DIF) WILL BE PAID PRIOR TO BUILDING OCCUPANCY. 2. ALL EXISTING ABOVEGROUND UTILITIES AND UTILITY POLES WITHIN THE RIGHT-OF-WAY AND ON THE PRIVATE PROPERTY OF THE SITE PLAN ARE TOO BE UNDERGROUNDED. SEE CIVIL DRAWINGS FOR ADDITIONAL INFORMATION. SHEET: A1-1

52 FINISH SCHEDULE 1. FIELD COLOR - SW6140 MODERATE WHITE KEYNOTES PRIMARY ENTRANCE. 2. PAINTED 12' WIDE X 15' HIGH LEVEL VERTICAL LIFT TRUCK DOOR. RGA 2. ACCENT COLOR - SW7043 WORLDY GRAY 3. PAINTED 9' WIDE X 10' HIGH VERTICAL LIFT TRUCK DOOR. 3. ACCENT COLOR - SW7052 GRAY AREA 4. 3' X 7' PAINTED METAL MAN DOOR. 5. 2" WIDE X 3/4" DEEP HORIZONTAL / VERTICAL REVEAL. Office of Architectural Design 2'-0" 4. BASE ACCENT COLOR - SW6165 CONNECTED GRAY 5. GLAZING - SEE KEYNOTE 5 - PPG VISTACOOL PACIFICA REFLECTIVE #2. 6. GLAZING - SEE KEYNOTE 5 - PPG SOLARCOOL PACIFICA REFLECTIVE #2. 6. BLUE GLASS IN ANODIZED ALUMINUM STOREFRONT FRAME SYSTEM. 7. PAINTED CONCRETE TILT-UP EXTERIOR WALL CONSTRUCTION. 8. PROPOSED FUTURE TENANT SIGNAGE LOCATION TO BE APPROVED UNDER A SEPARATE PERMIT. 9. INTERNAL DOWNSPOUTS ALONG THE EAST STREET FRONTAGE ELEVATION Alton Parkway, Suite 100 Irvine, CA T FX DOWNSPOUTS ON THE NORTH & SOUTH ELEVATION SHALL BE EXTERNAL AND PAINTED TO MATCH THE BUILDING. CONSULTANT FIN. FLR. 4' 38'-0" 42'-0" 11. NEW PAINTED CONCRETE TILT-UP SCREEN WALL. WALL SHALL BE 14'-0" MIN. AS MEASURED FROM THE TRUCK COURT SIDE, AND SHALL BE 8'-0" MAX. + BERM AS MEASURED FROM THE STREET SIDE. 12. ROLLING / SWINGING 8'-0" HIGH TUBULAR STEEL SECURITY GATE WITH KNOX BOX FOR FIRE DEPARTMENT ACCESS. 13. KNOCK OUT WALL PANEL FOR FUTURE FIRE RATED GARDE LEVEL ROLL UP DOOR. P.L. P.L. WEST ELEVATION SCALE: 1" = 20'-0" PROFESSIONAL SEALS '-0" TYP 40'-0" 5' ALDER INDUSTRIAL BUILDING P.L. 4' P.L. C.L. ALDER AVENUE 0000 ALDER AVENUE RIALTO, CALIFORNIA SOUTH ELEVATION SCALE: 1" = 20'-0" '-0" 5' 4' 40'-0" FIN. FLR. 2'-0" 38'-0" 2'-0" ROOFTOP HVAC OFFICE AREA PROPOSED BUILDING LINE OF SIGHT FROM STREET LINE OF SIGHT FROM STREET PROPERTY LINE CENTER LINE AT ALDER AVE CDREP, LLC 523 MAIN STREET EL SEGUNDO, CA ATTN: MARK BACHLI P.L. P.L '-0" 94'-0" 75'-0" 50'-0" 20'-0" EAST ELEVATION - ALDER AVENUE SCALE: 1" = 20'-0" SITE STREET SCALE: 1" = 30'-0" CD BID PC 10 DD SD 02/06/2017 SCHEMATIC DESIGN 2'-0" MARK DATE DESCRIPTION RGA PROJECT NO: OWNER PROJECT NO: CAD FILE NAME: A3-1P 38'-0" DRAWN BY: CHK'D BY: CF DR C.L. ALDER AVENUE P.L. P.L. COPYRIGHT RGA, OFFICE OF ARCHITECTURAL DESIGN SHEET TITLE ELEVATIONS 13 39'-0" 104'-0" 26'-0" 104'-0" 26'-0" 104'-0" 52'-0" NORTH ELEVATION SCALE: 1" = 20'-0" SHEET: A3-1-P

53 ALDER AVENUE PROPOSED PLANT PALETTE: SYMBOL PLANT NAME TREES BRACHYCHITON POPULNEUS BOTTLE TREE CERCIDIUM 'DESERT MUSEUM' DESERT MUSEUM PALO VERDE SIZE 15 GAL WUCOLS QUANTITY 24" BOX L 19 L 9 * CONCEPTUAL LANDSCAPE PLAN WEST SIDE OF ALDER AVENUE, CITY OF RIALTO APN , 34 & 35 NTS GEIJERA PARVIFLORA AUSTRAILLIAN WILLOW PLATANUS RACEMOSA CALIFORNIA SYCAMORE RHAPIOLEPIS 'MAJESTIC BEAUTY' N.C.N. (TREE FORM) TRISTANIA CONFERTA BRISBANE BOX LEGEND GROUNDCOVER FESTUCA RUBRA RUBRA RED FESCUE 3" THICK DECOMPOSED GRANITE COLOR TO BE DETERMINED 3" THICK WOOD CHIPS AS MULCH 3"-6" DIA. COBBLE COLOR TO BE DETERMINED SHRUBS AGAVE PARRYI N.C.N. BOUGANVILLEA 'OHH LA LA' N.C.N. CALLISTEMON CITRINUS LEMON BOTTLEBRUSH (SHRUB FORM) CALLISTEMON VIMINALIS 'LITTLE JOHN' DWARF BOTTLE BRUSH HESPERALOE PARVIFLORA RED YUCCA LANTANA 'SPREADING SUNSHINE' YELLOW LANTANA LIGUSTRUM JAPONICUM WAX-LEAF PRIVET MUHLENBERGIA CAPILLARIS 'REGAL MIST' PINK MUHLY MUHLENBERGIA RIGENS DEER GRASS NASSELLA TENUISSIMA MEXICAN FEATHER GRASS PODOCARPUS MACROPHYLLAS YEW PINE PRUNUS CAROLINIANA CAROLINA LAUREL CHERRY RHAMNUS CALIFORNICA 'SEAVIEW' SEAVIEW COFFEEBERRY RHAPIOLEPIS INDICA INDIAN HAWTHORN ROSA X 'NOALESA' YELLOW CARPET ROSE ROSA 'X' NOARE' RED CARPET ROSE TULBAGHIA VIOLACEA SOCIETY GARLIC BOULDER NATIVE BOULDER, APPROXIMATE SIZE AS SHOWN (1'-4' DIAMETER) EXISTING PCC PAVING TO REMAIN PROPOSED AC PAVING, DECORATIVE PAVING OR PERVIOUS PAVEMENT, SEE SITE PLAN PROPOSED PCC PAVING AC ASPHALT CONCRETE BF BACKFLOW EOP EDGE OF PAVEMENT EX. EXISTING FH FIRE HYDRANT MB MAILBOX PCC PORTLAND CEMENT CONCRETE PL PROPERTY LINE R/W RIGHT-OF-WAY S SIGN SFR SINGLE FAMILY RESIDENCE WC WATER CAP WM WATER METER PROJECT SITE VICINITY MAP Map Rand McNally & company R.L.09-S GAL 24" BOX M 4 24" BOX M " BOX M 6 PLUGS 12" O.C. 5 GAL 5 GAL 5 GAL 1 GAL 5 GAL 5 GAL 15 GAL M 3,950 SF 41,800 SF GAL M 67 5 GAL 5 GAL 5 GAL 1 GAL *QUANTITIES ARE FOR PLANNING PURPOSES ONLY. CONTRACTOR IS RESPONSIBLE FOR OWN QUANTITIES. M L L L M L M M M M M M 8,240 SF 820 SF GAL L GAL L GAL L GAL M 34 1 GAL M APN PROPOSED 8' HIGH TUBULAR STEEL FENCE APN APN APN P.L. N00 00'46"E ' x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x P.L. APN N89 52'55W ' x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x FH FH EXISTING PROPERTY LINE TO BE REMOVED EXISTING PROPERTY LINE TO BE REMOVED APN PROPOSED 120,756 SF OFFICE / WAREHOUSE / MANUFACTURING BUILDING APN SLOPE FLOOR 0.5% APN x x x x x x x x x x x x x x x xx x x x x x x x x x x x x PROPOSED 8' HIGH TUBULAR STEEL FENCE PROPOSED 8' HIGH TUBULAR STEEL FENCE N89 53'00W ' PROPOSED PAINTED CONCRETE TILT-UP RETAINING SCREEN WALL 14' HIGH ON TRUCK COURT SIDE AND 8' HIGH ON TOP OF A 6' HIGH BERM ON STREET SIDE APN x x x x x x x x x x x x x P.L. FH x PROPOSED CATCH BASIN PROPOSED CATCH BASIN x x x x x FH PROPOSED TRASH ENCLOSURE PROPOSED TRANSFORMER PROPOSED EMPLOYEE LUNCH PATIO PROPOSED 8' HIGH DOUBLE 13' WIDE ROLLING TUBULAR STEEL SECURITY GATES WITH KNOX BOX PROPOSED PUBLIC ART - FINAL LOCATION AND OBJECT TO BE DETERMINED FUTURE CURB MEDIAN PER CITY PROJECT # FUTURE CURB & GUTTER PER CITY PROJECT # EXISTING STREET LIGHT PROPOSED R/W PROPOSED 6' HIGH TUBULAR PROPOSED 5' DEEP INFILTRATION BASIN WITH STEEL FENCE UNDERGROUND BASIN BELOW FOR WATER QUALITY FUTURE TREATMENT CURB & GUTTER PER CITY PROJECT # PROPOSED 6' HIGH DOUBLE 7' WIDE TUBULAR STEEL ACCESS GATES x x x x x x x x x x FH PROPOSED CATCH BASIN 3 PROPOSED 10' WIDE LANDSCAPE EASEMENT EXISTING FIRE HYDRANT TO BE RELOCATED 3" GAS 3" GAS 3" GAS 3" GAS 3" GAS 3" GAS 3" GAS 3" GAS 3" GAS LINE-OF-SIGHT ELEC ELEC ELEC ELEC ELEC ELEC ' 20" WATER 20" WATER 20" WATER 20" WATER 20" WATER 20" WATER 20" WATER 20" WATER 20" WATER 20" WATER LINE-OF-SIGHT 6" WATER 6" WATER 6" WATER 6" WATER 6" WATER 6" WATER 6" WATER 6" WATER 6" WATER 6" WATER 6" WATER LINE-OF-SIGHT 24" WATER 24" WATER 24" WATER 24" WATER 24" WATER 24" WATER 24" WATER 24" WATER 24" WATER 24" WATER 16" WATER 16" WATER 16" WATER 16" WATER 16" WATER 16" WATER 16" WATER 16" WATER 16" WATER 16" WATER PROPOSED SIDEWALK 16" WATER 16" WATER 16" WATER 16" WATER 16" WATER 16" WATER 16" WATER N00 09'36"E ELEC 12" SEWER 12" SEWER 12" SEWER 12" SEWER 12" SEWER 12" SEWER 12" SEWER 12" SEWER 12" SEWER 12" SEWER 4" GAS 4" GAS 4" GAS C L PROPOSED UNDERSIDEWALK DRAIN PROPOSED 40' WIDE DRIVEWAY ELEC ELEC ELEC x x x x x x EXISTING R/W ELEC ELEC x x MIRO PROPERTY OWNERS: x x ELEC 16" WATER 16" WATER PREPARED FOR/APPLICANT: CDREP, LLC. ATTN: MARK BACHLI 523 MAIN STREET EL SEGUNDO, CA (310) APN PROPOSED 26' WIDE AUTOS ONLY DRIVEWAY FUTURE CURB & GUTTER PER CITY PROJECT # APN FUTURE CURB MEDIAN PER CITY PROJECT # WAY APN FUTURE TRAFFIC SIGNAL PER PLAN #T-573 FUTURE TRAFFIC SIGNAL/ STREET LIGHT PER PLAN #T-573 APN FUTURE CURB & GUTTER PER CITY PROJECT # PROPOSED LEFT TURN POCKET FUTURE CURB MEDIAN PER CITY PROJECT # APN APN APN: & 35 SANDRA MARIE LARSEN, TRUSTEE OF THE SANDRA MARIE LARSEN GST EXEMPTION TRUST APN: CDRE HOLDINGS 9, LLC C/O: CDREP, LLC. ATTN: MARK BACHLI 523 MAIN STREET EL SEGUNDO, CA (310) FUTURE TRAFFIC SIGNAL/ STREET LIGHT PER PLAN #T-573 FUTURE TRAFFIC SIGNAL PER PLAN #T-573 FUTURE STREET LIGHT PER PLAN #T-573 LETTER Job Number: est land planning civil engineering landscape architecture phone fax ford street, suite 105, redlands, ca Date Prepared: 2/16/17 SOURCE OF SURVEY TOPOGRAPHIC SURVEY DATED AUGUST 2016 AS CONDUCTED BY J.D. COLE & ASSOCIATES, INC RAMONA STREET YUCAIPA, CALIFORNIA PHONE: (909) SCALE: 1"=30' DESCRIPTION REVISIONS Drawn By: BK 90 Reference Number: ClP DATE INITIAL INITIAL Sheet Number: ClP

54

55 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Project Description SECTION 1 INTRODUCTION Independently reviewed, analyzed and exercised judgment in making the determination, by the Planning Commission on, pursuant to Section of the California Environmental Quality Act (CEQA). CEQA requires the preparation of an Initial Study when a proposal must obtain discretionary approval from a governmental agency and is not exempt from CEQA. The purpose of the Initial Study is to determine whether or not a proposal, not except from CEQA, qualifies for a Negative Declaration (ND) or whether or not an Environmental Impact Report (EIR) must be prepared. 1. Project Title: Warehouse at Alder Avenue and Miro Way 2. Lead Agency Name: City of Rialto Planning Division 150 South Palm Avenue Rialto, CA Contact Person: Daniel Casey, Associate Planner Phone Number: (909) Project Location: West side of Alder Avenue at the T-intersection with Miro Way in the City of Rialto. 5. Geographic Coordinates of Project Site: Parcel Centroid: N, W 6: USGS Topographic Map: Devore 7.5-minute USGS Topographic Quadrangle 7: Public Land Survey System: Township 1 North, Range 5 West, Section Thomas Guide Location: Page 575, Grid B5, 2005, San Bernardino & Riverside Counties 9. Assessor Parcel Number: , 34, and General Plan and Zoning Designations: Renaissance Specific Plan Employment 11. Description of Project: CDREP, LLC. (Project Applicant) is proposing the development of an approximately 6.66-acre site with the construction of a 120,756 square-foot

56 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Project Description warehouse/distribution/manufacturing facility and 20-foot wide street dedication on the west side of Alder Avenue at the T-intersection with Miro Way in the City of Rialto. This Initial Study addresses the potential impacts of the proposed warehouse at Alder Avenue and Miro Way project ( Proposed Project ), including all of the associated discretionary actions and approvals required to implement the Proposed Project, as well as all subsequent construction and operation activities. 12. Surrounding Land Uses and Setting: ZONING EXISTING PROJECT SITE Employment (RSP) Vacant NORTH Employment (RSP) Residential Structure EAST Business Center/Employment (RSP) Warehouse Building (Niagara bottling) SOUTH Employment (RSP) Residential Structure WEST NOTE: RSP: Renaissance Specific Plan RASP: Rialto Airport Specific Plan Planned Industrial Development (RASP) Vacant 13. Other agencies whose approval is required (e.g., permits, finance approval, or participation agreement): California Regional Water Quality Control Board, Santa Ana Region (RWQCB Santa Ana Region, General Construction Permit, Storm Water Pollution Prevention Plan (SWPPP) and National Pollutant Discharge Elimination System (NPDES)

57 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Project Description 1.1 EVALUATION FORMAT This Initial Study is prepared in compliance with the California Environmental Quality Act (CEQA) Guidelines. This format of the study is presented as follows. The project is evaluated based upon its effect on seventeen (17) major categories of environmental factors. Each factor is reviewed by responding to a series of questions regarding the impact of the project on each element of the overall factor. The Initial Study Checklist provides a formatted analysis that provides a determination of the effect of the project on the factor and its elements. The effect of the project is categorized into one of the following four categories of possible determinations: Potentially Significant Impact Less than Significant with Mitigation Less than Significant No Impact Substantiation is then provided to justify each determination. One of the four following conclusions is then provided as a summary of the analysis for each of the major environmental factors. 1. Therefore, no impacts are identified or anticipated and no mitigation measures are required. 2. Therefore, no significant adverse impacts are identified or anticipated and no mitigation measures are required. 3. Possible significant adverse impacts have been identified or anticipated and the following mitigation measures are required as a condition of project approval to reduce these impacts to a level below significant. The required mitigation measures are: (List mitigation measures) 4. Significant adverse impacts have been identified or anticipated. An Environmental Impact Report (EIR) is required to evaluate these impacts, which are: (List the impacts requiring analysis within the EIR). At the end of the analysis the required mitigation measures are restated and categorized as being either self- monitoring or as requiring a Mitigation Monitoring and Reporting Program.

