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HomeMy WebLinkAboutCDC/2006-41 " I 1 2 RESOLUTION NO. CDCj2006-41 3 4 RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF SAN BERNARDINO CERTIFYING THAT THE ENVIRONMENTAL IMPACT REPORT ("EIR") PREPARED FOR THE HlLLWOOD WAREHOUSEIDISTRIBUTION FACILITY (TENTATIVE PARCEL MAP NO. 17375 - "PROJECT") IS RECOGNIZED AS ADEQUATE AND COMPLETE; RECOGNIZING THE OVERRIDING CONSIDERATIONS TO CERTAIN ADVERSE IMPACTS AND, RECOGNIZING THE SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE A VOIDED, BUT CAN BE REASONABLY MITIGATED, IF THE PROPOSED PROJECT IS IMPLEMENTED 5 6 7 8 9 10 WHEREAS, an Environmental Impact Report (hereinafter "EIR") has been prepared and 11 circulated, pursuant to the requirements of the California Environmental Quality Act of 1970 12 (hereinafter "CEQA") concerning the development of the Hillwood Project Site (hereinafter 13 "Project"); and 14 WHEREAS, it is the policy of the State of California and the Community Development 15 Commission of the City of San Bernardino (hereinafter the "Commission"), in accordance with the 16 provisions of CEQA, as amended (Public Resources Code, Section 21000 et. seq.), and the State 17 Guidelines for the implementation of CEQA, as amended (California Administrative Code, Section 18 15000 et. seq,), that the Commission shall not approve the Project unless there is no feasible way to 19 lessen or avoid significant effects; meaning all impacts have been avoided to the extent feasible or 20 substantially lessened and any remaining unavoidable significant impacts are acceptable based on 21 CEQA, Section 15093; and 22 WHEREAS, it is the policy of the State of California and the Commission, in accordance 23 with the provisions of the CEQA, as amended (Public Resources Code, Section 21000 et. seq.) and 24 the State Guidelines for implementation of CEQA, as amended (California Administrative Code, 25 Section 15000 et. seq.) that the Commission shall balance the benefits of a proposed project against 26 its unavoidable environmental risks prior to project approval; meaning that if the benefits of the 27 proposed Project outweigh the unavoidable adverse environmental effects, the adverse 28 1 P:\Agendas\Resolutions\Resolutions\2006\09-18-06 HiIlwood CDC Reso Adoc I .' " 1 environmental effects may be considered acceptable; and 2 WHEREAS, the Commission has read and considered all environmental documentation 3 comprising the EIR, has found that the EIR considers ail potentially significant environmental 4 impacts of the proposed Project, is complete and adequate, and fully complies with ail requirements 5 of CEQA; and 6 WHEREAS, the Commission has reviewed and considered certain overriding considerations 7 to adverse impacts, the CEQA Findings and Statement of Facts; and 8 WHEREAS, prior to action on the Project, the Commission has considered all significant 9 impacts, mitigation measures, and project alternatives identified in the ErR, and has found that all 10 potentially significant impacts on the Project have been lessened or avoided to the extent feasible; 11 and 12 WHEREAS, Section l5093(b) requires, where the decision of the Commission allows the 13 occurrences of significant effects which are identified in the EIR, but are not mitigated, the 14 Conunission must state in writing the reasons to support its action based on the EIR and/or other 15 information in the record; and 16 WHEREAS, the CEQA and the State CEQA Guidelines provide that no public agency shall 17 approve or carry out a project for which an EIR has been completed and which identifies one or 18 more significant effects of the project unless the public agency makes written findings for each of 19 the significant effects, accompanied by a statement of facts supporting each finding. 20 NOW, THEREFORE, THE COMMUNITY DEVELOPMENT COMMISSION OF THE 21 CITY OF SAN BERNARDINO DOES HEREBY RESOLVE, DETERMINE AND ORDER AS 22 FOLLOWS: 23 Section 1. The Commission does hereby certify that the EIR for the Hillwood 24 Warehouse/Distribution Facility is adequate and complete. 25 Section 2. The Commission approves the Statement of Overriding Considerations as 26 shown on the attached Exhibit "A" entitled "Statement of Overriding Considerations," which is 27 incorporated herein as though set forth at length. 28 2 P\Agendas\Resolulions\Resolutions\2006\09-18-06 Hillwood CDC Reso A.doc .' 1 Section 3. The Commission adopts the CEQA Findings and Statement of Facts as shown 2 on the attached Exhibit "B" entitled "CEQA Findings and Statement of Facts," which exhibit is 3 incorporated herein as though set forth at length. The Resolution shall become effective immediately upon its adoption. 4 Section 4. 5 1/1 6 /II 7 /II 8 /II 9 /II 10 1/1 11 1/1 12 1/1 13 /II 14 /II 15 /II 16 /II 17 /II 18 /II 19 /II 20 1/1 21 1/1 22 /II 23 /II 24 /II 25 1/1 26 1/1 27 /II 28 3 P\Agendas\Resolutions\Resolutions\2006\09-1 8-06 HiIlwood CDC Reso A.doc " 1 2 3 4 5 6 7 8 " RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF SAN BERNARDINO CERTIFYING THAT THE ENVIRONMENTAL IMPACT REPORT ("EIR") PREPARED FOR THE HILL WOOD W AREHOUSEIDISTRlBUTION FACILITY (TENTATIVE PARCEL MAP NO. 17375 - "PROJECT") IS RECOGNIZED AS ADEQUATE AND COMPLETE; RECOGNIZING THE OVERRIDING CONSIDERATIONS TO CERTAIN ADVERSE IMPACTS AND, RECOGNIZING THE SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED, BUT CAN BE REASONABLY MITIGATED, IF THE PROPOSED PROJECT IS IMPLEMENTED I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Community 9 Development Commission of the City of San Bernardino at a ioint regular 10 thereof, held on the 18th day of September, 2006, by the following vote to wit: 11 Commission Members: 12 ESTRADA 13 BAXTER 14 VACANT 15 DERRY 16 KELLEY 17 JOHNSON meeting Ayes Nays Abstain Absent x x x ~ ~ 18 MC CAMMACK /'\- .}~ f:~ S~cretary / 21 j:. The foregoing resolution is hereby approved this .;:to 1: day of September 22 23 24 25 ~: ::prov;;;;;lVi L ~ 19 20 28 x ,2006. Patrick J, Morris, n ity Development Commission of the City of San Bernardino 4 P:\Agendas\Resolutioos\Resolutions\2006\09-18-06 Hillwood CDC Reso A,doc EXHIBIT "A" STATEMENT OF OVERRIDING CONSIDERATIONS The Community Development Commission of the City of San Bernardino ("Commission") hereby recognizes the overriding consideration to certain adverse impacts. The following statements are in support of its action based on the EIR and/or other information in the record: 1. The land uses that are proposed will be developed on an existing lot that is under the designation of the City of San Bernardino Economic Development Agency for redevelopment and the land uses proposed are compatible with the allowable uses. 2. The proposed Hillwood WarehouselDistribution Facility is located within the State College Redevelopment Project Area ("Project Area"), and as such, development of the project site will advance economic development goals and objectives that are articulated in the City's General Plan. 3. Development of the Hillwood WarehouselDistribution Facility will help maintain the City's diversity of land uses as well as support the General Plan's Land Use Policies. General Plan Land Use Policies that highlight the conformity of the Hillwood development include the following: . Policy 2.4: The City shall enhance the quality of life and economic vitality by strategic infill of new development and revitalization of existing development. . Policy 2.4.1: Quality infill development shall be accorded a high priority in the commitment of City resources and available funding. . Policy 2.4.2: The City shall provide special incentives and improvement programs to revitalize major business corridors and employment centers. . Policy 2.4.3: To stimulate the desired mix and intensity of development, land use flexibility and customized design standards shall be achieved through various devices. . Policy 2.4.4: Large parcels that front onto freeways and commercial corridors shall be protected from being subdivided into smaller parcels. . Policy 2.2.3: Sensitively integrate regionally beneficial land uses such as transportation corridors, flood control systems, utility corridors, and recreation corridors into the community. 4. The warehouse facility enhances the City's economic development effort and constitutes an allowed use within the Light Industrial land use designation. The warehouse/distribution operations will contribute substantially to improving the City's economic environment; will strengthen the City's role as a regional transportation and distribution hub; and will create employment opportunities on site, as well as creating indirect employment effects at other businesses in and around the City. The project is estimated to generate the following economic benefits: 1 P:lAgendas\Agcnda Attachmenls\Ex.hibils\2006\09-18-06 HiIlwood Statement ofOveniding Considerations (Ex.hibit A 10 Reso A) doc EXHIBIT "A" STATEMENT OF OVERRIDING CONSIDERATIONS . Emplovment: Conservative employment generation statistics indicate that warehouse/distribution operations will typically create one job for each 1,400 square feet of warehouse/distribution space. As the proposed Hillwood development would have approximately 2,000,000 square feet, and approximately 1,429 new jobs will be created as a result of this Project. . Existinl!. House Stock: The Project will generate home purchases that will reduce the City's existing unoccupied housing stock. The Project is estimated to need approximately 735 housing units, based on household formation estimated at a rate of I new household for each 2 new jobs. With the large number of unoccupied housing units in the City and the construction of additional new housing units in the City each year, housing is already available to serve the 735 new housing units that will be needed to house employees of the proposed project. . Industrial Property Tax Revenues: With an assessed value of $85 million, including approximately $80 million in building and site costs and $5 million in tenant improvements, the annual property tax collected would be $850,000 per year, of which $170,000 would be deposited in the Low/Mod Housing Fund with the remaining $680,000, less pass-through, will be available for the Project Area. . Other Development Revenues: The City will also collect fees from surcharges on electric, natural gas, and telecommunications services that are provided to the warehouse/distribution facility. In addition, other tax revenues may accrue to the City as a result of increased use of nearby hotels, motels, gas stations, vehicle parts and repair shops, restaurants, and other businesses, due to activities related to warehouse/distribution facility operations, drivers, and staff. 2 P:\Agendas\Agenda Attachments\Exhibits\2006\09-18-06 HiI1wood Statement of Overriding Considerations (Exhibit A to Reso A).doc . . EXHIBIT "B" CEQA FINDINGS AND STATEMENT OF FACTS A. INTRODUCTION The Community Development Commission of the City of San Bernardino ("Commission") proposes to approve the development of the Hillwood WarehouselDistribution Facility ("Hillwood Facility"). Because the proposed action constitutes a "project" under the California Environmental Quality Act of 1970 (CEQA), as amended, and the State Guidelines for the implementation of CEQA, as amended, the Redevelopment Agency of the City of San Bernardino ("Agency") has prepared a Final Environmental Impact Report (FEIR). The FEIR identifies certain significant effects which may occur as a result of the project, or which may occur on a cumulative basis in conjunction with the project and other past, present, and reasonably foreseeable future projects. CEQA and the State Guidelines require that no public agency approve or carry out a project for which an Environmental Impact Report (EIR) has been completed and which identifies one of more significant effects of the project unless the public agency makes one of more of the following written findings for each of the significant effects, accompanied by a Statement of Facts supporting each finding. The possible findings include the following: 1. Changes or alterations have been required in, or incorporated into the project, which avoid or substantially lessen the significant environmental effects as identified in the Final EIR. 2. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. 3. Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the Final EIR. The Commission has determined that the EIR is complete and has been prepared in accordance with CEQA and the Guidelines. The Commission proposes to approve the proposed project, and the findings set forth herein are made. B. EFFECTS DETERMINED TO BE INSIGNIFICANT As part of the Initial Study process, the Environmental Checklist Form suggested by the CEQA Guidelines and utilized by the Agency was reviewed to assure that all environmental issues required to be addressed by CEQA would be addressed in the EIR. It was determined that the proposed project would have no impact on the following environmental areas of concern: I) scenic vistas as identified in the City's General Plan; 2) agricultural resources; 3) disturbance of human remains; 4) safety hazatd for people residing or working in the project area, in the vicinity of a private airstrip; 5) hazardous materials sites; 6) water quality standards or waste water discharge requirements; 7) placement of housing or structures within a 100-year flood hazard area; 8) expose people or structures to a significant risk involving flooding or inundation; 9) physical division of an established community; 10) conflict with any applicable land use plan, policy or regulation of an agency with jurisdiction over the project; 11) development within an Airport Influence Area; 12) mineral resources; 13) remove existing housing or displace substantial numbers of existing housing, necessitating the construction of replacement housing 1 P:\Agendas\Agenda Attachments\Exhibits\2006\09-1 8-06 Hillwood CEQA Findings & Stalement of Facts (Exhibit B to Reso A).ooc . . elsewhere; 14) require the expansion of existing recreational facilities; 15) change in air traffic patterns; 16) result in inadequate parking capacity; and 17) conflict with adopted alternative transportation policies, plans or programs. C. EFFECTS DETERMINED TO BE MITIGATABLE TO A LEVEL OF INSIGNIFICANCE C.t. Land Use Impacts Proiect Conditions The proposed project involves the development of a 2,000,000 square foot warehouse/distribution facility on approximately 153 acres. Development of the project will include six (6) warehouse buildings ranging from 94,116 square feet to 801,581 square feet, each containing about 5,000 square feet of warehouse- related office space, or 25,000 square feet of office space in total. The proposed land use is consistent with the light industrial designation for the site. Development of Hillwood Facility at this site represents a suitable infill of the City's industrial development pattern. The proposed project is also consistent with previous industrial uses on-site including a large-scale water treatment plant and distribution facility, and a US Army munitions testing station. In addition, the proposed project exceeds the minimum requirements of the City's Development Code for Industrial properties and the project supports a range of General Plan goals and policies for the City, particularly those related to redevelopment and revitalization. The proposed Hillwood Facility is consistent with the provisions and requirements of the City of San Bemardino General Plan, as well as with the City's Development Code. The proposed development is compatible and consistent with the commercial and industrial developments that line the 1-215 Freeway (1-215) and Burlington Northern Santa Fe (BNSF) railroad transportation corridor. Impacts of this infill development to surrounding land uses will be buffered by 1-215 and the portion of the Shandin Hills Golf Course to the east, by the Shandin Hills Golf Course to the south/southeast, by Cajon Boulevard, the BNSF railroad and industrial/commercial uses to the west/northwest, and by University Parkway and commercial uses to the north. Impacts associated with land use compatibility are expected to be less than significant, and no mitigation measures are required. Findings: I. Changes, alterations, and other measures have been made in or incorporated into the plan, or are otherwise required for subsequent environmental review, which will mitigate potential land use impacts to a level of insignificance. As a result, no specific mitigation measures are required. C.2. Biological Impacts Proiect Conditions Buildout of the proposed project will result in the construction of six (6) large warehouse buildings, loading courts, parking lots, roads, and other elements of the built environment. The site has been previously developed, however, and used for a wide range of industrial purposes. Such uses, as well as the building foundations, rubble, and paving remnants that remain on site, have greatly diminished the biological value of the site. Redevelopment of the site will result in a less than significant reduction of open space in the region and a less than significant impact to habitat and native wildlife and vegetation. 2 P:lAgendaslAgenda Attachments\Exhibits\2006\09-18-06 Hillwood CEQA Findings & Statement of Facts (Exhibit B to Rcso A),doc Findings: I. Changes, alterations, and other measures have been made in or incorporated into the plan, or are otherwise being implemented, which will mitigate these impacts to a level of insignificance. Among the mitigation measures are the following: a. Potential impacts shall be mitigated to a less than significant level by insuring that suitable nesting habitat is not cleared or graded during the March through July breeding season. Alternately, a nesting bird survey could be conducted to insure that nesting birds are not present. b. A burrowing owl pre-construction survey shall be conducted no more than thirty (30) days prior to any construction related activity to insure that no owls have moved onto the project site. If owls are detected during that survey, additional mitigation measures would be required, as recommended by the California Burrowing Owl Consortium. c. Project design shall include the predominant use of native and other drought-tolerant landscaping to provide suitable habitat for indigenous animal species. C.3. Soils and Geology Impacts Proiect Conditions The site encompasses approximately 153 acres and is located near major earthquake faults. On-site soils may pose some challenges to the constructions of the warehouse buildings and other site improvements. Proper design, site preparation, and grading procedures can eliminate any difficulties, however. On-site soils contain some cobble and boulders. Particles greater than three inches in diameter in the upper 2 feet of the building pad sub-grade interfere with the utility and foundation excavations, therefore such materials will be removed from the top 2 feet of ground surface. The new structural fill soils are expected to extend to depths of at least 3 feet below the foundation bearing grades, and another foot or more of soil beneath this will be densified and moisture conditioned. Impacts to the site related to soil stability, infill, erosion, water