58 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Project Description 1.2 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is Potentially Significant Impact as indicated by the checklist on the following pages. Aesthetics Agriculture & Forestry Resources Air Quality Biological Resources Cultural Resources/Tribal Geology /Soils Resources Greenhouse Gas Emissions Hazards & Hazardous Materials Hydrology / Water Quality Land Use/ Planning Mineral Resources Noise Population / Housing Public Services Recreation Transportation/Traffic Utilities / Service Systems Mandatory Findings of Significance 1.3 ENVIRONMENTAL DETERMINATION On the basis of this Initial Study, the City of Rialto Environmental Review Committee finds: I find that the Proposed Project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the Proposed Project would have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the Proposed Project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the Proposed Project MAY have a potentially significant impact or potentially significant unless mitigated impact on the environment, but at least one effect: 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the Proposed Project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the Proposed Project, nothing further is required. Signature Printed Name Date For

59 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Project Description SECTION 2 PROJECT DESCRIPTION 2.1 PURPOSE OF THIS DOCUMENT The purpose of this Initial Study is to identify potential environmental impacts associated with the development of an approximately 120,756 square-foot warehouse on the west side of Alder Avenue at the intersection with Miro Way in the City of Rialto. This initial study has been prepared in accordance with the California Environmental Quality Act (CEQA) and the State CEQA Guidelines. Pursuant to Section of the State CEQA Guidelines, the City of Rialto is the Lead Agency in the preparation of this Initial Study. The City has primary responsibility for approval or denial of this project. The intended use of this Initial Study is to provide adequate environmental analysis related to project construction and operation activities of the Proposed Project. 2.2 PROJECT LOCATION The Project Site is located in the eastern portion of the City of Rialto on the west side of Alder Avenue at the intersection with Miro Way, approximately 0.75 mile south of State Route-210 (SR-210). Figure 1, Regional Location Map, depicts the location of the Project Site in context to its regional setting. As shown on Figure 2, Project Site Vicinity Map, the Project Site consists of an approximately 6.66-acre site currently vacant but formerly developed with a residential structure that was located at the northeast corner of the site and a vacant garage/storage building near the center of the Project Site (shown on Google Earth Pro, Imagery Date: February 9, 2016). The Project Site is located in the SE ¼, of Section 32, Township 1 North, Range 5 West on the Devore USGS 7.5-minute Quadrangle Map. The Project Site consists of three San Bernardino County Assessor Parcels: , , and PROJECT DESCRIPTION CDREP, LLC (Project Applicant) is proposing the development of an approximately 6.66 gross acre site. Approximately 6.45-acres would be developed with a 120,756 square-foot warehouse/distribution/manufacturing facility; 0.21-acre of the site would be developed with a 20-foot street dedication on the Alder Avenue frontage. Discretionary actions on the part of the City to approve the Project include approval of the Project s Precise Plan of Design to ensure compatibility with the City s General Plan and Development Code, issuing a Conditional Development Permit as approved by the Planning Commission, and approving a lot merger application to merge the three (3) existing parcels. As shown on Figure 3, Site Plan, the Project Applicant proposes to construct a warehouse/distribution/manufacturing facility on approximately 6.45 acres (net area after street

60 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Project Description dedication) within the Employment land use designation in the City of Rialto Renaissance Specific Plan. The proposed building is designed to include a 119,200 square-foot ground floor and a 3,800 square-foot mezzanine. Building construction will use conventional methods consisting of a reinforced concrete tilt-up building approximately 49 feet in height at its highest facade. The warehouse will accommodate 22 loading dock doors proposed to be located on the south side of the building. Proposed parking includes: 91 automobile parking stalls, 18 truck trailer parking stalls, and two (2) motorcycle stalls. Signalized access to the site would be at the Alder Avenue/Miro Way intersection; a second driveway allowing for two-way traffic is proposed at the northeast corner of the Project Site. Approximately 47,269 square feet of the Project Site (equivalent to 16.83%) is proposed to be landscaped. The Proposed Project also includes the construction of a detention basin for detention and treatment of any on-site stormwater flows. Under proposed conditions post-development flows would be directed from the north property line through the site along proposed curb and gutter and ribbon gutters to two proposed catch basins. From the catch basins, flows would enter a proposed five (5) foot deep above ground infiltration basin with a 21,370 cubic-foot (CF) capacity and a proposed Stormtech underground chamber system below the proposed basin with a 6,451 CF capacity for a combined capacity of 27,821 CF. In addition to the above and below ground basins, pervious pavement installed in the proposed parking stalls along the east portion of the site would provide an infiltration capacity of approximately 4,036 CF. Overall proposed infiltration capacity is 31,857 CF. Emergency stormwater flows and flows that originate from the north would be allowed to flow out of the basin via a proposed broad-crested weir that would connect to a proposed under sidewalk drain along Alder Avenue. All post-development flows and volumes from on-site flows would be decreased by the proposed infiltration basins and emergency flow weir. In the event of back to back storm events or off site tributary flow, flows in excess of the proposed infiltration capacity would be directed eastward along the proposed concrete weir and outlet to Alder Avenue consistent with existing conditions. Off-site improvements necessary to implement the Proposed Project include curb, gutter, and sidewalk improvements along Alder Avenue, a 20-foot wide street dedication, modifications to the Alder Avenue median to create a left turn pocket, modification to the existing traffic signal at the intersection of Alder Avenue and Miro Way to allow for four-way intersection movement, and installation of a public art piece (location to be determined). General Plan Designation and Zoning The Project Site is located near the southwest corner of the Rialto Renaissance Specific Plan planning area and near the city limits at Baseline Road. The site s designated zoning in the Rialto Renaissance Specific Plan is Employment. The Employment land use category is intended to accommodate a mixture of professional office, light industrial, research and development, business park, light manufacturing, assembly, and related storage and support service uses. Warehousing is a permitted use under the Employment land use designation as indicated in Table 3-2 of the Specific Plan: General Permitted Uses in the Renaissance Specific Plan. The Specific Plan land use vision for community commerce uses, such as Employment, is used to

61 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Project Description strengthen the jobs-housing balance along Baseline Road and provide local employment services. 2.4 EXISTING CONDITIONS AND SURROUNDING LAND USES The Project Site consists of three parcels. Parcel comprises the northern third of the Project Site; the parcel was previously developed with a single-family residential structure and stand-alone garage and shed, the improvements have been removed and the site is vacant and undeveloped. Parcel comprises the center portion of the Project Site; the parcel was previously developed with a storage structure, the improvements have been removed and the site is vacant and undeveloped. Parcel comprises the southern third of the Project Site and is undeveloped and vacant. Under existing conditions the properties immediately to the north and west are undeveloped and vacant; single-family residential uses occur to the south. A warehouse occupied Niagara Bottling, LLC is located to the east. 2.5 INTENDED USE OF THIS DOCUMENT This Initial Study addresses the potential impacts of the Proposed Project, as well as those of the associated discretionary actions and approvals required to implement the Proposed Project, and those of subsequent construction and operational activities.

62 Project Site Source: Google Maps, Approximate Miles LILBURN C O R P O R A T I O N REGIONAL LOCATION MAP Alder Avenue and Miro Way Warehouse Project Rialto, California FIGURE 1

63 Project Site Miro Way Alder Ave Source: Google Earth Pro, Imagery Date Approximate Feet LILBURN C O R P O R A T I O N VICINITY MAP Alder Avenue and Miro Way Warehouse Project Rialto, California FIGURE 2

64 SITE PLAN Alder Avenue and Miro Way Warehouse Project City of Rialto, California Figure 3 Source: Thatcher Engineering and Assoc., LILBURN C O R P O R A T I O N

65 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form SECTION 3 ENVIRONMENTAL CHECKLIST FORM I. AESTHETICS Would the project: Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? a) Less than Significant. The City of Rialto General Plan identifies the views of the San Gabriel and San Bernardino Mountains as backdrops for creating scenic vistas throughout the City. General Plan policy states that views of the mountains should be protected by ensuring that building heights are consistent with the scale of surrounding, existing development (Policy ), and by ensuring that building materials do not produce glare, such as polished metals or reflective windows (Policy ). The San Bernardino Mountains are located to the northeast of the Project Site and the San Gabriel Mountains are located to the northwest. The proposed distribution center building will have an approximate maximum height of 49 feet at its highest façade. Per the development standards identified in the Renaissance Specific Plan, the maximum allowed building height in the Employment zone is 75 feet. The proposed building height of 49 feet is comparable to the height of the nearby warehouse buildings on the west, north, and east. The distribution center will be a concrete tilt-up structure similar in nature to the warehouses nearby. The Proposed Project is consistent with the General Plan and will have less than significant impacts on scenic vistas of the San Gabriel and San Bernardino Mountains. b) No Impact. There are no significant scenic resources known to exist in the immediate vicinity of the Project Site. The Project Site is not adjacent to or in the vicinity of a state scenic highway; therefore, there are no impacts related to state scenic highways.

66 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form c) Less than Significant. The Project Site is currently vacant and located within a predominantly urbanized area with low density residential development to the south, warehouses to the east and west, and vacant land immediately to the north. Proposed development of the Project Site is consistent with the surrounding development and with the Design Guidelines of the Renaissance Specific Plan. The Proposed Project s impact in regard to visual character and the quality of the Project Site would be less than significant. d) Less than Significant. The Proposed Project includes the installation of exterior lighting as ancillary to the proposed distribution center building, which is required to comply with City lighting requirements. The Proposed Project is designed to adhere to the City lighting requirements, and demonstration of compliance with these standards is required before the City will issue a building permit. Compliance would ensure that the Proposed Project does not produce substantial amounts of light or glare from artificial lighting sources that would adversely affect the day or nighttime views of adjacent properties. The Proposed Project would involve the construction and operation of an approximate 120,756 square-foot distribution center building with exterior surfaces consisting of tiltup concrete construction and windows with reflective glazing. While glazing has a potential to result in glare effects, such effects are considered minimal based upon the relative size of the proposed structure, its direction, placement on the parcel, and the proposed landscaping. Accordingly, daytime glare, and nighttime lighting impacts would be less than significant. II. AGRICULTURE AND FORESTRY RESOURCES Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the

67 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section (g))? d) Result in loss of forest land or conversion of forest land to non-forest use? e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use or conversion of forest land to non-forest use? a) No Impact. The Department of Conservation Farmland Mapping and Monitoring Program identifies the Project Site as other land in its California Important Farmland Finder. No prime farmland, unique farmland, or farmland of statewide importance occurs at the Project Site or in its immediate vicinity. Development of the Project Site would not convert farmland to a non-agricultural use. b) No Impact. The Project Site is not under a Williamson Act Contract as identified in the latest map prepared by the California Department of Conservation, Division of Land Resource Protection. The City of Rialto General Plan and Renaissance Specific Plan do not designate any of the land within the Project Site or in its immediate vicinity for agricultural use; no impacts would occur. c) No Impact. The Project Site does not support existing agricultural uses and no agricultural uses occur in the vicinity of the Project Site. The Proposed Project would not result in changes that could result in the conversion of farmland to non-farmland use; no impacts would occur. d) No impact. The Project Site does not support forest land. Implementation of the Proposed Project would not convert forest land to non-forest use; no impacts would occur.

68 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form e) No impact. The Project Site does not support agricultural or forest land uses that would be lost as a result of the Proposed Project implementation; no impacts would occur. III. AIR QUALITY Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions, which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? a) Less than Significant. The Project Site is located in the South Coast Air Basin (SCAB). The South Coast Air Quality Management District (SCAQMD) has jurisdiction over air quality issues and regulations within the SCAB. The Air Quality Management Plan (AQMP) for the basin establishes a program of rules and regulations administered by SCAQMD to obtain attainment of the state and federal air quality standards. The most recent AQMP was adopted by the SCAQMD on December 7, The 2012 AQMP incorporates the latest scientific and technological information and planning assumptions, including the 2012 Regional Transportation Plan/Sustainable Communities Strategy and updated emission inventory methodologies for various source categories. The 2016 AQMP is anticipated to be adopted in February 2017.

69 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form As noted in the City s Renaissance Specific Plan EIR 2010, continued development throughout the Plan area would contribute to the further degradation of the ambient air quality in the vicinity. No feasible mitigation measures were identified that would lower the impacts to a less than significant level. Thus, a Statement of Overriding Considerations for short-term and long-term air quality impacts was adopted by the City (Recirculated Subsequent EIR September 2016). The Proposed Project is located within the Renaissance Specific Plan area. Warehouses are an allowed use with the Specific Plan. Therefore, the emissions associated with the Proposed Project have already accounted for in the AQMP. Therefore, approval of the Proposed Project would not conflict with the AQMP. Less than significant impact is anticipated. b) Less than Significant. The Proposed Project Site development and construction was screened using the CalEEMod version prepared by the SCAQMD. This model is used to generate emissions estimates for land use development projects. The criteria pollutants screened for included: reactive organic gases (ROG), nitrous oxides (NO x ), carbon monoxide (CO), and particulates (PM 10 and PM 2.5 ). Two of these, ROG and NO x, are ozone precursors. Winter season levels, which are normally higher due to atmospheric conditions (marine layer) were estimated. The general construction phases for most projects include site grading and development. Construction Emissions Construction grading and building emissions are considered short-term, temporary emissions and were modeled with the following construction parameters: site grading (mass and fine grading) and building construction. Once construction is complete and the warehouse is in use, emissions would be predominately generated by space heating and cooling and vehicular traffic. The resulting emissions generated by construction of the Proposed Project are shown in Table 1. Table 1 Building Emissions Summary (Pounds Per Day) Source/Phase ROG NO X CO SO 2 PM 10 PM 2.5 Site Preparation Grading Building Construction Paving Architectural Coating Highest Value (lbs/day) SCAQMD Threshold Significant No No No No No No Source: CalEEMod 2016 Phases do not overlap and represent the highest concentration.

70 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form As shown in Table 1, construction emissions would not exceed SCAQMD thresholds. Impacts would be less than significant. Compliance with SCAQMD Rules 402, and 403 Although the Proposed Project does not exceed SCAQMD thresholds for construction emissions, the Applicant would be required to comply with all applicable SCAQMD rules and regulations as the SCAB is in non-attainment status for ozone and suspended particulates (PM 10 ). Compliance with SCAQMD Rule 402, and 403 The Project would be required to comply with Rules 402 nuisance, and 403 fugitive dust, which require the implementation of Best Available Control Measures (BACMs) for each fugitive dust source, and the AQMP, which identifies Best Available Control Technologies (BACTs) for area sources and point sources. The BACMs and BACTs would include, but not be limited to the following: 1. The Project Proponent shall ensure that any portion of the site to be graded shall be pre-watered prior to the onset of grading activities. (a) The Project Proponent shall ensure that watering of the site or other soil stabilization method shall be employed on an on-going basis after the initiation of any grading activity on the site. Portions of the site that are actively being graded shall be watered regularly (2x daily) to ensure that a crust is formed on the ground surface, and shall be watered at the end of each workday. (b) The Project Proponent shall ensure that all disturbed areas are treated to prevent erosion until the site is constructed upon. (c) The Project Proponent shall ensure that landscaped areas are installed as soon as possible to reduce the potential for wind erosion. (d) The Project Proponent shall ensure that all grading activities are suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour. During construction, exhaust emissions from construction vehicles and equipment and fugitive dust generated by equipment traveling over exposed surfaces, would increase NO X and PM 10 levels in the area. Although the Proposed Project does not exceed SCAQMD thresholds during construction, the Applicant/Contractor would be required to implement the following conditions as required by SCAQMD: 2. To reduce emissions, all equipment used in grading and construction must be tuned and maintained to the manufacturer s specification to maximize efficient burning of vehicle fuel.

71 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form 3. The Project Proponent shall ensure that existing power sources are utilized where feasible via temporary power poles to avoid on-site power generation during construction. 4. The Project Proponent shall ensure that construction personnel are informed of ride sharing and transit opportunities. 5. All buildings on the Project Site shall conform to energy use guidelines in Title 24 of the California Administrative Code. 6. The operator shall maintain and effectively utilize and schedule on-site equipment in order to minimize exhaust emissions from truck idling. 7. The operator shall comply with all existing and future CARB and SCAQMD regulations related to diesel-fueled trucks, which may include among others: (1) meeting more stringent emission standards; (2) retrofitting existing engines with particulate traps; (3) use of low sulfur fuel; and (4) use of alternative fuels or equipment. Furthermore, RK Engineering found that the Proposed Project is consistent with CARB scoping measures and therefore does not conflict with local or regional greenhouse gas plans. Less than significant impacts related to greenhouse gas emissions would occur. Operational Emissions The operational mobile source emissions were calculated using a Traffic Impact Analysis (TIA) prepared by Kunzman Associates on December 14, The TIA determined that the Project would generate approximately 736 daily trips or a daily trip rate of 5.98 trips per 1,000 square foot of space (Passenger car equivalent). Emissions associated with the Project s estimated vehicle trips were modeled and are listed in Table 2. As shown, operational emissions are below SCAQMD thresholds and impacts are anticipated to be less than significant. Table 2 Operational Emissions Summary (Pounds Per Day) Source ROG NO X CO PM 10 PM 2.5 Area Energy Mobile Totals SCAQMD Threshold Significance No No No No No Source: CalEEMod 2016

72 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form c) Less than Significant. The Proposed Project would not exceed any of the SCAQMD thresholds of significance (See Tables 1 and 2), violate any air quality standard, or contribute substantially to an existing or projected air quality violation during construction and operation of the Proposed Project. As noted in the City s Renaissaince Specific Plan EIR 2010, continued development throughout the Plan would contribute to the further degradation of the ambient air quality in the vicinity. No feasible mitigation measures can lower the impacts to a less than significant level. Thus, a Statement of Overriding Considerations for short-term and long-term air quality impacts was adopted by the City (Recirculated Subsequent EIR September 2016). Although thresholds are not exceeded, additional reduction measures are proposed to further reduce and minimize impacts related to particulate matter during the construction phase of the Proposed Project. Although the unmitigated effects of the Project do not exceed the SCAQMD thresholds, the following reduction measures shall be included in the Project s Conditions of Approval to further reduce impacts: The Proposed Project conditions of approval shall require that the Project Site preparation and grading contractors limit the daily disturbed area to 5 acres or less. The Proposed Project conditions of approval shall require that during Project Site preparation, and grading operations, all contractors shall comply with all applicable measures listed in SCAQMD Rule 403 to control fugitive dust including the application of water to all exposed surfaces a minimum of two times per day. Either water-based or low-voc coatings meeting the requirements of SCAQMD Rule 1113 shall be utilized for the architectural coatings (lower than SCAQMD rule 1113). d) Less than Significant. Sensitive receptors include residences, schools, hospitals, and similar uses that are sensitive to adverse air quality. Nearby existing sensitive receptors in the Proposed Project vicinity include residential structures approximately 125 feet (38 meters) from the Project Site. Localized significance thresholds (LST) are assessed with the SCAQMD screening thresholds. LSTs represent the maximum emissions from a Project Site that is not anticipated to result in an exceedance of the national or state standards. LSTs are based on the ambient concentrations of that pollutant within the Proposed SRA and the distance to the nearest sensitive receptor. The thresholds for a 5- acre site with sensitive receptors located within 25 meters of the property line were used. The Project Site is located within the Central San Bernardino Valley-Source Receptor Area (SRA No. 34). In the case of CO and NO 2, if ambient levels are below the standards, a project is considered to have a significant impact if project emissions result in an exceedance of one or more of these standards. If ambient levels already exceed a State or federal standard, then project emissions are considered significant if they increase ambient concentrations by a measureable amount. This would apply to PM 10 and PM 2.5, both of which are nonattainment pollutants. For these two pollutants, the significance criteria are the pollutant concentration thresholds present in SCAQMD Rules 403 and The Rule 403 threshold of 10.4 micrograms per cubic meter applies to construction emissions.

73 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form Tables 3 and 4 show the calculated emissions for the proposed construction and operational activities compared with appropriate LSTs. Per operational activities, The LST analysis only includes on-site sources; however, the CalEEMod software outputs do not separate on-site and off-site emissions for mobile sources. For a worst-case scenario assessment, the emissions shown in Table 4 include all on-site project-related stationary sources and 10% of the project-related new mobile sources, consistent with SCAQMD LST Methodology. This percentage is an estimate of the amount of project-related new vehicle traffic that will occur on-site. Table 4 indicates that the operational emission rates would not exceed the LST thresholds for the nearest sensitive receptors at 25 meters. Therefore, the Project will not result in significant Localized Operational emissions. Table 3 Construction Localized Significance LST Pollutants CO (lbs/day) NO x (lbs/day) PM 10 (lbs/day) PM 2.5 (lbs/day) On-site Emissions SCAQMD Construction Threshold 1, Significance No No No No 1 Reference LST thresholds are from SCAQMD Mass rate Localized Significant Thresholds for construction and operation Table C-1 for a disturbance area of 5 acres and at a receptor distance of 25 meters. Reference: Source Receptor Area 34 Thresholds Table 4 Operational Emissions Localized Significance 1 LST Pollutants CO (lbs/day) NO x (lbs/day) PM 10 (lbs/day) PM 2.5 (lbs/day) On-site Emissions SCAQMD Construction Threshold 1, Significance No No No No 1 Per LST methodology, mobile source emissions do not need to be included except for land use emissions and onsite vehicle emissions. It is estimated that approximately 10% of mobile emissions will occur on the Project Site. Reference LST thresholds are from SCAQMD Mass rate Localized Significant Thresholds for construction and operation Table C-1 for a disturbance area of 5 acres and at a receptor distance of 25 meters. Reference: SCAQMD Final Localized Significance Threshold Methodology Revised July Source Receptor Area 34 Thresholds e) Less than Significant. The Proposed Project does not contain land uses typically associated with the emission of objectionable odors. Potential odor sources associated with the Proposed Project may result from construction equipment exhaust and the application of asphalt and architectural coatings during construction activities; and the temporary storage of domestic solid waste (refuse) associated with the Projects (longterm operational) uses. Standard construction requirements would minimize odor impacts resulting from construction activity. It should be noted that any construction odor emissions generated would be temporary, short-term, and intermittent in nature and would cease upon completion of the respective phase of construction activity. It is expected that Project-generated refuse would be stored in covered containers and removed at regular intervals in compliance with the City of Rialto s solid waste regulations. The Project would be also required to comply with SCAQMD Rule 402 to prevent occurrences of public nuisances. Therefore, odors associated with the Proposed

74 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form Project construction and operations would be less than significant and no mitigation is required. IV. BIOLOGICAL RESOURCES Would the project: Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact a) Have substantial adverse effects, either directly or through habitat modifications, on any species identified as a candidate, sensitive or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc ) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional or state habitat conservation plan? a) Less than Significant with Mitigation. A general biological assessment of the Project Site was completed by Natural Resources Assessment, Inc. (NRAI, November 29, 2016). As part of the biological assessment NRAI conducted a background data search for

75 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form information on plant and wildlife species known occurrences within the vicinity of the project, as well as information on jurisdictional waters. The data review included biological text on general and specific biological resource, and resources considered to be sensitive by various wildlife agencies, local government agencies and interest groups. A biological survey of the Project Site was conducted on September 22, 2016; a follow-up survey was conducted on November 29, The field survey included an evaluation of the surrounding habitats and focused habitat assessment for species identified in the background data search. The Project Site is dominated by ruderal plant species such as tansy mustard (Descurainia pinnata), Russian thistle (Salsola tragus), western ragweed (Ambrosia psilostachya), and slender wild oats (Avena brabata). A few scattered individuals of California buckwheat (Eriogonum fasciculatum) were recorded during the filed survey; one holly-leaved cherry (Prunus ilicifolia) was recorded in the southern section of the site and one eucalyptus tree (Eucalyptus globulus) in the northern section of the site. Birds were reported as the most common group of animal species on the site. Bird species observed during the biological survey included mourning dove (Zenaida macroura), American crows (Corvus brachyrhynchos), and house finch (Carpodacus neomexicana). NRAI determined that implementation of the Proposed Project would result tin the loss of ruderal habitat and that the impact is not considered to be significant. The finding is consistent with the findings of the biological resources assessment completed in support of the Renaissance Specific Plan (Michael Brandaman Associates, 2008). As reported in the Renaissance Specific Plan no significant biological resources were recorded within the approximate 1,500 acre plan area during the environmental evaluation process for the Specific Plan. The disturbed/ruderal plant community is typically associated with a predominance of exotic species as a result of natural opportunistic invasions. Ruderal areas have generally been severely disturbed or are subject to recurring disturbance. The Renaissance Specific Plan Draft Environmental Impact Report identifies three sensitive species with a high potential of occurring within the Renaissance Specific Plan area: orange-throated whiptail, burrowing owl, and San Diego black-tailed jackrabbit. In addition, the Renaissance Specific Plan area has moderate potential for four California species of special concern: Bell s sage sparrow (Amphispiza belli), coastal California gnat catcher (Polioptila californica californica), California horned lark (Eremophila alpestris actia), and southern California rufous-crowned sparrow (Aimophila ruficeps canescens). Five species have low potential to occur in the Renaissance Specific Plan area: northwestern San Diego pocket mouse (Chaetodipus fallax), San Bernardino kangaroo rat (Dipodomys merriami parvus), San Diego desert woodrat (Neotoma lepida intermedia), Los Angeles pocket mouse (Perognathus longimembris brevinasus), and American badger (Taxidea taxus). NRAI determined that of the sensitive species identified in the Renaissance Specific Plan, only burrowing owl has the potential to occur on the Project Site. During the site review, NRAI determined that the Project Site did not have suitable habitat for the burrowing owl. However, burrowing owl are known to occur on the former Rialto Municipal

76 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form Airport lands located to the east of the Project Site. In addition, nearby vacant properties provide suitable habitat for the species. NRAI determined that if allowed to remain fallow, the Project Site might provide habitat for the species in the future. The following mitigation measures are recommended to avoid and minimize potential impacts to the burrowing owl: BIO-1: Prior to ground disturbing activities, such as grading and vegetation removal, a burrowing owl presence/absence survey shall be conducted following the protocols established by the CDFW. The burrowing owl pre-construction survey is required 30 day before the start of grading activities to confirm the absence of the species from the site. If the survey determines that the species is present, protective measures shall be required to ensure compliance with the Migratory Bird Treaty Act and other applicable CDFG Code requirements and include, but are not limited to the following: Occupied sites shall not be disturbed during the nesting season (February 1 August 31) unless a qualified biologist verifies through non-invasive methods that either 1) the birds have not begun egg-laying or incubation or 2) that juveniles from the occupied burrows are foraging independently and are capable of an independent survival flight. All relocations shall be approved by the CDFW. The permitted biologist shall monitor relocated owls a minimum of three days per week of a minim of three weeks. A report summarizing the results of the relocation and monitoring shall be submitted to the CDFW within 30 days following completion of the relocation and monitoring of the burrowing owl. A Burrowing Owl Mitigation Monitoring Plan prepared by a qualified biologist shall be submitted to the CDFW for review and approval prior to relocation of owls. The Mitigation Monitoring Plan shall describe proposed relocation and monitoring plans. The plan shall include the number and location(s) of occupied burrow sites and details on adjacent or nearby suitable habitat available to owls for relocation. If no suitable habitat is available nearby for relocation, details regarding the creation of artificial burrows (numbers, locations, and type of burrows) shall be included in the plan. The plan shall also describe specific procedures to compensate for impacts to burrowing owl/occupied burrows. Such procedures may include, but are not limited to, the purchase/conservation of offsite suitable habitats that is known to support burrowing owl at a minimum 1:1 ratio depending on the quality of the habitat removed compared to the quality of habitat provided. Specific rations will be determined in consultation with CDFW. Prior to the issuance of occupancy permits, the developer

77 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form shall provide copies of applicable species mitigation agreements/permits to the City. If burrowing owl must be moved away from the disturbance area, passive relocation techniques shall be used. One or more weeks will be necessary to accomplish this relocation and allow the owls to acclimate to alternative burrows. Owls must be relocated by a qualified biologist from any occupied burrows that will be impacted by project activities. Suitable habitat is undeveloped land that can meet the burrowing owls life cycle requirements and is not intended for development. Suitable habitat must be adjacent or near the disturbance site or artificial burrows will need to be provided nearby. Once the biologist has confirmed that the burrowing owls have left the burrow, burrows should be excavated using hand tools and refilled to prevent re-occupation. NRAI found that, although unlikely, nesting by bird species protected under the Migratory Bird Treaty Act may occur at the Project Site. The following avoidance and minimization measures are recommended as mitigation to avoid potential impacts to nesting birds. BIO-2: Initial clearing and grubbing of the Project Site shall occur outside of the nesting season (March through August). If ground disturbing activities and removal of vegetation or other potential nesting habitat must occur during the nesting period, a pre-construction nesting bird survey shall be conducted prior to any ground disturbing activities. If birds are found to be nesting inside or within the project impact area, construction will need to postponed, at the discretion of a qualified biologist, until it is determined that the nests are no longer active. With incorporation of the above mitigation measures, implementation of the Project is anticipated to have a less than significant impact on sensitive species with a potential to occur on the Project Site. c) No impact. The Project Site does not support riparian habitat or a sensitive natural community. The Project Site is not identified in local plans, policies, and regulations of the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service. Development of the Project Site as proposed would not result in impacts to riparian vegetation or to a sensitive natural community because these resources do not occur on the Project Site. No impact is identified and no mitigation measures are recommended. c) No impact. NRAI conducted a biological assessment of the Project Site on September 22, 2016 and a follow up survey on November 29, The biological assessment survey included an evaluation of potentially jurisdictional waters. It was concluded in NRAI s report that the Project Site does not support waters or wetlands habitat that would come under the jurisdiction of the U.S. Army Corps of Engineers, does no support waters or riparian habitat that would come under the jurisdiction of the Regional Water Quality

78 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form Control Board, and does not support stream, creeks, washes, or similar waterway, or any riparian habitat what would come under the jurisdiction of the California Department of Fish and Wildlife. No impact is identified and no mitigation measures are proposed. d) No impact. The Project Site is in an area fragmented by existing development including paved roads, rural residential development, and commercial development. There are few native habitats left in the nearby surrounding areas, and impacts to wildlife movement and habitat fragmentation have already occurred. Development of the Proposed Project would not result in additional significant fragmentation to habitat. No impact is anticipated and no mitigation measures are proposed. e) No impact. As identified in the City of Rialto General Plan, the City is mostly developed and the majority of local biological resources are associated with Lytle Creek Wash, located north of the Project Site. Additionally, some pockets of open space exists east of the former Rialto Municipal Airport. The General Plan does not identify any policy for the protection of trees. Similarly no policies protecting biological resources are identified in the Renaissance Specific Plan. One eucalyptus tree occurs on the Project Site and would be removed for project implementation. Removal of the tree and ruderal vegetation on-site would not conflict with any local policies or ordinances protecting biological resources, and no impacts are anticipated. f) No impact. The Project Site is not located within the planning area of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan as identified in the CDFW California Regional Conservation Plans Map (August 2015), in the City of Rialto General Plan, or in the Renaissance Specific Plan. No conflict with such plans would occur. V. CULTURAL RECOURES Would the project Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact a) Cause a substantial adverse change in the significance of a historical resource as defined in ? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to ? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?

79 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form d) Disturb any human remains, including those interred outside of formal cemeteries? e) Cause a substantial change in the significance of a Tribal Cultural Resource as defined in 21074? a,b) Less than Significant with Mitigation. In November 2016, McKenna et al., performed a Cultural Resources Investigation of the Project Site. To adequately address the site, the following tasks were completed: 1) Archaeological Resources check; 2) Historic Land Use Research; and 3) Native American consultation 1. The archaeological records check was completed at the California State University, Fullerton, South Central Coastal Information Center. The records check confirmed the current project area has not been previously surveyed for cultural resources, but a minimum of nineteen (19) surveys have been completed within one-mile of the project area (Table 5). Table 5 Cultural Resource Investigations Completed within One-Mile of the Project Area NADB Citation Description Resources? Hearn 1977 Rialto Airport Mason 1985 Etiwanda Pipeline Bissell 1986 La Cuesta Property Sutton 1989 Foothill Freeway Alignment Yes Swanson Acres Miro Field Yes Hammond 1989 Foothill Freeway Alignment Yes Gallup et al Foothill Freeway Alignment Alexandrowicz et al North Fontana Infrastructure Yes White and White 1995 Rialto Airport Yes Macko 1997 Mid-Valley Landfill Yes Bonner and Aislin-Kay 2006 Cell Tower Site Billat 2005 Cell Tower Site Bonner and Williams 2011 Cell Tower Site Dice 2006 Renaissance Specific Plan Clark 2011 Crown Castle Site Tang et al Ayala Drive Widening Glover and Gust 2010 Falcon Ridge Project Crawford 2011 Cell Tower Site Perez 2014 Bull Outdoor Equipment 1 Native American Consultation was conducted through consultation with the Native American Heritage Commission. The level of consultation is preliminary, leaving SB18 and AB52 (which involves direct governmentto-government consultation, to the City of Rialto.

80 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form As a result of these studies, a number of resources were recorded. The majority of the identified resources are historic building sites, although there are records of historic roadways (e.g. Baseline Road) and historic refuse scatters). None of these resources is within or adjacent to the current project area and none will be impacted by any proposed developments within the project area. A review of historic maps showed the project area to be vacant until at least Prior to this time, there is some evidence of agricultural activities (grains) and disking of the area, but no structural improvements. Alder Avenue appears as an unpaved road in the 1940s and is only paved after circa At the time of the site survey in November 2016, the southern parcel (APN ) was vacant; the central parcel (APN ) had a single standing structure; and the northern parcel (APN ) was associated with a small residential complex (home, garage, and garden or refuse areas). Both the single structure and small residential complex were removed in January 2017 in accordance with applicable regulations and permits which are on file with the City of Rialto. A discussion of the structures as they relate to potential historical significance is presented herein. APN is a 2.0 acre parcel identified as being in the northeastern portion of historic Lot 10 of the Golden Orange Acres tract (1919). Research yielded no evidence of this property ever being associated with any structural improvements. No evidence of any such improvements was identified during the recent survey no standing structures and no evidence of foundations. As such, the property is considered clear of any historic period resources. No historic period isolated artifacts were identified. APN is the central parcel (2.3 acres) and associated with the southeastern portion of historic Lot 11 of the Golden Orange Acres tract. Research confirmed this property was part of the larger holding of Lot 11 (originally 9.89 acres) and subdivided over the years. No improvements were identified within this property until the 1990s, when a modern utility building was constructed. At the time of the field survey, the building was described as a garage/shop illustrated on the USGS map as a recent addition to the property (pre-1994). A review of historic aerial photographs indicated a structure was in the general area in 1966, but later replaced by the garage structure. In either case, the only identified improvements, at the time of the survey, were modern and of no historic significance.

81 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form The improvements within APN consisted of a residential parcel associated with the White family (1958-present). The White s purchased the unimproved property in circa and constructed a small residence, homesteading the property in In addition to the residence, the property included a detached garage and fenced area. Historic refuse was scattered throughout the area near the residence, predominantly bricks, glass, and porcelain sherds. Vegetation includes introduced trees (e.g. eucalyptus), shrubs (holly), and grasses. When originally designed, the residence would have been sided with clapboard siding over the wood frame construction. However, the entire structure had been resurfaced with stucco, resulting in a loss of the original design elements. Overall, the residence and garage were typical for 1950s construction of non-tract single-family residential construction. No unique or unusual materials were used and the designs were simple and standard. As a late-period example of a historic residence, the lack of architectural integrity, and the lack of associations with significant persons or events, the property is not considered historically significant. Based on the recent historical research, field investigations, and documentation, the cultural resources investigation concluded that the Project Site, consisting of three parcels, yielded no evidence of prehistoric archaeological resources, and no significant historical resources. The project area is not culturally significant and the proposed development would not result in any adverse environmental impacts. However, in the event of an unanticipated find, the following avoidance and minimization measures are recommended as mitigation to avoid potential impacts to archeological resources. CR-1: CR-2: CR-3: In the event cultural resources are uncovered, the Project Proponent shall contact an archaeological consultant to further assess the potential resources. Should evidence of buried resources be identified, an archaeological and/or paleontological monitoring program for the remainder of earth moving shall be prepared and submitted to the City. If, at any time, evidence of human remains are uncovered, the project representative or contractor must immediately notify the County Coroner and City of the discovery and allow the Coroner access to the property to assess the remains. If the remains are determined to be human and of Native American origin, the Coroner will notify the Native American Heritage Commission and, in consultation between the Most Likely Descendant (MLD), as identified by the Commission, and the project proponent will determine the disposition of the remains. If necessary, the

82 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form Lead Agency (City) and archaeological consultant will assist in the consultation. c) Less Than Significant Impact with Mitigation. The paleontological overview prepared for the Project identified the project area as consisting of surficial deposits of younger alluvium overlying relatively shallow older Quaternary alluvial deposits. The younger alluvium is not considered to be fossil bearing. The older alluvium, in contrast, is fossil bearing and, therefore, excavations that exceed the relative depths of the younger alluvium may yield evidence of these non-renewable natural resources. Monitoring of excavations impacting the older alluvial deposits was recommended by McLeod (2016). McLeod (2016) identified the project area as being within an area dominated by younger alluvium derived from the San Gabriel Mountains and the Lytle Creek drainage. These deposits are relatively deep and not known to be associated with fossil specimens. Nonetheless, the erosion of the mountains and the excessive debris flows from the creek may carry fossil remains into the general area and, therefore, there is a slight possibility for fossils to be present. The nearest fossils have been identified in the Jurupa Valley area, near Norco and Mira Loma, suggesting the potential in Rialto is very low. Excavations that exceed the relative depth of the younger alluvium and impact the older Quaternary alluvium may yield evidence of fossil specimens. To ensure unanticipated finds are not impacted, the following mitigation measure shall be implemented: CR-4: The project proponent shall have a paleontological consultant on-call to assess any fossil specimens that may be uncovered during earthmoving activities within the property. d) Less than Significant. Construction activities, particularly grading, could potentially disturb human remains interred outside of a formal cemetery. Thus, the potential exists that human remains may be unearthed during grading and excavation activities associated with project construction. In the event that human remains are discovered during grading or other ground disturbing activities, the Project Proponent would be required to comply with the applicable provisions of California Health and Safety Code as well as Public Resources Code 5097, et. seq., which requires that if the coroner determines the remains to be of Native American origin, he or she will notify the Native American Heritage Commission whom will then identify the most likely descendants to be consulted regarding treatment and/or reburial of the remains. Mandatory compliance with these provisions of California state law would ensure that impacts to human remains, if unearthed during construction activities, would be appropriately treated and ensure that potential impacts are less than significant. e) Less than Significant. In accordance with AB 52, a records search at California State University Fullerton was initiated to obtain potential tribal cultural resources that may occur at the Project Site. The City of Rialto submitted the results to tribes that have

83 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form requested project consultation for AB 52 compliance. Results of the records search and any correspondence received from the tribes will be presented to the Planning Commission at the time of the public hearing. As of the date this Initial Study, the City has not received any correspondence. In the event, tribes request additional project information, coordination, or consultation with the Lead Agency, and/or Native American monitoring, appropriate Conditions of Approval shall be made a part of the Project. Implementation of a requesting tribe s conditions and/or consultation with the City would ensure potential impacts to tribal resources are less than significant; no additional mitigation is warranted. VI. GEOLOGY AND SOILS Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map Issued by the State Geologist for the area or based on other substantial evidence of a known fault? ii. Strong seismic ground shaking? iii. Seismic-related ground failure, including liquefaction? iv. Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on or off site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 181-B of the California Building Code (2001) creating substantial risks to life or property?