runoff, and a number of geotechnical elements can be reduced to less than significant levels through the implementation of mitigation measures. Findings: I. Changes, alterations, and other measures have been incorporated into the project, or are otherwise being implemented, which will mitigate these impacts to a level of insignificance. Among these are the following: a. Proper structural engineering, which takes into account the forces that will be applied by anticipated ground motions, shall provide mitigation for ground shaking hazards. Seismic design shall be in accordance with the most recently adopted editions of the Uniform Building Code and/or International Building Code and the seismic design parameters of the Structural Engineers' Association of California. b. When so required, rough grading shall be performed under geological and engineering observation of the Geological Consultant and/or the City Engineer. Rough grading includes, but is not limited to, grading of over-excavation cuts, fill placement, and excavation of temporary and permanent cut slopes. In-place soil density should be determined by a method acceptable to the City Building Department. 3 P:\Agendas\Agenda Attaehments\Exhibits\2006\09-1 g..()6 Hillwood CEQA Findings & Statement of Fa CIS (Exhibit B to Reso A).doc c. Geotechnical observations and testing shall continue over the course of the project's construction. Field review during site grading shall allow the evaluation of exposed soil conditions, and the confirmation or revision of the assumptions and extrapolations made in formulating the design parameters set forth in the geotechnical report. Construction shall be observed and documented by a geotechnical engineer. d. A wind erosion and dust control plan shall be submitted to and approved by the City prior to issuance of grading permits. The control of fugitive dust during construction, as well as the control of other contaminants during and after the construction process. CA. Hydrology Impacts Proiect Conditions Buildout of the site will result in the construction of warehouse/distribution buildings, paved internal streets, and paved parking courts with impermeable surfaces. In total, these improvements will cover approximately 110 acres of the site and will significantly increase storm water runoff generated at the site. Due to these impervious surfaces, many of the existing drainage channels will be replaced with drainage pipes that will run underneath the paved surfaces of the proposed facility. Under proposed conditions, the existing earth and rock storm drain channels will discharge overspill into a planned detention basin that is to be located in about the same area as the existing retention basin. The planned detention basin will limit flow to less than existing conditions under the one hundred (100) year event. The planned detention basin will also still have some surplus storage capacity, but it will be designed to percolate or discharge within a 72-hour period. No substantial new sources of polluted runoff are expected, and the facility will not violate water quality standards or waste discharge requirements. And finally, the proposed detention basin has been designed so that runoff is decreased, and percolation into the watershed will be increased. The proposed storm water system will not interfere with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level. Findings: I. Changes, alterations, and other measures have been made in or incorporated into the plan, or are otherwise required for subsequent environmental review, which will mitigate this impact to a level of insignificance. The mitigation measures include the following: a. In conformance with the Clean Water Act, the developer shall prepare a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall address: potential sources and locations of storm water contamination; the characteristics and impacts of specific contaminants; water sampling data; temporary and permanent erosion control practices; construction practices that minimize storm water contamination; coordination of Best Management Practices with planned construction activities; and compliance with city, county, state, and federal regulations. b. To keep pollutants out of surface and ground waters, mitigation measures shall include: periodic cleaning of interior roads and parking courts; the careful control and monitoring of pesticides and fertilizer; and the treatment of runoff prior to discharge into the proposed detention basin. 4 P:\Agendas\Agenda Anachmenls\Exhibits\2006\09-18-06 HiJlwood CEQA Findings & Statement of Facts (Exhibit B to Rcso A).doc C.S. Water Resources/Quality Impacts Proiect Conditions Total estimated water demand for the project is 549 gallons per minute or 885 acre-feet per year. This consumption has already been included in the San Bernardino Water Management Department's 2005 Urban Water Management Plan, as this plan has been based upon ultimate buildout conditions reflected in the City's General Plan. These conditions, in turn, are based upon the General Plan land use designations for all properties within the City limits including the Hillwood parcel, with its light industrial designation. The project represents a 1.8% increase in the amount of ground water pumped by the City Water Department in 2004. Water required by the project is less than one one-thousandth of the 1.5 million acre feet of water that are considered extractable from the Basin, and is less then one half of 1 % of the water that is available to SBVMWD. With regard to on-site groundwater recharge, engineers for the Hillwood project have proposed a detention basin along the site's southerly property line (at the site of the existing retention basin) that will allow surface flows from the project site and its 32-acre off-site tributary to percolate into the ground. In addition, the City is required by the federal government to comply with all requirements of the National Pollutant Discharge Elimination System (NPDES). NPDES is a part of the Federal Clean Water Act Amendments of 1992, and it requires all local government agencies and major private industries to take all practical measures in reducing pollution discharges into water bodies. Compliance with the requirements ofNPDES will ensure that the water quality will not be degraded by the proposed facility. Findings: I. Changes, alterations, and other measures have been made in or incorporated into the plan, or are otherwise required for subsequent environmental review, which will mitigate potential water resources/quality impacts to a level of insignificance. As a result, no specific mitigation measures are required. C.6. Cultural Resources Impacts Proiect Conditions The site is not listed on the California Register of Historical Resources. As no significant structures remain on-site, there will be no adverse change in the significance of a historical resource as defined in S 15064.5 of CEQA. In addition, no human remains will be disturbed including those interred outside of formal cemeteries. The hilly northern portion of the Hillwood site is the most likely portion of the site to have archaeological resources, due to the fact that the rest of the property has been graded, excavated, or built upon. However, this hilly area will not be impacted by the project; therefore, impacts to archaeological resources are not expected. As a result, the proposed project will not cause a substantial adverse change in the significance of an archaeological resource pursuant to S 15064.5 of CEQA. The site has no unique geological features that would suggest the existence of potential paleontological resources. The only portion of the Hillwood site that may be considered to have a likelihood of paleontological resources is the hilly northern portion of the site. This hilly area will not be impacted by the project; therefore, impacts to paleontological resources are not expected. The property has been previously developed and currently contains remnant foundations and roadways; therefore, no formal mitigation 5 P:\Agendas\Agenda Anochments\E:thibils\1006\09-18-06 Hillwood CEQA Findings & Statement of Facts (Exhibit B 10 Reso A).doc measures related to cultural resources are required for the HilIwood warehouse/distribution facility proposal. Findings: 1. Changes, alterations, and other measures have been made in or incorporated into the plan, or are otherwise required for subsequent environmental review, which will mitigate any potential impacts to cultural resources to a level of insignificance. As a result, no specific mitigation measures are required. C.7. Noise Impacts Proiect Conditions Project related noise impacts will be generated primarily by increases in vehicular traffic on local and regional roadways, and construction activity. Noise generated by traffic represents a long-term noise impact. Traffic noise on-site will consist primarily of that generated by trucks delivering items to or from the warehouses. Secondary traffic noise on-site will be from employee vehicles. Traffic will increase along adjoining and nearby public roads such as 1-215, Cajon Boulevard, University Parkway, and State Street, and this increased traffic will lead to increased noise levels. Construction noise will typically result in short-term, but occasionally intrusive impacts. Other noise sources will include lawn care machinery and outdoor mechanical equipment, such as heating, cooling and ventilation equipment. The proposed project will be located in an environment that has exposure to noise levels ranging from 59.2 to 71.6 dBA CNEL. For industrial land uses, noise levels of up to 75 dBA CNEL are considered to be acceptable. In the long term (2025), daily traffic levels are expected to double, and corresponding noise levels are expected to rise by 3 dBA CNEL. As a result, year 2025 noise levels are expected to range from 62.2 to 74.6 dBA CNEL on the project site. This still represents an acceptable range for industrial uses, and impacts are expected to be less than significant. Findings: I. Changes, alterations, and other measures have been made in or incorporated into the plan, or are otherwise required for subsequent environmental review, which will mitigate this impact to a level of insignificance. The mitigation measures include the following: a. All construction equipment operating on-site shall be fitted with well-maintained, functional mufflers. b. All stationary construction equipment shall be directed away from sensitive noise receptors. c. Equipment staging shall be located as far as possible on the site from any noise sensitive receptors. d. Construction hours and haul truck deliveries shall be limited to those prescribed in City ordinances. 6 P:\Agendas\Agenda Anachments\Exhibils\2006\09-18-06 Hillwood CEQA Findings & Statement ofFatts (Ellbibit B 10 Reso A).doc e.S. Visual Impacts Proiect Conditions Buildout of the Hillwood project will result in the development of new structures, signage, lighting, utility infrastructure, and other elements of the built environment. The proposed warehouses will be concrete tilt-up shell buildings. The buildings will have simple, highly functional industrial designs and many of the exterior finishes will be in off-whites, beiges, and earth tones. Design guidelines provide for a maximum building height of39 feet. The landscaping plan calls for the installation of trees and a variety of accent plantings. Typical street trees will grow to 40 feet, and the palm trees that will be located near the comers of the warehouse buildings will grow to about 18 feet. Major scenic resources are not expected to be significantly impacted by the planned development. Findings: I. Changes, alterations, and other measures have been made in or incorporated into the plan, or are otherwise required for subsequent environmental review, which will mitigate visual impact to a level of insignificance. Mitigation measures include those listed below. a. The minimum landscaping buffer between any building on the project site and 1-215 shall be 25 feet. b. The minimum building setback between any building on the project site and 1-215 shall be 50 feet. c. Trees installed in the landscaped setback adjacent to 1-215 and University Parkway or State Street shall be no less than 24 inch box when installed, and shall be spaced no more than 40 feet in the center. e.9. Hazardous and Toxic Materials Proiect Conditions The applicant has indicated that the warehouse/distribution facility will not be involved in transporting or disposing of hazardous materials. Any potential impacts, however, can be diminished when the proposed mitigation measures are implemented for the storage, use, and transport of such materials, even on a temporary basis. Standard permitting and inspection is expected to reduce potential hazards to the public and the environment through upset and or accident conditions involving the release of toxic materials. In addition, no refueling activities will be located on-site, nor will there be any truck wash down facilities on-site. In case of an accidental release, the City Fire Department includes a Hazardous Materials Response Team that is trained to minimize the impacts of hazardous gas, liquid, and solid releases upon lives, property, and the surrounding natural environment. Given its location along 1-215, University Parkway, and Cajon Boulevard, the Hillwood site has easy access to respondents. Findings: I. Changes, alterations, and other measures have been made in or incorporated into the plan, or are otherwise required for subsequent environmental review, which will mitigate the potential impacts associated with hazardous and toxic materials to a level of insignificance. Mitigation measures include those listed below. 