84 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? a) Less than Significant i) The Project Site is not located within an Alquist-Priolo Earthquake Fault Zone as identified in Exhibit 5.1 of the City of Rialto General Plan. Potential for damage due to direct fault rupture is considered very remote. Less than significant impact is anticipated. ii) iii) iv) The Project Site is located in a seismically active region with the San Jacinto Fault located approximately five miles northeast of the Project Site, the Lytle Creek Fault located approximately three and a half miles northwest, and the Fontana seismic trend one miles to the south. Severe seismic shaking can be expected during the lifetime of the proposed structure. Construction of warehouse in accordance with applicable requirements for construction as listed in the Uniform Building Code would ensure that potential impacts are reduced to the maximum extent possible. Less than significant impact is anticipated. The Project Site is not located in an area identified to have liquefaction susceptibility as identified in Exhibit 5.1 of the City of Rialto General Plan. Additionally, the Geotechnical Engineering Investigation completed by NorCal Engineering determined that the potential for liquefaction at the Project Site is considered to be very low due to the depth of groundwater in excess of 450 feet within the vicinity area based on review of groundwater maps of the Upper Santa Ana River Basin (2016). The Project Site is relatively level descending gradually from north to south on the order of a few feet. The Project Site is no not located in an area with identified seismic and geologic hazards as shown on Exhibit 5.1 of the City of Rialto General Plan. Additionally, as identified in the County of San Bernardino General Plan Map FH21C the Project Site is not located in an area likely to become unstable as a result of on- or off-site landslide. No impacts related to landslides are anticipated. b) No Impact. As described in the General Plan, the City of Rialto is subject to extensive windstorms related to Santa Ana winds that push through the Cajon Pass. Winds affecting Rialto can create dust storms where the soil type is susceptible to wind erosion. The majority of the Project Site s surface area is vacant and undeveloped. Development of the site will reduce the amount of exposed soil that may be subject to wind erosion. The Proposed Project includes a landscaping plan design in accordance with the Renaissance Specific Plan design guidelines. Landscaping will be provided over approximately

85 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form 47,269 square feet (16.83% of the Project Site) and will be designed to reduce the potential for wind and water erosion of topsoil. No impacts related to erosion and loss of top soil are anticipated. c) Less than Significant. A Geotechnical Engineering Investigation of the Project Site was completed by NorCal Engineering (2016). The scope of work for the geotechnical investigation included: 1) site reconnaissance; 2) subsurface geotechnical exploration ad sampling; 3) laboratory testing; 4) engineering analysis of field and laboratory data; and 5) preparation of a geotechnical engineering report. Based on a site exploration that included subsurface exploratory trenches existing soils consist of a fill and natural soil. Surface soils were described as surficial fill and disturbed top soils consisting of fine to coarse grained, silty sand with gravel and some cobbles to a depth of one to two feet. Natural undisturbed alluvium soils consisting of fine to coarse grained gravelly sand was encountered directly beneath the fill; these soils were noted to be slightly silty with cobbles. The report sets forth a series of recommendations and guidelines to ensure that the proposed improvements would be safe from excessive settlements under the anticipated design loadings and existing conditions. Overall the report indicates that the proposed development of a distribution center and associated improvements is feasible from a geotechnical standpoint provided that the recommendations presented in the report are followed in the design and construction of the project. Recommendations from the geotechnical report will be incorporated into Proposed Project design and reflected in the engineering plans to be submitted to the City during the Plan Review process. No major risks related to on-or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse were identified, and less than significant impacts are anticipated. d) Less than Significant. Expansive soils are fine-grained silts and clays which are subject to swelling and contracting. The amount of swelling and contracting is subject to the amount of fine-grained clay materials present in the soils and the amount of moisture either introduced or extracted from the soils. The geotechnical report prepared by NorCal Engineers identified the presence of slightly silty gravelly soils occurring on the Project Site. The findings of the geotechnical report where incorporated into the project design and will be reflected in the final engineering plans. Less than significant impacts related to expansive soils are anticipated to occur. e) No Impact. Sewer service is available to the Proposed Project. No septic tanks or alternative wastewater disposal systems would be installed at the Project Site; therefore, no impact would occur. VII. GREENHOUSE GAS EMISSIONS Would the project: Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant

86 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form impact on the environment. Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact b) Conflict with an applicable plan, policy, or regulation adopted for the purposes of reducing the emissions of greenhouse gases. According to CEQA Guidelines Section , when making a determination of the significance of greenhouse gas emissions, the lead agency shall have discretion to determine, in the context of a particular project, whether to (1) use a model or methodology to quantify greenhouse gas emissions resulting from a project, and which model or methodology to use. In addition, CEQA Guidelines section (c) provides that a lead agency may consider thresholds of significance previously adopted or recommended by other public agencies or recommended by experts on the condition that the decision of the lead agency to adopt such thresholds is supported by substantial evidence. The Global Warming Solutions Act of 2006 requires that by the year 2020, the Greenhouse Gas (GHG) emissions generated in California be reduced to the levels of The City has not adopted its own thresholds of significance for greenhouse gas emissions. However, the City finds persuasive and reasonable the approach to determining significance of greenhouse gas emissions established by SCAQMD. As noted, the Project Site is located within the City of Rialto Renaissaince Specific Plan. Per Renaissaince Specific Plan EIR 2010, continued development throughout the Plan would contribute to the further degradation of the ambient air quality in the vicinity. No feasible mitigation measures can lower the impacts to a less than significant level. Thus, a Statement of Overriding Considerations for Greenhouse Gases was adopted by the City (Recirculated Subsequent EIR September 2016). a) Less than Significant. Emissions were estimated using the California Emissions Estimator Model Version (CalEEMod), which was released November The analysis prepared for the Proposed Project assumed the construction of 120,756 square-feet of warehouse space. Construction was anticipated to begin no sooner than mid-2017 and be completed in late 2018 early Other parameters which are used to estimate construction emissions such as the worker and vendor trips and trip lengths utilized the CalEEMod defaults. Many gases make up the group of pollutants that are believed to contribute to global climate change. However three gases are currently evaluated and represent the highest concertation of GHG: Carbon dioxide (CO 2 ), Methane (CH 4 ), and Nitrous oxide (N 2 O). SCAQMD provides guidance methods and/or Emission Factors that are used for evaluating a project s emissions in relation to the thresholds. A threshold of 10,000 MTCO 2 E per year has been adopted by SCAQMD for industrial type projects as potentially significant or global warming (Draft Guidance Document Interim CEQA Greenhouse Gas (GHG) Significance Threshold, SCAQMD, October 2008). The

87 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form modeled emissions anticipated from the Proposed Project compared to the SCAQMD threshold are shown below in Table 6 and Table 7. Table 6 Greenhouse Gas Construction Emissions Metric Tons per Year Source 1 CO 2 CH 4 N 2 0 Site Preparation Grading Building Construction Paving Architectural Coating Total MTCO2e SCAQMD Threshold 10,000 Significant NO CalEEMod 2016 Table 7 Greenhouse Gas Operational Emissions Metric Tons per Year Source 1 CO 2 CH 4 N 2 0 Area Energy Mobile 1, Waste Water MTCO2e 1,831.3 SCAQMD Threshold 10,000 Significant NO CalEEMod 2016 As shown in Table 6 and Table 7, Proposed Project s emissions would not exceed the SCAQMD s 10,000 MTCO 2 e threshold of significance and therefore would have less than significant impact for greenhouse gas emissions. b) Less than Significant. There are no existing GHG plans, policies, or regulations that have been adopted by CARB or SCAQMD that would apply to this type of emissions source. However, the operator shall comply with CARB and SCAQMD regulations related to diesel-fueled trucks, which may include among others: (1) meeting more stringent emission standards; (2) retrofitting existing engines with particulate traps; (3) use of low sulfur fuel; and (4) use of alternative fuels or equipment. It is possible that CARB may develop performance standards for Project-related activities prior to Project construction. In this event, these performance standards would be implemented and adhered to, and there would be no conflict with any applicable plan, policy, or regulation; therefore, impacts would be less than significant, and no mitigation

88 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form would be required. Therefore, the Proposed Project is consistent with CARB scoping measures and therefore does not conflict with local or regional greenhouse gas plans. Less than significant impacts related to greenhouse gas emissions would occur. VIII. HAZARDS AND HAZARDOUS MATERIALS Would the project: Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact a) Create a significant hazard to the public or the Environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site, which is included on a list of hazardous materials sites compiled pursuant to Government Code Section and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?

89 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact a) Less than Significant. The specific business or tenant that will occupy the proposed warehouse/distribution/manufacturing facility is not known at this time. Based on the list of land uses permitted in the Employment zoning of the Renaissance Specific Plan, it is possible that hazardous materials could be used during the course of daily operations. Examples of types of business that could occupy the proposed building include warehouse/distribution, assembly and light manufacturing, and repair facilities. Hazardous materials used by the future tenant of the Project Site could include chemical reagents, solvents, fuels, paints, and cleansers. Potential on-site uses also could generate hazardous byproducts that eventually must be handled and disposed of as hazardous materials. If businesses that use or store hazardous materials occupy the Project Site, the business owner and operator would be required to comply with all applicable federal, state, and local regulations including all CUPA regulations, and maintain a Business Emergency Contingency Plan. With mandatory regulatory compliance, the Proposed Project would not pose a significant hazard to the public and any impacts would be less than significant. Hazardous or toxic materials transported in association with construction of the Proposed Project may include items such as oils, paints, and fuels. All materials required during construction will be kept in compliance with State and local regulations. With implementation of Best Management Practices (BMPs) and compliance with all applicable regulations, potential impacts from the use of hazardous materials during construction is considered less than significant. b) Less than Significant. See response to item a) above. c) Less than Significant. Alder Middle School is located approximately 0.5-mile south of the Project Site; Locust Elementary School is located approximately 0.6-mile southeast of the Project Site, and Mango Elementary School is located approximately 0.85-mile southwest of the Project Site. As described in VIII (a) above, the specific business or tenant that will occupy the building is not known at this time. However, with implementation of Best Management Practices and compliance with applicable regulations, less than significant impacts are anticipated. d) Less than Significant. The Project Site is not a known hazardous material site as identified in Exhibit 5.4 of the City of Rialto General Plan. The Project Site is not included on a list of hazardous material sites as compiled pursuant to Government Code Section as reported in the Department of Toxic Substances Control EnviroStor

90 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form database (November 23, 2016). In the event that hazardous materials are identified on the Project Site during construction, standard reporting and remediation regulations would apply. Therefore, the Proposed Project s impacts would be less than significant. e) No Impact. The Project Site is located approximately 0.4-mile west of the former Rialto Municipal Airport runway. The airport was officially closed in September At the time of this writing some of the airport infrastructure, including portions of the runway remain on the ground; however, airport operations are no longer supported. The Renaissance Specific Plan area comprises approximately 1,439 acres previously developed as the airport. Implementation of the Proposed Project would not result in a safety hazard related to airport land uses for people residing or working in the area; no impacts would occur. f) No Impact. There are no private airfields or airstrips in the vicinity of the Project Site; no impacts would occur. g) No Impact. The Project Site does not contain any emergency facilities nor does it serve as an emergency evacuation route. During construction and long-term operation, the contractor would be required to maintain adequate emergency access for emergency vehicles as required by the City. The Proposed Project would not interfere with an adopted emergency response or evacuation plan; no impacts would occur. h) No Impact. As shown in Exhibit 5.3 of the City of Rialto General Plan, the Project Site is not identified in an area of wildland fire risks. The Project Site is located in a largely developed area and no wildlands are located on or adjacent to the Project Site. The Proposed Project would not expose people or structures to significant risk or loss, injury, or death involving wildland fires. No impact will occur. IX. HYDROLOGY AND WATER QUALITY Would the project: Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact a) Violate any water quality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level, which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site

91 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form or area, including through the alteration of the course of a stream or river, in a manner that would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner that would result in flooding on- or off-site? e) Create or contribute runoff water, which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? g) Place housing within a 100-year flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structure that would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? a) Less than Significant. The Proposed Project would disturb approximately 6.66 acres and is therefore subject to the National Pollution Discharge Elimination System (NPDES) permit requirements. The State of California is authorized to administer various aspects of the NPDES. Construction activities covered under the State s General Construction permit include removal of vegetation, grading, excavating, or any other activities that causes the disturbance of one acre or more. The General Construction permit requires recipients to reduce or eliminate non-storm water discharges into stormwater systems, and to develop and implement a Storm Water Pollution Prevention Plan (SWPPP). The purpose of the SWPPP is to: 1) identify pollutant sources that may affect the quality of discharges of stormwater associated with construction activities; and 2) identify, construct, and

92 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form implement stormwater pollution control measures to reduce pollutants in stormwater discharges from the construction site during and after construction. The NPDES also requires a Water Quality Management Plan (WQMP). A WQMP for the Proposed Project has been prepared by Thatcher Engineering & Associates, Inc. to comply with the requirements of the City of Rialto and the NPDES Area Wide Stormwater Program requiring the preparation of a WQMP. Mandatory compliance with the Proposed Projects WQMP, in addition to compliance with NPDES Permit requirements, would ensure that all potential pollutants of concern are minimized or otherwise appropriately treated prior to being discharged from the Project Site. Therefore, implementation of the Proposed Project would not violate any water quality standards or waste discharge requirements, and impacts would be less than significant. b) No Impact. The Proposed Project is not anticipated to substantially impact groundwater supplies or to substantially interfere with groundwater recharge. A water supply assessment was prepared for the Renaissance Specific Plan and found that there is adequate water supply to accommodate full buildout of the Renaissance Specific Plan area. Additionally, the Proposed Project design includes a detention basin for detention and treatment of the Proposed Project s stormwater that will allow for continued groundwater recharge. NorCal Engineering completed a Soils Infiltration Study to determine infiltration feasibility via the proposed detention basin (2016). Based on the result of infiltration testing, NorCal found that the site is suitable for stormwater infiltration without increasing the potential of settlement. Development of the Proposed Project would not reduce groundwater levels or groundwater recharge. No impacts are anticipated. c) Less than Significant. A Preliminary Drainage Study and Preliminary Water Quality Management Plan for the Proposed Project were completed by Thatcher Engineering & Associates, Inc.; the findings from these reports are summarized herein (December 2016). As described in the Preliminary Drainage Study the site drains from the north to the south as sheet flow at an approximate grade of 1.9%; sheet flows continue onto the existing property to the south (APN ) and some flows from the north of the site continue easterly to Alder Avenue. Existing frontage along Alder Avenue is currently unimproved and flows travel from the north to the south along an existing edge of pavement that exists along the west side of the street. Under proposed conditions post-development flows would be directed from the north property line through the site along proposed curb and gutter and ribbon gutters to two proposed catch basins. From the catch basins, flows would enter a proposed five (5) foot deep above ground infiltration basin with a 21,370 cubic-foot (CF) capacity and a proposed Stormtech underground chamber system below the proposed basin with a 6,451 CF capacity for a combined capacity of 27,821 CF. In addition to the above and below ground basins, pervious pavement installed in the proposed parking stalls along the east portion of the site would provide an infiltration capacity of approximately 4,036 CF.

93 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form Overall proposed infiltration capacity is 31,857 CF. Emergency flows and flows that are transmitted from the north would be allowed to flow out of the basin via a proposed broad crested weir that would connect to a proposed under sidewalk drain along Alder Avenue. Existing condition flows at the Project Site were calculated using the Rational Method per the San Bernardino County Hydrology Manual. Calculations for existing predevelopment flows yielded 14,964 cubic feet (CF) for a Q 10 event, 18,769 CF for a Q 25 event, and 27,584 CF for a Q 100 event. Proposed on-site water quality features would mitigate a total volume of approximately 31,857 CF. All post-development flows and volumes from on-site flows would be decreased by the proposed infiltration basins and emergency flow weir. In the event of back to back storm events or off site tributary flow, flows in excess of the proposed infiltration capacity would be directed eastward along the proposed concrete weir and outlet to Alder Avenue consistent with existing conditions. The proposed drainage pattern would not result in substantial erosion or siltation on- or off-site. Therefore, less than significant impacts are anticipated. d) Less than Significant. See response to c) above. e) Less than Significant. Mitigation in the Renaissance Specific Plan EIR requires that prior to issuance of grading permits, the Applicant or his designee, must coordinate the design and obtain approval of all flood control and storm drain structures associated with development of the project. Flood control and storm drain improvements must be consistent with any master planning efforts of the County to the satisfaction of the City Engineer. Consistency with these requirements would be ensured by the City s project review, approval, and permitting process. The review and approval process ensures that projects do not contribute runoff water that exceeds the capacity of existing or planned storm water drainage systems. The Proposed Project includes an above ground infiltration basin with a capacity of 21,730 CF and an underground Stormtech system with a capacity of 6,451 CF. Pervious pavement proposed in the parking stalls along the eastern project boundary would provide additional infiltration capacity of approximately 4,036 CF. Less than significant impact is anticipated and no mitigation measures are recommended. f) No Impact. The Proposed Project does not present any other conditions that could result in the substantial degradation of water quality. Thus, no impact is anticipated. g) No Impact. The Project Site is identified to be outside of the 500-year floodplain in Exhibit 5.2 of the General Plan. Within the Renaissance Specific Plan Draft EIR, the Renaissance Specific Plan area is not located within a 100-year FEMA Flood Zone Area. In addition, there are no dams, reservoirs or large water bodies near the planning area. Implementation of the Proposed Project is not anticipated to be impacted by any type of flood hazards or other impacts related to flooding.

94 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form h) No Impact. See response to IX(g) above. i) No Impact. According to the City s General Plan Exhibit 5.2, the Project Site is located outside of the 500-year floodplain area and is not located within a potential dam inundation area. No impact related to flooding resulting from the failure of a levee or dam is anticipated. j) No Impact. Due to the inland distance from the Pacific Ocean and any other significant body of water, tsunamis and seiches are not potential hazards; therefore, impacts from seiche and tsunami are not anticipated. X. LAND USE AND PLANNING Would the project: Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? a) No Impact. The Project Site is located in the City of Rialto on Alder Avenue just north of the City of Fontana boundary at Baseline Road. The Proposed Project is located within the Renaissance Specific Plan area. The Proposed Project is located in an area zoned for Employment development within the specific plan area. Since 2013, several warehouse developments have been constructed to the east of the Project Site also within the Renaissance Specific Plan Renaissance Specific Planarea. Semi-vacant land, also zoned Employment occurs immediately to the north and south of the Project Site. Under Existing conditions the prior Rialto Municipal Airport runway is located to the east of the Project Site. Per the Renaissance Specific Plan build-out scenario, the area currently occupied by the runway would be developed with Business Center land uses. The Proposed Project is consistent with existing development and current land use plans. The Proposed Project would not physically divide an established community, thus no impacts will occur.

95 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form b) No Impact. The Project Site is located near the southwest corner of the Renaissance Specific Plan area. The Renaissance planning area is proposed to be developed into an integrated community that would include various housing types and be closely linked to employment, retail, recreation, services, and schools. The Proposed Project is the development of a warehouse on a site zoned Employment in the Renaissance Specific Plan. The Proposed Project is consistent with the zoning and development guidelines of the Renaissance Specific Plan. The Proposed Project would not conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the Proposed Project area, thus no impacts will occur. c) No Impact. The Project Site is not located within the planning area of a habitat conservation plan or natural community conservation plan. No conflicts related to this type of land use plan would occur. XI. MINERAL RESOURCES Would the project: Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? a/b) Less than Significant Impact. As identified in Exhibit 2.7 of the City of Rialto General Plan, the Project Site is located in an area designated as MRZ-2 by the State Geologist. MRZ-2 designations apply to areas where geologic data indicate that significant PCC- Grade aggregate resources are present. Exhibit 2.6 of the General Plan identifies aggregate resource areas designated by the City; the Project Site is located within Aggregate Sector A-9 as designated by the City. The sector is predominantly lost to land uses incompatible with mining since Heavy industrial uses such as mining are not permitted land uses within the Renaissance Specific Plan area. As shown Exhibit 2.7 of the General Plan the majority of designated aggregate resources occur in the northern part of the City. These areas have a land use designation of Open Space to protect aggregate resources as long as mining activity is feasible. The Project Site is not located within an area protected by the City for mining development; therefore, the Proposed Project would not result in the loss of availability

96 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form of a locally important mineral; a less than significant impact is identified and no mitigation measures are proposed. XII. NOISE Would the project result in: Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? a) Less than Significant. Noise can be measured in the form of a decibel (db), which is a unit for describing the amplitude of sound. The predominant rating scales for noise in the State of California are the Equivalent-Continuous Sound Level (L eq ), and the Community Noise Equivalent Level (CNEL), which are both based on the A-weighted decibel (dba). The L eq is defined as the total sound energy of time-varying noise over a sample period. The CNEL is defined as time-varying noise over a 24-hour period with a weighted factor of 5 dba applied to the hourly L eq for noise occurring form 7:00 p.m. to 10:00 p.m. (defined as relaxation hours) and 10 dba applied to events occurring between (10:00