7 P:\Agendas\Agenda Anachments\E"hibits\2006\09-18-06 Hillwood CEQA Findings & Statement ofFaClS (Exhibit B 10 Rcso A).doc a. A permitting and inspection program for hazardous wastes on-site must be implemented and monitored to assure that no hazardous wastes are released into the soil, the air, or the water table. b. Fueling, lubricating, and all major maintenance of vehicles shall be prohibited on-site. c. Vehicle wash-out and clean-off shall be prohibited on-site unless specific facilities to protect groundwater resources have been permitted and installed. C.IO. Socio-Economic Impacts Proiect Conditions The warehouse facility enhances the City's economic development effort and constitutes an allowed use within the light industrial land use designation. The warehouse/distribution operations will contribute substantially to improving the City's economic environment; will strengthen the City's role as a regional transportation and distribution hub; and will create employment opportunities on site, as well as creating indirect employment effects at other businesses in and around the City. Considering the significant property taxes, utility taxes, and other revenues that will be generated by this project, construction and operation of the warehouse/distribution facility should result in a substantial net gain to the City. Findings: I. Changes, alterations, and other measures have been made in or incorporated into the plan, or are otherwise required for subsequent environmental review, which will mitigate socio- economic impacts to a level of insignificance. As a result, no specific mitigation measures are required. C.lI. Public Services and Facilities Impacts Proiect Conditions The project will generate only a minor demand for additional police protection from the City's Police Department. Auto and truck traffic generated by the project may require some additional involvement and monitoring activities by local police officers as well as the State Highway Patrol. Lighting placed within the project area will constitute an additional safety measure for the property. The proposed warehouse/distribution facility will generate increased demand for fire protection, emergency and medical services. However, the project is not expected to have significant adverse impacts on these services with the implementation of the mitigation measures below. Buildout of the Hillwood project is projected to generate approximately 1,470 jobs, which may generate approximately 1,009 students, which will place additional demands on the San Bernardino City Unified School District. The project is not expected to have significant adverse impacts on the educational facilities in the area. The San Bernardino City Unified School District is continually planning for growth in order to accommodate regional population increases. In addition, the project will pay a school mitigation fee that is expected to generate approximately $850,000. The proposed project could generate a total of 22,302 tons of solid waste per year. Therefore, the project will contribute to a cumulative increase in the volume of solid waste generated. Waste management operations will need to be monitored to assure the safe disposal of solid waste. Sufficient landfill capacity 8 P:\Agcndas\Agenda Attachmc:nts\Exhibits\2006\09-1 8-06 Hillwood CEQA Findings & Statement of Facts (Exhibit B 10 Reso A).do~ for the warehouse/distribution facility is available, and the project will comply with all federal, state, and local regulations related to solid waste, including recycling. With regard to water services, a 16 inch diameter water main is located at the north end of the Hillwood site along University Parkway, and 12 inch water mains will be extended into the project site. Anticipated project water demand is 885 acre-feet per year and this includes both indoor and outdoor demand. This represents less than 2% of water extracted by the City from the Basin and only a small fraction of the 5,000,000+ acre-feet of groundwater stored in the Basin. Domestic water to the site will be available by installation and extension of proposed water mains, and impacts of the project upon water services are expected to be less than significant. The project will generate up to 240 acre-feet (or 78.2 million gallons) per year of wastewater from indoor operations or up to 214,246 gallons per day. The SBWRP treatment system has a capacity of 33 million gallons of wastewater per day. Thus, wastewater from the proposed project will represent an increase in wastewater ofless than 1 % of total system capacity. The project is estimated to generate a monthly demand of 6,053,762 cubic feet of natural gas at buildout. Buildout of the warehouse/distribution facility will increase the demand of this non-renewable, fossil fuel energy source, and will contribute to a cumulative effect upon the long-term availability of natural gas. However, the proposed project at completion in 2007/2008 is not expected to significantly impact natural gas supplies, gas distribution infrastructure, or the utility's ability to deliver gas. The proposed project will generate additional demand for electrical power. Electrical service lines will be brought to the interior of the Hillwood site from the 12kV line along University Parkway. The proposed warehouse/distribution facility will generate an estimated demand of 8,958,316 Kwh per year, though actual demand may be by impacted by a number of factors including project design. Sufficient electrical capacity exists to serve the project, and no significant impacts are associated with the provision of electricity to this site. In addition, the proposed warehouse/distribution facility is not expected to have any significant impact upon the existing telecommunications network or the existing public transportation infrastructure. Findings: I. Changes of alterations have been required in, or incorporated into the project, which substantially lessen significant environmental effects as identified in the Final EIR. a. Project planning and development shall be reviewed by the City Fire Department, who shall provide comments and requirements to be incorporated into design plans and conditions of approval for the project. These requirements, including fully sprinklered buildings throughout the site, will help to reduce potential impacts. b. Area wide circulation improvements, including restriping of the northbound and southbound 1-215 access ramps, the completion of 1-210 located south of the project site along State Street approximately one block south of Highland Avenue, and the railroad grade separation on Cajon Boulevard. 9 P:\Agendas'IAgenda Attachmcnts\Exhibitsl2006\09-18-06 Hillwood CEQA Fmdings & Statement ofFactIl (Exhibit B 10 Reso A).doe D. SIGNIFICANT ENVIRONMENT AL IMPACTS WHICH CANNOT BE AVOIDED IF THE PROJECT IS IMPLEMENTED D.l. Traffic/Circulation Impacts Proiect Conditions Project buildout is expected to occur in 2007. In order to estimate background traffic volumes at study area intersections at project buildout, a 2% growth rate was applied to the existing condition (2004, updated 2005) volumes. Using local data for distribution centers in the Inland Empire collected by NAIOP, the project is expected to generate 4,757 daily passenger car equivalent (PCE) trips, with 309 PCE trips occurring during the AM peak hour and 330 PCE trips occurring during the PM peak hour. With no improvements at project buildout, all study intersections are projected to operate at satisfactory levels of service except for three (3) along University Parkway, including Hallmark Parkway and the 1- 215 southbound and northbound ramps. However, with the improvements outlined in the mitigation measures below, all of the intersections in the project area operate at acceptable levels. However, with the mitigation measures outlined below, all study area intersections are projected to operate at satisfactory levels under year 2008 with project conditions. Under year 2025, cumulative with project conditions and without improvements, all study intersections are projected to operate at satisfactory levels of service, with the exception of the following: State Street/I-21 0 westbound ramps; Project Access/University Parkway; 1-215 southbound ramps/University Parkway; 1-215 northbound ramps/University Parkway; and Kendall Drive/University Parkway. In addition, queuing at the southbound on-ramp will at times extend back to Hallmark Parkway, disrupting operations at the intersection of Hallmark Parkway/University Parkway. Also, the segment of State Street between Highland Avenue and Nolan Street is projected to operate at an unsatisfactory level of service. However, with the mitigation measures outlined below, all study area intersections are projected to operate at satisfactory levels under cumulative year 2025 with project conditions. It should be noted that these improvements are required for the location transportation system to operate at satisfactory levels of service with or without the proposed project. Findings: I. Changes, alterations, and other measures have been made in or incorporated into the plan, or are otherwise being implemented, which will mitigate this impact to the extent feasible. a. It will be the responsibility of the project developer to pay Developer Impact Fees (DlF) for regional circulation improvements. b. Maintain unimpeded emergency access under the BNSF railroad grade separation at University Parkway. In addition, north of the overpass, the emergency access north of overpass shall be maintained by the City and future development will be required to accommodate access. c. The restriping of the northbound and southbound 1-215 access ramps and the completion of the 1-21 0 located south of the project site along State Street approximately one (1) block south of Highland Avenue. Without these improvements, impacts associated with the project traffic generation cannot be mitigated to less than significant levels. 10 P:lAgendaslAgenda Attachments\Ellhibits\2006\09-18-06 Hillwood CEQA Findings & Statement of Facts {Exhibit B to Reso A)_dot d. Additional intersection specific recommendations that will reduce background traffic impacts to insignificant levels are presented in the EIR and the project traffic study. D.2. Air Quality Impacts Proiect Conditions The development of the proposed Hillwood warehouse/distribution center will result in the generation and emission of air pollutants both locally and regionally. Site disturbance, including demolition, grading and construction activities are expected to generate potentially significant impacts with mitigation. However, these activities will phase of short duration and will cease with completion of the project. Demolition, grading and development permits shall be reviewed and conditioned to require the provision of all reasonably available methods and technologies to assure the minimal emissions of pollutants from the development, including proper vehicle maintenance and site watering schedules. In addition, mitigation measures to be implemented include, but are not limited to, the use of water trucks and temporary irrigation systems, post-grading soil stabilization, phased roadway paving, as well as other measures, which will effectively limit fugitive dust emissions resulting from construction or other site disturbance. Operation of approximately 2,000,000 square feet of warehouse/distribution space is estimated to generate approximately 4,757 trip-ends per day, with 2,664 trips for passenger vehicles and 2,093 trips for trucks. Daily operation of these vehicles will result in the direct and indirect generation and emission of air pollutants both locally and regionally. The most significant impacts are expected to come from the emission of pollutants generated by vehicular and truck traffic. Other important sources of pollutants will be emissions generated during demolition activities, as well as