97 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form p.m. and 7:00 a.m. defined as sleeping hours). The State of California s Office of Noise Control has established standards and guidelines for acceptable community noise levels based on the CNEL and L dn rating scales. The purpose of these standards and guidelines is to provide a framework for setting local standards for human exposure to noise. In Rialto, street and freeway traffic represent the primary source of noise. Other significant sources of noise include the Union Pacific Railroad lines running adjacent to Interstate 10 and Metrolink, which runs directly through the City s downtown. Exhibit 5.5: Rialto Noise Guidelines for Land Use Planning list acceptable noise ranges by land use category. Normally acceptable noise ranges at Business Park and Light Industrial land uses range from 55 dba CNEL to 70 dba CNEL. Conditionally acceptable noise levels, for new development and only after detailed analysis of noise reduction requirements are made, may be as high as 75 dba CNEL. Noise control associated with the Proposed Project is required to comply with Chapter 9.50 of the Rialto Municipal Code. The dominant noise source within the Project area is from vehicles traveling along Alder Avenue, which as a posted speed limit of 50 miles per hour. Construction activities would generate noise associated with the transport of workers and movement of construction materials to and from the area, from ground clearing/excavation, grading, and building activities. Sensitive receptors include two residences approximately 300 feet north of the site, and a residence approximately 150 feet south of the site. Construction activities would be short-term and would occur within the daytime hours permitted by the City per Chapter 9.50 of the Municipal Code. Permitted construction hours in the City are identified in Subsection (B) of the Municipal Code and summarized below: Permitted Construction Hours October 1 st through April 30 th Monday Friday 7:00 a.m. to 5:30 p.m. Saturday 8:00 a.m. to 5:00 p.m. Sunday No permissible hours State Holidays No permissible hours May 1 st through September 30 th Monday Friday 6:00 a.m. to 7:00 p.m. Saturday 8:00 a.m. to 5:00 p.m. Sunday No permissible hours State Holidays No permissible hours Limiting project construction to the hours in which construction activities are exempt from the Municipal Code will minimize construction noise impacts at nearby sensitive receptors. Post-construction noise associated with the Proposed Project would be project-generated traffic. As depicted on the City s General Plan, Exhibit 5.6 Baseline Noise Contours, noise contours at the Project Site boundary are 65 CNEL. Exhibit 5.7 Future Noise

98 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form Contours (2014) as substantial change in the noise contour at the Project Site is not anticipated. Existing and future traffic noise along the Proposed Project streets is not considered significant. Thus, less than significant impacts are anticipated for postconstruction noise levels in the vicinity of the Proposed Project. b) Less than Significant. Construction of the Proposed Project is not anticipated to require the use of equipment that would generate excessive ground borne vibration of boundborne noise levels. It is likely that minor vibration would result from construction and grading activities. Construction equipment may result in vibration levels that are considered annoying at nearby sensitive receptors when vibration causing equipment is within 100 feet of a receptor. However, since the nearest sensitive receptors are located approximately 300 feet north and over 150 feet south of the Project Site, no significant impacts are anticipated to occur. Additionally, per the City s Municipal Code, construction hours are limited. Adhering to the Municipal Code would ensure impacts from construction would be less than significant. c) Less than Significant. The ultimate tenant of the Proposed Project s warehouse building is not yet known, and may include any of those uses permitted by the City s General Plan Designation of Employment. The primary noise-generating activity associated with the Proposed Project would be traffic. Alder Avenue is designated as a Major Arterial within the Renaissance Specific Plan area and the posted speed limit is 50 miles per hour. The nearest receptors to the Project Site is a single family residential structure located approximately 150 south of the southern project boundary. Two single family residences occur approximately 300 feet north of the northern project boundary. None of the nearby residential properties are located immediately adjacent to the Project Site. Therefore, a noise impact analysis per Mitigation N-05 of the Renaissance Specific Plan EIR was not recommended for the subject project. As depicted in the Conceptual Site Plan, all truck loading docks are proposed to be located on the south side of the warehouse/distribution/manufacturing facility; therefore, operation of the facility may result in a permanent increase in ambient noise levels in the project vicinity especially near the southern boundary where the loading docks and main project access are proposed to be located. The existing residences to the south of the Project Site are located within the Employment zoning of the Renaissance Specific Plan and it is anticipated that at build out of the Renaissance Specific Plan area these properties would be developed with land uses intended for this land use category. Potential future development to the south may include a mixture of professional office, light industrial, research and development, business park, light manufacturing, assembly, and related storage and support service uses. A timeline for redevelopment of the adjacent properties is not known. The Renaissance Specific Plan EIR found that the build out of the Renaissance Specific Plan area would result in project level and cumulative offsite noise impacts associated with vehicular traffic coming to and leaving the site. No feasible mitigation was

99 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form identified to reduce significant offsite noise impacts therefore the impact was considered significant and unavoidable and a Statement of Overriding Considerations was adopted. The impact related to the subject project is considered less than significant. d) Less than Significant. A temporary increase in ambient noise above levels existing without the Proposed Project would occur during construction. Adherence to the City s noise ordinance as discussed in XII(b) above would reduce any construction-related noise impacts to less than significant levels. e) No Impact. The Project Site is not located within an airport land use plan. The nearby Rialto Municipal Airport closed in September No impacts related to excessive noise levels from airport operations are anticipated. f) No Impact. The Project Site is not located near a private airfield and there are no private airfields or airstrips in the vicinity of the Project Site. Therefore, the Proposed Project would not expose people to excessive noise levels associated with operations at a private airstrip and no impacts will occur. XIII. POPULATION AND HOUSING Would the project: Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? a) No Impact. Based on the trip generation rates using the Institute of Transportation Engineers Trip Generation Manual, it is estimated that a 120,756 square-foot warehouse/distribution/manufacturing facility would generate approximately 113 employees. Although the specific business or tenant that will occupy the proposed facility is not known at this time, future use of the building would be consistent with the allowed uses of the Employment land use category of the Renaissance Specific Plan. According to the U.S. Bureau of Labor Statistics latest data (at the time of writing) the unemployment rate in the Riverside/San Bernardino/Ontario region as of October 2016

100 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form was 6.0%; the reported national unemployment rate for October 2016 was 4.9%. Based on the availability of a local work force, it is expected that the approximately 113 potential jobs generated by the future tenant of the facility would be filled from the local area and would not result in substantial growth that was not already anticipated by the City s General Plan and evaluated in the City s General Plan EIR. The Project Site is served by existing public roadways and utility infrastructure exists to serve the property. As such, implementation of the Proposed Project would not result in significant direct or indirect growth in the area; no impacts are anticipated. b) Less Than Significant Impact. Project Site consists of three vacant parcels. The Proposed Project would not reduce the number of existing housing units, displace people, or necessitate the construction of replacement housing elsewhere. No impact would result. c) Less Than Significant Impact. See response to XII(b) above. XIV. PUBLIC SERVICES Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire Protection? Police Protection? Schools? Parks? Other Public Facilities? a) Less than Significant Fire Protection

101 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form Fire emergency response at the Proposed Project would be provided by the Rialto Fire Department. The Rialto Fire Department is an all-risk fire agency; services include: fire suppression, emergency medical, technical rescue, hazardous material, and other related emergency services. Firefighting resources in Rialto include four fire stations; emergency response personnel, firefighters/paramedics, and a Hazardous Materials Response Team. The closest station to the Project Site is located on Ayala Drive approximately two and a half miles from the Project Site. The Proposed Project is required to provide a minimum of fire safety and support fire suppression activities, including type and building construction, fire sprinklers, and paved fire access. Based on the foregoing, the Proposed Project would receive adequate fire protection service, and would not result in the need for new or physically altered fire protection facilities. Impacts to fire protection facilities are therefore considered less than significant. Police Protection Police protection emergency response at the Proposed Project would be provided by the Rialto Police Department. The Rialto Police Department provides a full range of law enforcement and community programs. The Proposed Project is anticipated to require minimal police protection services, and would not result in the need for new or physically altered police protection facilities. Impacts to police protection facilities are considered less than significant. Schools The Proposed Project would not create a direct demand for public school services, as the subject property would be developed as a warehouse with an anticipated employment level of 113. Employees are likely to come from the local area. As such the development itself would not generate any new school-aged children requiring public education. The Proposed Project is not expected to draw significant new residents to the region or indirectly generate additional school-aged children; thus, the Proposed Project would not result in the need to construct new or physically public school facilities and no impacts will result. Parks The Proposed Project does not propose any type of residential use or other land use that may generate a population that would increase the use of existing neighborhood and regional parks or other recreational facilities in the vicinity. Accordingly, implementation of the Proposed Project would not result in an increased use or substantial physical deterioration of an existing neighborhood or regional park, and no impacts are anticipated. Other Public Facilities The Proposed Project is not expected to result in a demand for other public facilities/services, such as libraries, community recreation centers, and/or animal shelter.

102 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form Implementation of the Proposed Project would not adversely affect other public facilities or require the construction of new or modified facilities, thus less than significant impacts are anticipated. XV. RECREATION Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? a) No Impact. No residential use or other land use that may generate a population that would increase the use of existing neighborhood and regional parks or other recreational facilities in the vicinity is proposed. Accordingly, implementation of the Proposed Project would not result in the increased use or substantial physical deterioration of an existing neighborhood or regional park, and no impacts are anticipated. b) No impact. The Proposed Project does not include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment. No impacts are anticipated.

103 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form XVI. TRANSPORATION/TRAFFIC Would the project: Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? a) Less than Significant with Mitigation. A Traffic Impact Analysis study was prepared by Kunzman Associates, Inc. (2016) to provide an assessment of potential traffic impacts resulting from the proposed warehouse/distribution/manufacturing facility and to identify the traffic mitigation measures necessary to maintain the established level of service

104 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form standard for the elements of the impacted roadway system. For purposes of the analysis, the project is planned to be fully operational by year Based on a City of Rialto-approved scoping agreement, the following study area intersections were analyzed in the traffic impact study: North-South Street East-West Street 1. Alder Avenue SR-210 Westbound Ramps 2. Alder Avenue SR-210 Eastbound Ramps 3. Alder Avenue Renaissance Parkway 4. Alder Avenue Walnut Avenue 5. Alder Avenue Miro Way 6. Alder Avenue Baseline Road Study area roadway segments included: 1. Alder Avenue Between SR-210 and Renaissance Parkway 2. Alder Avenue between Renaissance Parkway and Walnut Avenue 3. Alder Avenue between Walnut Avenue and Miro Way 4. Alder Avenue between Miro Way and Baseline Road The City of Rialto Level of Service Standards as defined in the General Plan include: Policy : Design City streets so that signalized intersections operate at Level of Service (LOS) D or better during the morning and evening peak h ours, and require new development to mitigate traffic impacts that degrade LOS below that level. The one exception will be Riverside Avenue south of the Metrolink tracks all the way to City s southern border, which can operate at LOS E. Policy : Design City streets so that un-signalized intersections operate with no vehicular movement having an average delay greater than 120 seconds during the morning and evening peak hours, and require new development to mitigate traffic impacts that increase delay above that level. The TIA determined that the following study area intersection operate at deficient LOS under existing conditions. North-South Street East-West Street 5. Alder Avenue Miro Way 6. Alder Avenue Baseline Road

105 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form The TIA also determined that the following study area roadway segments appear to be currently operating at a deficient LOS. These segments would continue to operate at deficient levels of service under the existing plus project conditions and project completion conditions. Alder Avenue from SR 210 to Renaissance Parkway Alder Avenue from Walnut Avenue to Miro Way Alder Avenue from Miro Way to Base Line Road The Proposed Project is forecast to result in a significant traffic impact at the following study intersections during morning and evening peak hours based on the net change in delay for cumulative traffic conditions. North-South Street East-West Street 1. Alder Avenue SR-210 Westbound Ramps 2. Alder Avenue SR-210 Eastbound Ramps 3. Alder Avenue Renaissance Parkway 4. Alder Avenue Walnut Avenue The following study area intersections are forecast to operate at a deficient LOS during the peak hours for baseline General Plan Buildout (with project) traffic conditions. The LOS deficiency requires additional road improvements beyond buildout improvements identified in the Renaissance Specific Plan Amendment (2015) at the following intersections. North-South Street East-West Street 1. Alder Avenue SR-210 Westbound Ramps 2. Alder Avenue SR-210 Eastbound Ramps 3. Alder Avenue Renaissance Parkway Per the TIA all potentially significant impacts within the study area intersections and roadway segments may be reduced to a level below significant with roadway improvements. Off-site improvements to reduce impacts to less than significant for up to General Plan buildout (with project) conditions are summarized in Table 8 below. Table 8 Summary of Off-Site Improvements Location Improvement Alder Avenue From SR-210 Widen from 4-lane secondary highway to to Renaissance Parkway 6-lane arterial Alder Avenue from Renaissance Parkway Widen from 4-lane modified arterial to 6- To Walnut Avenue lane arterial Alder Avenue from Walnut Avenue Widen from 3-lane arterial to 4-lane To Miro Way modified arterial Alder Avenue from Miro Way Widen from 2-lane arterial to 4-lane

106 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form To Baseline Road Alder Avenue at; SR-210 WB Ramps Alder Avenue at: SR-210 EB Ramps Alder Avenue at: Renaissance Parkway Alder Avenue at: Miro Way Alder Avenue at: Baseline Road Source: Kunzman Associates, Inc modified arterial - Restripe to provide one additional NBL turn lane - Restripe to provide a SBR turn lane - Construct one additional SBR turn lane - Restripe provide two WBL and one shared WBTR lane - Restripe to provide one additional SBL turn lane - - Restripe to provide an EBL turn lane - - Restripe existing EBLT to a shared EBLTR turn lane - Restripe to provide one additional SBL turn lane - Construct a SBR turn lane - Construct one additional EBL turn lane - Construct an EBR turn lane - Construct a WBR turn lane with overlap signal phasing - Install a traffic signal - Construct one NBL turn lane - Construct one SBT lane - Construct one WBT lane - Construct one additional NBT lane - Construct one NBR turn lane - Construct one additional SBL turn lane - Construct one additional SBT lane - Install SBR overlap signal phasing - Construct one additional EBT lane - Construct one EBR turn lane - Construct one additional WBT lane - Construct a WBR turn lane Based on the analysis of project operations, off-site improvements would be required to minimize potentially significant traffic impacts associated with development of the project and projected ambient growth, cumulative conditions, and General Plan build-out conditions. The Project applicant would be required to make fair share contribution for the improvements listed in Table 8 above based on the proportion of the traffic that would be contributed to the study area relative to the total new traffic volume for General Plan build-out conditions. The following mitigation measure shall be implemented to minimize potential impacts to a level below significant. TC-1: CDREP, LLC shall contribute on a fair share basis through an adopted development impact fee program, on in dollar equivalent in lieu mitigation

107 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form contributions, in the implementation of the improvements identified in the December 14, 2016 Traffic Impact Analysis and as conditioned by the City. b) Less than Significant. The TIA prepared by Kunzman Associates, Inc. did not identify a conflict with the San Bernardino Associated Governments (SANBAG) Congestion Management Plan. The TIA identified available funding for several of the improvements listed in Table 8 through the SANBAG Nexus program. Implementation of Mitigation Measure TC-1 above would ensure that impacts to level of service standards and travel demand measures do not conflict with standards established by the SANBAG Congestion Management Plan. c) No Impact. The Project Site is located approximately 0.4-mile west of the former Rialto Municipal Airport runway. The airport was officially closed in September Development of the Proposed Project would not affect air traffic patterns of other regional airports, thus no impacts will occur. d) No Impact. The Proposed Project would not create substantial hazards due to a site design feature or incompatible uses. The site plan includes perimeter access to the site with one driveway proposed at the Project Site s northeast corner and a second signaled access proposed near the southeast corner. The site-plan will be reviewed by the City of Rialto during the Plan Review process to ensure that adequate access occurs. No impact is anticipated. e) No Impact. Refer to XVI(d) above. f) Less than Significant. The Project Site is located within the Renaissance Specific Plan area. The Proposed Project has direct access to Alder Road which is classified as a Major Arterial and has direct access to SR-210 approximately 0.75-mile to the north. The Proposed Project includes a 20-foot wide dedication for ultimate build-out of Alder Avenue and no impact to planned bicycle or pedestrian facilities would occur. XVII. UTILITIES AND SERVICE SYSTEMS Would the project: Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects?

108 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill(s) with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? a) No Impact. As shown in Figure 3-14 of the Renaissance Specific Plan Amendment Draft Subsequent EIR, an existing 12-inch sewer pipe serves development on Alder Avenue (Kimley Horn 2016). As discussed in the Renaissance Specific Plan the entire planning area will be served by an existing sewer line located within Cactus Avenue. In 2006 an update to the Waste Water Collection System Analysis evaluated the Rialto Airport Redevelopment Wastewater Master Plan Update, an early iteration of the Renaissance Specific Plan that would have developed a large portion of the Renaissance planning area with residential uses. The Renaissance Specific Plan adopted in 2010 significantly decreased the number of residential units and increased the amount of business related development. The Proposed Project is consistent with the Renaissance Specific Plan the buildout of which was accounted for in the City s master plans for wastewater services to meet RWQCB treatment requirements. Therefore implementation of the Proposed Project would not exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board and no impacts are anticipated. b) No Impact. As shown on Figure 3-21: Conceptual Water Plan of the Renaissance Specific Plan existing water lines on Alder Avenue are available to serve the Project Site. Wastewater treatment requirements associated with build out of the Renaissance Specific Plan area were analyzed in a 2006 update to the Waste Water Collection System Analysis

109 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form prepared by TRC. According to the TRC analysis sufficient capacity is available at the Rialto Sewer Plant to service the Renaissance Specific Plan area. In 2013 the City of Rialto entered into a 30-year concession agreement with Veolia Water North America for the management of the City s water and waste water system. The agreement includes $41 million in needed city wide capital improvements to the water and wastewater treatment system including repairs and renovations at the City s Waste Water Treatment Plant. Such projects are not a direct result of Renaissance Specific Plan build out; individual projects are identified and evaluated for environmental impacts by the Rialto Water Services Capital Improvement Program. Development of the Proposed Project would not require construction of new water or waste water facilities; no impact is anticipated and no mitigation measures are proposed. c) No Impact. The Development Criteria of the Renaissance Specific Plan requires that development south of Miro Way and north of Baseline Avenue include temporary detention basins until downstream facilities of the conceptual drainage system are completed. According to the conceptual drainage plan described in the Renaissance Specific Plan a reinforced concrete box storm drain will be constructed within Baseline Avenue to intercept runoff from the area south of Miro Way; the storm drain would outlet into the San Bernardino County Flood Control District s Cactus Basin 2. Mitigation in the Renaissance Specific Plan EIR requires that prior to issuance of grading permits, the Applicant or his designee, must coordinate the design and obtain approval of all flood control and storm drain structures associated with development of the project. Flood control and storm drain improvements must be consistent with any master planning efforts of the County to the satisfaction of the City Engineer. Consistency with these requirements would be ensured by the City s project review, approval, and permitting process. A topographic survey of the Project Site completed by J.D. Cole & Associates shows that the existing grade of the Project Site trends southeast with a reported approximate elevation at 1,444 feet above mean sea level (amsl) at the north boundary and approximate elevation at 1,433 feet amsl at the south boundary. The Proposed Project includes development of a detention basin at the southeast corner of the site. Under proposed conditions, drainage of the developed Project Site would be directed towards the southeast consistent with existing conditions. Drainage pattern of the Proposed Project has been designed consistent with existing conditions and the guidelines of the Renaissance Specific Plan. No impact related to future construction of storm water drainage facilities or expansion of existing facilities is anticipated. d) Less than Significant. The Project Site is served by the Fontana Water Company. The Fontana Water Company produces water from wells in the Chino Basin, Lytle Basin,

110 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form Rialto Basin, the No Man s Land Basin, and from surface water flow diverted from Lytle Creek. The Fontana Water Company also purchases untreated State Water Project water from the San Bernardino Valley Municipal Water District. Emergency interconnections are maintained with the Cucamonga Valley Water District water distribution system to purchase water for limited emergency purposes, if a supply is available. A Water Supply Assessment prepared by Michael Brandman Associates in support of the Renaissance Specific Plan Draft EIR found that at buildout, water demand of the Renaissance Specific Plan was projected to be approximately 3,068 acre feet. The Fontana Water Company district-wide demand, including buildout of the Renaissance Specific Plan is projected to be 76,368 acre feet. According to the Water Supply Assessment (WSA) for the Renaissance Specific Plan, the Fontana Water Company s available water supply is projected to be 86,000 acre feet (during a multiple dry year period). The WSA concluded that the Company would have a surplus of 10,232 acre-feet including buildout of the Renaissance Specific Plan Area. More recently the Fontana Water Company submitted a Water Supply Reliability Certification to the State Water Resources Control Board on June 22, The Certification demonstrates the surplus available supplies to meet projected demands over the next three years under continued drought conditions. The Proposed Project is consistent with the Renaissance Specific Plan, which was determined to have sufficient water supply as concluded in the Water Supply Assessment prepared in Less than significant impacts related to water supply are anticipated. e) No Impact. Wastewater collected in the City of Rialto is treated at the Rialto Waste Water Treatment Plant (WWTP). The WWTP has a design capacity of approximately 12 MGD. The WWTP is permitted by the State of California under NPDES Permit CA which allows up to 11.7 MGD discharge of tertiary treated and disinfected water to the Santa Ana River at three points. The 2013 Sewer Master Plan shows that the treatment system has capacity for the projected additional future flows associated with buildout of the City. No deficiencies were projected to occur within the Renaissance Specific Plan area or in its immediate vicinity. The City of Rialto WWTP has sufficient capacity to accept sewage flows from the Proposed Project. No impacts are anticipated. f) Less than Significant. Solid waste from the City of Rialto is transported to and disposed of at the Mid-Valley Sanitary Landfill. The landfill has a maximum throughput of 7,500

111 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form tons per day and has an expected operational life through The Renaissance Draft EIR projects that at buildout commercial uses within the plan area would generate approximately 34,645 tons of waste annually. Based on the Mid-Valley Sanitary Landfill capacity (67,520,000 cubic yards reported September 2009), the landfill s potential for vertical expansion, and payment of impact fees, the EIR determined that the Renaissance Project would have less than significant impacts related to landfill capacity and solid waste disposal. The Proposed Project is consistent with the Renaissance Specific Plan and the Project Applicant would be responsible for paying City impact fees related to the new development. Compliance with the City s impact fees would ensure that impacts are less than significant. g) Less than Significant. The Proposed Project would be required to comply with the City of Rialto waste reduction programs, including recycling and other diversion programs to divert the amount of solid waste disposed in landfills. As such, the Project Applicant or Developer would be required to work with refuse haulers to develop and implement feasible waste reduction programs, including source reduction, recycling, and composting. Additionally, in accordance with the California Solid Waste Reuse and Recycling Act of 1991 (CA Pub Res. Code 42911), the Proposed Project is required to provide adequate areas for collecting and loading recyclable materials where solid waste is collected. The collection areas are required to be shown on construction drawings and be in place before occupancy permits are issued. Implementation of these programs would reduce the amount of solid waste generated by the Proposed Project and diverted to landfills, which in turn will aid in the extension of the life of affected disposal sites. The Proposed Project would comply with all applicable solid waste statues and regulations; as such, impacts would be less than significant. XVIII. MANDATORY FINDINGS OF SIGNIFICANCE: Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below selfsustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively

112 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form considerable? ( Cumulatively considerable means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? Potentially Significant Impact Less than Significant with Mitigation Incorp. Less than Significant No Impact c) Does the project have environmental effects, which will cause Substantial adverse effects on human beings, either directly Or indirectly? a) Less than Significant. A general biological assessment of the Project Site was completed by Natural Resources Assessment, Inc. (NRAI, November 29, 2016). As part of the biological assessment NRAI conducted a background data search for information on plant and wildlife species known occurrences within the vicinity of the project, as well as information on jurisdictional waters. NRAI determined that implementation of the Proposed Project would result in the loss of ruderal habitat and that the impact is not considered to be significant. The finding is consistent with the findings of the biological resources assessment completed in support of the Renaissance Specific Plan (Michael Brandman Associates, 2008). As reported in the Renaissance Specific Plan no significant biological resources were recorded within the approximate 1,500-acre plan area during the environmental evaluation process for the Specific Plan. The disturbed/ruderal plant community is typically associated with a predominance of exotic species as a result of natural opportunistic invasions. Ruderal areas have generally been severely disturbed or are subject to recurring disturbance. NRAI determined that of the sensitive species identified in the Renaissance Specific Plan only burrowing owl has the potential to occur on the Project Site. NRAI found that at the time of the survey the Project Site did not have suitable habitat for the burrowing owl. However, burrowing owl are known to occur on the former Rialto Municipal Airport lands located to the east of the Project Site. In addition to the known occurrence of burrowing owl within the vicinity, there are a few mature trees within the area that may provide habitat for nesting birds. Implementation of mitigation measures BIO-1 and BIO-2 would ensure potential impacts to the burrowing owl and nesting birds are reduced to a less than significant level. No additional mitigation is warranted. Based on the recent historical research, field investigations, and documentation, the cultural resources investigation concluded that the project area, yielded no evidence of prehistoric archaeological resources, and no significant historical resources. The project area is not culturally significant and the proposed development would not result in any adverse environmental impacts. However, in the event of an unanticipated find, implementation of mitigation measures contained within this Initial Study, would ensure

113 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form potential impacts are reduced to a less than significant level. No additional mitigation is necessary. b) Less than Significant. Cumulative impacts are defined as two or more individual affects that, when considered together, are considerable or that compound or increase other environmental impacts. The cumulative impact from several projects is the change in the environment that results from the incremental impact of the development when added to the impacts of other closely related past, present, and reasonably foreseeable or probable future developments. Cumulative impacts can result from individually minor, but collectively significant, developments taking place over a period. The CEQA Guidelines, Section (a) and (b), states: (a) Cumulative impacts shall be discussed when the project s incremental effect is cumulatively considerable. (b) The discussion of cumulative impacts shall reflect the severity of the impacts and their likelihood of occurrence, but the discussion need not provide as great detail as is provided of the effects attributable to the project. The discussion should be guided by the standards of practicality and reasonableness. Impacts associated with the Proposed Project would not be considered individually adverse or unfavorable. Potential Cumulative impacts related to traffic were identified in the Traffic Impact Analysis. Implementation of Mitigation Measure TR-1 would ensure that cumulative impacts are reduced to a level less than significant. c) Less the Significant. The incorporation of design measures, City of Rialto policies, standards, and guidelines and proposed mitigation measures would ensure that the Proposed Project would have no substantial adverse effects on human beings, either directly or indirectly on an individual or cumulative basis.

114 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form SECTION 4 REFERENCES California Department of Conservation, California Important Farmland Finder. Accessed on 11/21/2016 from California Department of Conservation, Division of Land Resource Protection San Bernardino County Williamson Act FW 2012/2013 Sheet 2 of 2. California Department of Fish and Wildlife. August California Regional Conservation Plans. Accessed on 12/1/2016 from California Department of Toxic Substances Control. EnviroStor Database. 11/23/2016 from Accessed on City of Rialto. December Rialto General Plan. City of Rialto. October Renaissance Specific Plan. City of Rialto. April Rialto Water Services News & Events. Access on 12/5/2016 from Fontana Water Company. June Water Supply Reliability Certification. Access on 12/5/2016 from County of San Bernardino General Plan. Kimley Horn. June Renaissance Specific Plan Amendment Draft Subsequent Environmental Impact Report. Prepared for City of Rialto. Kunzman Associates, Inc. December 14, Analysis. Alder Distribution Facility Traffic Impact Michael Brandman Associates. May 3, Draft Environmental Impact Report for the Renaissance Specific Plan. Michael Brandaman Associates. October 26, Response to Comments/Final Environmental Impact Report Renaissance Specific Plan in the City of Rialto, San Bernardino County, California. Natural Resources Assessment, Inc. November 29, General Biological Assessment Industrial Development Alder Avenue Rialto, CA. Prepared for Lilburn Corporation.

115 Initial Study for Warehouse at Alder Avenue and Miro Way City of Rialto, California Environmental Checklist Form NorCal Engineering. December 2, Geotechnical Engineering Investigation. Prepared for CDREP, LLC. NorCal Engineering. December 2, Soil Infiltration Study. Prepared for CDREP, LLC. Science Applications International Corporation. April Sewer Master Plan, City of Rialto, California. South Coast Air Quality Management District. July Final Localized Significance Threshold Methodology Revised July Source Receptor Area 34 Thresholds Thatcher Engineering and Associates, Inc. December 13, Preliminary Water Quality Management Plan. Prepared for CDREP, LLC. Thatcher Engineering and Associates, Inc. December 13, Preliminary Drainage Study APN , 34 & 35. Prepared for CDREP, LLC. United States Department of Labor. Bureau of Labor Statistics. Unemployment data accessed on 12/6/2016 from

116 Mitigation Monitoring and Reporting Program Environmental Assessment Review No CDREP, LLC 120,756 square foot warehouse building Measure No. Mitigation Measures Timing Monitoring Milestone Biological Resources BIO-1 Prior to ground disturbing activities, such as grading and vegetation removal, a burrowing owl presence/absence survey shall be conducted following the protocols established by the CDFW. The burrowing owl pre-construction survey is required 30 day before the start of grading activities to confirm the absence of the species from the site. If the survey determines that the species is present, protective measures shall be required to ensure compliance with the Migratory Bird Treaty Act and other applicable CDFG Code requirements and include, but are not limited to the following: Prior to Construction Prior to issuance of grading permit Verification of Compliance Responsible Initials Date Remarks Party for Monitoring Development Services, Planning Occupied sites shall not be disturbed during the nesting season (February 1 August 31) unless a qualified biologist verifies through non-invasive methods that either 1) the birds have not begun egg-laying or incubation or 2) that juveniles from the occupied burrows are foraging independently and are capable of an independent survival flight. All relocations shall be approved by the CDFW. The permitted biologist shall monitor relocated owls a minimum of three days per week of a minim of three weeks. A report summarizing the results of the relocation and monitoring shall be submitted to the CDFW within 30 days following completion of the relocation and monitoring of the burrowing owl. A Burrowing Owl Mitigation Monitoring Plan prepared by a qualified biologist shall be submitted to the CDFW for review and approval prior to relocation of owls. The Mitigation Monitoring Plan shall describe proposed relocation and monitoring plans. The plan shall include the number and location(s) of occupied burrow sites and details on adjacent or nearby suitable habitat available to owls for relocation. If no suitable habitat is available nearby for relocation, details regarding the creation of artificial burrows (numbers, locations, and type of burrows) shall be included in the plan. The plan shall also describe specific procedures to compensate for impacts to burrowing owl/occupied burrows. Such procedures may include, but are not limited to, the purchase/conservation of offsite suitable habitats that is known to support burrowing owl at a minimum 1:1 ratio depending on the quality of the habitat removed compared to the quality of habitat provided. Specific rations will be

117 Measure No. Verification of Compliance Mitigation Measures Timing Monitoring Responsible Initials Date Remarks Milestone Party for Monitoring determined in consultation with CDFW. Prior to the issuance of occupancy permits, the developer shall provide copies of applicable species mitigation agreements/permits to the City. If burrowing owl must be moved away from the disturbance area, passive relocation techniques shall be used. One or more weeks will be necessary to accomplish this relocation and allow the owls to acclimate to alternative burrows. Owls must be relocated by a qualified biologist from any occupied burrows that will be impacted by project activities. Suitable habitat is undeveloped land that can meet the burrowing owls life cycle requirements and is not intended for development. Suitable habitat must be adjacent or near the disturbance site or artificial burrows will need to be provided nearby. Once the biologist has confirmed that the burrowing owls have left the burrow, burrows should be excavated using hand tools and refilled to prevent re-occupation. BIO-2 Initial clearing and grubbing of the Project Site shall occur outside of the nesting season (March through August). If ground disturbing activities and removal of vegetation or other potential nesting habitat must occur during the nesting period, a pre-construction nesting bird survey shall be conducted prior to any ground disturbing activities. If birds are found to be nesting inside or within the project impact area, construction will need to postponed, at the discretion of a qualified biologist, until it is determined that the nests are no longer active. Prior to and during construction Prior to issuance of grading permit Development Services, Planning Cultural Resources CR-1 In the event cultural resources are uncovered, the Project Proponent shall contact an archaeological consultant to further assess the potential resources. During Construction Grading and ground disturbance phase Development Services, Planning CR-2 Should evidence of buried resources be identified, an archaeological and/or paleontological monitoring program for the remainder of earth moving shall be prepared and submitted to the City. During Construction Grading and ground disturbance phase Development Services, Planning CR-3 If, at any time, evidence of human remains are uncovered, the project representative or contractor must immediately notify the County Coroner and City of the discovery and allow the Coroner access to the property to assess the remains. If the remains are determined to be human and of Native American origin, the Coroner will notify the Native American Heritage Commission and, in consultation between the Most Likely Descendant (MLD), as identified by the Commission, and the project proponent will determine the disposition of the remains. If necessary, the Lead Agency (City) and archaeological consultant will assist in the consultation. During Construction Grading and ground disturbance phase Development Services, Planning

118 Measure No. CR-4 Verification of Compliance Mitigation Measures Timing Monitoring Responsible Initials Date Remarks Milestone Party for Monitoring The project proponent shall have a paleontological consultant on-call to assess any fossil specimens that may be uncovered during earthmoving activities within the property. During Construction Grading and ground disturbance phase Development Services, Planning Transportation/Traffic TC-1 CDREP, LLC shall contribute on a fair share basis through an adopted development impact fee program, on in dollar equivalent in lieu mitigation contributions, in the implementation of the improvements identified in the January 24, 2017 Traffic Impact Analysis, and as conditioned by the City. Prior to Construction Prior to the issuance of the grading permit Public Works, Engineering

119 RESOLUTION NO. 17-_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RIALTO, CALIFORNIA ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM AND APPROVING CONDITIONAL DEVELOPMENT PERMIT NO. 830 TO ALLOW A THREE PERCENT (3%) INCREASE IN THE PERMITTED FLOOR AREA RATIO FROM FORTY PERCENT (40%) TO FORTY-THREE PERCENT (43%) THROUGH THE IMPLEMENTATION OF NON-RESIDENTIAL DEVELOPMENT INCENTIVES FOR THE DEVELOPMENT OF A 120,756 SQUARE FOOT WAREHOUSE BUILDING ON 6.66 GROSS ACRES ON LAND LOCATED ON THE WEST SIDE OF ALDER AVENE APPROXIMATELY 900 FEET SOUTH OF WALNUT AVENUE WITHIN THE EMP (EMPLOYMENT) ZONE OF THE RENAISSANCE SPECIFIC PLAN. WHEREAS, the applicant, CDREP, LLC, proposes to construct a 120,756 square foot warehouse building ( Project ) on 6.66 gross acres of land (APNs: , -34 & -35) located on the west side of Alder Avenue approximately 900 feet south of Walnut Avenue ( Site ) within the Employment (EMP) zone of the Renaissance Specific Plan; and WHEREAS, in conjunction with the Project, the applicant has applied for Lot Line Adjustment No. 238 ( LLA No. 238 ) to allow the consolidation of three (3) parcels of land (APNs: , -34 & -35) totaling 6.66 gross acres of land into one (1) 6.45 net acre parcel of land; and WHEREAS, the Director of Development Services approved LLA No. 238 on January 19, 2017, and LLA No. 238 is currently in plan check with the Public Works Engineering Division; and WHEREAS, the Project will consist of 8,000 square feet of office space and 112,756 square feet of warehouse space with 22 loading dock doors, which will be located on the south side of the building; and WHEREAS, the City has conducted an Initial Study (Environmental Assessment Review No ) for the Project in accordance with the requirements of the California Environmental Quality Act (CEQA), and based on the findings and recommended mitigation measures -1-

120 contained within the Initial Study, staff determined that the Project will not have an adverse impact on the environment, and a Mitigated Negative Declaration was prepared; and WHEREAS, staff published a Notice of Intent to adopt the Mitigated Negative Declaration for the Project in the San Bernardino Sun newspaper, mailed copies to all property owners within 300 feet of the Project Site, commenced a twenty- (20-) day public comment period from March 10, 2017 to March 29, 2017, and received no comment letters; and WHEREAS, consequently, staff determined that the Mitigated Negative Declaration appropriately satisfies the requirement of CEQA; and WHEREAS, the general business development standards for the EMP Zone within the Renaissance Specific Plan limit the allowable Floor Area Ratio (FAR) of the Site to a maximum of forty percent (40.0%); and WHEREAS, the applicant proposes to develop the Project with a 43.0% FAR, which is three and zero-tenths percent (3.0%) higher than the maximum allowed in the EMP zone; and WHEREAS, the page 3-45 of the Renaissance Specific Plan contains provisions to allow for a bonus in the allowable FAR through the implementation of desired development features, and each development feature listed in the Renaissance Specific Plan provides a certain percentage bonus in the allowable FAR; and WHEREAS, although the Renaissance Specific Plan limits the number of development incentives allowed to be used to two (2) per project, the Director of Development Services has determined that an applicant may incorporate additional development incentives beyond two (2) through a conditional development permit; and WHEREAS, the applicant has agreed to apply for Conditional Development Permit No. 830 ( CDP No. 830 ) to incorporate two (2) development incentives into the Project, which will provide an additional 3.0% in the maximum FAR, in order to reach the desired FAR of 43.0%; and WHEREAS, on April 12, 2017, the Planning Commission of the City of Rialto conducted a duly noticed public hearing, as required by law, on CDP No. 830, took testimony, at which 28-2-

121 time it received input from staff, the city attorney, and the applicant; heard public testimony; discussed the proposed CDP No. 830; and closed the public hearing; and WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Rialto as follows: SECTION 1. The Planning Commission hereby specifically finds that all of the facts set forth in the recitals above of this Resolution are true and correct and incorporated herein. SECTION 2. An Initial Study (Environmental Assessment Review No ) has been prepared for the proposed project in accordance with CEQA and it has been determined that any impacts will be reduced to a level of insignificance through the implementation of mitigation measures, and a Mitigated Negative Declaration has been prepared in accordance with CEQA. No new environmental impacts or issues were raised during the public hearing. The Planning Commission, in light of the whole record before it, including, but not limited to, the CEQA Guidelines, the proposed Mitigated Negative Declaration and documents incorporated therein by reference, any written comments received and responses provided, the proposed Mitigation Monitoring and Reporting Program (MMRP), and other substantial evidence within t he record, hereby finds and determines as follows: 1. Review Period. The City provided the public review period for the Mitigated Negative Declaration for the duration required under CEQA Guidelines Sections and 15105; and 2. Compliance with Laws. The Mitigated Negative Declaration and MMRP were prepared, processed, and noticed in accordance with CEQA and CEQA Guidelines; and 3. Independent Judgment. The Initial Study and Mitigated Negative Declaration for the Project represents the independent judgment of the City; and 4. Mitigation Monitoring Program. The MMRP included in the Staff Report for this Project is designed to ensure compliance during Project implementation in that changes to the Project and/or mitigation measures have been incorporated into the Project and are fully enforceable through permit conditions, agreements, or other measures; and -3-

122 No Significant Effect. Revisions made to the project plans agreed to by the applicant and mitigation measures imposed as conditions of approval on the Project avoid or mitigate any potential significant effects on the environment identified in the Initial Study to a point below the threshold of significance. Furthermore, after taking into consideration the revisions to the Project and the mitigation measures imposed, the Planning Commission finds that there is no substantial evidence, in light of the whole record, from which it could be fairly argued that the Project may have a significant effect on the environment. Therefore, the Planning Commission determines that the Project will not have a significant effect on the environment The Planning Commission hereby adopts the Mitigated Negative Declaration and directs the Planning Division to file the necessary documentation with the Clerk of the Board of Supervisors for San Bernardino County. SECTION 3. Based on substantial evidence presented to the Planning Commission during the public hearing conducted with regard to CDP No. 830, including written staff reports, verbal testimony, site plans, other documents, and the conditions of approval stated herein, the Planning Commission hereby determines that CDP No. 830 satisfies the requirements of Section of the Rialto Municipal Code pertaining to the findings which must be made precedent to granting a conditional development permit, which findings are as follows: 1. The proposed use is deemed essential or desirable to provide a service or facility which will contribute to the convenience or general well-being of the neighborhood or community; and This finding is supported by the following facts: The Site is a rectangular-shaped piece of land, which is mostly undeveloped with the exception of one (1) non-conforming single-family residence and one (1) accessory structure. The Project will develop the highest and best use for the Site, in accordance with the Renaissance Specific Plan. Additionally, the Project will provide employment opportunities within the City and reduce blight by implementing a use on vacant, unimproved land. 2. The proposed use will not be detrimental or injurious to health, safety, or general welfare of persons residing or working in the vicinity; and This finding is supported by the following facts: The development of an industrial warehouse building on the Site is consistent with the Renaissance Specific Plan, which permits light industrial, warehousing, and related storage uses by right within the EMP zone. To the north of the Site is approximately -4-

123 acres of vacant land and one (1) non-conforming single-family residence, and to the east, across Alder Avenue is the Niagara Bottling Facility. To the south is approximately acres of vacant land and several non-conforming single-family residences, and to the west is approximately 7.12 acres of vacant land. The zoning of the project site and the properties to the north, east, and south is Employment (EMP) within the Renaissance Specific Plan. The properties to the west of the project site are zoned Planned Industrial Development (I-PID) within the Rialto Airport Specific Plan. The Project is consistent with the Employment (EMP) zone and the surrounding land uses. The nearest sensitive uses near the site include a few non-conforming single-family residences in the surrounding area. The Project is not expected to negatively impact any of these uses since measures, such as landscape buffering and the installation of solid screen walls, will be implemented. Additionally, the ten percent (10%) increase in the allowable FAR, resulting in a larger building at the Site, has been assessed in the Initial Study prepared for the Project, in which it is determined that the increase will not result in any significant impacts to persons residing or working in the area. 3. The site for the proposed use is adequate in size, shape, topography, accessibility and other physical characteristics to accommodate the proposed use in a manner compatible with existing land uses; and This finding is supported by the following facts: The Site contains 6.45 net acres, is rectangular-shaped, fairly level, and adjacent to one (1) public street, all of which will be able to accommodate the proposed use. The Project will have two (2) points of access both via Alder Avenue. The southerly driveway will provide access to and from the trailer yard and the employee/visitor parking lot. The northerly driveway will provide emergency vehicle access and access to and from the employee/visitor parking lot. Access to the driveways will be provided via new halfwidth street improvements along the Alder Avenue. In addition, the building will have 91 auto-parking spaces, which equals the 91 required parking spaces required under Table 3-6 of the Renaissance Specific Plan. 4. The site has adequate access to those utilities and other services required for the proposed use; and This finding is supported by the following facts: The Site will have adequate access to all utilities and services required through main water, electric, sewer, and other utility lines that will be hooked up to the Site. 5. The proposed use will be arranged, designed, constructed, and maintained so as it will not be injurious to property or improvements in the vicinity or otherwise be inharmonious with the General Plan and its objectives, the Renaissance Specific Plan, or any zoning ordinances, and This finding is supported by the following facts: -5-

124 As previously stated, the use is consistent with the Renaissance Specific Plan. Concrete tilt-up screen walls and a solid landscape hedge will be installed around the truck court so that none of the dock doors will be visible from the public right-of-way. Landscaping has been abundantly incorporated into the Site, and landscape coverage for is percent, which exceeds the minimum required amount of 10.0 percent. To achieve the desired 0.43 FAR, the applicant proposes to consolidate three parcels of land into one 6.45 net acre parcel and will also install a decorative powder-coated steel sculpture at the southeast corner of the Site, near the intersection of Alder Avenue and Miro Way. 6. Any potential adverse effects upon the surrounding properties will be minimized to every extent practical and any remaining adverse effects shall be outweighed by the benefits conferred upon the community or neighborhood as a whole. This finding is supported by the following facts: The Project s effects will be minimized through the implementation of the Conditions of Approval contained herein, and through the implementation of Conditions of Approval imposed by the Development Review Committee during the Precise Plan of Design Process. The development of a high-quality industrial development will provide additional employment opportunities for residents and visitors to the City. The Project will also serve to develop a piece of land, which has remained historically underdeveloped. Additionally, although an initial study indicates that Project could have a significant effect on biological resources, cultural resources, and transportation/traffic, any potential impacts will be mitigated to a level of insignificance through the conditions of approval. Therefore, any potential adverse effects are outweighed by the benefits conferred upon the community and neighborhood as a whole. SECTION 4. CDREP, LLC is hereby granted CDP No. 830 to allow a three percent (3.0%) increase in the permitted floor area ratio through the implementation of non-residential development incentives for the development of a 120,756 square foot industrial warehouse building on 6.45 net acres of land located on the west side of Alder Avenue approximately 900 feet south of Miro Way within the EMP (Employment) zone of the Renaissance Specific Plan. SECTION 5. CDP No. 830 is granted to CDREP, LLC, in accordance with the plans and application on file with the Planning Division, subject to the following conditions: 1. The approval is granted allowing a three percent (3.0%) increase in the allowable floor area ratio (FAR) through the implementation of the following development features: a. Lot Consolidation b. Public Art -6-

125 The approval is granted allowing the development of a 120,756 square foot warehouse building on 6.45 net acres of land (APNs: , -34 & -35) located on the west side of Alder Avenue approximately 900 feet south of Miro Way, as shown on the plans submitted to the Planning Division on March 2, 2017, and as approved by the Planning Commission. If the Conditions of Approval specified herein are not satisfied or otherwise completed, the project shall be subject to revocation. 3. Prior to the issuance of building or grading permits for the proposed development, a Precise Plan of Design shall be approved by the City's Development Review Committee (DRC). 4. City inspectors shall have access to the site to reasonably inspect the site during normal working hours to assure compliance with these conditions and other codes. 5. The applicant shall defend, indemnify and hold harmless the City of Rialto, its agents, officers, or employees from any claims, damages, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void, or annul any approval of the City, its advisory agencies, appeal boards, or legislative body concerning CDP No The City will promptly notify the applicant of any such claim, action, or proceeding against the parties and will cooperate fully in the defense. 6. In accordance with the provisions of Government Code Section 66020(d)(1), the imposition of fees, dedications, reservations, or exactions for this Project, if any, are subject to protest by the applicant at the time of approval or conditional approval of the Project or within 90 days after the date of the imposition of the fees, dedications, reservations, or exactions imposed on the Project. 7. In accordance with the amount of parking provided, the building shall be limited to a maximum of 8,000 square feet of office space. Additional parking shall be provided onsite, in compliance with the requirements of Table 3-6 of the Renaissance Specific Plan and Chapter (Design Guidelines) of the Rialto Municipal Code, for any proposed office area in excess of 8,000 square feet. 8. The proposed public art shall be setback a minimum of five (5) feet behind the landscape easement along Alder Avenue. The exact location of the public art shall be identified on the precise grading plan prior to the issuance of a grading permit. An elevation detail for the public art shall be included in the formal building plan check submittal prior to the issuance of buildings permits. 9. In order to provide enhanced building modulation in accordance with Section 4 of the Renaissance Specific Plan (Design Guidelines), façade returns, at least three (3) feet in depth from the main wall plane, shall be provided at all height variations on all four (4) sides of the building. The façade returns shall be demonstrated on the roof plans within the formal building plan check submittal prior to the issuance of building permits. -7-

126 All new walls, including any retaining walls, shall be comprised of decorative masonry block or decorative concrete. Decorative masonry block means tan slumpstone, tan split-face, or precision block with a stucco, plaster, or cultured stone finish. Decorative concrete means painted concrete with patterns, reveals, and/or trim lines. Pilasters shall be incorporated within all new walls. The pilasters shall be spaced a maximum of seventy (70) feet on-center and shall be placed at all corners and ends of the wall. All pilasters shall protrude a minimum six (6) inches above and to the side of the wall. All decorative masonry walls and pilasters shall include a decorative masonry cap. All walls and pilasters shall be identified on the site plan, and an elevation detail for the walls shall be included in the formal building plan check submittal prior to the issuance of building permits. 11. Detention basin fencing shall consist of a combination of wrought-iron fencing and decorative masonry block pilasters. Decorative masonry block means tan slumpstone, tan split-face, or precision block with a stucco, plaster, or cultured stone finish. All pilasters shall have a width of at least minimum 24 inches by 24 inches. The pilasters shall be spaced a maximum of fifty (50) feet on-center and shall be placed at all corners and ends of the fencing. The basin fencing shall be setback at the rear of the landscape setback along Alder Avenue, which is 25 feet from the landscape easement. The fencing and pilasters shall be identified on the Precise Grading Plan prior to the issuance of a grading permit. The fencing and pilasters shall also be identified on the site plan within the formal building plan check submittal prior to the issuance of building permits, and an elevation detail for the fencing and pilasters shall be included within the formal building plan check submittal prior to the issuance of building permits. 12. Decorative pavement shall be provided at all vehicular access points to the site. The decorative pavement shall extend across the entire width of the driveway and shall have a minimum depth of twenty-five (25) feet as measured from the landscape easement along Alder Avenue. Decorative pavement means decorative pavers and/or color stamped concrete. The location of the decorative pavement shall be identified on the Precise Grading Plan prior to the issuance of a grading permit, and it shall also be identified on the site plan within the formal building plan check submittal prior to the issuance of building permits. The type of decorative pavement shall be identified on the formal Landscape Plan submittal prior to the issuance of building permits. 13. The exterior of the trash enclosure shall match the material and base color of the building. Additionally, the trash enclosure shall contain solid steel doors. Corrugated metal and chain-link are not acceptable materials to use within the trash enclosure. An elevation detail for the trash enclosures shall be provided within formal building plan check submittal prior to the issuance of building permits

127 All light standards, including the base, shall be a maximum twenty-five (25) feet high, as measured from the finished surface. Lighting shall be shielded and/or directed toward the site so as not to produce direct glare or "stray light" onto adjacent properties. All light standards shall be identified on the site plan and a note indicating the height restriction shall be included within the formal building plan check submittal prior to the issuance of building permits. 15. A formal Landscape Plan submittal shall be submitted to the Planning Division prior to the issuance of building permits. The submittal shall include three (3) sets of planting and irrigation plans, a completed Landscape Plan Review application, and the applicable review fee. 16. One (1) fifteen (15) gallon tree shall be provided every three (3) parking spaces. All parking lot tree species shall consist of evergreen broadleaf trees. The trees shall be identified on the formal Landscape Plan submittal prior to the issuance of building permits. 17. One (1) twenty-four (24) inch box tree shall be installed every thirty (30) feet within the on-site landscape setback along Alder Avenue. All on-site tree species shall consist of evergreen broadleaf trees. Palm tree species are permissible as an accent tree. The trees shall be identified on the formal Landscape Plan submittal prior to the issuance of building permits. 18. One (1) twenty-four (24) inch box tree shall be installed every thirty (30) linear feet within the public right-of-way parkway along Alder Avenue. The street tree species along Alder Avenue shall be the Pistachia Chinensis Chinese Pistache, the Hymenosporum Flavum Wedding Tree, and/or the Koelreuteria Bipinnata Chinese Lantern. The trees shall be identified on the formal Landscape Plan submittal prior to the issuance of building permits. 19. Undulating berms shall be incorporated within the landscape setback along Alder Avenue. The highest part of the berms shall be at least three (3) feet in height. The berms shall not encroach into any part of the landscape easement along Alder Avenue. The berms shall be identified on the Precise Grading Plan prior to the issuance of a grading permit. The berms shall also be identified on the formal Landscape Plan submittal prior to the issuance of building permits. 20. All landscape plant species shall comply with the approved Plant Palette of the Renaissance Specific Plan. 21. All land not covered by structures, walkways, parking areas, and driveways, unless otherwise specified, shall be planted with a substantial amount of trees, shrubs, and groundcover. Trees shall be spaced a minimum of thirty (30) feet on-center and shrubs and groundcover shall be spaced an average of three (3) feet on-center or less. All planter areas shall receive a minimum two (2) inch thick layer of brown bark, organic mulch, and/or decorative rock upon initial planting. Pea gravel and decomposed granite -9-

128 are not acceptable materials to use within planter areas. All planter areas on-site shall be permanently irrigated and maintained. The planting and irrigation shall be identified on the formal Landscape Plan submittal prior to the issuance of building permits. 22. All ground mounted equipment and utility boxes, including transformers, firedepartment connections, backflow devices, etc. shall be surrounded by a minimum of two (2) rows of five (5) gallon shrubs spaced a maximum of twenty-four (24) inches oncenter, prior to the issuance of a Certificate of Occupancy. 23. All downspouts on all elevations of each building shall be routed through the building. The internal downspouts shall be identified within the formal building plan check submittal prior to the issuance of building permits. 24. All tubular steel fencing and/or sliding gates shall be painted black prior to the issuance of a Certificate of Occupancy. 25. All non-glass doors shall be painted to match the color of the adjacent wall prior to the issuance of a Certificate of Occupancy. 26. All signage on the building shall comply with Section 5 (Signs) of the Renaissance Specific Plan. 27. The applicant shall obtain all necessary approvals and operating permits from all Federal, State and local agencies prior to the issuance of a Certificate of Occupancy. 28. The privileges granted by the Planning Commission pursuant to approval of this Conditional Development Permit are valid for one (1) year from the effective date of approval. If the applicant fails to commence the project within one year of said effective date, this conditional development permit shall be null and void and any privileges granted hereunder shall terminate automatically. If the applicant or his or her successor in interest commence the project within one year of the effective date of approval, the privileges granted hereunder will continue inured to the property as long as the property is used for the purpose for which the conditional development permit was granted, and such use remains compatible with adjacent property uses. 29. If the applicant fails to comply with any of the conditions of approval placed upon CDP No. 830 or any conditions placed upon the approval of the Precise Plan of Design required by Condition No. 3 above, the Planning Commission may initiate proceedings to revoke the conditional development permit in accordance with the provisions of Sections through , inclusive, of the Rialto Municipal Code

129 SECTION 6. The Chairman of the Planning Commission shall sign the passage and adoption of this resolution and thereupon the same shall take effect and be in force. PASSED, APPROVED AND ADOPTED this 12th day of April, JERRY GUTIERREZ, CHAIR CITY OF RIALTO PLANNING COMMISSION

130 1 2 3 STATE OF CALIFORNIA ) COUNTY OF SAN BERNARDINO ) ss CITY OF RIALTO ) I, Angela Morales, Administrative Assistant of the City of Rialto, do hereby certify that the foregoing Resolution No. was duly passed and adopted at a regular meeting of the Planning Commission of the City of Rialto held on the th day of, Upon motion of Planning Commissioner., seconded by Planning Commissioner, the foregoing Resolution No. was duly passed and adopted. Vote on the motion: AYES: NOES: ABSENT: IN WITNESS WHEREOF, I have hereunto set my hand and the Official Seal of the City of Rialto this th day of, ANGELA MORALES, ADMINISTRATIVE ASSISTANT

131 City of Rialto Council Chambers 150 S. Palm Ave. Rialto, CA Legislation Details (With Text) File #: Version: 1 Name: Type: Resolution Status: Agenda Ready File created: On agenda: 4/5/2017 In control: Planning Commission 4/12/2017 Final action: Title: Conditional Development Permit No : A request to allow the development of a 4,707 square foot Chick-Fil-A restaurant with drive-thru service (Pad E) on Parcel 24 of the Renaissance Market Place (TPM No ). The project site (APN: & -78) is located at the northwest corner of Renaissance Parkway and Ayala Drive within the Town Center (TC) zone of the Renaissance Specific Plan. Sponsors: Indexes: Code sections: Attachments: Exhibit A - Location Map Exhibit B - Site Map Exhibit C - Resolution Draft Exhibit D - Site Plan Exhibit E - Floor Plan Exhibit F - Exterior Elevations (East-West) Exhibit G - Exterior Elevations (North-South) Exhibit H - Color Elevations Date Ver. Action By Action Result For the Planning Commission Meeting of April 12, 2017 TO: Honorable Chairman and Planning Commissioners APPROVAL: Robb Steel, Assistant CA/Development Services Director REVIEWED BY: Gina M. Gibson-Williams, Planning Manager FROM: Daniel Rosas, Assistant Planner Conditional Development Permit No : A request to allow the development of a 4,707 square foot Chick-Fil-A restaurant with drive-thru service (Pad E) on Parcel 24 of the Renaissance Market Place (TPM No ). The project site (APN: & -78) is located at the northwest corner of Renaissance Parkway and Ayala Drive within the Town Center (TC) zone of the Renaissance Specific Plan. APPLICANT: Chick-Fil-A Corporation, Alton Parkway, Suite 350, Irvine, CA LOCATION City of Rialto Page 1 of 5 Printed on 4/10/2017 powered by Legistar

132 File #: , Version: 1 The subject site is Parcel No. 24 of Tentative Parcel Map (TPM) No The project is located on the northwest corner of Renaissance Parkway and Ayala Drive within Renaissance Market Place development. (Refer to the Location Map (Exhibit B)). BACKGROUND: Surrounding Land Use and Zoning General Plan Designations Site Characteristics The project site is 1.6 acres in size, is odd-shaped, and includes the proposed structure, drive-thru lane, required parking, and drive aisle portions. A reciprocal access and parking agreement will be included during the recording of TPM No for adjacent parcels within the Renaissance Marketplace Shopping Center. The project site is bound on the north by the 210 Freeway and on the south by Renaissance Parkway. To the east and west of the project are additional parcels within the Renaissance Marketplace for the development of other retail pads. The zoning of the project site and the surrounding properties is Town Center (TC). Land Ownership Lewis-Hillwood Rialto Company has closed escrow last month and is now the current property owner of the project site. ANALYSIS/DISCUSSION: Project Proposal Chick-Fil-A Corporation, the applicant, proposes to construct a restaurant building with drive-thru service on the project site. Entitlement Requirements Per Section A(1) of the Rialto Municipal Code (RMC), any use that includes or involves vehicular drive-thru service is subject to the approval of a Conditional Development Permit. The applicant complied with this requirement and filed a completed Conditional Development Permit application on March 20, General Design City of Rialto Page 2 of 5 Printed on 4/10/2017 powered by Legistar

133 File #: , Version: 1 The development will consist of a 4,707 square foot restaurant with a drive-thru lane around the building with dual vehicle entrances, providing stacking for about seventeen (17) vehicles. The project site has full pedestrian access from Renaissance Parkway and adjacent parcels within the Marketplace. Vehicle access to the project site is provided from Renaissance Parkway through reciprocal access at two drive entrances and a private drive aisle. Landscaping An abundant amount of landscaping surrounds the building and drive-thru lane to the north, east and west. To the south is the parking area that incorporates additional landscape planters with shade trees and planting that exceeds the minimum required amount of 10 percent. The landscape plans have been submitted for review, and the landscape design for the project site will be consistent with the overall Renaissance Marketplace design. Architectural Design The proposed building is consistent with the Renaissance Marketplace s architectural design combining natural stone, contemporary building forms with massing, articulated, textural surfaces, and color accents. The design also includes various building canopies and accent lighting. The building has been designed with an articulated footprint specific to the tenant operational needs with projected masses and recessed niches on all four (4) sides of the building façade. The building will have a plaster exterior finish with reveals and will receive an ivory color paint with gray colored base on the primary walls. Projected masses will receive a generous amount a stone veneer with a plaster finish near the top painted a taupe color. The building will have a minimum height of twenty (20) feet, four (4) inches and a maximum height of twenty-three (23) feet, ten (10) inches. Additional architectural elements include projected roof heights, trim, and a metal canopy over the drive-thru window. Parking The development will have ninety-one (91) parking spaces. This quantity meets the minimum parking requirement as shown in the parking calculation chart below and as required by Table 3-6 Parking Standards of the Renaissance Specific Plan: Development Review Committee The Development Review Committee (DRC) reviewed the project on April 5, The DRC recommended approval of the project subject to the applicant revising the plans to address comments. The Committee s revisions include but are not limited to adequate screening of headlights from drive-thru lane vehicles, a drive-thru lane trash receptacle, and solid cover structures for all trash enclosures. Conditions of approval have been added to the resolution requiring the incorporation of these revisions. After Planning Commission review, all revisions will been incorporated into the project plans and return to the Development Review Committee for finalization City of Rialto Page 3 of 5 Printed on 4/10/2017 powered by Legistar

134 File #: , Version: 1 of all Precise Plan of Design development-related conditions. Land Use Compatibility The project, meets the applicable development criteria of the TC zone and the design criteria contained in Chapter (Design Guidelines) of the Rialto Municipal Code. The proposed land use is consistent with the TC zone and the surrounding land uses. There are no sensitive uses near the project site. As such, the project is not expected to negatively impact the surrounding area. In addition, the project site and the remainder of the highly anticipated Renaissance Marketplace development has been reviewed by the Design Review Committee (DRC) for compliance with all health, safety, and design requirements to ensure the project will significantly enhance the infrastructure and aesthetics of the local community Fiscal Analysis Prior to completion of the project, the applicant will be required to pay plan check, permit, and development impact fees to the City. Additionally, the value of the new commercial development will increase the value of the land, which will result in increased property tax collection from the County of San Bernardino, of which a portion will be distributed to the City. Retail sales tax generated by the commercial development will also result in additional tax revenue distributed to the City and generate new jobs, increasing employment opportunities for City of Rialto residents. GENERAL PLAN CONSISTENCY: The project is consistent with the following goals of the Land Use Element and Economic Development Element of the Rialto General Plan: Goal 2-16: Improve the architectural and design quality of development in Rialto. Goal 3-1: Strengthen and diversify the economic base and employment opportunities, and maintain a positive business climate. ENVIRONMENTAL IMPACT: The proposed project is a portion of the Renaissance Marketplace project that has previously analyzed (E.A.R ) pursuant to the requirements of the California Environmental Quality Act (CEQA) and no further action is required. PUBLIC NOTICE: The City mailed public hearing notices for the proposed project to all property owners within 300 feet of the project site, and the public hearing notice was published in the San Bernardino Sun newspaper as required by State law. RECOMMENDATION: It is recommended that the Planning Commission: Adopt the attached Resolution of Approval for Conditional Development Permit No to allow the establishment of a drive-thru use in conjunction with the development of a 4,707 square City of Rialto Page 4 of 5 Printed on 4/10/2017 powered by Legistar

135 File #: , Version: 1 foot restaurant subject to the findings and conditions therein. City of Rialto Page 5 of 5 Printed on 4/10/2017 powered by Legistar

136 PROJECT SITE SR 210 FREEWAY LOCUST AVE AYALA DR MIRO WAY BASELINE RD LOCATION MAP N.T.S. Conditional Development Permit No Source: 2016 Google Earth Image EXHIBIT A

137 LEGEND SUMMARY Project Site Parcel Lines SITE MAP N.T.S. Conditional Development Permit No EXHIBIT B

138 RESOLUTION NO. 17-_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RIALTO, CALIFORNIA GRANTING CHICK- FIL-A, A CONDITIONAL DEVELOPMENT PERMIT TO ALLOW THE ESTABLISHMENT OF A DRIVE-THRU USE IN CONJUNCTION WITH THE DEVELOPMENT OF A 4,707 SQUARE FOOT RESTAURANT BUILDING (PAD E) ON PARCEL NO. 24 OF THE RENAISSANCE MARKETPLACE (TPM NO ). THE PROJECT SITE (APN: & - 78) IS LOCATED AT THE NORTHWEST CORNER OF RENAISSANCE PARKWAY AND AYALA DRIVE WITHIN THE TOWN CENTER (TC) ZONE OF THE RENAISSANCE SPECIFIC PLAN. WHEREAS, the applicant, Chick-Fil-A Corporation, proposes to develop a 4,707 square foot commercial retail building ( Pad E ) with drive-thru service ( Project ) on Parcel No. 24 ( Site ) of Tentative Parcel Map No (APN: & -78) located at the northwest corner of Renaissance Parkway and Ayala Drive within the Town Center (TC) zone of the Renaissance Specific Plan; and WHEREAS, the Project will be developed for Chick-Fil-A as the tenant for Pad E and will be comprised of a 4,707 square foot restaurant building, ninety-one (91) auto parking spaces, a drive-thru lane with stacking for about seventeen (17) vehicles, an abundant amount of landscaping, and full pedestrian and vehicle access; and WHEREAS, the project site is bound on the north by the 210 freeway, on the south by Renaissance Parkway, and on the east and west by additional Marketplace parcels for other retail pads that will all be parked and accessed by means of a reciprocal access and parking agreement thru the recording of TPM No ; and WHEREAS, the Design Review Committee (DRC) preliminarily reviewed the Project on April 5, 2017 for compliance with health safety, and design requirements and forwarded the a recommendation of approval to the Planning Commission subject to the incorporation of DRC comments; and WHEREAS, Pursuant to Section of the Rialto Municipal Code (RMC), the establishment of a drive-thru use such as the Project requires a Conditional Development Permit, -1-

139 and the applicant completed an application for the Conditional Development Permit ( CDP No ); and WHEREAS, on April 12, 2017, the Planning Commission of the City of Rialto conducted a duly noticed public hearing, as required by law, on CDP No , took testimony, at which time it received input from staff, the city attorney, and the applicant; heard public testimony; discussed the proposed CDP No ; and closed the public hearing; and WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Rialto as follows: SECTION 1. The Planning Commission hereby specifically finds that all of the facts set forth in the recitals above of this Resolution are true and correct and incorporated herein. SECTION 2. Based on substantial evidence presented to the Planning Commission during the public hearing conducted with regard to CDP No , including written staff reports, verbal testimony, site plans, other documents, and the conditions of approval stated herein, the Planning Commission hereby determines that CDP No satisfies the requirements of Section of the Rialto Municipal Code pertaining to the findings which must be made precedent to granting a conditional development permit. The findings are as follows: 1. The proposed use is deemed essential or desirable to provide a service or facility which will contribute to the convenience or general well-being of the neighborhood or community; and This finding is supported by the following facts: The Project is anticipated to be a benefit to the community creating a more diverse economic base for the community by providing an alternative choice for desired goods and services for consumers at a convenient location. Additionally, the Project will replace the blight of undeveloped property with desirable improvements that will aesthetically enhance the appearance of the community. 2. The proposed use will not be detrimental or injurious to health, safety, or general welfare of persons residing or working in the vicinity; and This finding is supported by the following facts: -2-

140 The zoning of the Site and the surrounding properties is Town Center (TC). The Project is consistent with the TC zone, and there are no sensitive uses near the project site. As such, the project is not expected to negatively impact the surrounding area. In addition, the project site and the remainder of the Renaissance Marketplace development has been reviewed by the Design Review Committee (DRC) for compliance with all health, safety, and design requirements to ensure the project will significantly enhance the infrastructure and aesthetics of the local community. 3. The site for the proposed use is adequate in size, shape, topography, accessibility and other physical characteristics to accommodate the proposed use in a manner compatible with existing land uses; and This finding is supported by the following facts: The Site contains 1.6 acre of land, is fairly level, and is adjacent to a public street. The Project the project site is bound on the north by the 210 freeway and on south by Renaissance Parkway and on the east and west by additional Marketplace parcels for other retail pads that will all be parked and accessed by means of a reciprocal access and parking agreement thru the recording of TPM No In addition, the development will have a trash enclosure, lighting, and adequate parking as requires by Table 3-6, Parking Standards, of the Renaissance Specific Plan. 4. The site has adequate access to those utilities and other services required for the proposed use; and This finding is supported by the following facts: The Site is a vacant land that is adjacent to Renaissance Parkway, which includes water and electric power lines. The Site has adequate access to all utilities and services required through main water, electric, sewer, and other utility lines that will be hooked up to the Site as part of the proposed Project. 5. The proposed use will be arranged, designed, constructed, and maintained so as it will not be injurious to property or improvements in the vicinity or otherwise be inharmonious with the General Plan and its objectives, the Renaissance Specific Plan, or any zoning ordinances; and This finding is supported by the following facts: The use is consistent with the TC zone. The Project, as submitted, meets or exceeds the applicable development criteria of the TC zone and the design criteria contained in Chapter (Design Guidelines) of the RMC. Furthermore, the Site will be aesthetically enhanced with new street improvements, landscaping, and screening that complies with the City s Design Guidelines. The project is anticipated to be a benefit to the community and an improvement to the surrounding area. -3-

141 Any potential adverse effects upon the surrounding properties will be minimized to every extent practical and any remaining adverse effects shall be outweighed by the benefits conferred upon the community or neighborhood as a whole. This finding is supported by the following facts: The Project s effects will be minimized through the implementation of the Conditions of Approval contained herein, and through the implementation of Conditions of Approval imposed by the Development Review Committee during the Precise Plan of Design Process, including, but not limited to, adequate screening of headlights from drive-thru lane vehicles, a drive-thru lane trash receptacle and solid cover structures for all trash enclosures. The development of Pad E with a drive-thru lane will provide a retail alternative for consumers, increase the value of the land, which will result in increased property tax collection distributed to the City and the retail sales tax generated by the Project will also result in additional tax revenue distributed to the City. In addition, the Project will generate new jobs, increasing employment opportunities for City of Rialto residents. Therefore, any potential adverse effects are outweighed by the benefits conferred upon the community and neighborhood as a whole. SECTION 3. Chick-Fil-A Corporation, is hereby granted CDP No to allow the establishment of a drive-thru use in conjunction with the development of Pad E on Parcel No. 24 of the Renaissance Marketplace Shopping Center (TPM No ) within the TC zone of the Renaissance Specific Plan. SECTION 4. The Project has been previously analyzed pursuant to the requirements of the California Environmental Quality Act (CEQA), as portion of the Renaissance Specific Plan Amendment No. 3 (EAR 16-55). A Notice of Completion has been filed with the Clerk of the Board of Supervisors for San Bernardino County. SECTION 5. CDP No is granted to Chick-Fil-A Corporation, in accordance with the plans and application on file with the Planning Division, subject to the following conditions: 1. The approval is granted allowing a drive-thru use in conjunction with the development of Pad E on the Site located at the northwest corner of Renaissance Parkway and Ayala Drive within the Town Center (TC) zone of the Renaissance Specific Plan, as shown on the plans submitted to the Planning Division on March 20, 2017, and as approved by the Planning Commission. If the Conditions of Approval specified herein are not satisfied or otherwise completed, the project shall be subject to revocation. -4-

142 Prior to the issuance of building or grading permits for the proposed development, a Precise Plan of Design shall be approved by the City's Development Review Committee (DRC). 3. City inspectors shall have access to the site to reasonably inspect the site during normal working hours to assure compliance with these conditions and other codes. 4. The applicant shall defend, indemnify and hold harmless the City of Rialto, its agents, officers, or employees from any claims, damages, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void, or annul, any approval of the City, its advisory agencies, appeal boards, or legislative body concerning CDP No The City will promptly notify the applicant of any such claim, action, or proceeding against the City and will cooperate fully in the defense. 5. In accordance with the provisions of Government Code Section 66020(d)(1), the imposition of fees, dedications, reservations, or exactions for this Project, if any, are subject to protest by the applicant at the time of approval or conditional approval of the Project or within 90 days after the date of the imposition of the fees, dedications, reservations, or exactions imposed on the Project. 6. The applicant shall provide adequate screening of headlights on all automobiles within the drive-thru lane to eliminate any light spillover onto adjacent right-of-way. 7. All trash enclosures shall incorporate a solid overhead cover that is designed and constructed of materials consistent with the architecture of the structure. 8. A drive-thru lane trash receptacle line shall be installed prior to issuance to the Certificate of Occupancy. 9. The applicant shall obtain all necessary approvals and operating permits from all Federal, State and local agencies prior to the issuance of a Certificate of Occupancy. 10. The privileges granted by the Planning Commission pursuant to approval of this Conditional Development Permit are valid for one (1) year from the effective date of approval. If the applicant fails to commence the project within one year of said effective date, this conditional development permit shall be null and void and any privileges granted hereunder shall terminate automatically. If the applicant or his or her successor in interest commence the project within one year of the effective date of approval, the privileges granted hereunder will continue inured to the property as long as the property is used for the purpose for which the conditional development permit was granted, and such use remains compatible with adjacent property uses. 11. If the applicant fails to comply with any of the conditions of approval placed upon Conditional Development Permit No or any conditions placed upon the -5-

143 approval of the Precise Plan of Design required by Condition No. 2 above, the Planning Commission may initiate proceedings to revoke the conditional development permit in accordance with the provisions of Sections through , inclusive, of the Rialto Municipal Code. SECTION 6. The Chairman of the Planning Commission shall sign the passage and adoption of this resolution and thereupon the same shall take effect and be in force. PASSED, APPROVED AND ADOPTED this 12th day of April, JERRY GUTIERREZ, CHAIR CITY OF RIALTO PLANNING COMMISSION

144 I:\Chick-fil-A\16-Jobs\ Hwy 210 & Ayala Drive, Rialto, CA\Graphics\20 Custom Design\20.2 Schematic Design\ SP-1.dwg Sheet No: SITE PLAN Saved by: tony - Wednesday, March 08, :16 PM Printed by: Tony Morales - March 8, :04 PM

145 I:\Chick-fil-A\16-Jobs\ Hwy 210 & Ayala Drive, Rialto, CA\Graphics\20 Custom Design\20.2 Schematic Design\ Av7-A1-1A.dwg Sheet No: FLOOR PLAN Saved by: tony - Wednesday, March 08, :57 AM Printed by: Tony Morales - March 8, :04 PM

146 EXTERIOR FINISHES - FOR STOREFRONT GLAZING - SEE GLASS SCHEDULE & INTERIOR ELEVATIONS A-1 ALUMINUM AWNING - LOUVER BLADE PRE-FIN. COLOR - MATTHEWS DARK BRONZE SIZE 6'-7" LENGTH (V.I.F.) x 3'-0" DEPTH PT-10 PAINT #10 SHERWIN WILLIAMS - #SW 7549 "STUDIO TAUPE", FLAT FINISH STC-1 STUCCO #1 TO MATCH SHERWIN WILLIAMS #SW 7541 "GRECIAN IVORY" A-2 ALUMINUM AWNING - COVERED PRE-FIN. COLOR - MATTHEWS DARK BRONZE SIZE 8'-0" LENGTH (V.I.F.) x 4'-6" DEPTH PT-11 PAINT #11 SHERWIN WILLIAMS - #SW 7541 "GRECIAN IVORY", FLAT FINISH STC-2 STUCCO #2 TO MATCH SHERWIN WILLIAMS #SW 7549 "STUDIO TAUPE" A-3 ALUMINUM AWNING - LOUVER BLADE PRE-FIN. COLOR - MATTHEWS DARK BRONZE SIZE 12'-2" LENGTH (V.I.F.) x 3'-0" DEPTH PT-12 PAINT #12 SHERWIN WILLIAMS - #SW 7068 "GRIZZLE GRAY", FLAT FINISH STC-3 STUCCO #3 TO MATCH SHERWIN WILLIAMS #SW7068 "GRIZZLE GRAY" A-4 ALUMINUM AWNING - COVERED PRE-FIN. COLOR - MATTHEWS DARK BRONZE SIZE 12'-2" LENGTH (V.I.F.) x 3'-0" DEPTH PT-21 PT-21 SHERWIN WILLIAMS - #SW 6258 "TRICORN BLACK", RE: 2 / A-1.2 ST-1 STOREFRONT KAWNEER RE:2A1.2 COLOR - DARK BRONZE ANODIZED A-5 ALUMINUM AWNING - COVERED PRE-FIN. COLOR - MATTHEWS DARK BRONZE SIZE 8'-0" LENGTH (V.I.F.) x 4'-6" DEPTH PC-1 GLASS FIBER REINFORCED CONCRETE 365 PRECAST COLOR: SANDLEWOOD, TEXTURE: FINE FINISH RE: 2A1.2 STN-1 STONE VENEER CORONADO STONE PRO-LEDGE "CROSSROADS" I:\Chick-fil-A\16-Jobs\ Hwy 210 & Ayala Drive, Rialto, CA\Graphics\20 Custom Design\20.2 Schematic Design\ Av7-A2-1.dwg Sheet No: ESTERIOR ELEVATIONS Saved by: tony - Wednesday, March 08, :58 AM Printed by: Tony Morales - March 8, :02 PM

147 EXTERIOR FINISHES - FOR STOREFRONT GLAZING - SEE GLASS SCHEDULE & INTERIOR ELEVATIONS A-1 ALUMINUM AWNING - LOUVER BLADE PRE-FIN. COLOR - MATTHEWS DARK BRONZE SIZE 6'-7" LENGTH (V.I.F.) x 3'-0" DEPTH PT-10 PAINT #10 SHERWIN WILLIAMS - #SW 7549 "STUDIO TAUPE", FLAT FINISH STC-1 STUCCO #1 TO MATCH SHERWIN WILLIAMS #SW 7541 "GRECIAN IVORY" A-2 ALUMINUM AWNING - COVERED PRE-FIN. COLOR - MATTHEWS DARK BRONZE SIZE 8'-0" LENGTH (V.I.F.) x 4'-6" DEPTH PT-11 PAINT #11 SHERWIN WILLIAMS - #SW 7541 "GRECIAN IVORY", FLAT FINISH STC-2 STUCCO #2 TO MATCH SHERWIN WILLIAMS #SW 7549 "STUDIO TAUPE" A-3 ALUMINUM AWNING - LOUVER BLADE PRE-FIN. COLOR - MATTHEWS DARK BRONZE SIZE 12'-2" LENGTH (V.I.F.) x 3'-0" DEPTH PT-12 PAINT #12 SHERWIN WILLIAMS - #SW 7068 "GRIZZLE GRAY", FLAT FINISH STC-3 STUCCO #3 TO MATCH SHERWIN WILLIAMS #SW7068 "GRIZZLE GRAY" A-4 ALUMINUM AWNING - COVERED PRE-FIN. COLOR - MATTHEWS DARK BRONZE SIZE 12'-2" LENGTH (V.I.F.) x 3'-0" DEPTH PT-21 PT-21 SHERWIN WILLIAMS - #SW 6258 "TRICORN BLACK", RE: 2 / A-1.2 ST-1 STOREFRONT KAWNEER RE:2A1.2 COLOR - DARK BRONZE ANODIZED A-5 ALUMINUM AWNING - COVERED PRE-FIN. COLOR - MATTHEWS DARK BRONZE SIZE 8'-0" LENGTH (V.I.F.) x 4'-6" DEPTH PC-1 GLASS FIBER REINFORCED CONCRETE 365 PRECAST COLOR: SANDLEWOOD, TEXTURE: FINE FINISH RE: 2A1.2 STN-1 STONE VENEER CORONADO STONE PRO-LEDGE "CROSSROADS" I:\Chick-fil-A\16-Jobs\ Hwy 210 & Ayala Drive, Rialto, CA\Graphics\20 Custom Design\20.2 Schematic Design\ Av7-A2-2.dwg Sheet No: EXTERIOR ELEVATIONS Saved by: tony - Wednesday, March 08, :59 AM Printed by: Tony Morales - March 8, :01 PM

148 Stucco - Stucco - STC-2 STC-1 Stone Veneer STN-1 Aluminum Awning A-1 24' -0" Stucco - STC-3 WEST ELEVATION SOUTH ELEVATION Stone Veneer STN-1 Stucco - Stucco - STC-2 STC-1 Stucco - STC-3 EAST ELEVATION NORTH ELEVATION Note: All roof top mechanical equipment shall be located in equipment well and screened from view by parapet walls. Hwy 210 & Ayala Drive Rialto, CA. COLOR AND MATERIAL LEGEND STC-1 Paint - Sherwin Williams - #SW7541 "Grecian Ivory" STC-2 Paint - Sherwin Williams - #SW7549 "Studio Taupe" STC-3 Paint - Sherwin Williams - #SW7068 "Grizzle Gray" STN-1 Stone Veneer - Coronado Stone Pro-Ledge " Crossroads" A-1 Aluminum Awning - Color Mathews "Dark Bronze" File Name: Elevations Updated: --