fugitive dust from site disturbance and other construction activities. The utilization of natural gas and electricity will also contribute to the degradation of air quality. Emissions will contribute to regional air quality degradation in the City of San Bernardino. With the application of mitigation measures, operation of the project is expected to result in the exceedance of all emissions threshold criteria, except for particulates, primarily due to the operation of heavy-duty diesel trucks. The pollutant generation factors used in the moving emission calculations are based on projected rates of emission for the year 2007. It is expected in all cases that in the future, emitters will become more efficient and will emit less pollutants as alternative fuel and new combustion technologies come on-line. Though the mitigation measures prescribed in the EIR will substantially reduce the potential level of emissions, the proposed project results in unmitigatable increases in project- related air pollutant generation. The EIR provides for the review and approval of all grading and development permits, and the provision of all reasonably available methods and technologies to assure the minimal emissions of pollutants generated by the project. The EIR also directs the City to assure the implementation of federal, state, regional, and local programs that reduce construction emissions and provide monitoring of grading and construction activities. The EIR also directs the developer to, as feasible, incorporate energy conservation measures and features into project design and development. Mitigation measures are derived from the South Coast Air Quality Management District's CEQA Air Quality Handbook and from City and other SCAQMD policies. Implementation of the mitigation measures in the EIR and Final EIR are expected to reduce project operational impacts to air quality to the greatest extent practicable. II P:lAgendaslAgcnda Attachments\Exhibits\2006\09-] 8-06 Hillwood CEQA Findings & Statement of Facts (Exhibit B 10 Reso A).doc Findings: I. Changes and other measures have been made in or incorporated into the plan, or are otherwise required for subsequent environmental review, which will partially mitigate to the extent feasible the significant air quality impacts, including the following: a. Development and grading permits shall be reviewed and conditioned to require the provision of all available methods of assuring minimal pollutant emissions from the proposed project. b. The City shall encourage the phasing and staging of development projects to assure the lowest construction-related pollutant emission levels practical, and shall require the use of water trucks, temporary irrigation systems, and other measures, which will limit fugitive dust emissions during site disturbance and construction. c. Encourage developers to adopt ride-share, vanpool, flex-time, and telecommuter programs to reduce peak hour vehicular traffic. d. An Erosion Control Plan for construction operations shall be submitted with all development proposals and shall include detailed descriptions of dust management controls to be implemented. 2. Most significant environmental effects that can feasibly be avoided have been substantially reduced by virtue of mitigation measures in the Final EIR or otherwise incorporated into the plan as described in "I" above. a. The remaining unavoidable significant effects are acceptable when balanced against the facts set forth in the Statement of Overriding Considerations, giving greater weight to the remaining unavoidable significant effect. D.3. Fire and Emergency Services Impacts Proiect Conditions The proposed warehouse/distribution facility will generate increased demand for fire protection services. The structures within the project will be constructed to City Fire Department standards, and will include automatic sprinkler systems. Any hazardous materials potentially stored within the structures may result in a need for special services or equipment. In the short-term, in the opening year (2007), impacts of the project upon fire protection and emergency services could be significant due to an incomplete emergency ingress/egress route. The master site plan provides adequate access for emergency vehicles to reach all portions of the site in the event of an emergency. However, the emergency access route could be impacted prior to the completion of the BNSF railroad grade separation in 2008. Emergency access to the project site will be provided under the BNSF railroad grade separation at University Parkway immediately northwest of the project site. The current design provides approximately 35 foot wide access north and south of the overpass and approximately 20 foot wide access under the overpass. The overpass is only about 90 feet wide, but the length of the emergency access under the overpass is approximately 130 feet due to the skewed angle. The height of the overpass is approximately 27 feet, which is expected to provide ample room for emergency equipment access. In addition, under 2008 traffic conditions, four (4) intersections will not meet minimum levels of service, and improvements will be required to improve vehicle flow and emergency response time after the 12 P:\AgendaslAgenda AtlachmenlslExhibitsl2006\09-J8-06 HiIlwood CEQA rmdings & Statement ofFsets (Exhibit B to Reso A).doc warehouse/distribution facility has been built. Road and intersection improvements required includes an eastbound right turn lane and a northbound right turn lane at the projects entrance along University Parkway; a southbound left turn lane and a westbound right turn overlap at the Hallmark Parkway intersection with University Parkway; a southbound loop on-ramp, a third eastbound lane, and a second westbound through lane at University Parkway and the 1-215 southbound ramps; and a northbound left turn lane, and a redesign to provide unobstructed movement into University Parkway at the 1-215 northbound ramps. Findings: With the completion of the BNSF railroad grade separation (expected in 2008) and the required intersection improvements required under 2008 traffic conditions (one (I) year after project opening), the potential short-term significant impacts associated with fire and emergency services will be mitigated to insignificant levels. I3 P:\Agendas\Agenda AnachmentsIExhibits\2006\09-18-06 Hillwood CEQA Findings & Statement ofFlICts (Ewbit B 10 Reso A).do<: