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Home My WebLink About30-Development Services e ..e e CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION From: Valerie C. Ross, Director Dept: Development Services Date: May 1, 2007 Subject: Specific Plan Amendment No. 06- 03, Tentative Parcel Map No. 17887, Variance No. 07-08, Development Permit 2 NO.06-06 - Hillwood Southgate Project. MCC Date: May 21, 2007 Synopsis of Previous Council Action: None Recommended Motion: That the hearing be closed and that the Mayor and Common Council adopt the resolution to amend the Specific Plan and approve Tentative Parcel Map No. 17887, Variance No. 07-08, and Development Permit 2 No. 06-06 based upon the Findings of Fact and subject to the Conditions of Approval and Standard Requirements. ~?1<Hr Contact person: Valerie C. Ross RrianFnntF! A!:!:ndatF! PlannF!r Supporting data attached: Staff Reoort FUNDING REQUIREMENTS: Amount: Source: (Acct. No.) (Acct. Description) Council Notes: phnnA" 3R4-5057 Ward: 1 N/A Finance: Agenda Item No. ... ~O S / '-I }/)7 e e e CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION STAFF REPORT SUBJECT: Specific Plan Amendment No. 06-03, Variance No. 07-08, Tentative Parcel Map No. 17887 (Subdivision No. 06-13), & Development Permit 2 No. 06-06 OWNERlAPPPLICANT: OWNERlLESSEE: Hillwood Investment Properties Ned Sciortino, Vice President of Development 105 N. Leland Norton Way, Suite 3 San Bernardino, CA 92408 (909) 382-0033 BACKGROUND Inland Valley Development Agency Mike Burrows, Assistant Director 294 S. Leland Norton Way, Suite 1 San Bernardino, CA 92408 (909) 382-4100 The Inland Valley Development Agency (IVDA) submitted an application to amend the San Bernardino International Trade Center Specific Plan. Hillwood Investment Properties, LLC, submitted applications to construct warehouse/distribution facilities and consolidate parcels and resubdivide for the project. The proposed distribution centers will be located on approximately 159 acres located east of Tippecanoe Avenue, south of San Bernardino International Airport, and north of the Santa Ana River (Exhibit 1). Generally, the applications include the following: San Bernardino International Trade Center SDecific Plan Amendment (SPA) No. 06-03 . Changes the name of the "San Bernardino International Trade Center SpeCific Plan" to "San Bernardino Alliance California Specific Plan"; . Expands the Specific Plan area to include 32.6 acres of land adjacent to the current Specific Plan boundaries; . Updates the maximum allowable capacity of the Specific Plan, by transferring approved unbuilt square-footage among planning areas; . Changes the district names of the various planning areas within the Specific Plan to Northgate, Centergate, Westgate, Southgate, 3rd Street, and D.F.A.S.; and . Provides for a future boundary adjustment to the 3rd Street District. Tentative Parcel MaD No. 17887 Consolidates parcels to accommodate the project with ten new parcels, as follows: . Parcel 1 - Building 1 (- 2.4 acres) . Parcel 2 - Building 2 (- 5.2 acres) . Parcel 3 - Building 3 (- 8.4 acres) . Parcel 4 - Building 4 (- 33.8 acres) . Parcel 5 - Building 5 (- 34.7 acres) e e e SPA 06-03, TPM 17887, VAR 07-Q8, DP2 06-06 Hearing Date: May 21, 2007 Page 2 . Parcel 6 - Building 6 (- 26.3 acres) . Parcel 7 - Open Space (- 7.5 acres) . Parcel 8 - Buildings A through T (- 13.5 acres) . Parcel 9 - Detention Basin (- 5.0 acres) . Parcel 10 - Detention Basin (- 2.8 acres) Variance No. 07-08 A request for approval of the subdivision with one standard route of access and two non-standard routes of emergency access. DeveloDment Permit 2 No. 06-06 The Southgate development project represents a major effort by Hillwood Investment Properties in conjunction with the Inland Valley Development Agency (IVDA) to redevelop lands around San Bernardino International Airport and stimulate economic development with 6 large warehouse/distribution facilities and 18 smaller light industrial buildings for a total of 2,979,416 square-feet of floor space, and related on-site and off- site improvements. Please refer to the Planning Commission staff report (Exhibit 2) for a complete discussion. At the April 17, 2007, Planning Commission hearing, the Commission voted to continue the item to May 8, 2007, pending submittal of written documentation of the Fire Marshal's recommendation. On May 8, 2007, the Planning Commission voted to move the project to the Mayor & Common Council with a recommendation for approval. FINANCIAL IMPACT None. The applicant paid the filing fees for all applications. RECOMMENDATION That the hearing be closed and that the Mayor & Common Council adopt the resolution to amend the Specific Plan and approve Tentative Parcel Map No. 17887, Variance No. 07-08, and Development Permit 2 No. 06-06, based upon Findings of Fact and subject to the Conditions of Approval and Standard Requirements contained in the Planning Commission Staff Report dated April 17, 2007. EXHIBITS: 1 2 3 4 Location Map Planning Commission Staff Report dated April 17, 2007 Memorandum from Fire Marshal Resolution Exhibit 1 SPA 06-03, TPM J 7887, VAR 07-08, DP206-00 Hearing Date: May 2 J, 200- It) \ J '~i' I ' IlL " f""'.' .:'''' . -;;: \"'~ ...-....... \ .~ \ . , . ., :.1.. -\ . ,,', \ qIt. . :. '..\: (\II/) ~ ... ''> ~u w ~ ..0 'C 0 ,- ... '" .s::::1/) c.. X'- u UJO " :> Q} 0 :I: I/) W r.: ::J '" " ... <( < .~w~ "0 ;: Z :.I I:! ~ ~ 0:: W t ,.. -c tJ 0( ti c: ~ '" <( -c CI.o:: '" " << O~:.l:C ...J ... ~!; ~ ~ :I: ... ~ I v. !3 0 :oJ 0 = ;". c: :> Q)S c; . Z U lJl f- :: '" 0 C!) a.. i <r"""NC")~Ll)(O U to:: Ilrnl~1 'u Q} < 0- r.: " en < '" c: ... ~ '" () Q} U c: '" <( 0 c: "0 ... '" c: ... Q) III c: '" en e .......-."" ! I -.-----." , .' e , ! ! I I -1, . \ ,. ,. '-,~ .' '. \ . '. I . "' \ ~ c 11l E ~ ~ o. . ~ i ... j ... u 0 I ~ z ! d' ~ 0 ' , iC-'" c ~- " , ."""" ~ ~ I ;~1~ '" e Ii ,~h -- C!) ~ ,- " ..1... fl ~ .ll ,- . ~ l ~ ~-- e e e .~ Exhibit 2 () SUMMARY CITY OF SAN BERNARDINO PLANNING DIVISION CASE: Specific Plan Amendment No. 06-03, Tentative Parcel Map No. 17887, Variance No. 07-08, Development Permit Type 2 No.06-06 3 April 17, 2007 1 AGENDA ITEM: HEARING DATE: WARD: OWNER/APPLICANT: OWNER/LESSEE: Hillwood Investment Properties Ned Sciortino, Development Director 105 N. Leland Norton Way, Suite 3 San Bernardino, CA 92408 (909) 382-0033 Inland Valley Development Agency Donald L. Rogers, Executive Director 294 S. Leland Norton Way, Suite 1 San Bernardino, CA 92408 (909) 382-4100 REQUEST & LOCATION: A proposal to amend the San Bernardino International Trade Center Specific Plan, to change the name to "San Bernardino Alliance California Specific Plan", to modify and rename the planning areas within the Specific Plan, add 32.6 acres ofland to the Specific Plan area for a new total of 657.2 acres, and increase the total allowable building square footage. Also a request to subdivide approximately 159 acres into 10 parcels with a variance to permit one standard and one non- standard means of access, and a request to construct approximately 2,784,425 square-feet for warehouse/distribution facilities and light industrial uses. The existing Specific Plan area is approximately 625 acres surrounding San Bernardino International Airport (SBIA) to the north, south and west. The development project site is located south of SBIA, north of the Santa Ana River, and east of Tippecanoe Avenue in the lTC, International Trade Center Specific Plan area and the IL, Industrial Light land use district. CONSTRAINTS & OVERLAYS: Biological Resources, Flood Hazard, Liquefaction Susceptibility, Ground Subsidence ENVIRONMENTAL FINDINGS: o Addendum to Previous Environmental Impact Report o Mitigation Measures and Mitigation Monitoring/Reporting Program o Negative Declaration o No Significant Effects ST AFF RECOMMENDATION: o Approval with Conditions o Denial o Continuance to: () SPA 06-0ryM /7887. VAR 07-08. DP206-06 \.JiI Hearing Date: April!7. 2007 Page 2 e REOUEST & LOCATION The development site is the former Palm Meadows Golf Course located south of the San Bernardino International Airport. The project site is located on the north and south sides of Central Avenue (formerly Palm Meadows Drive) which extends east of Tippecanoe Avenue, and north and northwest of the Santa Ana River channel (Attachment A). The applicant requests approval of a Specific Plan Amendment to modify and update the International Trade Center Specific Plan (see Table 1), a Tentative Parcel Map to subdivide approximately 159 acres into 10 parcels, and, a Development Permit to construct 6 large warehouse/distribution facilities and 18 smaller light industrial buildings for a total of 2,784,425 square-feet (see Table 2). e The proposed Specific Plan Amendment is summarized by the following modifications: I) Change the name of the "San Bernardino International Trade Center Specific Plan" to "San Bernardino Alliance California Specific Plan"; 2) Expand the ITCSP area to include 32.6 acres ofland adjacent to the current boundaries; 3) Change the district names of the various ~Ianning areas within the Specific Plan to Northgate, Centergate, Westgate, Southgate, 3' Street, and D.F.A.S.; 4) Provide for a future boundary adjustment to the 3'd Street District; 5) Change in Floor-Area Ratio for industrial uses in the Southgate district from 0.25 to 0.5; 6) Change the name of Palm Meadows Drive to Central Avenue; and 7) Update the maximum allowable capacity of the Specific Plan by transferring approved unbuilt square-footage among planning areas, resulting in an additional 1,972,375 square-feet for use by current and future projects. e TABLE 1. Summarv of Pro Dosed Changes to the ITC SDecific Plan. DISTRICT NAME CURRENT PLAN PROPOSED PLAN NET CHANGE Southgate 128.5 acres 151.5 acres + 23 acres 2,172,446 sq. ft. 3,299,757 sq. ft. + 1,127,311 sq. ft. D.FAS. Not a Part 9.6 acres + 9.6 acres 209,088 sq. ft. + 209,088 sq. ft. Northgate 138.8 acres 138.8 acres + 635,976 sq. ft. 2,225,916 sq. ft. 2,861,892 sq. ft. Centergate 154.9 acres 154.9 acres No Change 3,373,286 sq. ft. 3,373,286 sq. ft. I Westgate 152.8 acres 152.8 acres No Change I 3,327,984 sq. ft. 3,327,984 sq. ft. . 3 ,d Street 49.6 acres 49.6 acres No Change 1,080,288 sq. ft. 1,080,288 sq. ft. TOTAL 624.6 acres 657.2 acres + 32.6 acres 12,179,920 sq. ft. 14.152,295 sq. ft. + 1,972.375 sq. ft. e e e E1t SPA 06-03f!}'JliM 17887, VAR 07-08, DP206-06 \iilI Hearing Dare: April 17, 2007 Page 3 The Development Permit proposes a total of 24 industrial buildings for a total of approximately 2,800,000-sq.ft. (see Table 2). The 6 large warehouse/distribution facilities will be constructed on the north side ofa 0.9-mile extension of Central Avenue. The 18 smaller buildings (a total of 194,803-sq.ft.) for light industrial uses will be constructed as a multi-tenant complex on the 13Yz- acre site located at the southeast comer of Tippecanoe and Central Avenues. Two large detention basins will be constructed on approximately 8 acres on the south side of Central Avenue to accommodate runoff from this project. The precise sizes of the large warehouse/distribution facilities may vary depending on the needs of the prospective tenants. TABLE 2 S fP dP b T fL dU dS ummary 0 ro ose arce s an tructures, lY l ype 0 an se. TYPE OF PARCEL PARCEL SIZE TOTAL ACRES STRUCTURE SIZE LAND USE NUMBER (ACRES) BY LAND USE (SQ. FT.) 1 2.4 38,723 I 2 5.0 98,799 Warehouse & Distribution 3 6.5 119,939 Facilities 125.9 4 21.3 366,261 5 57.3 1,251,360 6 33.4 714,540 Open Space 7 7.5 7.5 N/A Light Industrial 8 13.5 13.5 194,803 9 5.0 N/A Detention 7.8 Basins 10 2.8 N/A N/A Not a Part NAP. 3.8 - TOTAL SIZE - 158.5 154.7 2,784,425 SETTING & SITE CHARACTERISTICS The site is generally flat, with a slope of approximately 1-2% to the south. To the north is the San Bernardino International Airport in the A, Airport land use district. To the west is Tippecanoe Avenue, and industrial properties beyond Tippecanoe including the former Defense Finance & Accounti'ng Service (DFAS) facility proposed for addition to the Specific Plan area. From the northeast comer to the southwest comer of the property, comprising the southeasterly boundary, is the Santa Ana River channel in the PFC, Public Flood Control land use district. e e e ~~. '.- \-, SPA 06-03l"fJ!iM / 7887. VAR 07-08. DP206-06 I;;;iI Hearing Date: April /7. 2007 Page 4 The previous land use for a majority of the site was the Palm Meadows Golf Course on the former Norton Air Force Base. A 3.8-acre portion in the middle of the site (labeled Not a Part) contains a component of the Air Force use of the property, a former water treatment plant that is near final remediation. The Air Force Real Property Agency is in the process of completing its remediation work and the property is currently in escrow. Also, located on Yz-acre approximately in the center of the site, there is a water pumping facility owned and operated by the Riverside Municipal Water District and will remain in place. BACKGROUND The Mayor & Common Council adopted the San Bernardino International Trade Center (ITC) Specific Plan in 1996. The ITC Specific Plan includes the non-airport portions of the former Norton Air Force Base that were conveyed to the Inland Valley Development Agency (IVDA) for economic development purposes. In conjunction with adoption of the Specific Plan, the Mayor & Common Council certified a Final Environmental Impact Report (EIR) and certified a Traffic Impact Analysis pursuant to the Congestion Management Program. Initially, the Specific Plan was intended to accommodate a World Trade Center project. When that concept proved infeasible, the IVDA requested amendments to allow for more traditional development that could be accommodated in the area. In 1999, the Mayor & Common Council amended the ITC Specific Plan to expand the permitted uses, and determined that the changes were within the scope of the previously certified EIR. In 2003, the IVDA entered into an agreement designating Hillwood Investment Properties as the Master Developer to redevelop areas on and around the former base. Since that time, Hillwood has successfully developed several properties within the ITC Specific Plan as well as other properties in the vicinity, achieving a number of economic development goals of the IVDA and the City. The IVDA and Hillwood now request a Specific Plan Amendment to further implement redevelopment and economic development goals in conjunction with recent and current development plans. CALIFORNIA ENVIRONMENTAL OUALITY ACT (CEOAl The Mayor & Common Council previously certified a Final Environmental Impact Report (EIR) in conjunction with adoption of the ITC Specific Plan on March 4, 1996. The EIR (SCH #90020109) considered all potential effects, evaluated project alternatives, and included mitigation measures for land use, hydrology, water resources, biological resources, transportation/traffic, air quality, geology and soils, hazardous waste/materials, and public services. The EIR contained a full range of mitigation measures, which are included in the updated Mitigation MonitoringIReporting Program (MMRP) attached herewith as Attachment E. An Initial Study has been prepared to analyze the current applications, in compliance with CEQA, and concludes that a subsequent EIR is not required pursuant to CEQA Guidelines Section 15162 and Public Resources Code Section 21166. The Initial Study, including new and updated mitigation measures, is proposed for adoption as an Addendum to the previously certified EIR for the ITC Specific Plan. . . . () SPA 06-0!l!'!1iM J 7887, VAR 07-08, DP206-06 I...jJ Hearing Date: April J 7, 2007 Page 5 FINDINGS & ANALYSIS SPECIFIC PLAN AMENDMENT ], Is the proposed amendment consistent with the General Plan and the San Bernardino International Trade Center Specific Plan? The proposed amendment is consistent with the General Plan and the ITC Specific Plan, The purpose of the proposed ameI).dment is to maximize economic development opportunities, consistent with the General Plan land use policies for the Tippecanoe Strategic Area. The proposal for incorporating 32.6 acres of land that is located adjacent and contiguous to the ITC Specific Plan, transferring square-footage between planning areas for maximum build-out potential, and other related text changes will facilitate the following Goals of the Specific Plan and their applicable policies. Goal I : Replace lost jobs with new job generating uses and quality projects. Goal 2: Integrate the Norton Air Force Base site back into the physical structure of the community. Goal 3: Create a development plan which will have the effect of generating financial reinvestment on-site and within the community. Adoption of the amendment to the ITC Specific Plan will enable the proposed Hillwood Southgate project (and subsequent projects) to proceed as intended, thereby fulfilling the purpose of the Specific Plan and implementing the General Plan. The current and future projects in the Specific Plan area will not only retain local jobs, but also provide opportunities for new jobs as the current and future projects are completed. 2, Would the proposed amendment be detrimental to the public interest. health, safety, convenience, or welfare of the City? The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City in that it maintains land use designations that will enable reuse of the former military base, avoid deterioration of the site, and promote higher land values. The amendment includes provisions for connecting to City water, sewer, and storm drain systems, fire services by the City's Fire Department, and private security services under the supervision of the City's Police Department. The project Initial Study and Addendum have analyzed the potential impacts related to the proposed amendment and the project, and determined that there will be no new impacts that have not been previously analyzed and planned for mitigation or avoidance. 3. Will the proposed amendment maintain the appropriate balance of land uses within the City? The amendment proposes to add 32.6 acres of land, transfer square-footage between planning areas, and rename the planning areas within the existing ITC Specific Plan. The amendment does not negatively impact the balance of land uses within the City or within the Specific Plan. The proposed warehouse/distribution facilities and other uses are e e e ~ SPA 06-00M 17887, VAR 07-08, DP206-06 J Hearing Date: April!?, 2007 Page 6 consistent with the Specific Plan. The D.F.A.S. facility is existing and will not affect the balance of land uses. The 23-acre addition to the Southgate District within the Specific Plan is proposed for a multi-tenant light industrial complex that is consistent with its previous IL, Industrial Light land use designation. 4. In the case of an amendment to the General Plan Land Use Map, are the subject parcels physically suitable (including but not limited to, access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the requested land use designation and the anticipated land use development? The 32.6 acres of land that is proposed to be incorporated into the Specific Plan area is physically suitable for the anticipated land use designations and development, as indicated in the proposed revisions for Specific Plan Amendment No. 06-02. The 9.6 acres that comprise the former D.F.A.S. facility have been developed to the maximum practical extent, and that facility is not expected to expand. The 23 acres proposed for addition to the Southgate planning area is physically suitable for development, as indicated on the plans submitted for Development Permit 2 No. 06-06 and Tentative Parcel Map No. 17887. The Specific Plan area and the Southgate project include integrating and installing connections to the City's existing street, water, sewer, and storm drain systems. TENTATIVE PARCEL MAP 1. Is the proposed map consistent with the General Plan and Development Code? The proposed subdivision is consistent with the applicable development standards of the Specific Plan as well as the General Plan. The parcels created will meet the lot siie, lot coverage, and development standards as described in Table 3. General Plan Policy 2.7.5 requires that development be contingent upon the ability of public infrastructure to provide sufficient capacity to accommodate its demands, and the proposed project will provide connections to City water and sewer services, roads, storm drains, and public utilities, in addition to payment of applicable Development Impact Fees. The project will include an extension of Central Avenue approximately 1 mile in length between Tippecanoe Avenue and Mountain View Avenue. The new segment of Central Avenue will connect to Mouhtain View Avenue after SANBAG and IVDA construct a 4- lane bridge over the Santa Ana River, which will connect the project to Interstate 10 via the Mountain View Avenue interchange. The new bridge will ultimately provide traffic relief along Tippecanoe Avenue, as well as the Interstate 10 interchange at Tippecanoe Avenue. Other project-related improvements will include a new storm drain along Tippecanoe Avenue, re-routing and improving drainage from the airport around the project site, new sidewalks and pavement along Tippecanoe Avenue, as well as fair share contributions for various off-site traffic system improvements. The project Initial Study . and supporting technical studies discuss these topics in greater detail, and are incorporated by reference in the MMRP (Attachment E) and the proposed Addendum (Attachment F). r-- . . e '() SPA 06-0~M J 7887, VAR 07-08, DP206-06 \J Hearing Dale: April J 7, 2007 Page 7 S 'fi I &G IPI C TABLE 3, SoeCllC Pan enera an onslstenCy CATEGORY PROPOSAL SPECIFIC PLAN GENERAL PLAN Permitted Parcel Map Subdivision Consistent Consistent Use Lot Area 2,4 - 34.7 acres No minimum N/A Lot Frontage More than 100 ft. each 100 ft. (min.) N/A Floor-Area 0.22 to 0.50 0.50 (maximum) Consistent Ratio 2. Is the design of the proposed subdivision consistent with the General Plan? The subdivision design is consistent with a number of General Plan policies and objectives. Goal 2.2 promotes development that integrates with and minimizes impacts on surrounding land uses, and the project site is surrounded by industrial and aviation uses. Land Use Policy 2.5.6 require~ that new development be designed to complement and not devalue the physical characteristics of the surrounding environment, including consideration of the site's natural topography. The project will preserve open space located adjacent to the Santa Ana River in compliance with this policy. The proposed project has been designed and conditioned to ensure orderly development that will be compatible with the existing and planned character of the area. 3. Is the site physically suitable for the type of proposed development? The proposed subdivision conforms to the subdivision design standards for minimum lot size and lot coverage as specified by the Development Code. The proposed uses are industrial and will be consistent with the ITC Specific Plan as well as the underlying Industrial land use districts. The location is unique in that eXlstmg topography and pre-exlstmg developrpent surrounding the site restricts the number of viable access points. To the north is an existing airport, and to the east and south is the Santa Ana River channel. The only viable point of access available to the site is from the intersection of Central and Tippecanoe Avenues. A standard secondary point of access will not become available until SANBAG constructs the 4-lane bridge over the Santa Ana River to connect to Mountain View Avenue. A Variance is requested for one standard means of access during the interim time period. A secondary route for emergency access will be provided along the northerly property line, taking access from Tippecanoe Avenue with an easement from the San Bernardino International Airport Authority, Connecting to the existing infrastructure surrounding the site will provide the necessary water, sewer, electricity, storm drain, and utility services. e e e ~. \II SPA 06-03('!'!!iM 17887, VAR 07-08, DP2 06-06 I.JI Hearing Date: April!7, 2007 Page 8 4. Is the site physically suitable for the proposed density of development? The site is physically suitable for the subdivision, and each of the proposed parcels will meet the provisions of the Development Code, The maximum allowable Floor-Area Ratio is 0.5 in the ITC Specific Plan, and the maximum proposed Floor-Area Ratio of any parcel will be 0.5 (see Table 2). The trip generation rate for high-cube warehouses is expected to result in less overall traffic than if the site is developed with higher-intensity Light Industrial or Heavy Industrial uses. The site design is suitable for the proposed uses in that the project is consistent with all development standards such as setbacks, lot coverage, parking, loading, landscaping, etc. The proposed density of development can be accommodated on the proposed parcels. 5. Is the design of the subdivision likely to cause substantial environmental damage, or substalttially and unavoidably injure fish or wildlife or their habitat? The proposed subdivision will not cause substantial environmental damage or injure fish or wildlife or their habitat. The proposed project is consistent with the ITC Specific Plan, for which an EIR was previously certified in 1996. All potentially significant effects have been previously identified and analyzed in the ITC Specific Plan EIR. This project will be subject to the mitigation measures detailed in the EIR and MMRP (Attachment E), incorporated by reference in the Conditions of Approval and Standard Requirements, The DIERC and the Planning Commission have independently reviewed and analyzed the proposal, and have exercised independent judgement in consideration of the proposed project. Considera!ion of the current application does not require preparation of a subsequent EIR, pursuant to CEQA Guidelines Section 15 I 62 or Public Resources Code Section 21166, because the current application does not involve: a) Substantial changes to the project analyzed in the EIR which would involve any new significant effects on the environment or substantially increase the severity of previously identified impacts; b) Substantial changes with respect to the circumstances under which the project is being undertaken which would involve new significant effects on the environment not analyzed in the EIR; or c) New information of substantial importance which would involve new significant effects on the environment not previously analyzed in the EIR which would substantially increase the severity of previously idimtified impacts. 6. Is the design of the subdivision likely to cause serious public health problems? The design of the subdivision is not likely to cause serious public health problems. The Specific Plan EIR examined the presence and extent of environmental impacts including public health and safety problems. Through the project's design, Conditions of Approval, and mitigation measures, the potential impacts to public health and safety can be mitigated to less than significant levels. The project includes a request for a Variance from the requirement to provide two standard means of access to a new subdivision, The Fire Marshal recommended approval of the interim emergency access planned for the project site. e e e . SPA 06-0?('j!l/lfiM J 7887, VAR 07-08, DP2 06-06 VI Hearing Date: April J 7, 2007 Page 9 7. Will the design of the subdivision or the type of improvements conflict with any easements, acquired by the public at large, for access through or use of. property within the proposed subdivision? The design of the subdivision and the proposed improvem~nts will not conflict with any public easements, The existing drainage pattern from the airport and runway will not be obstructed, and future drainage from the airport will be facilitated by the construction of on-site and off-site improvements associated with this project. The extension of the portion of Central Avenue east of Tippecanoe Avenue will be dedicated and improved as a public road to facilitate traffic flow, The City Engineer will review and approve all documentation relating to easements, dedications, and improvements prior to recordation of the Final Map. VARIANCE 1. Are there special circumstances applicable to the property, including size, shape, topography, location or surroundings. such that the strict application of this Development Code deprives such property of privileges enjoyed by other property in the vicinity and under identical land use district classification? I The applicant is requesting approval of a Variance to permit one standard route of access. The circumstances applicable to the property, specifically topography and surrounding development, prevent a second route of access into the project site at this time. To the south and east, a second means of access is infeasible due to the Santa Ana River channel. To the north, the existing airport and runway prevent a standard route of access to the subdivision. A pending SANBAG project to construct a bridge and 4-lane road over the Santa Ana River to connect to Mountain View Avenue will provide the second standard route of access, and will ensure compliance with the Specific Plan as well as the General Plan Circulation Element. 2. Is the granting of the Variance necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and land use district and denied to the property for which the Variance is sought? The existing properties in the vicinity have industrial, aviation, and office related uses that were previously developed when the airport was an active Air Force base, as well as warehouse/distribution facilities that have been recently constructed. The proposed development will be consistent with the development standards imposed upon surrounding developments, and will be consistent with the type of redevelopment envisioned by the Specific Plan. Strict application of the requirement for a second standard route of access (pending construction of the bridge) would prevent economically viable development of the site, due to the significant cost and time required to build the bridge. e e e (t SPA 06-0!I!"!JBM /7887. VAR 07-08. DP206-06 '<i:ifI Hearing Dale: April /7. 2007 Page /0 3. Will granting the Variance be materially detrimental to the public health, safety. or welfare or injurious to the property or improvements in such vicinity and land use district in which the property is located? Granting the proposed Variance will not be materially detrimental to the public health, safety, or welfare according to the determination and concurrence of the Fire Chief, the City Engineer, and the Development Services Director. Granting the Variance will be consistent with the criteria provided for an exemption from the access standards pursuant to Development Code 9l9.30.200(6)(A). The project will include an emergency access road from the airport, which will allow emergency ingress and egress in the event that Central Avenue is not accessible from Tippecanoe Avenue. Granting the Variance will not result in any injurious effects to properties or improvements in the vicinity, since the proposed Central Avenue extension will serve only this project and will not affect any other development. 4. Will granting the Variance constitute a special privilege inconsistent with the limitations upon other properties in the vicinity and land use district in which such property is located? Granting the proposed Variance will not constitute a special privilege inconsistent with the limitations upon other properties in the vicinity and land use districts. Approval ofthe subdivision with an interim secondary emergency access driveway will allow the project to develop in an orderly manner" similar to other properties in the vicinity. The development will be consistent with overall plans for redevelopment of the area as envisioned in the ITe Specific Plan. 5. Will granting the Variance allow a use or activity which is not otherwise expressly authorized by the regulations governing the subject parcel? Granting the proposed variance will not permit a use or activity that is not authorized by the ITC Specific Plan. The proposed uses include warehouse/distribution facilities and light industrial businesses (e.g. assembly, manufacturing, wholesale, distribution, etc.) all of which are permitted in the ITC Specific Plan subject to Development Permit approval. 6. Will granting the Variance be consistent with the General Plan? Granting the Variance will be consistent with the goals and policies in the General Plan. Land Use Policy 2.5.6 requires that new development be designed to complement and not devalue the physical characteristics of the surrounding environment, and the proposed project will enhance the surrounding development and improvements while appropriately mitigating and avoiding potential environmental effects. Granting the Variance for one route of access as an interim condition (until the Mountain View Avenue bridge is constructed to provide a second means of access) will allow base redevelopment consistent with the redevelopment goals of the IVDA and the City. Approval will facilitate General Plan Circulation Policy 6.3.4 that requires appropriate right-of-way dedications of all new developments to facilitate construction of roadways shown on the Circulation Plan. ~---- e e e o SPA 06-00M 17887, VAR 07-08, DP206-06 -- Hearing Date: April J 7. 2007 Page J J DEVELOPMENT PERMIT }. Is the proposed development permitted within the subject zoning district and does it comply with all of the applicable provisions of the Development Code. including prescribed development/site standards and any/all applicable design guidelines? The proposed development and intended land uses are permitted subject to approval of a Development Permit. The future businesses, such as warehouse/distribution facilities, will be compatible with the ITC Specific Plan and will be consistent with Table V-2 (Suggested and Permitted Uses) in the Specific Plan. The project complies with the development standards contained in the ITC Specific Plan as listed in Table 4. Within the Southgate district of the Specific Plan, the maximum allowable building footprint is 3,299,757-sq.ft. and the proposed project will construct approximately 2,784,425-sq,ft. Some of this square-footage is proposed to be transferred from other districts of the Specific Plan. However, the development standards such as building size, lot coverage, floor-area ratio, etc., will not exceed the allowable limits as indicated in Table 4. TABLE 4. SDeclfic Plan & General Plan Consistency CATEGORY PROPOSAL SPECIFIC PLAN GENERAL PLAN Permitted Use Warehouse/Distribution, Permitted Consistent Li"ht Industrial, etc. Bldg. Size - N. of Central 2,589,622 Sq. Ft. 2,797,292 Sq. Ft. max. - S. of Central 194,803 Sq. Ft. 502,465 Sq. Ft. max. N/A Total 2;784,425 Sq. Ft. 3,299,757 Sq. Ft. max. Setbacks -Front 19 ft. (min.) 19 ft. min. N/A - Side o ft. (min.) o ft. min. - Street Side 19 ft. (min.) 19 ft. min. - Rear 5 ft. imin.) o ft. min. Height 42 ft. (max.) 60 ft. max. N/A Bldg. Separation 20 ft. (min.) 20 ft. mID. N/A Lot Coverage 21 % to 50% 75 % max. Consistent , I , 0.22 to 0.50 i Floor-Area 0.5 max. Consistent I Ratio Parking 1 space per 1,250 sq. ft. 1 space per 1,250 sq.ft. N/A e e e ~ SPA 06-03t'"(1iM J 7887. VAR 07-08. DP206-06 "'" Hearillg Date: April 17. 2007 Page J 2 , Is the proposed use consistent with the General Plan? The proposed development and intended uses will be consistent with the allowable uses as listed in the Specific Plan (Tables V-2 and V-3) as well as the allowable uses listed in the General Plan (Table LU-2) for the Industrial Light and the Industrial Heavy land use districts. Specific Plan Policy G.3.4 requires screening of loading areas and storage areas from public right-of-way by means of walls, fences, and landscaping. Community Design Policy 5.7.7 requires minimizing the visual impact of parking lots by locating them behind buildings or through perimeter landscaping, berming, and fencing. The proposed project has been designed to implement these General Plan and Specific Plan policies. 3. Is the proposed development harmonious and compatible with existing and future developments within the land use district and general area, as well as the land uses presently on the subject property? The proposed uses will be compatible with existing and future development in the surrounding area. The existing properties in the vicinity have industrial, aviation, and office related uses that were previously developed when the airport was an active Air Force base, as well as several warehouse/distribution facilities that have been recently constructed. The proposed development will be consistent with the development standards imposed upon surrounding developments, and will be consistent with the type of redevelopment envisioned by the Specific Plan. 4. Is approval of the Development Permit for the proposed development in compliance with the requirements of the California Environmental Quality Act and Section 19.20.030(6) of the Development Code? The project is consistent with the development analyzed in the ITC Specific Plan EIR, prepared and certified in compliance with the requirements of CEQA and Development Code 919.20.030(6). This project will be subject to tlie mitigation measures contained in the certified EIR for the Specific Plan, as well as additional and updated mitigation contained in the MMRP (Attachment E) and the proposed Addendum (Attachment F). The D/ERC and the Planning Commission have independently reviewed and analyzed the Addendum to the certified EIR, and have exercised independent judgement in consideration of the proposed project. Consideration of the current application does not require preparation of a subsequent EIR, pursuant to CEQA Guidelines Section 15162 or Public Resources Code Section 21166, because the current application does not involve: a) Substantial changes to the project analyzed in the EIR which would involve any new significant effects on the environment or substantially increase the severity of previously identified impacts; b) Substantial changes with respect to the circumstances under which the project is being undertaken which would involve new significant effects on the environment not analyzed in the EIR; or c) New information of substantial importance which would involve new significant effects on the environment not previously analyzed in the EIR which would .substantially increase the severity of previously identified impacts. e e e ',-- ~ SPA 06-0~M 17887, VAR 07-08, DP206-06 I!ioII1 Hearing Date: April 17, 2007 Page 13 5. Are there potentially significant negative impacts upon environmental quality and natural resources that could not be properZv mitigated and monitored? The proposed project will cause no significant adverse impacts on environmental quality that were not disclosed and analyzed in the ITC Specific Plan EIR that was completed pursuant to the CEQA Guidelines and previously certified. The current proposed project has been analyzed for its environmental effects and the findings have been documented in the project Initial Study. This project will be subject to the mitigation measures detailed in the updated MMRP (Attachment E) and the proposed Addendum (Attachment F) incorporated by reference in the Conditions of Approval and Standard Requirements. 6. Is the subject site physically suitable for the type and density/intensity of use being proposed? The site has an appropriate size and location for the proposed warehouse/distribution facilities. The project requires a large amount of available land with ready accessibility to freeways, which the site provides. Each of the proposed buildings will meet the applicable provisions of the Specific Plan, including the development standards such as setbacks, lot coverage, floor-area ratio, height, parking, loading, etc. The trip generation rate for high-cube warehouses is expected to result in less overall traffic than if the site is developed with higher-intensity Light Industrial or Heavy Industrial uses. The proposed density/intensity of development can be accommodated on the project site. 7. Are there adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety? All agencies and City departments responsible for providing access, water, sanitation, utilities, and other public services have had the opportunity to review the proposal. None have indicated an inability to serve the proposed development. Constructing on-site improvements will provide the ability to connect to the existing utility lines in the vicinity for water, sewer, electricity, and utility' services. The project will not be detrimental to public health and safety, subject to provision of the interim emergency secondary access improvements specified by the Fire Marshal. 8. Are the location, size, design, and operating characteristics of the proposed development detrimental to the public interest, health, safety, convenience, or welfare of the City? The project will not be detrimental to the public interest, health, safety, or welfare of the City. The applicant has requested approval of a Variance for access, pursuant to Development Code 9l9.30.200(6)(A), and appropriate Findings are provided in the Staff Report. The future tenants must comply with the operating standards contained in the Municipal Code and the Development Code. Therefore, the public health, safety, convenience, and welfare will not be adversely affected, except for the potential effects that have been addressed in the previously certified EIR for the Specific Plan. ~ SPA 06-0~M 17887. VAR 07-08. DP206-06 1..41 Hearing Date: April/7, 2007 Page /4 e CONCLUSION The proposed project is consistent with the San Bernardino International Trade Center Specific Plan and the General Plan, The application meets all requirements to satisfy the Findings of Fact for approval of the Specific Plan Amendment, Tentative Parcel Map, Variance, and Development Permit. RECOMMENDATION Staff recommends that the Planning Commission make the following recommendations to the Mayor & Common Council: 1.) Adopt the Addendum to the certified Environmental Impact Report (Attachment F); and, 2.) Approve Specific Plan Amendment No. 06-03, Tentative Parcel Map No. 17887 (Subdivision No. 06-13), Variance No. 07-08, and Development Permit Type 2 No. 06-06 based on the Findings of Fact contained in the Staff Report and subject to the Conditions of Approval (Attachment C) and Standard Requirements (Attachment D). Respectfully Submitted, e 7~JAJ for: Valerie C. Ross Development Services Director ~~ Brian Foote Associate Planner Attachment A Attachment B Attachment C Attachment D Attachment E Attachment F Location Map Site Plans Conditions of Approval Standard Requirements Mitigation MonitoringlReporting Program Addendum to the EIR e 'I e ...,......" ! I . , ,----.". It) \ e , ! ~ ATTACHMENT A ra SPA 06-03, TPM J 7887. VAR 07.08. DP2 06.0( IJI Hearing Date. April J 7. 200' .;', 1\.;11 1. . r'" t' .;, \ "i \,\ \" :\\'" \ . ~ '.\ . \ \. i. ~.~ \. ~~ , \, ~A~" \:;,: . -.'. \'; ,\ ,": '. \ :. . " \ I - ~ I I i I (l()i I r.: ~ '" t; Z ,,1-.... :01 ... <( ... ~ t ~~g~~ ~~ ~nu~ Q . 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Ii II i: ,1.1, ;", iii 101; ~: I' ',i ,C. iii 'I q i i I ULJ II j jell! - Ii :in!!i Ii i, liIl!,'l, 'd II I 1!llili!illilil I 00e000000i!l0'" 00 ,\ ~, ~ \\ .". ----~.J I~ ~-~~--(~ - , I '-':.. ~. ~i ~ ~i I " ~ J::: ~ e , I I i II I I I I I I ei ,- _ AT!ACH~~NTYI~_ --- r .g ,~ C\u! llZJ' y ---./ ..I. ~Ii ~I; ~,3 ~:j t;; ... ~I ~i I I I I " ~ ~,; <..~ ~j :~ ~; , I , , I . hW- II'" r- r- I'1\ITr I I~ I I l I ! I I I cD ~ H I! ~ I ,""""" Ji." ~] ~i en I ~ ill; ""< ~ I: UJZi < '! .....0:: ~. c:3~~.' ~..; ~; J-': !~I 00.. ~'::::" , w..,~ tIJ:ll:... ~I_ . ~ I ~ f :l: " , I I e e e ~~ i' ~ , ~i= , ill ~ I I ( I I \ I , , I I ej I I ~ r \ i ~ I; II, I ~ , , I,' ~ :'1 I Y 'i " f: '! ! " .i !!l i1 ; \ J~ ~ '~ '---I' ,g ,; " '() . ~I I , A IT ACHMENT ~ e ~"O " i.-= <i~ ~I~ -,'^" rN ) <\ \ ( ~ ~~'\-..:) , j . ~ . ! ~ c .2~ C ~ ~~~~ ~:~~ ~; ,~i:i ""'u:;r ..! '-!....o c~~~ - <'< c~~w ,." ~ ~il lii"r '. . ':'8~ ~;~ ~ .0.. ",. ". .~ .... ....I' < Zi e ' :,1 : ~ . ecs: ~ - -< I: _ CL. 'WZ :1: I i ~a: -i <Woe, ; Cl!Z U I ~ ~ol ,:- ,,', fjrz:OO.:;:":', 0~(/'J~ ci! L..:....:....::----J , " , I ~ ::!,:; ." ~~ :~ d .~ ~i~ ~I ~I i ~ I !2 ~ .... ~ ",'. ......1 "''''',.''. ,',' '''',' ,", ,',', .~. ...... -'.,' -. '. "" c."-", -,,"'. ~ j ~ Iii ~ ,. ~ 8' , " :i 'I !!l ; ~ g .0-,1 ]f.. .....tul.r5 e !!iil ~:~ I I i I " , , 0_ -. ." .z '.,- o~1( u a-:--- :;N,l'II:lJcO<jd i (,,/~ .... r\ '" I t'! 'j "\_ P , . ( ~- -c. , -- --J\ ';j' '-1 ..--:::: ! I i ; g , e e e () C) ATTACHMENT C CONDITIONS OF APPROVAL 1. This permit/approval authorizes a Tentative Parcel Map to subdivide approximately 159 acres into 10 parcels, a Variance for one standard means of access and one non-standard emergency access route, and a Development Permit to construct 24 industrial buildings for a total of approximately 2,800,000 square-feet in accordance with amendment SPA No. 06-03 to the ITC Specific Plan. Future uses of the properties shall comply with the list of permitted uses contained in the applicable Specific Plan (Table V -2). The project site is located south of San Bernardino International Airport, north of the Santa Ana River, and east of Tippecanoe Avenue. 2. Within two years of development approval, commencement of construction shall have occurred or the permit/approval shall become null and void. In addition, if after commencement of construction, work is discontinued for a period of one year, then the permit/approval shall become null and void. However, approval of the Development Permit does not authorize commencement of construction. All necessary permits must be obtained prior to commencement of specified construction activities included in the Conditions of Approval and Standard Requirements. Project: Development Permit 2 ~o. 06-06 & Variance No. 07-08 Expiration Date: APRIL 17,2009 2. Within two years of the original approval date, the filing of the final map with the Council shall have occurred or the approval shall become null and void. Expiration of a tentative map shall terminate all proceedings and no final map shall be filed without first processing a new tentative map. The City Engineer must accept the final map or tentative map documents as adequate for approval by Council prior to forwarding them to the City Clerk. The date the final map shall be deemed filed with the Council is the date on which the City Clerk receives the map. Project: Tentative Parcel Map No. 17887 Expiration Date: APRIL 17, 2009 3. For the Development Permit, the review authority may grant a one-time extension, for good cause, not to exceed 12 months. The applicant must file an application; the processing fees, and all required submittal items, 30 days prior to the expiration date. The review authority shall ensure that the project complies with all Development Code provisions in effect at the time of the requested extension. 4. For the Tentative Parcel Map, the review authority may, upon application and for good cause, grant up to three extensions of time not to exceed 12 months each pursuant to Development Code Section 19.66.170 and the State Map Act. The applicant must file an application, processing fees, and all required submittal items, 30 days prior to the expiration date(s). The review authority shall ensure that the project complies with all Development Code provisions in effect at the time of the requested extension. e e e 7. ~ ~ SPA 06-0~M J 7887. DPl 06-06. VAR 07-08 IJII Hearing Date: April /7. 2007 Page 2 5. In the event this approval is legally challenged, the City will promptly notify the applicant of any claim, action or proceeding and will cooperate fully in the defense of this matter. Once notified, the applicant agrees to defend, indemnify and hold hannless the City of San Bernardino (City), the Economic Development Agency of the City of San Bernardino (ED A), any departments, agencies, divisions, boards or commission of either the City or EDA as well as predecessors, successors, assigns, agents, directors, elected officials, officers, employees, representatives and attorneys of either the City or EDA from any such claim, action or proceeding against any of the foregoing persons or entities. Any counsel in such action shall be chosen by the applicant to defend such claim, action or proceeding and shall be subject to the reasonable approval of the Mayor & Common Council of San Bernardino. The applicant further agrees to reimburse the City for any costs and attorneys' fees which the City may be required by a court to pay as a result of such action, but such participation shall not relieve applicant of his or her obligation under this condition. The costs, salaries, and expenses of the City Attorney and employees of his office shall be considered as "attorneys fees" for the purpose of this condition. As part of the consideration for issuing this permit, this condition shall remain in effect if this Development Permit and/or Tentative Parcel Map is rescinded or revoked, whether or not at the request of applicant. 6. Construction shall be in substantial conformance with the plan(s) approved by the Director, Development Review Committee, Planning Commission or Mayor and Common Council. Minor modification to the plan(s) shall be subject to approval by the Director through a minor modification permit process. Any modification which exceeds 10% of the following allowable measurable design/site considerations shall require the re-filing of the original application and a subsequent hearing by the appropriate hearing review authority if applicable: a. On-site circulation and parking, loading and landscaping; b. Placement and/or height of walls, fences and structures; c. Reconfiguration of architectural features, including colors, and/or modification of finished materials that do not alter or compromise the previously approved theme; and, d. A reduction in density or intensity of a development project. No vacant, relocated, altered, repaired or hereafter erected structure shall be. occupied or no change of use of land or structure(s) shall be inaugurated, or no new business commenced as authorized by this permit until Certificates of Occupancy have been issued by the Department. Temporary Certificates of Occupancy may be issued by the Department subject to the conditions imposed on the use, provided that a deposit is filed with the Department of Public Works prior to the issuance of the Certificate(s), if necessary. The deposit or security shall guarantee the faithful performance and completion of all terms, conditions and performance standards imposed on the intended use by this permit or approval. e e e o SPA 06-0Y'",JRM J 7887. DP2 06-06. VAR 07-08 Y Hearing Date: April 17. 2007 Page 3 8. This permit or approval is subject to all the applicable provisions of the Development Code in effect at the time of approval. This includes Chapter 19.20 - Property Development Standards, and includes: dust and dirt control during construction and grading activities; emission control of fumes, vapors, gases and other forms of air pollution; glare control; exterior lighting design and control; noise control; odor control; screening; signs, off-street parking and off-street loading; and, vibration controL Screening and sign regulations compliance is important considerations to the developer because they will delay the issuance of Certificates of Occupancy until they are complied with. Any exterior structural equipment, or utility transformers, boxes, ducts or meter cabinets shall be architecturally screened by wall or structural element, blending with the building design and include landscaping when on the ground. 9. The property owner(s) and tenants shall comply with the requirements of other agencies (e.g. San Bernardino International Airport Authority; Federal Aviation Administration; U.S. ofFish & Wildlife Service; California State Board of Equalization; California Dept. of Transportation; California Dept. of Fish & Game; San Bernardino County Flood Control District; Inland Valley Development Agency; etc.), as applicable. 10. The project is subject to all applicable Mitigation Measures contained in certified Environmental Impact Report for the San Bernardino International Trade Center Specific Plan and the Addendum document. 11. The structures for Parcels I - 6 may be developed simultaneously or singly (i.e. phases) at the discretion of the developer. A Development Permit application shall be submitted for each parcel in order to verify compliance with the Alliance California Specific Plan, DP2 No. 06-06, and the applicable provisions of the Development Code (e.g. site plan design, architecture, parking/loading, landscaping/screening, engineering design, precise grading and drainage, etc.). The square-footage of each building may vary as needed; however, the total size of the project shall not exceed 3,299,757 square-feet. The structures proposed for Parcel 8 shall be developed as one phase. 12. Avigation easement(s) shall be granted to the San Bernardino International Airport Authority and recorded prior to issuance of any building permits. Written disclosure of the avigation easement(s) and related impacts (e.g. noise, vibration, odors, etc.) to initiallsubsequent buyers/tenants shall be required. 13.. Logos on screen walls and/or building elevations shall be applied sparingly as an accent feature only. 14. Any equipment, whether on the roof, side of structure, or ground shall be screened and landscaped according to the requirements of the Development Code. 15. Barbed wire, razor wire, and/or electrified fence shall not be permitted anywhere on-site or in conjunction with any fence, wall, roof, or by itself, unless required by any law or regulation of the City, State of California, Federal Government, or any agency thereof. . . . C) SPA 06-0~M J 7887. DP206-06. VAR 07-08 \4 Hearing Date: April J 7. 2007 Page 4 16. Retaining walls, if any, shall be constructed of slump stone or split-face block. Both sides of the wall (above ground) shall have the decorative finish. 17. The overall landscape plan approved for this project shall comply with the provisions of Development Code 919.28 (Landscaping Standards). Any open fencing (such as wrought iron or tube steel) around dock areas and trailer parking areas shall include climbing vines for screening on the exterior sides visible from public rights-of-way, and shall include black wire mesh for climbing vines. Groundcover within the front setbacks and street-side setbacks shall include turf grass. 18. The applicant shall post a bond in an amount equivalent to the cost of landscaping including landscape installation and one year of maintenance service. The purpose of the bond is to ensure that all landscaping survives the planting process and last for a period of at least one-year. The bond will be released no sooner than one-year after issuance of the final Certificate of Occupancy and only after such time as City staff has verified the survival of the landscaping. All landscaping and screening requirements for each parcel shall be completed prior to issuance of any Certificate of Occupancy for each building. 19. The following standards for lighting and address markings are applicable: a) The address number of the building shall be located and displayed so that it shall be easily visible from the street. The numerals in these numbers shall be no less than six (6) inches in height and be of a color contrasting to the background. In addition, any business that affords vehicular access to the rear through any driveway, alleyway, or. parking lot shall also display the same numbers on the rear of the building. b) Roof top address numbers shall be provided. They shall be a minimum of three (3) feet high and two (2) feet in width and of contrasting color to the background. Numbers shall. be placed parallel to the street address as assigned. Each building within a commercial complex shall have its own address/assigned number affixed to the roof. 20. Submittal requirements for permit applications (building, site improvements, etc.) to the Building/Plan Check Division and the Public Works/Engineering Division shall include all Conditions of Approval and Standard Requirements issued with this approval. 21. All Conditions of Approval and Standard Requirements shall be completed for each building/parcel prior to final inspections. All site improvements shall be completed as necessary to serve each new building/parcel, prior to issuing a Certificate of Occupancy. 22. This permit or approval is subject to the attached conditions or requirements of the following City Departments or Divisions: a. Development Services Department - Public Works / Engineering Division b. Development Services Department - Building / Plan Check Division c. Fire Department d. Municipal Water Department e. Public Services Department End of Allachment C e ~ (~ ATTACHMENT D CITY OF SAN BERNARDINO Development Services Department - Public Works Division Standard Requirements Description: Subdivide 159 Ac. into 10 Parcels and construct 26 buildinas Applicant: Hillwood Lit II, LP Location: Central Ave. east of Tippecanoe Ave. Case Number: PM 17887, DP2 06-06, VAR 07-08 1. Drainaae and Flood Control d) In addition to the drainage study mentioned in the previous condition, the developer's engineer shall submit a separate drainage study specific to each parcel as a part of that parcel's development plan submittal. The detention basins shall be designed in accordance with "Detention Basin Design Criteria for San Bernardino County." The development is partially located within Zone X (shaded) on the Federal Insurance Rate Maps and may be subject to sheet overflow to a depth of less than 1 foot in a 100-year storm. Therefore, all e e) f) e a) All necessary drainage and flood control measures shall be subject to requirements of the City Engineer, which may be based in part on the recommendations of the San Bernardino County Flood District. The developer's Engineer shall furnish all necessary data relating to drainage and flood control. A permit will be required from the Department of Transportation and Flood Control, if any work is required within the Flood Control District's right-of-way. c) A local drainage study will be required for the project. Any drainage improvements, structures or storm. drains needed to mitigate downstream impacts or protect the development shall be designed and constructed at the developer's expense, and right-of-way dedicated as necessary. Release of drainage shall be at locations and under conditions acceptable to the City Engineer and any other agency having jurisdiction. b) . e e .~ () Project: Southgate Case No. PM 17887 & DP2 06-06 Page 2 of 14 building pads shall be raised above the surrounding area as approved by the City Engineer. All drainage from the development shall be directed to an approved public drainage facility. If not feasible, proper drainage facilities and easements shall be provided to the satisfaction of the City Engineer. If site drainage is to be outletted into the pUblic street, the drainage shall be conveyed through a parkway culvert constructed in accordance with City Standard No. 400. Conveyance of site drainage over the Driveway approaches will not be permitted. A Water Quality Management Plan (WQMP) is required for this project. The applicant is directed to the City's web page at www.cLsan-bernardino.ca.us - Departments - Development Services - Public Works for templates to use in the preparation of this plan. A Storm Water Pollution Prevention Plan (SWPPP) will be required. The applicant is directed to the City's web page at www.cLsan- bernardino.ca.us - Departments - Development Services - Public Works for templates to use in the preparation of this plan. k) The City Engineer prior to issuance of a grading permit shall approve the WQMP and the SWPPP. g) h) i) j) I) A "Notice of Intent (NOI)" shall be filed with the State. Water Resources Control Board for construction disturbing 1 acre or more of land (including the project area, construction yards, storage areas, etc.). m) The City Engineer, prior to grading plan approval, shall approve an Erosion Control Plan. The plan shall be designed to control erosion due to water and wind, including blowing dust, during all phases of construction, including graded areas which are not proposed to be immediately built upon. 2. Gradina and Landscapina a) The site/plot/grading and drainage plan shall be signed by a Registered Civil Engineer and a grading permit will be required. The grading plan shall be prepared in strict accordance with the City's "Grading Policies and Procedures" and the City's "Standard Drawings", unless otherwise approved by the City Engineer. ~..,. i J'. ;', \ \.',; \.r ;.', .: ,', .I':;J, 1'- .i';:'.'.. .,;...., ...._", \ :.. '. , e e i) e () o Project: Southgate Case No. PM 17887 & DP2 06-06 Page 3 of 14 If more than 5 trees are to be removed from the site, a tree removal permit conforming to the requirements of Section 19.28.090 of the Development Code shall be obtained from the Department of Development Services-Planning Division prior to issuance of any grading or site development permits. c) A grading bond will be required and the grading shall be supervised in accordance with Section 3317.2 of the California Building Code. b) d) If more than 1,000 cubic yards of earth is to be hauled on City Streets then a special hauling permit shall be obtained from the City Engineer. Additional conditions, such as truck route approval, traffic controls, bonding, covering of loads, street cleaning, etc. may be required by the City Engineer. e) A liquefaction evaluation is required for the site. This evaluation must be submitted and approved prior to issuance of a grading permit. Any grading requirements recommended by the approved liquefaction evaluation shall be incorporated in the grading plan. An on-site Improvement Plan is required for this project. Where feasible, this plan may be incorporated with the grading plan and shall conform to all requirements of Section 15.04-167 of the Municipal Code (See "Grading Policies and Procedures"). f) g) Wheel stops are not permitted by the Development Code, except at designated accessible parking spaces. Therefore, continuous 6" high curb shall be used around planter areas and areas where head in parking is adjacent to walkways. The parking spaces may be 16.5' deep and may overhang the landscaping or walkway by 2.5'. Overhang into the setback area or into an ADA path of travel (minimum 4' wide) is not permitted. h) Continuous concrete curbing at least 6 inches high and 6 inches wide shall be provided at least 3 feet from any wall, fence, property line, walkway, or structure where parking and/or drive aisles are located adjacent thereto. Curbing may be left out at structure access points. The space between the curb and wall, fence, property line, walkway or structure shall be landscaped, except as allowed by the Development Review Committee. Refuse enclosure{s) shall be constructed in accordance with City Standard Drawing No. 508 modified as approved by the City Engineer to provide ADA accessibility. The minimum size of the refuse enclosure shall be 8 feet x 15 feet, unless the Public Services Department, Refuse Division, approves a smaller size, in writing. ,.;,.,\r 1)'-, ,'" .\\.\'1'," I'i SI,II:I{',';"lL";' :111 -lA" - ;11, 11'1;_,_",(,,; "'h", ;".'. (, . ,_.' .,'. e e . ~ Project: Southgate Case No. PM 17887 & DP2 06-06 Page 4 of 14 j) Where a refuse enclosure is proposed to be constructed adjacent to spaces for parking passenger vehicles, a 3' wide by 6 . high concrete planter shall be provided to separate the enclosure from the adjacent parking. The placement of the enclosure and design of the planter shall preclude the enclosure doors from opening into drive aisles or impacting against adjacent parked cars. k) The number and placement of refuse enclosures shall be as approved by the Public Services Department, Refuse Division. I) Retaining walls, block walls and all on-site fencing shall be designed and detailed on the on-site improvement Plan. This work shall be part of the on-site improvement permit issued by the City Engineer. m) All walls shall be constructed of decorative block or other materials with architectural features acceptable to the City Planner. n) Interior fencing material within 5 feet of the structure shall be either non-combustible or 1-hour fire rated. Vinyl fencing is not allowed within 5 feet of the structure. The on-site improvement plan shall include details of on-site lighting, including light location, type of poles and fixtures, foundation design, conduit location and size, and the number and size of conductors. Photometry calculations shall be provided which show that the proposed on-site lighting design will provide 1 foot-candle of illumination uniformly distributed over the surface of the parking lot during hours of operation and 0.25 foot-candles security lighting during all other hours. p) The design of on-site improvements shall also comply with all requirements of The California Building Code, Title 24, relating to accessible parking and accessibility, including retrofitting of existing building access points for accessibility, if applicable. 0) q) An accessible path of travel shall be provided from the public way to the building entrance. All pathways shall be concrete Paved and shall provide a minimum clear width of 4 feet. Where parking overhangs the pathway, the minimum paved width shall be 6.5 feet. r) Where an accessible path of travel crosses drive aisles, it shall be delineated by textured/colored concrete pavement. e s) The project Landscape Plan shall be reviewed and approved by the City Engineer prior to issuance of a grading permit. Submit 5 copies to the Engineering Division for Checking. ;, !'i .\ '. \",1, ;)1 ')",:" I t';',-, .. ~I,"'- _. ~ - ':-': : I::",,,:,,,i ... :.: -.~~:,: j''." ,', I', ; " ....; . e . v) e z) e () Q Project: Southgate Case No. PM 17887 & DP2 06-06 Page 5 of 14 The public right-of-way, between the property line and top of curb . (also known as "parkway") along adjoining streets shall be landscaped by the developer and maintained in perpetuity by the property owner. Details of the parkway landscaping shall be included in the project's on-site landscape plan, unless the parkway area is included in a landscape maintenance district, in which case, a separate landscape plan shall be provided. u) A Landscape Maintenance District (LMD) shall be implemented to maintain landscaping within the following areas. The LMD shall be implemented prior to recording the parcel map. (Note. LMD formation requires a minimum of 4 months after approval of LMD landscaping plans.): t) i) Central Avenue ii) Tippecanoe Avenue iii) Detention basins in Parcels 9 and 10 The cost of installation of landscaping and irrigation system in the landscape maintenance district shall be bonded as part of the faithful performance, labor & materials, and warranty bond required for approval by the City Council and recording of the parcel map. w) Separate sets of Landscape Plans shall be provided for the Landscape Maintenance District. x) The landscaping and irrigation system shall be installed in the landscape maintenance district and accepted by the City Engineer prior to application for occupancy of any building in the subdivision. y) Prior to sale of each parcel, the Developer shall provide the City's Real Property Section of the Public Works Division with a signed copy of the "Notice of Assessment District" disclosure for each property purchaser. An easement and covenant shall be executed on behalf of the City to allow the City to enter and maintain any required landscaping in case of owner neglect. Upon request, the Real Property Section will prepare documents for execution by the property owner and shall ensure that, if the property owner or subsequent owner(s) fail to properly maintain the landscaping, the City will be able to file appropriate liens against the property in order to accomplish the required landscape maintenance. A document processing fee in the amount of ~200.00 shall be paid to the Real Property Section to cover processing costs. The property owner, prior to plan approval, shall execute this easement and covenant unless otherwise ,__,1,.: U" 1'1 \ \., \:'" I j'(\i;l: : iI,qu,':, ;':1,1, - L).~,: - I:,. : Ill:",..;! "'", i ",I,' ,'.\ I,'! \ I . ,~, ,;' "... l e e e <3 ~ Project: Southgate Case No. PM 17887 & DP2 06-06 Page 6 of 14 3. allowed by the City Engineer. Applicable to Commercial, industrial and multi-family development only. Utilities a) Design and construct all public utilities to serve the site in accordance with City Code, City Standards and requirements of the serving utility, including gas, electric, telephone, water, sewer and cable TV (Cable TV optional for commercial, industrial, or institutional uses). b) Each parcel shall be provided with separate water and sewer facilities so the City or the agency providing such services in the area can serve it. c) Backflow preventers shall be installed for any building with the finished floor elevation below the rim elevation of the nearest upstream manhole. d) Sewer main extensions required to serve the site shall be constructed at the Developer's expense. This project is located in the sewer service area maintained by the City of San Bernardino therefore, any necessary sewer main extension shall be designed and constructed in accordance with the City's "Sewer Policy and Procedures" and City Standard Drawings. f) Utility' services shall be placed underground and easements provided as required. e) g) A street cut permit, from the City Engineer, will be required for utility cuts into existing streets. h) All existing overhead utilities adjacent to or traversing the site on either side of the street shall be undergrounded in accordance with Section 19.20.030 (non-subdivisions) or Section 19.30.110 (subdivisions) of the Development Code. i) Existing Utilities which interfere with new construction shall be relocated at the Developer's expense as directed by the City Engineer, except overhead lines, if required by provisions of the Development Code to be undergrounded. See Development Code Section 19.20.030 (non-subdivisions) or Section 19.30.110 (subdivisions). ,..,',,~IJ' ~"\":\.',t>1 S;;l::-!,'q'''>h:fJII~IP.!-rll.ji:lr'.\""d'...\,.,l,q:.:-,i'\\ (f)\ _~.:; ':<l, ',:,1 e e e (.) () Project: Southgate Case No. PM 17887 & DP2 06-06 Page 7 of 14 Sewers within private streets or private parking lots will not be maintained by the City but shall be designed and constructed to City Standards and inspected under a City On-Site Construction Permit. A private sewer plan designed by the Developer's Engineer and approved by the City Engineer will be required. This plan can be incorporated in the on-site development plan, where practical. 4. Mappina j) a) A Parcel Map based upon field survey will be required. b) All street names shall be subject to approval of the City Engineer prior to Map recordation. c) Additional survey and map information including, but not limited to, building setbacks, flooding and zones, seismic lines and setbacks, geologic mapping and archeological sites shall be filed with the City Engineer in accordance with Ordinance No. MC-592. 5. Improvement Completion Plans for all required public Street, sewer, drainage improvement, traffic signals, and landscape maintenance district landscape and irrigation for the entire project shall be completed, subject to the approval of the City Engineer, prior to Map recordation. b) If the construction/installation of required improvements, including landscaping and irrigation within the landscape maintenance district, are not completed prior to Map recordation, an improvement security accompanied by an agreement executed by the developer and the City will be required. a) c) Street light energy fee to pay cost of street light energy for a period of 4 years shall be paid. Exact amount shall be determined and shall become payable prior to Map recordation. 6. Street Improvement and Dedications a) All public streets and public easements within and adjacent to the development shall be improved to include combination curb and gutter, paving, access ramps, street lights, sidewalks, and appurtenances, including, but not limited to traffic signals, traffic signal modifications, relocation of public or private facilities which interfere with new construction, striping, and landscaping and irrigation in the landscape maintenance district shall be accomplished in accordance with the City of San Bernardino "Design Policies and Procedures" and City "Standard Drawings," unless otherwise approved by the City Engineer. Street lighting ,~ ,1.'~ ! J' 1-" . \ \, "', \" . :,\ " ,;:-, l/ll" ':: ,~i .'! i ~ ')~.: - ,>, : ! ::I~\ ,',.d "'.n. ~ ,,~..;k I' \\ ('1).\ <::.. . I ,',~ .;'...- ". ,i,' e e .~ ~ Project: Southgate Case No. PM 17887 & DP2 06-06 Page 8 of 14 b) shall be designed and constructed in accordance with the City's "Street Lighting Policies and Procedures." Street lighting shall be shown on street improvement plans except where otherwise approved by the City Engineer. For the streets listed below, dedication of adequate street right-of- way (RW.) to provide the distance from street centerline to property line and placement of the curb line (C.L.) in relation to the street centerline shall be as follows: Street Name Right of Wav(ft.} Curb Line(ft} Central Ave. 44' 32' Tippecanoe Ave. Per plans prepared by Associated Engineers under contract with IVDA c) Central Avenue shall be constructed full width from Tippecanoe Avenue easterly to where it will intersect with the northerly extension of Mountain' View Avenue. Improvements shall include curb and gutter, sidewalk, street lights, traffic signals and other appurtenances as required. During plan check, the City Engineer shall determine if existing pavement can be salvaged. d) A temporary turn around shall be constructed at the easterly terminus of Central Avenue. The minimum turn around dimensions shall conform to the dimensions of the cul-de-sac in Standard 101, or as otherwise required by the City Engineer and Fire Marshal. e) Construct 8" Curb and Gutter per City Standard No. 200 adjacent to the site along Tippecanoe Avenue. Widen pavement adjacent to the site to match new curb and gutter. Construct approach and departure transitions for traffic safety and drainage as approved by the City Engineer. f) Construct sidewalk adjacent to the site in accordance with City Standard No. 202, Case "A" (6' wide adjacent to curb). Sidewalk shall be constructed on both sides of Central Avenue. g) e Construct accessible curb ramps in accordance with City Standard No. 205, moditied as approved by the City Engineer to comply with current ADA accessibility requirements, at all curb returns within and adjacent to the project site. Dedicate sufficient right-of-way at the corner to accommodate the ramp. .::.<,,'.11..... I': :\'\,'\1'\,( l 1'1 \ld'l-f{,p,":, '::',11- ';'';,1- ')" I;I!!\\<""ld "',"': ,::.:\. !,\\ t -L),\'~' .":f\~- "~ . i'- <:) ~ Project: Southgate Case No. PM 17887 & DP2 06-06 Page 9 of 14 e Construct Driveway Approaches per City Standard No. 204, Type II, including an accessible by-pass around the top of the drive approach. Remove existing driveway approaches that are not part of the approved plan and replace with full height curb & gutter and sidewalk. Radius type drive approaches may be constructed, if desired. Complete design shall be shown on the on-site development plan. A strip of textured/colored concrete 20' wide shall be constructed in the throat of the driveway. i) All Curb return radii shall be 25 feet minimum. h) j) Curb return radius at the intersection of Central Avenue with Tippecanoe Avenue and at Mountain View Avenue shall be 35 feet unless otherwise approved by the City Engineer. k) The pavement on Tippecanoe Avenue adjoining the site shall be rehabilitated to centerline using a strategy approved by the City Engineer. I) Install Street Lights adjacent to the site in accordance with City Standard Nos. SL-1 and SL-2. e m) Two independent means of access 24 feet wide, paved and dedicated, shall be provided to each parcel in the project. Additional width may be required for drainage control and traffic safety, except as approved by a Variance. 7. Phasina a) A mass grading plan may be approved for the entire site. b) An on-site development plan is required for each parcel. c) Central Avenue extension and second point of access shall be constructed prior to occupancy of any building on any parcel in the subdivision. e f) d) LMD landscaping shall be installed prior to occupancy of any building on any parcel in the subdivision. e) Drainage facilities, such as storm drains, channels, detention/retention basins, earth berms and block walls, shall be constructed, as necessary, to protect the development from off-site flows and to properly control drainage downstream. A properly designed water system shall be constructed, which is capable of providing required fire flow, which might require looping or extending beyond the phase boundaries. ,:,'., - I), Pi'" ',\,!, 1.'( \1,1(' ikf'".t, ~'lIi- ("~: - ")1. ! I,; .."",i! ,(, I"~!::,' 1".\ (-r j\ ".; :"( "., ;, ~~~~--- ~ C) Project: Southgate Case No. PM 17887 & DP2 06-06 Page 10 of 14 e Easements for any of the above and the installation of necessary utilities shall be completed. h) Phase boundaries shall correspond to the lot lines shown on the approved tentative map. g) 8. Reauired Enaineerina Plans a) A complete. submittal for plan checking shall consist of street improvement, sewer, storm drain, traffic signal, striping, lighting. grading, on-site landscaping and irrigation, landscaping and irrigation in the landscape maintenance district, and other plans as required. Piecemeal submittal of various types of plans for the same project will not be allowed. except as follows: i) The parcel map and mass grading plan with all required supporting documents (including master drainage study) may be submitted as one package. Mass grading shall include design and construction of drainage detentionlretention basins to serve the development as a whole. or upstream drainage reaching the site. e ii) Complete on-site development plans with all required support documents shall be submitted for each parcel as development is anticipated. b) All improvement plans submitted for plan check shall be prepared on the City's standard 24" x 36" sheets. A signature block satisfactory to the City Engineer or his designee shall be provided. c) After completion of plan checking, final mylar drawings, stamped and signed by the Registered Civil Engineer in charge, shall be submitted to the City Engineer for approval. d) Electronic files of all improvement plans/drawings shall be submitted to the City Engineer. The files shall be compati.ble with AutoCAD 2000, and include a .DXF file of the project. Files shall be on a CD and shall be submitted at the same time the final mylar drawings are submitted for approval. e) Copies of the City's design policies and procedures and standard drawings are available at the Public Works Counter for the cost of reproduction. They are also available at no charge at the Public Works Web Site at e httO:/ /www.ci.san-bernardino.ca.us/site/ow/default.htm , ., ,:. ':' I," i': ,\', '. '" ,,'I '",' ~i'_;h' '1 ";, ' C ':': j 1:1.'\'" 'd -.",,: ::-.:;.1,' ; ,'',, i', J" . '.. :< ,t "..l e e e <l) () Project: Southgate Case No. PM 17887 & DP2 06-06 Page 11 of14 9. Reauired Enaineerina Permits a) Grading permit. b) On-site improvements construction permit (except buildings - see Development Services-Building Division), including landscaping. c) Off-site improvement construction permit. 10. Applicable Enaineerina Fees a) All plan check, permit, inspection, and impact fees are outlined on the Public Works Fee Schedule. A deposit in the amount of 100% of the estimated checking fee for each set of plans will be required at time of application for plan check. The amount of the fee is subject to adjustment if the construction cost estimate varies more than 10% from the estimate submitted with the application for plan checking. b) The current fee schedule is available at the Public Works Counter and at htto://www.cLsan-bemardino.ca.us/site/oW/default.htm Expeditious plan review is available. A non-refundable fee in the amount of 125% of the' estimated plan check fee for each set of plans will be required at time of application for expedited plan check. The amount of the fee is subject to adjustment if the construction cost estimate varies more than 10% from the estimate submitted with the application for plan checking. 11. Off-Site Traffic Impact Mitiaation c) a) Prior to any occupancy, a new traffic signal shall be installed at Tippecanoe Avenue/Rialto Avenue. b) Prior to any occupancy, the following improvements shall be implemented at Tippecanoe Avenue/Central Avenue: i) Widen the westbound approach (east leg) of Central Avenue and/or modify striping to provide one (1) exclusive left-turn lane, two (2) through lanes and one (1) exclusive right-turn lane for the westbound traffic at Tippecanoe Avenue. ii) Widen the eastbound approach (west leg) of Central Avenue and/or modify striping to provide one (1) exclusive left-turn lane, two (2) through lanes, and one (1) exclusive right-turn lane for eastbound traffic at Tippecanoe Avenue. ~u ,:. 'l" : h :'1 . \ '\ '.: \.' I ,)1 \1.\::- i/,:l, ,:', :':1 '1;- ,;~, I - """ ; I: ~ I "_, ",,' '""," 1 , . ". (;j () Project: Southgate Case No. PM 17887 & DP2 06-06 Page 12 of 14 e iii) Widen the southbound approach (north leg) of Tippecanoe Avenue and/or modify striping to provide one (1) exclusive right-turn lane, three (3) through lanes, and. two (2) exclusive left-turn lanes for southbound traffic at Central Avenue. iv) Widen the northbound approach (south leg) of Tippcanoe Avenue and/or modify striping to provide two (2) exclusive left-turn lanes, three (3) through lanes, and one (1) exclusive right-turn lane for northbound traffic at Central Avenue. c) This project is subject to fair share contributions toward improvements needed to mitigate project related traffic impacts. The fair share contributions shall be submitted to the City prior to any building permit issuance. The fair share contributions will be applied to the cost of the following improvements: i) TiDDecanoe Avenue/Oranae Show Road-San Bernardino Avenue: 1) Widen Tippecanoe Avenue south of the intersection to add one additional northbound exclusive left-turn lane (resulting in 2 left-turn lanes) and to add one northbound exclusive right-turn lane. Estimated Cost = $100,000. e '2) Widen Tippecanoe Avenue north of the intersection to add one southbound exclusive right-turn lane. Estimated Cost = $50,000. 3) Widen San Bernardino Avenue east of the intersection to add one westbound exclusive right-turn lane. Estimated Cost = $50,000. 4) Modify the existing traffic signal to accommodate the widening of Tippecanoe Avenue and San Bernardino Avenue. Estimated Cost = $75,000. Total Estimated Cost = $275,000; Project Fair Share (28%) = $77,000 ii) TiDDecanoe Avenue/HosDitalitv Lane: e 1) Widen Tippecanoe Avenue north of the intersection to add one southbound exclusive right-turn lane. Estimated Cost = $50,000, c''':, " i..... I'. . \ \, \,,:", I I ,)1 '): ,;I" ;( ':P'" 1_ ,:'I.j i - f ).1. I - 1')1, II il! II L.' 1,1 ..., ;(, l, ~:.';':, : ) i \ ( 1 ) \ I '_:. ' ' :(,~' ,... ,', (t o Project: Southgate Case No. PM 17887 & DP2 06-06 Page 13 of 14 e 2) Modify the existing traffic signal to accommodate the widening of Tippecanoe Avenue and to add right-turn overlap phasing for southbound traffic. Estimated Cost = $75,000. Total Estimated Cost = $125,000; Project Fair Share (23%) = $28,750 iii) Waterman Avenue/Oranae Show Road: 1) Widen Waterman Avenue south of the intersection to add one northbound exclusive left-turn lane, providing dual northbound left-turn lanes. Estimated Cost = $50,000. 2) Widen Waterman Avenue north of the intersection to add one southbound exclusive right-turn lane. Estimated Cost = $50,000. 3) Widen Orange Show Road west of the intersection to add one eastbound exclusive right-turn lane. Estimated Cost = $50,000. e 4) Widen Orange Show Road east of the intersection to add one westbound exclusive right-turn lane. Estimated Cost = $50,000. 5) Modify the existing traffic signal to accommodate the widening of Waterman Avenue and Orange Show Road. Estimated Cost = $75,000. Total Estimated Cost = $275,000 Project Fair Share (14%) = $38,500 iv) The above costs are based upon guidelines presented in the latest San Bernardino County Congestion Management Program (CMP) and they do not include costs for right-of- way acquisition, utility relocation, landscaping, mobilization, or contingencies. v) The fair 'share contribution for each parcel, based upon proposed building size, shall be paid prior to any permit issuance for each parcel. e vi) The total required fair share contribution is $144,250, which is divided between individual parcels as follows: c.,,',', :1" ii .\',\1\;1, i'l SI,~i';I\<l1".',~<t.""I;.l.;-';',il:i:.."i",i",: .'..'.'1'.\ 'l'\'. .'" '() (j Project: Southgate Case No, PM 17887 & DP2 06-06 Page 140f14 e 1 ) Parcel 1 = $1,875 2) Parcel 2 = $4,785 3) Parcel 3 = $7,989 4) Parcel 4 = $24,789 5) Parcel 5 = $60,598 6) Parcel 6 = $34,602 7) Parcel 8 = $9,612 e e .;;.... ')1 .\ '-.'.:'" I I'I.~I.:(I' :<,p,,:, ::',jl'- ';i i -:1, i !;1:',,<',",,1 ;""",;;";. " ]'\\. (I) \ "-='.: :;n,: ".. " . Property address: c3. ~ \1i6 City of San Bernardino STANDARD REQUIREMENTS Development Services/Plan Check Division ~ SO\tt( ~.,.~ ~P'.'6lJP"DP: ~ t. 01.- ofo DATE: i ('7/4 NOTE; NO PLANS WILL BE ACCEPTED FOR PLAN CHECK WITHOUT CONDITIONS OF APPROVAL IMPRINTED ON PLAN SHEETS. Submit 6 sets of plans, minimum size IS" x 24", drawn to scale. If plan check is for expeditious review, submit 6 sets. The plans shall include (if applicable): site plan (include address & .assessors parcel number) foundation plan floor plan (label use of aU areas) elevations electrical. mechanical, & plumbing plans .~ detail sheets (structural) . cross section details show compliance with Title 24/Accessibility (disabled access) . a plan check deposit fee will be required upon submittal of plans. Call Development Services (plan check) 909-384-5071 for amount. a. . b. c. d. e. f. g. h. I. 1. The title sheet of the plans must specify the occupancy classification, tlpe of construction, If the building has sprinkler,s., & the current applicable codes. 2. The person who prepares them must sign the plans. Also, provide the address & phone number of that person. Some types of occupancies require that the plans are prepared, stamped. and signed by an architect, engineer, or other person licensed by the State of California. 3. For structures that must Include an engineers design, pro,.ide 2 sets of stamped/wet signed calculations prepared by a licensed architect/engineer. 4. Provide 2 sets of Title 24/Energy compliance forms and calculations. Some compliance forms are required to be printed on the plans. . 5. Submit grading, site, and/or landscape plans to Public Works/Engineering for plan check approval and permits. For more information, phone 909-384-5111. 300 N 'D' Street San Bernardino CA 92418 909-384-5071 Office 909-384-5080 Fax e e e ~ () 6. Fire sprinkler plans, fires suppression system plans, etc., shall be submitted to the Fire Department for plan check approval and permits. For information, phone 909.384-5388. 7. Signs require a separate submittal to the Planning Division for plan check approval and permits. For Information, phone 909-384-5057. 8. Restaurants, food preparation facilities, and some health related occupancies will require clearances and approved plans from San Bernardino Count)' Health Department. For Information, phone 909-387-3043. 9. Occupancies that Include restaurants, car washes, automotive repair/auto body, dentist offices, food preparation facilities or processing plants, etc. may require approvals and permits from San Bernardino Water Reclamation. For Information, phone 909-384-5141. 10. An air quality permit may be required. Contact South Coast Air Quality Management Division for information, phone 909-396-2000. II. State of California Business" Professions Code/Contractors License Law requires that permits can be Issued to licensed contractors or owner-builders (that are doing the work). Contractors must provide their State license number, a city business registration, and workers compensation polley carrier" polley number. Owner-builders must provide proof of ownership. NOTE: PLAN CHECK TIME ON THESE TYPES OF PROJECTS IS APPROXIMATELY 4-6 WEEKS FOR I ST CORRECTIONS. EXPEDITIOUS- REVIEW IS APPROXIMA TEL Y 10 WORKING DA YS. THE DEVELOPMENT REVIEW PROCESS IS NOT THE BUILDING PLAN CHECK AND DOES NOT IMPLY THAT THE DESIGN AS SUBMITTED WILL BE APPROVED WITHOUT CORRECTIONS. Comments: 300 N . D' Street San Bernardino CA 92418 909-384.5071 Office 909-384-5080 Fax I , ~ " ~ ~ CITY OF SAN BERNARDINO FIRE DEPARTMENT STANDARD REQUIREMENTS Case:-rP/VI 1,9,og'1 Date: (". 2.? . (0 -r pt1 I'1Q,Q1' .Di2/L 0(').011.- Reviewed By: ~ INERAL REQUIREMENTS: ' . Provide one addttlonaJ set of construction plars 10 Building and Safety for Fir. Department use at time of plan check. Contact the City of San Bemardino Fire Dopartment at (909) 384-5585 for specific detailed requirements. ' The developer shall provide for adequate tire now. Minimum fire flow requirements shall be baled on square footage, construction features. and exposure inlonnation supplied by the developer and must be available 2!!2r to placing combustible materials on site. jJATER PURVEYOR FOR FIRE PROTECTION: The tire protection water service lor the area of this project is provided by: ""rst San Bernardino Municipal Water Department-Engineering (909) 384-5391 o East Valley Water District-Engineering (909) B88.8986 o Other Water puNeyor. Phone: PUBLIC FIRE PROTECTION FACILITIES: ' ~ Pub,.c fire hydrants are required along streets at intervals not to exceed 300 feel for commercial and multi-res6dential areas and at intervu not to exceed 500 feet for residentiallr.u. 111 Fire hydrant minimum flow rata of 1.500 gpm at I 20 psi mintmum raidull pf'8Slure are required lor commercial and muhi-resldenti8lareas. Minimum 'ire hydrant now nltes of 1.000 lP" at a 20 psi minimum resktual pressure are required lor residential aresa. )d Fire hydrant type and specific location shall be jointly determined by the City 01 San Bernardino Are Department in conjunction with the water purveyor. Fire 'I'- hydrant materials and installation shall conform to the standards and speclflCatlOnl of the water purveyor. 1st Public lire hydrants. lire $8rvices. and public water facilities necessary to meet Fire Department raquiremenla are the developer'llinanciaJ responsibility and l' shall be installed by the water purveyor or by the developer at the waler purveyor's discretion. Contad the water purveyor indicated above for addltlonal information. ACCESS: ':ii Provide two separate. dedlcaled reutes 01 ingress/egress to the property entrance. The routes shall be paved, aU weather. ~- Provide an access road to each building lor fire apparatus. Access roadway shall have an all-weather driving surface of nolless than 20 feet of unob- 5tNCIad widII1, ~ Extend roadway to 'Nithin 150 feet ct all portions 01 the exterior wall 01 aU sin~1e story buildings. ~ Extend roadway to lNithin SO feet ot the 6'.<tenor '1411 of aU multiple-story buildings. Provide "NO PARKING" signs wnenever parking of vehidas would-poasible reduce the ctaarance of access roadways to less than the required width. Signs are to reed "FIRE LANE-NO PARKlNG-M,C. Soc. 15.15", o Dead-end streets shall not exceed 500 feet In length and shall have a minimum 40 foot radius turnaround. r o The names of any new streets (public or private) shall be submitted to the Fire Department for appro~al. '~ r:O~ SITE: .11 f/- $ ~I access roads and streets are to be constructed and usable prior to combustible construction. (fJ-' Private fire hydrants shall be instaUee: to protect each building located more than 150 feet frem the ccrO line. No fire hydrants shou be within 40 1 of xtenor wall. The hydrants shall be Wet Barrel type, 'Nlth one 2Yl inch and 4 inch cutlet, and approved by the Fire Department. A adjacent to fire hydrants shall be designated as a "NO PARKlNG~ zone by painting a" 8 inch 'Mde. red stripe tor 15 feet in each direction in front of the in such manner that it wtU not be blocked by parked '/ehic!es. Lettering to be in whfte 6~ by 'At-. . BUILDINGS: ~ Address numerals shall be ir:staUed ,;" l~t! bWldi:"1g at the lront or vther approved location in such a manner as to be visible 'rom the frontage slreet. Com- !'\. mercial and multi family addmss numerals st'la!l be; inelles tall'1g1e family address nU'~ali'?ls snail be 4 inches lall. The color of the numerats shall con- :=~t~:~~:~~~:::t~~~~I~~';:.lhth.numbe:~llheU"iU'."~^' 1')( 4-' )/()Ma~.&!.S ON Some 'Ro~.5 ~ Fire extingUiShers must be installed pncr to tt..a ty:tdil19 taing cccupied. The 1I1jnimurn (...ling fo, dny fire 8'<1inguisher is 2A 10BIC. Minimum diltribution of T<... fire extinguishers must be ::)'Jch that f1<) :~',tell(Jr p.ut at the bUIlding is over 75 foe! travel Ciot3nca from a fire CJdingu:"iher o Apartment houses with 16 or more ul1lt'5, hOlels lIT ,)10:;15) Vllith 20 or more units, or apartments vr r,otels (mot09ls) thrae stories or more in height shall be equippedwilh automatic fire !lprink~erj de<;rt;;n..;d to NFPA standards. ~ All buildings, over 5.000, square f~t. 3~.:l1l tlo e!i1.JIP,red 'Nit!'1 an alJIOm, atic lir~ s"gp,.~nker $'J<;It:J!iCk:'5igned to NFPA <,tandards. This includes existing buikjings vacantover365days.5pp../NK.U!I- 'DF.:N:5rrV I:SI/At.<.- t:1e ,~ 3.;J;)O UHl.<:;~ ~/T/C.A t Submlt plans for the fire prC'tectiol1 s}'5!')(T' to l~ ;:Ire Department pnor te be:)irmmg ronstr 10" of the sy.!>ler:1_ PerTTlIl required. ~ 71!:O Tenant impro'/ements in 311 sp:";1~:ero;ld ht.J,h~i"gs are tc be apolo".;d by !/"Ie Fire DapartfTlart pfier to start of ccnsl/;Jclt(ln. Pennit required. Provide fire atann lraqU, Ired throlj'~I:'l, IJt;. PLjr'., must ~ apprOvE.:d by Ino Fire Df.!partme, nt pnor fo.J slart cf lns.taJ1ahon. perrn,ll rCQu~red. Fire Department connectIon 10 S.prlfild.,;: s',st::lC'slandplpe system. :;hall be lequrred al Fire Department i.lpproved location. Fire Code Permit lequlred. apply a,r jrx: ci'tst _:,n1 st,ael, (9C9', 384.5188. Fire Sprinkler monilonng requtrari ?!an..; ,~U.:,\ 00 approveoJ by !"Ie ~;re O-:ipJrtment prior In the start of oonstn;ctJon. ~erm.t reqUired. o Occupant Load, Note: 1lle applicant must request.:n ".nfi"l', "-~f ...:har:.1'lS tlJ Fire Department requirements. ADDI~AL INFORMATlOJ;' p~W I ~ Ie KlJ~1L8;Jt. f,Nf~ ~~Jii. r{'L~.K~J~H.td6vL~tJ.1{2~_. _, r~*.~l.'()E-A UJmf.WO rr'l~~~ll:~ .t2U1.!JL.M5on.J:I.A;5 fQ;s::a8~._uo_ ~~llil!.$~_.GlO~e:.: ,/2.PrC-K. T::1e.l<;"t4... ~_ b=:.-0J-f-;;t2.,fJ/l,fPCl1E12 WI"'-1./ '1!ICI;f'f.1I/J<:t~"- 6J/'J;~./{CT~n~_7JtE:.._~ m 0)2 rr'i _ S-rQr2..lt~~Ei!'.!.,,-__ 4~ _4c.C=:'J, -. DIJor;:$ ~(t.. 6E:., f'INL!:lcll..AI ~tLLQQ '61.tCAL, ,Ea,;u:..al;:--;:T __i1pg_Af<,J5ftS'- 5. ) I!lt:. S"-(OMJA1Yf.~5:1".!!.f>4:l2r'/,a -tOljoJr Qf;J.OPVf!.(:TI:J >eg""""" /~$( '6S I/~F;.O IV /!JEt r<..F;.~c-v~O \Iv rrH ."rHf- FIRE;; OF-pro Wt+7G:."~ (':'TcJ , CITY OF SAN BERNARDINO FIRE DEPARTMENT STANDARD REQUIREMENTS ~L.m fv'iEADawS/77PPd-~ ~p~ 00 - OL !Pm !,!~.~7~= -:l)12 -rr 0 (o_~~__ JNERAL REQUIREMENTS: Provide one additionat set of conslru .Ilcn pl<ll'~ 10 BUlijing a"d Safely trlr Fire Department use 81 tjm~ <;,f plan check. Contact the City ot San Bernardino F:re l'''parrr .:nt ':It : 909; .184-558."; lor spticilic detaiJed requirements. The dev~loper Sh,al! provide for adeq'iJle l:rJ flew. Mir,imum fire. flow reqLdrer:"llmts 'Sh~1 be base,d on s'1~ar'3lcatage. construction features. and exposure informallon supplied by the d'3veloj;t::r and mUGt t:e av.:.,l:able unor Ie plac1rg combusttble matonals on c;lte Case: ,PH I 7~ 87 Date: qh(v . Reviewed By: C4::"JU ~TER PURVEYOR FOR FIRE PROTECTION: The fire protection water service for the area cllhJ5 proje!';t is prJ"I.j",d by: )C) San Bernardino Municipal Water Dep3rtment-E/lglneerlroq (909) 384.5391 U East Valley Water Districl-Eng:np.sring \:J(9) 888-8986 o Other Water purveyor. Phone; ~LIC FIRE PROTECTION FACILITIES: . . . Publk: fire hydrants are required along streets at intcrllals ~ot to "Ixr.eed 30C feet for commErcial and mulli.rt:sidenlial areas and at intervals nallo exceed 500 feet lor residential areas. . Fire hydrant minimum flow rates 011.500 gpm at a 20 pSI minimum residual pressure are required ler commerc!al and mutti-residentiala...... Minimum fire 1L hydrant flow rates ot 1,000 gpm at a 20 psi minimum residual pressuro are required for residential araa~. rs- Fire hydrant type and specific ,location shall be jc:nlly delennined by the City 01, San 8e'ilaroino Fire Departmenl in conjunction with the waler purveyor. Fire hydrant materials and instaltallon shall .:onfonn to the 31andards ,3nd specificatIOns of the water ;:~lVeyor. lsa Public fire hydrants. fire se.....1Cds. '-1(,1) publiC ...a~!:"r fdt:.lilies necos:::ary to meet Fire Depe:art1T.ent r'lQuir~ments are the developer's financial responsibility and shatl be'mstalied by the ,^dter PUI'\.'O;>', .'jr or by the rj,:}'/Hlcpqr at the water pUl'\reyor's dis.:ref'O'" Cotltact the water purveyor indtcated above lor additional information. ACCESS: ...R! Provide tv.Io separate, dedicale! 1""11<15 d ingre'islegress to the property antrance. The routes spatl be paved, all weather. ,.- D Provide an access road to &a./;t: to'Jllding IG; I;re ,icrJalafus. Access roadway sl'1all tlave an all.v~ather driving surface of not less than 20 feet of un0b- structed width. l5i(' Extend roadway to within 150 feel Crt all j:crtIQf'l$ 'Jl the '1xtcllior wall of cdl single stor; buildings. .t[j Extend roadway to wlthlO ~o '..ll'l [II ~:"~ ':,<!~.:Pcr ,...,::11 0' iJU muillpje"s~r;ry Oljlld'r,~s. t"'5r Provide "NO PARKING" <;,'gn5 V/;f"r',r".Cf r3rkir.g ': \. er"de.:i W~'.'Jid posslDle rer.lu<.;~~ i~a cl,~arance of dccess roadways to less than the required iMdth. Signs V_are to read "FIRE LANE-NO PARK,fIG--M.C. Sec. 15.1fi" o Dead-end streets shall n,A "~G"l,'d <r,' , ',,:,! in '''!rJ:h <.li:d S!l.l.:1 n__we A. nJlf'limum 40 1"'01 ruuil.s turnaround o The names of an't new ;tre..::ts r.lJt,I':: ';r P' I'. ""t.:) 3h-:>11 D0 ::'utrll1t;ud to ~r,e Fire DepartlTlcr,t for approval. SITE: ~AJI access reacts and sfroets m; to "';" ':.J"stn.wl",d and ';sClbln 'Jrior 10 1..0lT'bustible COlstructi"n Privalelire hydrants shall be :",<;IJII<::'1lr' p:.::t'iK~ .~ach b...:ilcing located rrGrIt lhan l~;a feet from -t.~ curb lill~. No fire hydrants should be within 40 feet of any exterior wall. The hydrants Sildll Ll:' Nol ililrrel type, 'Mfh Jr'le 2:2 mch and 4 inch Outi'3t. and arr-rov13d ty the Fire Department. Areas adjacent to lire hydrants shall be de6igraled 'is d NO PARKING' :ore ty pall'mg an 8 '''r.:h wice. ~;Jr; ,I;lp€ fvr 15 feet in each direction in front of the hydrant m such. manner that it will not be blo.:k.ed by ::;,lfio 'E-d.,( !t;d'1'i Lettcrn:l] 10 b.! In ,.vt1ile 6" ~y ';.~ BUILDINGS: 'V1 Address numerals sh3l) ':e r'!O'd:le-1 en .I"".,~ l:1 '1'11n9 ,'1 ~re fr'Jnl ')" Qlr:t'l :!pprj\l,~!1 ;x~;I'-.:'l in :;ucn a mar,ner as 10 be visible from lhe frontage street. COm. r mercial and multI family ad' ,,:!,j ,".:rr _ --:,1" .~h1'1 ".:,( ",:r.,!c. (;11'. SII-JI;? '..-ilClly dJdre-:s "wr".ra!" iit,.,:.,i1 t~ ~ ;nchas lall. The color ol1he numerals shall con- trast wtth the color 01 th~ t;ac,<:~r 'Jr.J, ,7- o Identity each gas and eleclf'c r~,t.;,W 'oN. t' q., l.. ~b6r ) "'1>1 '." ::f II ;;':l'.'e"; "1v1 Fire extinguishers ml;st be ;n':.~:.I:lt,.j v,:r' ~ h:J I,: - ~ :Y'''J G,':'J":II',C 1 C,,3 mf(hll"J"l ''li''g;cr c.ny lir.,; a:dtngliisher is 2A 10BlC. Minimum distribution 01 r fire extinguishers must be ,s',j,;h It"dl ,I'~ "':.j '.); r.,-,I' ,;~ !".-! i).;:'r"1in~ ''0 ..)~fj' 75 :t't:~ :ravp.! tjis~~tn'-l;; 'c0m a fire mainguisher o Apartment houses ''''1tn 16 Qr l,,~,rE:--,f' I~. ~ ;'("~ __ "':; .c-';::C ojr ')I:' I! .~!'Ils. 01 "".L'artf11"':l'S r~1 1101el$ (metals) tr:rea slories or more in height shall be equipped with automatic fire .,;:,rwk'.",,! . Jr".' - ..-"-:",v --.~-r';:j. ~ :c::::~~:~';e~:y~C -:':j:....:!(e '::-f;!t. :~, to! ._ ., ". '~",.. :'r, d' 1l.'~ ,;,i':; ~"e :;.:',r,!<.e- ~:' L' l'~.:..'JIlf;a I'~ IJ.-=-?A ::.~.vldards. This inclIJde!t existing buildings ~ Submit plar.s tnr the 1,(,; pd -'t ~.:1 . ~ Tenant Impro"err.enls :11 J'I,[.," ..", [1 Provide fire alann {'....qt.I.":fJ :r, ::"",ji' :is Fire Dep.u1ment c.;r.,'l.';! ,- r' I,. ~ Fire Code Permit requ,re:!. ,\r~:',l~ r. Fire Sprinkler monill)ril~g r~l'-'r :;r: .1~ Occupant Load. ,., '.. ~: 0(''-'': .-,,~~,.;:,...':i ,:(".i"...i,.~<.tl..n ;1 r't? ~1 S:Am. ferrl'l' ,'o'1'Jir<::'d. f.~'-' ,~v: ~'\ :"c '-., , lp.c.J 'tm~~nt ~dc' :c -:.1;..1:; of _;r"'str! '(.:Ii,:n FerrTll! required. f:.l i 'l L- !:-.~"-'e -:"-,rilrtnl<}n! ':i;~Jr I" '-o!art .)1 ".;;,u",)f:c') Ptmmt rOG,.lred. '",- cr, ;;:'y 1 ",.11(',: at FI;.--, CEr;..H~llo:nl lr.~'r::,elj ;':(;.1tlon. l';r .1:,..;',.,., .: h," ". ' ".': ;,.'l,....t..:. . .. ,. i.~ ::..! ..\~-:::.3e!j .", Fir'.. C')f:',~.tl. ("'1 ~rC'IO ;he :,t~rt " ...:n'i:rut:tlcn_ Permit reql,;Jred. Note; The applicant Tr.'.st r:::'_~u"s: r, I.t ..,~ ~,t ':' ~. (-".' I :~:"IG"I r'Jql':rerr.er:ts. AOOITIONAlINFOPMATiON. ~ C;::"V I .)\.JG Cow.nuF-I'..1IS -o~ I? (0 h z/ 6lJ. Avfl~'i. ..~ ___ ______ _.:2F-,-_yl.-tJPrl'Ll1 ~I KIC: Ac:.C~5S 12-oAOrs.{SSU~5 51/:tt1.-t. I3l! $OULJf:'J:L_ __WL7lf _Iilr- I~Pe MPr(l:;#'Ac , __________ FP8 171 'o:J.03~ ~~ BERNARDINO MUNICIPAL WATER REPARTME~ STANDARD REQUIREMENTS DRCIERC C..e: TENTATIVE PARCEL MAP NO. 17887 (SUBDIVISION No. 06-13) & DEVELOPMENT PERMIT 2 NO. 06-06 APN NUMBER EPN NUMBER REVIEW OF PLANS: OWNER DEVELOPER: TYPE OF PROJECT: 0280-121-26,27,29, 30, 31, 32, 34; 0280-251-49, 51, 52; 0280-101-26; 0292-011-39; 0136-341-03. 48; 0136-371-02 2004-076 DATE COMPILED; 6120/2006 COMPilED BY: Brunson. Ted Hillwood lij II. lP Thienes Engineering A request to subdivide approximately 163 acres of land into 11 parcels and construct 26 buildings (total of 2.981.106 sq.ft.). The sije is generally located on the former Palm Meadows GoWCourse -Intemational Trade Center (DiStrict 5. o The former Palm Meadows GoW Course. east of Tippecanoe Avenue, south of San Bemardino Intemational Airport, and on the north and south sides of Palm Meadows Drive. WATER DEPARTMENT ENGINEERING: NUMBER OF UNITS; lOCATION: CONTACT; Litchfield. Matthew PHONE NUMBER (909) 384-5386 FAX NUMBER (909) 384-5532 NOle: Alf Wa"" Services aAl Subject to the Rules RegUlations of the Wa"" Department :-.: Size of Main Adjacent the Project :::: Approximate Water Pressure Elevation of Water Storage: Hydrant Flow@ 20psi: -= Type, Size, Location and Distance to Nearest Fire Hydrant :-: Water Supply Study Required ;:::: Pressure Regulator Required on Customer Side of the Meter =- Offsite Water Facilities Required Water Main Reimbursement Due :::: Area Not Served by San Bemardino Municipal Water Department :::: Network Hydraulic Analysis Required per Uniform Design Standards Comments: . - MAIN EXTENSION REQUIRED THROUGH DEVELOPMENT . - DEVELOPER INSTAllED AGREEMENT REQUIRED WATER QUALITY CONTROL a;ONTACT: Arrieta. Con PHONE NUMBER: (909) 384-5325 ~ RP.P. Bacl<ftow Device Required at Service Connection for Domestic Service .'1 Double Check Bacl<ftow Device Required at Service Connection for Fire and Irrigation ~ Bacl<ftow Device to be Inspected before Water Service can be Activated . No aacl<ftow Device is required at this time FAX NUMBER: (909) 384-5928 SEWER CAPACITY INFORMAnON CONTACT: Thomsen. Neil PHONE NUMBER: (909) 384-5093 FAX NUMBER: (909) 384-5592 Note: Proof of Payment Must be Submitted 10 the Building Safely Department !'riOT 10 Issuance of the Building Parmlt ::~ Sewer Capacijy Fee Applicable at this time Sewer Capacity Fee must be paid to the Water Department for II Gallons Per Day: Equivalent Dwelling Units: II ~ Subject to Recalculation of Fee prior to the Issuance of Building Permij -_~ Breakdown Of Estimated Gallons Per Day COPY TO: Customer; Planning; Engineering e Thursday, June 22, 2006 EPM Page 1 ofl e '(~ ~ .L~ \~~ City of San Bernardino Public Services Department Standard Development Requirements 300 North 0 Street - 4th Floor San Bernardino, CA 92418 COMMERCIAL & INDUSTRIAL DEVELOPMENT Collection Services , 1. The collection or transportation of refuse, recyclable discards, or green waste from any commercial and industrial locations within the City shall be provided by the City of San Bernardino Public Services Department' unless otherwise franchised or permitted. [MC ~ B,24.140J 2. New accounts require a completed Service Application, with a full deposit and a copy of manuals for all I compactor units, returned to the City of San Bernardino Refuse & Recycling Division prior to issuance of the final I Certificate of Occupancy. 3. Shared refuse and recycling services for multi-tenant commercial sites shall be billed to a single owner or I property manager; leases shall include terms to accommodate sub-metered services. , 4. All refuse containing garbage, such as food, vegetable, or animal wastes, shall be removed at least twice weekly, and all other solid wastes shall be removed at least once weekly. [SB County Health, Sanitation and Animal Regulations ~ 33.0B3] All commercial establishments generating 6 cubic yards or more of solid waste per week shall establish City , recycling services for maximum diversion within 30 days of opening business, or establish an alternative I diversion program to be identified in the IWM Survey for the project. I Automated Cart Service to Nonresidential Facilities 6. Nonresidential establishments such as small offices, shops, meeting halls, or churches, whiCh generate 2 cubic yards or less of non-bulky waste per week and are located on the same side of a residential block receiving automated cart service shall meet residential rather than commercial requirements. Service Vehicle Access 7. proj~cts shall meet City Engineering requirements for commercial vehicle drive access along the main ingress to ! and egress from enclosures. These requirements shall not limit requirements for Fire vehicle access. i B. Property without through access shall incorporate at least one of the following designs: . A cul-de-sac with a 40-foot turning radius for a 32-foot vehicle length I i . A hammerhead turn with a 40-foot turning radius for a 32-foot vehicle length Gated Access i 9. Gated properties that are locked and unmanned on service days anytime between the hours of 5 AM and S PM ' , Monday through Saturday shall provide access code or key to Public Services. Shared Collection Areas - Reciprocal Access .0. Front-load bin enclosures and roll-off compactor units may be shared across existing or proposed property lines If enclosures or equipment provide adequate capacity for anticipated refuse and recyclable materials , generation, AND if Reciprocal Access for shared collection areas is recorded with the property. Roll-off Compactor Units MD PS 6.272003 ("'~ G. 11. Sealed compactor units dedicated separately to refuse and recyclables may be required to be Installed at facilities with an anticipated waste generation of 60 uncompacted cubic yards per week. ) 2. Roll-off compactor units must be installed according to manufacturer's and City Engineering specifications ''''th the compactor hopper and roll-off box on a concrete slab with a minimum 3-foot continuously paved perimeter for safe access. e, J 3. Roll-off boxes at locations receiving City service must meet City rail and hook specifications per City. Engineering Standard 5 J O. Boxes shall be designed with disposal end oppOSite hook-up; boxes with same-side design may be subject to a roll-back charge. 14. Compactor equipment shall be screened from view of public right-of-way by materials compatible with building. architecture and landscaping as specified by City of San Bernardino Development Code. [MC ~ 1 9.20.030 (21)) 15. Location, orientation, and dimensions of enclosures, enclosure gates, pedestrian entry, compactor pads, and compactor screening, shall be shown on site plans and labeled that construction shall meet City Engineering . Standards. e e MD PI6.27.2003 (j~ City of San Bernardino Public Services Department Standard Development Requirements tit Page 2 of 2 (Tr.l Existing Bin Enclosures 16. Existing bin enclosures must have minimum inside dimensions of 7'9" x 9' OR 15' x 4'5" to fit two 3CY bins. Existing enclosures must have block walls, inside bumper guards or curbing, and solid steel gates, OR enclosurels) must be reconstructed to meet Engineering Standard 508. Enclosure may be relocated for best drive access and alignment, plans subject to Public Services approval. (Please note, if site will generate 2CY or less of solid waste per week, see Residential Collection options.) Front-ioad Bin Enclosures & Access 17. Minimum double-wide enclosures of 8 feet by 15 feet shall be required for all development to allow for dedicated recycling bins, except where potential waste generation or space is restricted. [Specifications adopted I' in accordance with Model Ordinance as required by CA PRC ~42911] 18. Front-load compactor units must be contained in an enclosure large enough to hold the unit and one additional; bin facing lengthwise. 19. Front-load bin and compactor enclosures must be constructed according to City Engineering Standard 508. Rear or side pedestrian entry shall be provided on enclosures for all multi-unit residential development. Pedestrian entry on free-standing enclosures shall have a 4-foot width, no gate or door, and an 'L' shaped block screen the' same height of the enclosure. O. Pedestrian access from building exit to bin enclosure shall be a minimum 4 feet wide and continuously paved, without crossing curbs, steps, or driveways. 21. Enclosure pads shall be level to restrict bins. from drifting and designed for proper drainage of surface water. 22. Enclosures must be at least 5' from combustible walls, eave lines, or openings. [98 CA Fire Code ~ 1103.2.2] 23. Only refuse bins and the contents therein for disposal may be stored in refuse enclosures. All other equipment, fixtures, and materials such as electrical panels, circulation or exhaust ducts or vents, grease bins, or surplus supplies are strictly prohibited. 24. Enclosures shall be buffered with landscaping when viewable from public right-of-way, and vegetation shall not I restrict gates or exceed height of enclosure. Include vegetation on landscape plans. 25. Enclosures shall be located with gates aligned for straight access for service vehicles. . I 26. Enclosures shall not obstruct drive aisles, driveways, loading zones, parking, handicap access, or visibility of ! cross-traffic from drive aisles, alleys, or streets. Location shall not cause service vehicle ~o block access drives i during'while bins are being serviced. 27. Enclosure gates shall not open into drive aisles, parking spaces, or walkways. Enclosures placed adjacent to parking shall be separated by a minimum 2-foot wide curbed area out to the farthest pOint of both gates, and designed to safely restrict gates from opening into parking spaces or landscaped areas.. tit 28. Location, orientation, and dimensions of enclosures, enclosure gates, and pedestrian entry, sIte plans and labeled that construction shall meet City Engineering Standards. shall be shown on MD. PI 6.27.2003 e e e .'il!l SPA 06-0PWM /7887. VAR 07-08. DP2 06-06 .1 A IT ACHMENT EJ Hearing Date: April /7. 2007 MITIGATION MONITORING AND REPORTING PLAN The following Mitigation Monitoring and Reporting Plan (MMRP) will help assure that the mitigation measures contained in the Environmental Impact Report (EIR) are properly implemented according to state law. The MMRP identifies measures incorporated into the project that reduce its potential environmental impacts, the entities responsible for implementation and monitoring of mitigation measures, and the appropriate timing for implementation of mitigation measures. As described in Section 15097 of the California Environmental Quality Act (CEQA) Guidelines, this MMRP employs both reporting on and monitoring of project mitigation measures. The objectives of the MMRP are to: . Assign responsibility for, and ensure proper implementation of, mitigation measures; . Assign responsibility for, and provide for monitoring and reporting of compliance with mitigation measures; and . Provide the mechanism to identify areas of non-cornpliance and the need for enforcement action before irreversible environmental damage occurs. As the Lead Agency, the City of San Bernardino is responsible for ensuring full compliance with the mitigation measures adopted for the proposed project. The City will monitor and report on all mitigation activities. If, during the course of project implementation, any of the mitigation measures identified cannot be successfully implemented, the City shall immediately inform any affected responsible agencies. The City, in conjunction with any affected responsible agencies, will then determine if modification to the project is required, and/or whether alternative mitigation is appropriate. The following MMRP presents the implementation plans for the proposed mitigation measures for the San Bernardino Alliance California Specific Plan, including ihe Southgate Warehouse Project (SWP). Michael Brandman Associates H.IClienI1263600OSI.MMRF 1 e e e e: ~I '" ~ '" C t: o 2- 0: 'tl C .. '" C, 'C g '2 ~ C' ,~ 1; : i t ~ '~ e ~ ~ .. , o .c: e ~ ~ .. '" ;; , o '" I ,~ e g ';i <.> ~ u 0 ~.S '- '2 ~ ~I o e. .5 ~I '2 cl .. .. e", ~~ 11I0 Ci!;- ..'- "'<.> c o '" .. tI o c U 'C !!:. ~ o c o '" .. 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'~ os 0: ~- ~" -Q " -= '~ '8 00: ~- "a. q;o: ~:;; ..:;; E- "8 :is "" IIlw ~~ ~~ .SlY :iI!:t e e e <t l!J City of San Bernardino Addendum - Int'I Trade Ctr Specific Plan EIR SPA No, 06-02, DP2 No, 06-06, TPM No, 17887, V AR No, 07-08 ATTACHMENT F ADDENDUM TO ENVIRONMENTAL IMPACT REPORT (CEQA GUIDELINES ~15164) FOR SPECIFIC PLAN AMENDMENT NO. 06-02 DEVELOPMENT PERMIT TYPE 2 NO. 06-06 TENTATIVE PARCEL MAP NO. 17887 & VARIANCE NO. 07-08 FOR APPROVAL OF THE MODIFICATION OF THE INTERNATIONAL TRADE CENTER SPECIFIC PLAN AND THE DEVELOPMENT OF THE SOUTHGATE DISTRICT W AREHOUSEIDISTRIBUTION FACILITIES 1 e e e ~..~.. \.-i.1i t1} City of San Bernardino Addendum - Int'l Trade Clf Specific Plan EIR SPA No. 06-02, DP2 No. 06-06, TPM No. 17887, V AR No. 07-08 The City of San Bernardino, as Lead Agency under the California Environmental Quality Act, Public Resources Code 921000, et seq. ("CEQA"), has prepared this Addendum pursuant to CEQA Guidelines 915164. This is an Addendum to the Environmental Impact Report ("EIR") prepared for the San Bernardino International Trade Center Specific Plan ("Specific Plan") that the City adopted in 1996. Prior to approval of the Specific Plan, an EIR (SCH#90020109) had been prepared pursuant to the CEQA Guidelines. The Mayor & Common Council of the City of San Bernardino certified the Final EIR, Mitigation MonitoringlReporting Program, and Statement of Overriding Considerations on March 4,1996, with Resolution No. 96-50. The purpose of this Addendum is to document the review required for an amendment to the Specific Plan (SPANo. 06-02), and approval of Development Permit (DP2 No. 06- 06), and approval of a Tentative Parcel Map (TPM No. 17887) to allow the construction of warehouse/distribution facilities and other buildings for industrial uses. This development application is referred to as the "Revised Project," and is consistent with the Specific Plan as well as the General Plan. All applicable mitigation measures included in the 1996 EIR are incorporated into this document by this reference. The Initial Study, prepared by Michael Brandman Associates, Inc. for the Alliance California and Southgate warehouse project, documents the City's conclusion that the San Bernardino International Trade Center Specific Plan EIR adequately analyzed the potential impacts of the Revised Project. The Initial Study also updates and adds to the adopted mitigation measures, to produce an up-to-date Mitigation Monitoring/Reporting Program for the Revised Project. .~~ 1\ AeM\- UJ\l1 Date Signature ~k~ ~~ Printed Name i\s~~-<it:.. ~"""',".\"~a. Title 2 Exhibit 3 e SAN BERNARDINO CITY FIRE DEPARTMENT INTEROFFICE MEMORANDUM To: Brian Foote, Associate Planner From: Doug Dupree, Fire Marshal ~ Subject: Secondary Access Southgate- Tippecanoe/Central Date: April 18, 2007 Copies: file e This memo is a follow-up to our discussions April 12, 2007, regarding Hillwood's Southgate project. The drawing that is attached is the proposed access document that we discussed previously. The Fire Department has reviewed and approved the primary access and secondary access (constructed to city Fire Code standards approximately 1400' north of the primary access) as depicted in this drawing. Several factors were considered as part of the approval process. Most notably; these buildings will be equipped with state of the art fire suppression systems which include Early Suppression Fast Response fire sprinklers. These sprinklers are designed to not only control the fire, but to actually suppress the fire. Additionally, there will be fire alarm systems in all buildings and fire hydrants spaced at 300' intervals. We have also been informed that Hillwood's project south of Central Avenue will also have an access point that will be constructed prior to completion of the first phase of the Southgate project. This point of access . will be an additional means of secondary access to be used in case the primary access is unavailable for use. This access point is approximately 800' south of the primary access. The San Bernardino Development Code provides an exemption which will allow only one (I) standard route of ingress and egress, without a secondary access point, if approved by the Planning Commission, Mayor and Common Council, City Traffic Engineer and the Fire Chief. The Fire Chief finds that the public health, safety and welfare in the event of flood, fire, or other emergency do not required two standard means of access under the circumstances of this particular tentative map. Therefore, we recommend approval of this tentative map. .e e e \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ I \ \ \ \ \ \ \ , , , \ \ \ , \ , \ \ , \ , Ii e \ \ \ \ \ \ \ , \ , -- :~-Y- i-O.1f-:)-U....-!- l ~~ Exhibit 3 \ \ :~ g ,..,fi1 ::: ; ~ ~ I!!Z ::: ::: : I i~ i ~" : ~~~~J ==~ <! . :::.... =1 i! i :1:. I . I , " II I ~'>\ I \ '\\ , \ , , , \ \ , \ \ II,' "~' , .. ',~ \ \ \ , , , \ \ \ , '\ \ \ \ \ \ \ , , \ , \ \ , , , , , I \ , , \ , , , , \ , , , , , , , , '0: 'w \~ " ~ " '" 't- " ~ .. I , , , , , , , I , \ , " , , \ , , , \ \ \ \ , , \ \ \ \ \ \ , \ \ \ \ \ \ \ \ \ \ \ \ \ \ , , \ , \ , , , \ \ \ \ \ \ , \ , \ , I , I I , , I , , I .' I' ~ I I 'I I, lIill! lill! hili :.1,1 1:,1,1 :ul,1 ~ "'~, ! ;5lo; .. .. .. 8q~! Ci ~~~ . ijR~~ .~ I' " - - !liP ~ ~u tt; __Ii! "' f . ~ N - ~~-~ ~ ~;- . ~.__~ai N_~ I' ~N.~ " ~ ~2i!~ s ~:x~ ~ .11I .N . I' ~ !:. ~ " ~ 8!Z~ iI ;!f;l~ h N ;~.; I' N z~ " -u ~i ~~~~ ~ q~~ ~~ f ~ "'" ~i i ~i i y ~~ l ~ E ~~ i 'll.1 {II.. ... ~&I~ I L.~ I ifllH5f.U ~~ I I . i III I ~~ ~ Ii !h ! 1111' ULI Ii I !ll' II I : .1 I I' II I ~l'i,' pi I I, ! , I II:' ooe""*,,,,*,_ BD 1 e 2 3 4 . . 5 6 7 8 9 10 11 12 13 14 RESOLUTION NO. RESOLUTION OF THE CITY OF SAN BERNARDINO ADOPTING SPECIFIC PLAN AMENDMENT NO. 06-03, TO AMEND THE SAN BERNARDINO INTERNATIONAL TRADE CENTER SPECIFIC PLAN. BE IT RESOLVED BY THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN BERNARDINO AS FOLLOWS: SECTION 1. RECITALS (a) WHEREAS, on March 4, 1996 the Mayor and Common Council of the City of San Bernardino ("City") certified a Final Environmental Impact Report, adopted Facts, Findings, and Statement of Overriding Considerations, and adopted a Mitigation MonitoringlReporting Plan, adopted General Plan Amendment No. 95-03 and adopted Specific Plan No. 95-01, the San Bernardino International Trade Center Specific Plan, for the non-airport portions of former Norton Air Force Base; and (b) WHEREAS, the Specific Plan recognized the importance of redeveloping e 15 the former Norton Air Force Base; and (c) WHEREAS, in 1999, 2004 and 2005 the Mayor & Common Council have adopted amendments to the Specific Plan to facilitate orderly redevelopment 6fthe Specific Plan area; and 16 17 18 19 20 21 22 23 24 25 26 e 27 28 (d) WHEREAS, Michael Brandman Associates, on behalf of the Inland Valley Development Agency and Hillwood Investment Properties, prepared an Initial Study and Addendum to the certified Final Environmental Impact Report for the proposed Specific Plan Amendment SPA 06-03 (attached and incorporated herein as Exhibit A) and other entitlements sought by Hillwood Investment Properties associated with the Southgate Project ("Project"); and (e) WHEREAS, on September 7, 2006, the Environmental Review Committee determined that the Project would not have significant adverse effects on the environment, beyond those impacts identified in the 1996 FEIR, and therefore a subsequent Environmental Impact Report is not required pursuant to the California Environmental Quality Act (CEQA) in Public Resources Code Section 21166; and I 1Jt~ ~7 e I e e 1 (f) WHEREAS, on September 7, 2006, the Environmental Review 2 Committee recommended adoption of the Addendum to the 1996 FEIR and Mitigation 3 Monitoring/Reporting Plan (the attached Initial Study and Attachments E and F to the 4 staff report to the Planning Commission, Mitigation MonitoringiReporting Plan and 5 Addendum to the EIR, all of which are incorporated herein as Exhibit B); and 6 (g) WHEREAS, on April 17, 2007, the Planning Commission of the City of 7 San Bernardino held a noticed public hearing on the Project in order to receive public 8 testimony and written and oral comments relating to the Addendum and the proposed 9 amendment to the Specific Plan and other entitlements sought in conjunction with the 10 Project; and 11 (h) WHEREAS, the Planning Commission considered the Development 12 Services Department Staff Report on April 17, 2007, which addresses the Addendum to 13 the 1996 FEIR and the proposed Project; and 14 (i) WHEREAS, the Planning Commission, after receiving public testimony, 15 continued consideration of the Project to the Planning Commission meeting of May 8, 16 2007; and 17 (j) WHEREAS, the Planning Commission conducted a continued public 18 hearing on May 8, 2007 and recommended that the Mayor & Common Council adopt 19 the Addendum to the 1996 FEIR, adopt Specific Plan Amendment No. 06-03, approve 20 Development Permit 2 No. 06-06, a,pprove Tentative Parcel Map No. 17887, and 21 approve Variance No. 07-08; and 22 (k) WHEREAS, the Mayor and Common Council conducted a noticed public 23 hearing on May 21, 2007, and fully reviewed and considered the Addendum to the 1996 24 FEIR, the Development Services Department Staff Reports, and the recommendation of 25 the Planning Commission; 26 SECTION II. ADDENDUM TO 1996 FINAL ENVIRONMENTAL IMPACT REPORT NOW, THEREFORE, BE IT HEREBY RESOLVED, FOUND, AND 27 DETERMINED by the Mayor and Common Council that the proposed amendment to the 28 Specific Plan, together with other entitlements comprising the Project will have no 2 .. . . . e 1 significant adverse effects on the environment beyond those impacts identified in the 2 1996 FEIR, and therefore a subsequent Environmental Impact Report is not required 3 pursuant to the California Environmental Quality Act (CEQA) in Public Resources Code 4 Section 21166, and the proposed Addendum (including the updated Mitigation .. . 5 Monitoring and Reporting Plan) to the 1996 FEIR is hereby adopted. 6 SECTION III. FINDINGS - SPECIFIC PLAN AMENDMENT 7 BE IT FURTHER RESOLVED by the Mayor and Common Council of the City of San 8 Bernardino that: 9 A. The proposed amendment is consistent with the General Plan and San 10 Bernardino International Trade Center Specific Plan, specifically with the following 11 goals: Goal I of the SBITC Specific Plan, which states "Replace lost jobs with new job 12 generating uses and quality projects."; Goal 2, which states "Integrate the Norton Air 13 Force Base site back into the physical structure of the community."; and Goal 3, which 14 states "Create a development plan which will have the effect of generating financial 15 reinvestment on"site and within the community." Adoption of the amendment to the 16 SBITC SP will allow the proposed Project to proceed. The proposed subdivision and 17 construction of warehouse/distribution facilities and light industrial structures at this 18 location will not only retain local jobs, but will also provide opportunities for new jobs. 19 B. The proposed amendment will not be detrimental to the public interest, 20 health, safety, convenience, or welfare of the City. The Initial Study and the Addendum 21 analyzed potential impacts related to the proposed amendment and related entitlements _ 22 comprising the Project, and determined that there -were no adverse impacts directly 23 related to the Project that could not be mitigated in accordance with the certified 1996 24 FEIR and Mitigation MonitoringlReporting Plan. 25 C. The proposed amendment will maintain the appropriate balance of land uses within the City of San Bernardino because the proposed Project is consistent with 26 the goals and policies of the Specific Plan and will enhance opportunities for economic 27 development in accordance with the goals of the Inland VaIley Development Agency 28 and the City of San Bernardino, as expressed in the City's General Plan. 3 1 D. The areas within the Specific Plan affected by the proposed amendment e 2 are physically suitable for development as proposed in the Specific Plan and by the 3 proposed Project, as recommended for approval by the Development/Environmental 4 Review Committee and the Planning Commission. e e .. . 5 SECTION IV. SPECIFIC PLAN AMENDMENT 6 BE IT FURTHER RESOLVED by the Mayor and Common Council of the City of San 7 Bernardino that: 8 A. Specific Plan Amendment No. 06-03, the amendment to the San 9 Bernardino International Trade Center Specific Plan of the City of San Bernardino, to 10 change the name of the San Bernardino International Trade Center Specific Plan to San 11 Bernardino Alliance California Specific Plan; expand the Specific Plan area to include 12 32.6 acres of land that is adjacent to the current Specific Plan boundaries; update the 13 maximum allowable capacity of the Specific Plan by transferring approved unbuilt 14 square-footage among planning areas; change the district names of the various planning 15 areas within the Spe~ific Plan to Northgate, Centergate, Westgate, Southgate, 3rd Street, 16 and D.F.A.S.; provide for a future boundary adjustment to the 3'd Street District; and 17 various text changes to accommodate the Project, are hereby adopted. 18 B. The amendment designated as Specific Plan Amendment No. 06-03 shall 19 take effect upon adoption of this resolution by the Mayor & Common Council as 20 provided herein. SECTION V. NOTICE OF DETERMINATION 21 22 23 24 25 26 27 28 In accordance with the provisions of this Resolution, the Planning Division is hereby directed to file a Notice of Determination with the County of San Bernardino Clerk of the Board of Supervisors certifying the City's compliance with the California Environmental Quality Act in preparing the Initial Study and adopting the Addendum to the 1996 FEIR. III III III 4 1 RESOLUTION OF THE CITY OF SAN BERNARDINO ADOPTING SPECIFIC A 2 PLAN AMENDMENT NO. 06-03, TO AMEND THE SAN BERNARDINO ,., INTERNATIONAL TRADE CENTER SPECIFIC PLAN. e e 3 4 I HEREBY CERTIFY that the foregoing resolution was duly adopted by the 5 Mayor and Common Council of the City of San Bernardino at a 6 meeting thereof, held on the 7 8 9 day of , 2007, by the following vote, to wit: NAYS ABSTAIN ABSENT AYES Council Members 10 ESTRADA 11 BAXTER 12 BRINKER 13 14 15 16 17 18 19 DERRY KELLEY JOHNSON MC CAMMACK Rachel G. Clark, City Clerk 20 21 22 23 24 25 Approved as to form: The foregoing resolution is hereby approved this 2007. day of Patrick J. Morris, Mayor City of San Bernardino 26 27 28 By: 5 I I I I I I I I I I I I I I I I I I I EXHffiIT A Revised~ OctoberApril 2001~ SAN BERNARDINO ALLIANCE *CALIFORNIA SPECIFIC PLAN Prepared for: INLAND VALLEY DEVELOPMENT AGENCY Specific Plan Amendment No. ~4 Revised by: David Evans and Associates, Inc. ~,3(,) sr~'Jo1 I I I I I I I I I I I I I I I I I I I SAN BERNARDINO ALLIANCE *CALIFORNIA SPECIFIC PLAN Specific Plan Amendment No. ~4 Prepared for: INLAND VALLEY DEVELOPMENT AGENCY Adopted: March 4, 1996 Effective Date: April 18, 1996 Revised: September 3, 1999 Revised: November 12, 1999 Revised: October 4, 2004 Revised: October 17, 2005 Revised: April 17. 2007 Revised by: David Evans and Associates, Inc. April 20070etober2005 I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS Chapter Page Acknowledgements .................. ..... .............. ... .... ........ ....... .... ..... ............ ... ...... .......... ... ..... viii EXECUTIVE SUMMARY ............................................................................................. ES-1 I. INTRODUCTION A Site Location and Description........................................................................ 1-1 B. Background................................ .................................................................. 1-1 B.1 The Establishment and Closure of Norton AFB.................................. 1-1 B.2 The Inland Valley Development Agency ............................................1-1 C. Institutional Setting ....................................................................................... 1-3 C.1 Property Ownership ........................................................................... 1-3 C.2 Relationship to the San Bernardino Int'l Airport Authority................. 1-5.4 C.3 Adjoining Jurisdictions.......................................................................1-5.4 D. Purpose and Authority................................................................................... 1-5.4 D.1 Purpose .............................................................................................1-5.4 D.2 Authority ...........................................................................................1-16 E. Plan Organization....... ............................................................. ...................... I -lFf F. Relationship to the General Plan and Development Code ............................... 1-28 G. Special Incentive Zones.................................................................................1-28 G.1 Foreign Trade Zone ........................................................................... 1-9 G.2 LAMBRA.......................................................................................... I-IQ9 II. EXISTING SETTING A Land Use....................................................................................................... II-I Al Onsite Land Use ................................................................................ II-I A2 Offsite Land Use................................................................................ II-I A3 San Bernardino International Airport ................................................. II-5.3 AA Public Benefit Parcels ........................................................................ II-5.3 B. Existing Access/Circulation ........................................................................... II-5.4 C. Public Services and Facilities ......................................................................... IH>4 C.1 Public Services .................................................................................... II-Q4 C.2 Facilities.............................................................................................. II -Q3 D. Hazardous Waste Remediation...................................................................... II-I07 I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS (continued) Chapter Page III. PROJECT ISSUES, GOALS, OBJECTIVES AND POLICIES A Project Issues ................................................................................................ III-I Al Jobs.. .... .......................................... .................. ............... ................ .. III-I A2 Long-Term vs. Short-Term Uses ....................................................... III-I A3 Regional Access and Circulation ........................................................ III-I A4 Public Benefit Parcels/Uses................................................................ I1I-2 AS Infrastructure........................................... ............................... ........... III - 2 A6 Development Compatibility and Quality............................................. I1I-2 B. Specific Plan Goals, Objectives and Policies .................................................. I1I-3 IV. SPECIFIC PLAN FRAMEWORK A Purpose.......................................... ............................................................... IV - I B. Approach ...................................................................................................... IV-I B.I Concept .............................................................................................IV-I C. Public Benefit Parcels.................................................................................... IV-2 D. Land Use.............................................................................. no...................... IV-4 E. Circulation.................................................................................................... IV -le F. Public Services and Infrastructure.................................................................. IV-B'l F.I Public Services ................>................................................................. IV-B'l F.2 Utilities.............................................................................................. IV -2g F.3 Public Facilities.................................................................................. IV -118 V. SPECIFIC PLAN REGULATIONS A Basic Provisions ............................................................................................ V-I Al Consistency with Specific Plan and General Plan................................ V-I A2 Conflicting Permits and Licenses to be Voided................................... V-I A3 Similar Uses Permitted....................................................................... V-I A4 Conflict with Other Regulations......................................................... V-2 AS Language........................................................................................... V-2 A6 Severability ........................................................................................ V-2 A7 Use of City Development Code.......................................................... V-2 A8 Application of Document ................................................................... V-2 B. Purpose of Specific Plan Regulations............................................................. V-3 11 I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS (continued) Chapter Page C. Temporary and Interim Uses and Occupancies............................................... V-3 C.1 Purpose ........ ..... ....... .......... ...... .... ... ...... ............. .... ............ ....... ....... V-3 C.Z Applicability.... .... .... ....... ...... .... ....... ..... .... .............. ..... ... ............. ...... V-3 C.3 Definitions. ........ .... ...... ........ ......... ...... ... ..... ... ... ... .... ........ ............ ...... V-3 C.4 General Standards for Temporary and Interim Uses/Occupancies....... V-4 D. Uses on Public Benefit Parcels....................................................................... V-4 E. Circulation Element....... ....... .......... ....... ... .... ................ ...... ................. ... ... .... V-4 E.1 Purpose ... ...... .... ..................... .... ... ......... .... ....... ........ ................. .... ... V-4 E.Z Previous Circulation Element ............................................................. V-~ E.3 Additions to the Circulation Element.................................................. V-~ E.4 Driveway Access Standards ............................................................... V-2H E.5 Traffic Signal Requirements............................................................... V-2H F. Land Use Districts......................................................................................... V-1Ql F.l Purpose ............................................................................................. V-1Ql F.Z Specific Plan Land Use District Map.................................................V-18~ F.3 Permitted Uses ................................................................................. V -18'63 G. Development Standards................................................................................. V-ZQ+ G.1 General Standards.............................................................................. V-ZQ+ G.Z Land Use Specific Standards.............................................................. V-ZQ+ G.3 Property Development Standards....................................................... V-ZQ+ G.4 Sign Regulations...................................................... ...................... ... V-3m} G.5 Offsite and/or Shared Parking ............................................................ V-314 G.6 Landscaping ...................................................................................... V-32,4 G.7 Trails............................................................. .,~".............................. V -34 VI. IMPLEMENTATION A. Introduction...................................................................................................... VI-1 B. New Development Review Procedures.............................................................. VI-Z B.1 Administration....................................................................................... VI - Z B.Z Applicability Of Policies And Regulations .............................................. VI-3 B.3 Conditions Of Approval......................................................................... VI-3 B.4 Permit Streamline, Environmental And Development Reviews ............... VI-3 C. Public Benefit Parcels........................................................................................ VI-4 D. Infrastructure Development Program................................................................. VI-4 D.1 Land Use/Infrastructure Relationship..................................................... VI-4 D.Z Procedure.............................................................................................. Vl-5 III I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS (continued) Chapter Page E. Infrastructure Financing .................................................................................... VI-7 E.1 Direct Developer Construction .............................................................. VI-7 E.2 Redevelopment Bonds ........................................................................... VI-7 E.3 Economic Development Grants.............................................................. VI-7 EA Development Fees.... .................. .......... .... ..... ....... ... ....... ... ................... VI -B+ F. Maintenance .... ....... ......... ... ... ... ..... .......... .... ....... ....... ....... ... .......... .... ..... ........... VI-8 F.1 Assessment Districts....... ....... .... ........... .... .... ........... .... ..... ....... ............. VI -28 F.2 Property Owners' Association................................................................ VI-9 G. SUBDIVISION MAP ACT REVIEW............................................................. VI-109 G.1 Future Map Act Submittals................................................................... VI-109 APPENDICESX~ A. Records of Decision For Public Benefit Parcels B. List of Former Base Facilities C. Adopting Ordinance #MC-962 D. Resolution of Adoption 1999-276 E. Resolution of Adoption 2004-324 F. Resolution of Adoption 2005-359 G. Resolution of Adoption 20Q7 - XXX IV I I I I I I I I I I I I I I I I I I I LIST OF EXHIBITS Exhibit Name Page I -1 Site Location.. ... .., .............. ...... .... ...... .... ... .... .., .......... ........ ...... ..... .... ......... 1-2 1-2 Adjoining Jurisdictions..... ... .... ... ... ..... .... ... .... .... ....... ... .... .... ........... ...... ...... I -tiS 1-3 Foreign Trade Zone......................... .............. .... .... ....... ...... ............ ... ......... I-II 1-4 LAMBRA Area............. ...... ... ................. ... ................................................ 1-13 II-I Base Buildings............................................................................................ II -2 II-2 General Plan Land Use for Surrounding Jurisdictions.................................. II-41 IV-I Public Benefit Parcels................................................................................. IV-3 IV-2 Land Use District Maps.............................................................................. IV-s IV-3 Water Sewer Maps..................................................................................... IV-Ul IV -4 Drainage Plan ............................................................................................. IV -IQ4 V-I Circulation Element - Prior To Amendment ................................................ V-~6 V-2 Circulation Element - Amended Circulation ................................................ V-7 V-3 Roadway Design Standards ........................................................................ V-~W V -4 Reseaf€h-antl-DeveloFmernNorthgate---L1HHltlse District-l........................ V -Ill V -~6 Westgate'fHlde-Fafk--ba-R&-Bse District~ .................................................. V - 1;16 V-6 Centergate District ..................................................................................... V-IS V-18 Southgate IndHstfial-~banfr-Yse-District-5 .................................................. V-I9 V-8 . Third Street District .................................................................................... V-20 V-2.W DFAS District ............................................................................................ V-21 V-lO Land Use District Map ............................................................................... V-22 V -llH Intersection Visibility .................................................................................. V -2~9 V-I2H Driveway Visibility ..................................................................................... V-29 V -13_~___...2<lJl1a. AnjLRiveLTraiL.~,............ ,................................................................ V - 35 v I I I I I I I I I I I I I I I I I I I LIST OF TABLES TableExhibit Name Page IV-l IV-2 IV-;!;! Land Use Summary .................................................................................... IV-6 New Construction .. ..... ....... ... ....... ...... .... ... ........... ................. ..................... IV -6 City of San Bernardino Services and Providers ...........................................IV-lO V-I V-2 V-3 V-4 City of San Bernardino Circulation Element Amendments........................... V-9 Suggested and Permitted Uses.................................................................... V-23 Westgate District Land UsesTrade Park District ......................................... V-2,!:!) Development Standards.. ... ....... ... ....... no.......... ....... .... ... ... ... ... ... ............. .... V - 218 VIOl Infrastructure Construction/Maintenance Responsibility.............................. VI -10 VII-I Infrastructure Construction/Maintenance Responsibility.............................. VII-? VI I I I I I I I I I I I I I I I I I I I ACKNOWLEDGEMENTS INLAND VALLEY DEVELOPMENT AGENCY IVDA Board Members Countv of San Bernardino Supervisor Dennis Hansberger, Co-Chair Supervisor Josie Gonzales Alternate (vacant) City of San Bernardino Mayor Judith VallesPatrick J. Morris, Co-Chair Councilmember Gonlon MeGir~'lis Councilmember Esther Estrada Councilmember Wendy McCammack (Alternate) Councilmember Rikke Van Johnson (Alternate) Citv of Colton Mayor Kelly Chastain Councilmember John D. Mitchell Mayor Pro Tern Helen }.. Ramos Councilmember Richard DeLaRosa (Alternate) Citv of Lorna Linda Vice-Chair/Mayor Karen HansbergerRobert Christman CounciImember Floyd Petersen (i\lternate) CounciImember Robert ChristmanZiprick , Vice Chair(A1ternate) CITY OF SAN BERNARDINO Mavor and Council Planning Commission Mayor Patrick J. MorrisJudith Valles Carol ThrasherMike Sauerbrun, Chair Councilmember Esther Estrada - First Ward Mike SauerbrunJohn Coute, Vice Chair Councilmember Dennis ~.i1Kt~rSusilnL~en.boAb>viHe.- Second Ward Kenneth Durr. Su\lliedo Enciso CounciImember Gordon McGinnisTobin Brinker - Third Ward Kenneth G. gurr, SLFrank Ha~J<jJ1.S,U! Councilmember.Neil Derry - Fourth Ward Sheryl BrownLmIY_ Heasley VB I I I I I I I I I I I I I I I I I I I Councilmember Chas Kelley - Fifth Ward Jolm CcJllteSusan Longville Councilmember Rikke Van Johnson - Sixth Ward Larry TeaseleyJames Mulvihill, Phd. Councilmember Wendy McCammack - Seventh Ward Jim MorrisA. Jay Munoz George Rawls Vlll , I II I I I I I I I I I I I I I I I I I I EXECUTIVE SUMMARY I I I I I I I I I I I I I I I I I I I EXECUTIVE SUMMARY SAN BERNARDINO ALLIANCE ...L )Ilf" CALIFORNIA !NTERNAT!OIVA.L TRA.DE CENTER SPECIFIC PLAN I. INTRODUCTION Site Location and Description The subject property, referred to as the San Bernardino Alliance*Californialnternational Trade Center (SBAHC), is located in the southern portion of the City of San Bernardino, approximately 60 miles east of Los Angeles. The area contained within the Specific Plan boundary is approximately 692.6660--acres, comprised of three non-contiguous sites. The properties covered by the Specific Plan are located within the boundaries ofthe former Norton Air Force Base and adjacent areas to the south. The Specific Plan area, which is generally located south of Third Street, north of the Santa Ana RiverCentral Avenue extended, east of Lena Road, and west of Alabama Street (see Exlubit 1-1). The SBAHC was formerly known as the San Bernardino International Trade Center (SBlTC) but has since been renamed due to a change in development focus for the area. The SBAC is located entirely within the City of San Bernardino. The SBACI-+G Specific Plan areai7Hljet.-'l boundaries abut both the City of Redlands to the south and the City of Highland to the north. The portion ofthe Specific Plan prejef."t-area abutting Redlands consists of the proposed industrial area south of and including the former golf course. The City of HigWand abuts the Specific Plan Base boundary north of Third Street between Tippecanoe Avenue and Leland Norton WayDel Rosa Drive and east of Victoria Avenue. Property Owner The property included in the Specific Plan boundary is now owned by the Inland Valley Development Agency (IVDA), private parties, and other local governmental entities. The Specific Plan areasite is being marketed and developed consistent with the provisions of this Plan. Ultimately, all of the land within the Specific Plan boundary will have been acquired in fee by the IVDA, except for the prior Public Benefit lands, with the intent to either retain ownership or sell portions of the Specific Plan !JLeasite to individual owners. The Inland Valley Development Agency The Inland Valley Development Agency (IVDA) is a Joint Powers Authority formed in conformance with the provisions of Article I, Chapter 5, Division 7, Title I of the California Government Code. The IVDA was formed through the execution of a Joint Powers Agreement dated January 24 and amended on February 12, 1990. Four local governmental entities comprise the IVDA: the County of ES-l I I I I I I I I I I I I I I I I I I I San Bernardino and the ~Gities of San Bernardino, Colton and Lorna Linda. The IVDA has the ability to exercise redevelopment powers pursuant to Health and Safety Code Section 33492.40, et seq. The IVDA and Hillwood Development Services ("Hillwood") entered into a Master Disposition and Development Agreement (DDA) on November 6. 2002. for the development of the project area in accordance with this Specific Plan. The IVDA agreed to sell portions of the Specific Plan area to Hillwood and required Hillwood to complete certain infrastructure improvements as set forth in the Master DDA. Relationship to the San Bernardino International Airport Authority The San Bernardino International Airport Authority (SBIAA) is a separately constituted joint powers agency made up of the ~Gities of San Bernardino, Colton, Lorna Linda, Highland, and the County of San Bernardino. It is currently leasing the airport property from the Department of Defense and will become the owner of the air field and related facilities portion of the former Norton Air Force Base following remediation of toxic wastes. The SBIAA is responsible for the management and development of the airport facility into an operating international airport. Background of Norton Air Force Base Norton Air Force Base, originally named the San Bernardino Air Depot, was established as a supply depot in 1942 shortly after the United States entered World War II. The original Base covered about 500 acres and had about 1,000 civil service employees. By 1943, the Base comprised about 13,000 civilian and 5,000 military personnel. The name Norton Air Force Base was not conferred upon the facility until 1950 in honor of Captain Leland F. Norton. Eventually, the Base encompassed approximately 2,003 acres and, as late as 1988, included a military and civilian population of about 10,000 people. In 1988, the Secretary of Defense established the Base Realignment and Closure Commission for the purpose of recommending the realignment or closure of military facilities. In 1989, the Commission approved the closure of Norton Air Force Base. Base operations were discontinued in September 1993 and the facility was officially closed in March 1994. Purpose of the Specific Plan The purpose of this Specific Plan is to provide for the transition of the non-airport portion of the former Norton Air Force Base site from a single-purpose military use to a multi-use commerciaVindustrial center. To accomplish this, the Specific Plan must address three criteria. -1. Meet Economic Development and Redevelopment Needs The most critical need and obligation of the IVDA is to facilitate and stimulate the economic revitalization and reuse of the former Norton Air Force Base as quickly as the market will allow. It is IVDA's intent to develop the former Base site in a manner that will help recoup ES-2 I I I I I I I I I I I I I I I I I I I and expand upon the number of jobs lost due to the closure of the Base. To meet this need, the IVDA has focused upon two (2) specific objectives. . Encourage future business development, generate or create new jobs for the community and provide revenue. This can be accomplished through the effective reuse of Baseexisting buildings and facilities to the extent possible, as well as through redevelopment. Simplified review procedures and interim use development and building standards must be adopted to ensure that this occurs smoothly. . Provide for a broad mix of commercial, office and industrial development opportunities consistent with the overall objectives and policies established for the property. This is accomplished through a plan that accommodates a broad range ofland uses and a coordinated road and infrastructure network. The Plan will provide sufficient detail on land use and development standards to permit streamlined administrative land use decisions on a case-by- case basis. A detailed Environmental Impact Report has been prepared to accompany the adoption of the Specific Plan, so that future discretionary permits for projects consistent with the Plan can proceed with minimal review and processing times. 8-2. Comply with the City of San Bernardino General Plan The San Bernardino General Plan is the foundation for all development approvals within the City. Compliance with the goals, objectives and policies of the General Plan is essential if this Specific Plan is to meet the needs of the community. The General Plan text has been recently amended to reflect the transition of the previous Norton Air Force Base to civilian use. A separate General Plan Amendment accompanies the Specific Plan to ensure that the intent of the General Plan is achieved, including provisions for the proposed land use intensity and required additions to theCeirculation Eelement. ---3. Be Consistent with State Law State law has established the authority and basic framework for the preparation and adoption of specific plans. This Specific Plan has been prepared consistent with those provisions, to take maximum advantage of the legislative opportunities afforded. The adoption of the Specific Plan represents a major commitment of the IVDA and the Mayor and Common Council for the City of San Bernardino to the actions, recommendations and obligations adopted through the over'lll Sspecific I:plan document. This Specific Plan can be characterized as the vehicle that will create the planning framework for the transition and redevelopment of the Base, while effectively linking with City regulations to provide administrative and legal responsibility. The effective life ofthe Specific Plan may span several decades. Therefore, the Eptan will be utilized is-to guide development until the entire project is developed and beyond. ES-3 I I I I I I I I I I I I I I I I I I I Plan Organization The Specific Plan is organized into the following chapters: Chapter I - Introduction: This chapter describes the project location, background information, relationshipproxirnity to other agencies and facilities, the purpose and authority of the Specific Plan, and the document's organizational structure. Chapter II - Existing Setting: This chapter describes the existing land uses on and off the Specific Plan areafJfOject site, planned land uses and operations of adjoining properties)', a description of public benefit uses, public services and facilities, existing circulation/access, and the status of theeHffeflt hazardous waste remediation program being implemented by the United States Air Force. Chapter III - Project Issues, Goals, Objectives and Policies: This chapter includes a discussion of project issues and a listing of the goals, objectives and policies intended to address these issues. The goals, objectives and policies focus on job creation, streamlined decision-making, economic revitalization, economically sound development standards, adequate access and circulation, and financial mechanisms to promote reinvestment in the project and surrounding area. Chapter IV - Specific Plan Framework: This chapter creates a framework for the discussion of land use, circulation, public services, infrastructure and urban design elements in a policy perspective. These elements represent a further refinement and implementation of the goals, objectives and policies discussed in the previous chapter. Chapter V - Specific Plan Regulations: This chapter contains the permitted uses for each land use district, associated development standards and administrative procedures. The administrative procedures are focused on creating a predictable and streamlined process for day:to:-day land use decision: making and for the issuance of building and occupancy permits. Chapter VI - Implementation: This chapter contains various programs and methods of achieving the goals, objectives and policies of this Specific Plan, in addition to discussing a financing program, development fees, and maintenance provisions. Particular focus has been given to long-term infrastructure financing and development incentives in a locally and regionally competitive setting. Reference to Enterprise Zone and Foreign Trade Zone Included in the Specific Plan is a discussion of the Local Agency Military Base Recovery Area (LAMBRA) program and a Foreign Trade Zone within the Specific Plan area. These programs are recognized as critical elements to the ultimate successful conversion ofthe Base to private ownership and development. To that end, they are included in the fllli.<::.l!SsionJ*0:jeet-tles€fi!"cion inCh'Wtlli and willbecovered in the Environmental Impact Report that wais--being prepared concurrent.}'lith the Specific Plan adoptionly for \tltima~approval and certification by the City of San Bernardino as Lead Agency. ES-4 I '. I. I I I I I I I I I I I I I I I I II. EXISTING SETIING Land Use The project area wasis originallycurrent\y improved with a lafge-number of exiGting buildings that provided support to the military mission previously occupying the Base. The buildings consisted of warehouses, offices, detached residential and dormitory units, and a variety of commercial support and recreational facilities, including a former golf course. Within the Specific PlanlVM boundary, the formerexisting Base buildings provided approximately 3.82!) million square feet of floor space. To the extent feasible, the Specific Plan has attempted to recognize the existing land use patterns and groupings to facilitate interim use of former Baseexisting buildings and enhance the transition to new construction and development in a compatible manner. Existing Street Network There are a number of existing streets in the Specific Plan areaproject site providing general circulation and access to the various buildings and uses. The IVDA has also completed improvements to Del Rosa Drive, Harry Sheppard Boul!,vard, and Tippecanoe Avenue in anticipation of the need for better circulation and access to the surrounding area in the immediate future. Public Services and Facilities A number of ~public services and facilities are availableprovided 10n the Specific Plan areaprejeet-site since the formerprevious Base was--essentially operated as an island unto itself and was selfc-sufficient. Over time, these facilities have beenwiH be upgraded and transitioned, as appropriate, to existing public agencies for operation and maintenance. The City of San Bernardino is currently providing police and fire protection services to the project area. Integration of the water system to the City" s system was recently completed and a wastewater system transfer agreement i~ being finalized. Hazardous Waste Remediation The United States Air Force is responsible for the cleanup of hazardous wastes caused by its operations at the former Base. A program to accomplish this has been developed and implemented. The required cleanup is currently in progress. with the majority ofthe remediation efforts completed. Continued monitoring of the groundwater and landfill area is ongoing to ensure that the contamination has been abated. Prior to the transfer of any land to private use, any existing hazards on that site must be mitigated. III. ISSUES, GOALS, OBJECTIVES AND POLICIES A number of issues have been identified that have an impact on the goals and structure ofthe Specific Plan. These issues cover such areas as jobs, long-term versus short-term uses, regional access, public ES-5 I I I I I I I I I I I I I I I I I I I benefit parcels and uses, infrastructure, location and compatibility with surrounding uses, and planning and coordination. In response to the issues, a set of goals, policies and objectives were prepared. These goals, policies and objectives address each of these issues and provide the foundation upon which the Specific Plan is based. -The goals of the Specific Plan are to replace lost jobs with new job generating uses;, integrate the previous Base into the surrounding communities; and create a plan that will generate reinvestment back into the area. Procedural streamlining, maximum use opportunities and utilization of a combination of financing mechanisms to facilitate new development opportunities set this project apart from other commerciaVindustrial development in the area. IV. SPECIFIC PLAN FRAMEWORK Purpose The purpose of this section of the Specific Plan is to establish the overall policy framework for the Plan. This section contains policies that will guide and govern future development and redevelopment of the project area. Approach The concept for this Specific Plan reflects a series of considerations: Utilize various design components of the former Baset*isting site, such as the roadway alignments, building types and landscaping features, as the physical framework for the establishment of future land use and circulation patterns; I . Allow for the utilization offormer Baseexistiflg facilities for interim and/or short-term uses to provide an avenue for immediate reuse of the site; Integrate the public benefit parcels established by the Department of Defense (DOD) into a coherent pattern of uses; I . Arrange land use patterns to maximize economic opportunities, circulation, efficiency, as well as compatibility with surrounding uses, and streamline regulatory procedures for CEQA and project review; Phase redevelopment consistent with infrastructure availability, and utilize various financial mechanisms for maximum effectiveness; Provide appropriate guidance to assure a high quality of development. ES-6 I I I I I I I I I I I I I I I I I I I Land Use Pattern The land use element of the Specific Plan is intended to build upon the land use patterns previously established at the Base and llLfacilitate the orderly transition of the Specific Plan areasite to non- military use, accommodating new construction when appropriate and utilizing existing building types and related uses as long as possible in a compatible manner. The overall Specific Plan areaproject site has been dividedidentitied with into sixtllree distinct land use districts, including the Northgate. Westgate. Centergate. Southgate. Third Street and Defense Finance and Accounting Services (DFAS) Districtstrade park, research and de'ielopment, and indllstriaL Each land use district responds to a unique set of needs, opportunities and constraints offered by the existing setting and conditions. The land use districts represent broad policy groupings of common land uses combined with several unique aspects that require a focus at a more detailed scale. Thus, the discussion of each district includes a block by block set of land use planning guidelines that will serve as the basis for the land use controls and opportunities. These land use districts are illustrated in Exhibit IV -2 and summarized in ballil-*1se- Table IV -1. As shown, the Specific Plan proposes an ultimate buildout of approximatelyHeaTly 14.15~ million square feet of building floor area. This represents an increase of approximately 10.33&68 million square feet over the previous building floor area in this section of the Base. The land use districts are further defmed in Chapter V. Public Benefit Parcels A number of parcels have been granted by the United States Air Force directly to various organizations as Public Benefit parcels. These grants of use on specifically defined parcels must be continued by the recipients for a minimum of thirty years. unless otherwise approved by the IVDA the public benefit parcel owner. the City of San Bernardino. and the Uni.ted States Air Force. The Specific Plan has recognized these uses and structured adjacent land uses that are compatible. The public benefit uses are clearly identified and spelled out to benefit the lVDA and the City of San Bernardino as they implement this Plan over the life of the development to ensure that the appropriate actions are taken to protect and enforce these use requirements. The long-term objective is to integrate these public benefit parcels and users into the overall fabric of the project for an ultimately cohesive and mutually beneficial resultJ!nless otherwise determined by the IVDA the public benefit paLeyl owner. the City of San Bernardino. and the l}nited States Air Forcy that such use is no longer mutually beneficiaL Circulation Given the increased intensity of proposed land use~, there is a need to significantly upgrade the existing circulation network within the Specific Plan areaprojeet"ite. Key roads have beenare also being upgraded to improve linkages to the surrounding community. These include Tippecanoe Avenue, Del Rosa Drive, Mill Street and Harry Sheppard BouleYJlJJllve. These roads,aleHg-with ES-7 I I I I I I I I I I I I I I I I I I I Harry Sheppard Blvd., are beinghave been upgraded to six-lane, divided arterials within the project boundary. Other internal roads within the Specific Plan areaproject site are being upgraded to four- lane collector streets. Rialm Avemw is-being extended east to Del Rosa Drive as a secondary arterial. Off-site, the primary road improvements, beyond those described above, haves included the widening of Third Street adjacent to the project area. Ultimately, Third Street will require improved access to the Route 30 Freeway and Lena Road will need to be extended south to terminate at Orange Show Road. V. SPECIFIC PLAN REGUlATIONS Chapter V will be adopted by ordinance and will serve as the regulatory basis for the issuance of permits. The sixthfee land use districts are established and structured for clarity and administration. The purpose of each district is clearly identified and testablished. The list of permitted uses by district is defined, along with minimum development standards, procedures and standards for temporary and interim uses in existing buildings and structures, general property development standards, parking and loading requirements, signs, landscaping standards, and the streamlined administrative process to be used in reviewing and approving individual projects and permits. Where appropriate, this section incorporates provisions of the existing City of San Bernardino Development Code for consistency of review and administration. VI. DESIGN GUIDELINES A series of urban design guidelines are included within the Specific Plan. These address building massing, articulation, orientation, materials, roof equipment screening, signage, landscaping, Third Street streetscape and pedestrian circulation. These guidelines will serve to establish the project as a high quality development and enhance its integration into the surrounding neighborhoods. VII. IMPLEMENTATION Introduction IVDA will be the principal agency through which implementation of this Plan will occur, in close coordination with the regulatory authority, which is the City of San Bernardino. In coordination with Hillwoo.Q,.J!iUhe-rele-&f master developer, IVDA has the ability to regulate the pace, location and timing of new development subject, of course, to market conditions. In this role, IVDA will have the authority and responsibility to ensure that adequate public facilities are made available in a timely manner to accommodate new development. Infrastructure improvements will also be required off-site to address certain impacts created by the project, such as increased traffic, at such time as development begins to exceed the level of activity of the previous Haase. Specific projects may require additional improvements on a case-by-case basis, as determined during the City development review process. The IVDA can direct potential users to the area of the project most compatible with and responsive to the tenant and/or new development needs. Financial ES-8 I I I I I I I I I I I I I I I I I I I programs and incentives will also be administered by the IVDA for quick decision-making, consistent application, and enhancement of the site for potential users. Infrastructure Financing A discussion of the process through which the needed infrastructure improvements will be financed is included in this Specific Plan. This includes the use of redevelopment financing, as well as the careful utilization of development impact fees. This is one of the critical elements in the successful accomplishment and effective implementation of the Specific Plan. It will be coordinated with redevelopment agency financing to create a unique financial incentive package for new users and development. Maintenance Maintenance of common areas, buildings and landscaping will be addressed through the formation of appropriate assessment districts or property owner associations to ensure that initial public agency investments are maintained over the life of the project, to the advantage of tenants and owners. ES-9 ,---- I I I I I I I I I I I I I I I I I I I 1. INTRODUCTION I I I I I I I I I I I I I I I I I I I 1. INTRODUCTION A. SITE LOCATION AND DESCRIPTION The subject property, referred to as the San Bernardino Alliance*Californialntemational Trade Center (SBAHC), is located in the southern portion of the City of San Bernardino, approximately 60 miles east of Los Angeles. The area contained within the Specific Plan boundary is approximately 692.6669 acres, divided into three non-contiguous sites. The properties included in the Specific Plan are located within the boundaries of the former Norton Air Force Base and adjacent areas to the south. The Specific Plan area, which is generally located south of Third Street, north of the Santa Ana RiverSan Bernardino ,^,/effile, east of Lena Road, and west of Alabama Street (see Exhibit 1-1). B. BACKGROUND B.l The Establishment and Closure of Norton Air Force Base Norton Air Force Base, originally named the San Bernardino Air Depot, was established as a supply depot in 1942, shortly after the United States entered World War II. The original Base covered about 500 acres and had about 1,000 civil service employees. By 1943, the Base comprised about 13,000 civilian and 5,000 military personnel. The name Norton Air Force Base was conferred upon the facility in 1950, in honor of Captain Leland F. Norton. Eventually, the Base encompassed approximately 2,003 acres and, as late as 1988, included a military and civilian population of about 10,000 people. In 1988, the Secretary of Defense established the Base Realignment and Closure Commission for the purpose of recommending the realignment or closure of military facilities. In 1989, the Commission approved the closure of Norton Air Force Base. Base operations were discontinued in September 1993 and the facility was officially closed in March 1994. B.2 The Inland Valley Development Agency This Specific Plan has been prepared by the Inland Valley Development Agency (IVDA). The IVDA is a Joint Powers Authority formed in conformance with the provisions of Article I, Chapter 5, Division 7, Title I of the California Government Code. The IVDA was formed through the execution of a Joint Powers Agreement dated January 24 and amended on February 12, 1990. Four local governmental entities comprise the IVDA: the County of San Bernardino and the !;Gities of San Bernardino, Colton and Lorna Linda. The IVDA has the ability to exercise redevelopment powers pursuant to Health and Safety Code Section 33492.40. This section provides that the IVDA shall have and exclusively exercise the powers of a redevelopment agency pursuant to the California Community Redevelopment Law in connection with the redevelopment of a project area approved by such joint powers authority. Such a project area would include a military facility wlrielJ-jS' subject to closure and certain areas in proximity to it, as provided by Public Law 100-526. 1-1 I I I I I IfiGHLAND AVE. ~ ~ ~W ~rs r.; I I I I I I I I I I EXHIBIT 1-1 I Site Location I I S.R. 66 ~ I ~ ~ ~ ~ I BASELINE ROAD 5TH STREET -..... .,...,-. MILL ST, 0 '" ~ ~ ~ ~ ,..; en OJ 0 ! '" ~ OJ J. 1-10 L__lESi~N~.. .. j _ SBAC SPECIFIC PLAiIi ARB;A ~, \NORTH,; "-..../' NO SCALE SAN BERNARDINO AIliANC~ALIFORNIA I I I I I I I I I I I I I I I I I I I Pursuant to Redevelopment Law, the IVDA may exercise broad governmental functions and authority to accomplish its purposes, including, but not limited to, the right to issue bonds and expend their proceeds and the right to acquire, sell, develop, administer, or lease property. The IVDA may demolish buildings, clear land, and cause to be constructed certain improvements including streets, sidewalks, and public utilities. With certain exceptions, the IVDA may not construct or develop buildings, with the exception of public facilities including improvements to school facilities, but must sell or lease cleared property to developers for construction and development in accordance with a Redevelopment Plan adopted by the Agency in 1990. The Agency's purpose in adopting the Redevelopment Plan was to provide a mechanism and funding to (1) acquire the former Norton Air Force Base and facilitate successful reuse of the property, (2) assure adequate access to and from major transportation systems, and (3) promote economic development within the surrounding area. Implementation ofthe Redevelopment Plan was intended to achieve a wide range of goals including pooling of resources to better attack problems of blight elimination, improvement of infrastructure, provision of needed improvements to community facilities, promotion of rehabilitation of housing stock where appropriate, and alleviation of environmental deficiencies, including substandard circulation. C. INSTITUTIONAL SE"ITING C.t Property Ownership The leusearea included within the boundaries of this Specific Plan was previouslyis under the ownership of the United States Department of Defense (DOD). As of March 7, 1995, the IVDA entered into a long-term lease with the DOD to develop and manage the transition of the property from an Air Force )1base to non-military land use. The lease also providegs for partial releases ofthe property for sale to individual ownership, subject to the completion of the environmental remediation and clean-up which wais underway, and for which the DOD is responsible. Additional environmental assessments will be scheduled on a case-by-case basis to accommodate the development of new users as they come on-line. In no event can the property be transferred to the IVDA or another owner until existing environmental hazards have been removed or contained in an approved manner. . The bulk of the remaining portion of the previous Norton Air Force Base was previously authorized for transfer to the San Bernardino International Airport Authority (SBIAA) by the DOD as a public benefit transfer and sale ofreal property. This is described in the initial Record of Decision issued by the DOD and included in Appendix A. The SBIAA land incorporates those portions of the previous J1base that were designed for and committed to aviation uses. These lands do not include any ofthe land within IDe SBAC Specific Plan area. The boundaries of the Specific Plan were established in concert with direction provided by the IVDA. The ownership boundary of the airport became a fixed boundary between the IVDA and SBIAA interests. The remaining areas of the previous J1base that were determined to have potential for reuse in the foreseeable future were included within the Specific Plan boundaries. This resulted in the exclusion of the off-base housing and other properties located north of Third Street-antl-Hie-ballistic missi\e-(}.Efice-HHFlpleJH1Hfle-Setl+hwesl..cer~ef-ef-Mill-Stfeetillltl-+iWecilfl0e-Aveooe. 1-3 I I I I I I I I I I I I I I I I I I I Within the Specific Plan boundaries, the most intense development area is located to the northwest of the Aairport. However, the Specific Plan area also includes the former existing golf course on the south side of the airport and a smaller area along the south side of Third Street, generally east of Victoria Avenue, which includes the previous Air Combat Camera facility. The immediate proximity of the Airport and the dual benefit of site improvements to both the IVDA and SBIAA necessitate continued close interaction between these two agenciesm. Subsequently. the IVDA and Hillwood Development Services ("Hillwood") entered into a Master Disposition and Development Agreement on November 6. 2002 (the "Master DDA"). under which the IVDA agreed to sell approximately 440 acres of land on the former Norton Air Force Base ("NAPB") to Hillwood. The Master DDA property is exclusively within the Specific Plan area. except for the optional purchase of the property referred to as the County 44 Acres. located on the north side of Central Avenue approximately 800 feet west of Tippecanoe Avenue. The sale to Hillwood of the County 44 Acres was completed in November 2005. Prior to the date of the Master DDA. the IVDA agreed to sell the property now developed with the KoW's Distribution Center and an optional 20-acre parcel under a separate disposition and sale agreement. Thereafter. all other Hillwood projects have been undertaken pursuant to the Master DDA. The Master DDA required Hillwood to undertake and complete certain infrastructure improvements as set forth in the Master DDA. All such infrastructure requirements will soon be extinguished after the date of this Amended Specific Plan. HiIlwood has also entered into a Tax Increment Reimbursement Agreement. under which the IVDA has agreed to repay Hillwood the costs of certain infrastructure items sokk-.frpm the new tax increment revenues to be generated-ill' identified J-lillwood developments both on the former NAPE and. in under certain circumstances. within the other areas of the IVDA Redevelopment Project Area. The only remaining areas to be developed by HiIlwood gursuant to the Master DDA include: 0) the South.gate District (former Palm Meadows Golf Course). (ii) the portions of the Northgate District located east of the Mattei facility and the area located east of Del Rosa Avenue and south of Third Street. and (iii) approximately 30 acres withi1:! tbe interior areas of the Westgate District between the Pep Boys facility and the Kohrs Center. KoW's 20-acre optional parcel has_.also. reverted to the RIQn-"Ities as now encompassed by the Master DDA due to Kohrs not having timely executed the option as initially granted by the IVDA. Hil]wood is currently undertaking the construction of the Medline facility. a 404.097-square-foot develoPJ])ellLQ1Lil.portion of the Defense Finance and Accounting Services (DF AS) property and a portion of the County 44 Acres. just outside the Specific Plan Area. Other Hillwood properties located in the vicinity of the eastern extension of Central Avenue east of Tip.]:1ecanoe Avenue (the form~LP_,!.ImNeadows Drive) have been included within the Specific Plan areAwithin the Southgate DistJ:i\1,.to~ther with the former IVDA golf course area. HiIlwood has shifted the focus of the various areas included within the Master DDA from their prior Air FO.Ice building de~ignations to a marketing...J;1lmJ that is compaLajJj~\oJh~Alliance-Texas project 1-4 I I I I I I I I I I I I I I I I I I I of Hill wood in Fort Worth. Texas. The IVDA has renamed the Specific Plan to include the Alliance- California name and to change the designation of each identifiable area of the Specific Plan to the Hillwood-designated marketing areas. The areas presently included within the Specific Plan are presently known as: Northgate. Centergate. Westgate and Southgate. Such references to the various areas of the Master Plan are presently used herein for identification purposes. C.2 Relationship to the San Bernardino International Airport Authority The San Bernardino International Airport Authority (SBIAA) is a separately constituted joint powers agency made up of the !;Gities of San Bernardino, Colton, Loma Linda, Highland, and the County of San Bernardino. It is currently leasing the airport property from the Department of Defense and will become the owner of the airfield and related facilities on this portion of the former Norton Air Force Base through a public benefit transfer following remediation oftoxic contamination. The SBIAAlt is responsible for the management and development of the facility into an operating international airport. C.3 Adjoining Jurisdictions The SBAI+C is located entirely within the City of San Bernardino. The SBAI+C project boundaries abut the City of Redlands to the south and the City of Highland to the north as shown in Exhibit 1-2. That portion of the Specific Plan i7ffijeet-area abutting Redlands consists of the formerexistiHg golf course area. The City of Highland abuts the Specific Pla~boundary north of Third Street east of Victoria Avenue and between Tippecanoe Avenue and Del Rosa Drive. An important issue in the future implementation of development along Third Street is the jurisdictional boundary between the cities of Highland and San Bernardino. When Highland was incorporated, the two jurisdictional boundaries were aligned such that the total right-of-way for some portions of Third Street is currently located in the City of Highland. When Third Street is to be fully improved, through this Specific Plan or other projects, the additional right-of-way dedication along the south side of the street will occur in the City of San Bernardino. Close coordination will be necessary between both jurisdictions when improvements are contemplated along Third Street as a result of this Specific Plan. D. PURPOSE AND AUTHORITY D.I Purpose The purpose of this Specific Plan is to provide for the transition of the former Norton Air Force Base site from a single-purpose military use to a multi-use civilian operation. To accomplish this, the Specific Plan must contain certain provisions and conform to requirements of three separate and independent criteria: 1-5 I I I I I I I I I I I I I I I I I I I CENTRAL AVE. .; !< ~ ~ ~ LEGEND EXHIBIT 1-2 Adjoining Jurisdiction _ SBAC SPECIFIC PLAN AREA ...-.. CITY BOUNDARY SAN BERNARDINO AWANC~AUFORNIA r./~ \(~~Y NO SCALE I I I I I I I I I I I I I I I I I I I D.1.1 Meet the Needs of the IVDA The needs of the IVDA are predicated upon developing the project area in a manner that will help recoup and expand upon the number of jobs lost due to the closure of the Base. To meet this need the IVDA has focused upon two specific objectives. It must meet the short-term needs ofthe Agency to generate revenue, enhance future business development, and generate or maintain jobs for the community. It must meet the long-term desires of the Agency by creating a Plan which allows for a variety of new development consistent with the overall objectives and policies established for the property. D.1.2 Be Consistent with the Reauirements of the Citv of San Bernardino General Plan The San Bernardino General Plan is the foundation for all development approvals within the City. Consistency with the goals, objectives and policies of the General Plan is essential if this Specific Plan is to meet the needs and desires of the community. D.1.3 Be Consistent with the Provisions of State Law State law has established the authority and basic framework for the preparation and adoption of Specific Plans. The issues to be addressed within the Specific Plan are contained under Section 65450 of the California Government Code. as dis.cussedAHthefity-below. This Specific Plan can be characterized as the vehicle that will create the planning framework for the transition and redevelopment of the Base, while effectively linking with City regulations to provide administrative and legal responsibility. The effective life ofthe Specific Plan is not intended to be date-specific but rather project-oriented. Therefore, the Plan willis lB guide development until the entire project..ilrea is developed. D.2 Authority The California Government Code, Section 65450, permits cities to prepare and adopt Specific Plans "for the systematic implementation of the Qgenerall'rlan." The law further provides that a Specific Plan shall include a text and diagrams which discuss the following issues. The distribution, location and extent of the uses of land within the area covered by the plan. The proposed distribution, location and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. 1-7 I I I I I I I I I I I I I I I I I I I Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out the preceding three items. The Specific Plan shall include a statement of the relationship of the Specific Plan to the General Plan. E. PLAN ORGANIZATION This Specific Plan establishes broad concepts, goals and policies and identifies specific development standards for development and redevelopment within the Specific Plan boundaries. This structure will not only identify specific building standards, but provide a basis for understanding how such standards were arrived at and what objectives are intended to be achieved. This level of discussion is helpful in a variety of situations, such as: Evaluating individual projects subject to review and approval by the City of San Bernardino; Determining the implications of future amendments to the Specific Plan; Providing a rationale to help citizens and decision-makers understand the Specific Plan. The chapters of the Specific Plan are organized as follows: Chapter I - Introduction: This chapter describes the project location, background information, relationshipj3fmHffiify to other agencies and facilities, the purpose and authority of the Specific Plan, and the document's organizational structure. Chapter II - Existing Setting: This chapter describes the land uses on and off the Specific Plan areapmjecH;ite, planned land uses and operations of adjoining property, a description of public benefit uses, public services and facilities, existing circulation/access, and the current hazardous waste remediation program being implemented h)' the Air Force. Chapter III - Project Issues, Goals, Objectives and Policies: This chapter includes a discussion of project issues and a listing of the goals, objectives and policies intended to address these issues. Chapter IV - Specific Plan Framework: This chapter creates a framework for the discussion of land use, circulation, public services, infrastructure and urban design elements. These elements represent further refmement and application of the issues, goals, objectives and policies discussed in the previous chapter. 1-8 I I I I I I I I I I I I I I I I I I I Chapter V - Specific Plan Regulations: This chapter contains the permitted uses for each land use district, associated development standards, and administrative procedures. Chapter VI - Implementation: This chapter contains various programs and methods of achieving the goals, objectives and policies of the Specific Plan, in addition to discussing a financing program, development fees, and maintenance provisions. The entire Specific Plan is intended to be adopted by ordinance. Chapters 11 through IV 4 aHe 7 contain the goals, objectives, policies and issues involved with the development ofthe SBAITC, while Chapter !)V contains the specific standards that new uses and/or development must meet in order to be located within the SBAHC. Chapter VI addresses the implementation mechanisms for the Specific Plan. F. RELATIONSHIP TO THE GENERAL PLAN AND DEVELOPMENT CODE This Specific Plan is intended to implement the requirements of the City of San Bernardino General Plan and be compatible with the City of San Bernardino Development Code in format and administrative procedures. The existing General Plan contains provisions that provide for the orderly transition of the former Base to productive civilian use. The format of the Regulations component of this Specific Plan (Chapter V) is similar to that of the City's existing Development Code. In addition, the Regulations portion contains references to a number of the development standards and administrative and public hearing procedures contained within the Development Code. The purpose of these references is to provide a Specific Plan that is comprehensive in scope but does not reiterate and duplicate existing City standards or procedures. Listing standards or procedures which already exist within the Development Code can create future conflicts if portions of the Code are amended but the Specific Plan is not. Therefore, the use of referencing is viewed as a method of maintaining longe-term consistency with the City Development Code and minimizing unintended results. G. SPECIAL INCENTIVE ZONES The IVDA has been successful in pursuing inclusion of the project area_in the Local Agency Military Base Recovery Area Program (LAMBRA), which is designed to enhance its ability to attract and retain businesses within the San Bernardino Alliance*California Specific Planl+llemalionaJ-'[-HHle CeHter. A Foreign Trade Zone has also been established within the Specific Plan Area. These programs are discussed below:y-will also be jncluded-in the project description for the preparation of the environment-al-impaa report. G.t Foreign Trade Zone A Eforeign Itrade Zwne (FTZ) is a site within the United States in or near a U.S. Customs port of entry, where foreign and domestic merchandise !H"is generally considered to be inpart of international commerce. Foreign or domestic merchandise may enter this area without a formal Customs entry or the payment of Custom duties or government excise taxes. Merchandise entering a zone may be 1-9 !--- I I I I I I I I I I I I I I I I I I I stored, tested, sampled, re-labeled, re-packaged, displayed, repaired, manipulated, mixed, cleaned, assembled, manufactured, salvaged, destroyed or processed. If the final product is exported from the United States, no U.S. Customs duty or excise tax is levied. If, however, the final product is imported into the United States, Customs duty and excise taxes are due only at the time of transfer from the Eforeign Drade Zi!:one and formal entry in the U.S. The duty paid is the lower of that applicable to the product itself or its component parts. The benefits of an FTZ provide potential users with significant opportunities both in access to foreign trade and monetary savings. FTZStiffi-designations are only part of a larger array of incentives used to encourage reuse of the former Norton Air Force Base. However, they are important to the implementation of the Specific Plan because they serve as a magnet to attract future developments by helping to offset Customs cost advantages available to manufacturing plants abroadareas. The FTZ program encourages companies to maintain and expand their operations within the FTZ by removing disincentives associated with manufacturing in the United States. Specifically. the program corrects the imbalance in paid duties by treating a product made in the FTZ. for purposes of tariff assessment. as if it were produced abroad. Thus. companies can increase their cash flow. save taxes and improve their bottom line by locating their operations in an FTZ. The FTZ program impacts indirect employment as well. because a local business not only creates jobs for the area's labor force. but also creates opportunities for suppliers and service providers in the community. Exhibit 1-3 shows the boundaries of the Foreign Trade Zone in the Specific Plan area. as of June 2006. G.2 LAMBRA The State of California has established the Local Agency Military Base Recovery Area program (LAMBRA) for the purpose of stimulating business and industrial growth in areas experiencing military base downsizing and closure. The LAMBRA program is modeled after the enterprise zone concept, which offers incentives to businesses that locate within a specified area. The program provides methods of reducing regulatory controls to encourage private investment and foster cooperation and innovation between state and local governments and private business and industry. The reduction of governmental constraints on business development will be used to provide~ positive economic incentives for investment in these areas. The LAMBRA designation will enhance the IVDA's ability to attract quality development to the San Bernardino Interoofi(maFFraseGeflterAlliance*California. The incentives ofthe LAMBRA program are structured towards individual businesses and include: Tax credits for sales and use taxes paid on (up to) the first $20 million of qualified high technology equipment. aircraft maintenance equipment. aircraft components.-aoo machinery purchases. and, Section 1245 property 011 ta!lgi!:>I~PLQP~rJ)'J)1at is depreciated other than land/real~state ) I-IO ------------------- --- en "o:j t:I:j ~ to 0 :x: ~ >-j ~ rg ([) ........ ...... to !Z! (Jq ........ 0 :::::1 t--3 ~ t--3 ........ n >-j I i PJ W ~ p.. ([) ~ N 0 :::::1 ([) .-LII'lA_RDlI ...J ~ I I . I: ~: DDD ~: D , '"" i ~ 0 I . .Ii I Ul '"%j tJj 0 > :ll L' () t':l t':I ~ Ul (,') () '"0 Z t':l t':I () o-,l Z ~ :ll '"%j > t:1 - 0 () t':l '"0 N ~ 0 Z t':l > :ll tJj t':l 0 > c:: z 0 z ~ ~([) -< n ~ ~ ~ TIPPECANOE AVE . . . ... . 09 PPECANOE AVE . :1. . . ~ . " i!J 0" ~ ~ to '" '" .. '0 ~ lJ DO; ~~ Ol ~ rll-- ''''I ~ DEL ROSA DR. Q I' 0 ,- I <0 0 NORTON ;.; uP:l I v '~I~"-""""'-_~ ....,. . I- '-- - 11 _ _ " ;.' i!l ~ I .. " ~ to> i!l ;1 jl PALM AVE I '--- ------ -------------- I I I I I I I I I I I I I I I I I I I I I' Hiring credits for wages paid to qualifying employees during the first five years of employment - 50% the first year and declining 10% a year (which can amount to $29.000+ per employee). Up to a IS-year net operating loss carryover . which permits losses to be carried over to future years (which is longer than the other California businesses) to offset taxes. Election to treat a portion of certain property as an expense chargeable to the capital account and eligible for treatment as a deduction against income. This Business Expense Deduction allows for rapid depreciation of qualified property used exclusively in the LAMBRA such that businesses can take the accelerated LAMBRA depreciation for the year the qualified property is placed in service. Priority technical assistance from the California Trade and Commerce Agency, Cal EP A, and the Office of Permit Assistance. Preference points for State contracts. including the following: 1. LAMBRA provides a five percent bidding preference' on state solicitations for goods and services valued at more than $100.000 if the worksite is located in a LAMBRA area. as designated by the State Trade and Commerce Agency. 2. LAMBRA allows state contracting officials to award the bid worksite preference when 50 percent of the labor hours required to perform a contract for goods. or 90 percent of the labor hours required to-p-erform a contract for services is performed at the approved worksites. 3. Workforce Preference: Companies qualifying for the five percent worksite preference may request an additional one to four percent workforce preference by certifying to hire a specified percent of the contract workforce employees from those designated as LAMBRA q ua!ifi~c;Li!ldiy.iduaJ~ Exhibit 1-4 shows the boundaries of the LAMBRA designation in the Specific Plan area. as of June 2006. 1-12 ------------------- ~ ~ ..........,..,...,..'""",..,...~ '" ~ ~t:tj ~>< toES ~~ >>-3 "" I rz o ~ i ~ ......... I ~ I ~ ~ , . \ . . \ 0 . , . .. Ul f; tJ:j > s::: L' () tJ:j tIj Ul ~ (.l '1:l tIj t':l tJ:j () 0 Z >-< c:: "'J tj >-< Z () t:i '1:l ~ ~ -< > ::0 t':l > Z ~(]D n ~ ~ -.,.-",.'."'.'-iW""VJI..,.. "'- ~ . . . , ~ "r"'" .. ~ ODD D I 09 , , .. : i:J ..............rri........~ ' . PPECANOE AVE ~ '''' :fl o " r~ :~ o n~ \I~ ~ [1. " . , .J , ~ " :. -~ .....~ ~ '" '" '"' " ~ !J b to ~ ' 0 ~o '~-i<>. pEL ROSA DR. l': J l-/.... J~ ~ I:' ~ "''''01 ~~:, "' 0 N.o~N ...,.,y". ... ,:=;r _. ':~ i: - ,~. _' - ~.III. II I,:" ' .. ~. .,\ ~.~ t' . ~" 1 I I I I . . , I: il:'~ I" .t' : I :1 . . . . , il:I' I,' f:~ I.J I~! I'" If . , , ~: I :~ .' Cl :J . '. ~ ~l 'U :j " Ii ~ , . . . . . ., " ." '\. II~ \\ Jt '. ..... ......., ,,~, ,.m -"PALM"'AVE I I I I I I I I I I I I I I I I I I I II. EXISTING SETTING I I I I I I I I I I I I I I I I I I I II. EXISTING SETTING A. LAND USE A.I Onsite Land Use The existing land use~ on the former Base consisteds of a variety of former military facilities, most of which stillwhich existed until the IVDA and then Hillwood initiated the demolition of virtually all the older Air Force buildings within the Specific Plan area and some which still house their former uses. In general, the former Base includegs a number of residential and commercial related facilities, including single family residences, barracks, recreational facilities, medical and office facilities, training and warehousing/storage facilities. .Exhibit II-I shows the previous Base buildings within the Specific Plan area. As noted in Chapter I. except for the transfers of the recreational and medical facilities to qualified public benefit transfer recipients. the other warehousing/storage and office facilities were transferred to the IVDA. As of this date. few onhe original Air Force buildings remain in use on the Base. The roadways which provide access to these facilities are laid out in a grid pattern suitable for vehicular and, in some cases, railroad access; however, rail accessJo the site, although previously provided a number of years ago. is not currently available. A variety of facilities have been occupied since the closure of the Base. These include facilities transferred directly to specific users (such as the Lorna Linda Clinic), uses that continued to operate after Base closure (such as the Credit Union and the former Palm Meadows Golf Course until its closure by the IVDA on April 1. 2005), and uses attracted to the Base since closure by the SBIAA and IVDA (such as Santa Barbara !\crospareaircraft maintenance activities on the Airport and the Northrup/Grummon complex formerly known as TRW). Recent developments or new construction include Kohrs Department Store Distribution Center. Matters Distribution Warehouse. Norton Community Credit Union. Pep Boys, and Matich Corporation.-._Th!e.SJ.<!1er ..!3rothers, Markets Distribution Center and Corporate Headquarters Office Complex are presently under construction within the Center gate area. A.2 Offsite Land Use The land uses surrounding the Specific Plan area (including the aAirport) are located in four separate jurisdictions: Highland, Redlands, the unincorporated portion of the County of San Bernardino, and the City of San Bernardino (see Exhibit 11-21). The area north of Third Street includesveJ.ves land in the cities of San Bernardino and HigWand and consists of a variety of residential and commercial uses. Streets extending north from Third Street, such as Tippecanoe Avenue and Del Rosa Drive are focal points for commercial uses. The predominant residential community is the off-site housing for the former Base located west of Victoria Avenue, between Third and Fifth Streets. An area .s.Quth of Third Street and east ofVicto.ria Avenue has been transferred to the Bureau ofIndianAffairs for tl1.~ benefit of the San Mgnuel Band of Mission Indians.,-alH1Ough. sSeveral privately owned apartment buildings and a condominium complex exist offill the vicinity of SHJFifth Street. Approximately fifty (50%) percent of the land aleHgfronting on Third Street is vacant. II-I ------------------- _ n_______. ~_" ~ tJj trj '" ~ :> >-3 ~ ~ ....... ....... ........ 0- ....... i ....... I ::; ...... ~ ()'O UJ ~ LEN.\ RD. O == == == == ! ~ ~ DDDD DDD :DDD ODD I TIPPECANOE AVE .. TIPPECANOE AVE ;:l c....- ., ;o'~_-"""" I?iI f~UDUDDD~,st"'~D c G:::l' = c:aODe. 'i,I(il'V f> = :;: 00 d c::J ~ . o DD~ Cs : : : : : :~ ~ " C::J ODD. '" c:::J c:::J d . ~ Cl 't\ l) c::J Oo.C~;,'8:. 0 0 L ' ;- I I ~ N~RTON 'WAY LJ U = co i!l o Q ~ ~ o 00, \J3 DEL ROSA. DR. I 1 \ 1 ~ I ........-.......... .- I' - .1 ,I ~ . . ~ " I I I I I I I I I I I I I I I I I I I The area northeast of the Specific Plan. located along of adjacent to Third Street between Victoria Avenue and Palm Avenue, is within the City of Highland and is designated ~PC (Planned Commercial) east of Victoria Avenue to Central Avenue and is designated as BP (Business Park) east of Central Avenue to Palm Avenue on the City of Highland General Plan Land Use Map. The area north ofthe Specific Plan. located along Third Street between Tippecanoe Avenue and the extension of Leland Norton Way, is also within the City of Highland. This area is designated PC and BP on the City of Highland General Plan Land Use Map. The City of Highland is currently updating their General Plan. including their Land Use Map. The draft Land Use Map for Highland shows that the area west of Marilyn Avenue to Leland Norton Way is proposed for redesignation from BP to I (Industrial) and the area east of Victoria Avenue to Central Avenue is proposed for redesignation from PC to BP. Adoption of the new Highland General Plan is expected by mid-2006. Northwest of the Specific Plan area are land within the unincorporated area of the County of San Bernardino. North of Third Street and west of Tippecanoe Avenue is an area designated CN (Neighborhood Commercial) and 4M-RM (Multiple Residential) in the County of San Bernardino. The area west of Victoria Avenue and east of the extension of Leland Norton Way is located within the City of San Bernardino and is designated CG-I (Commercial General), IL (Industrial Light) and RM (Residential Medium) on the City of San Bernardino General Plan Land Use Map. A small area at the northeast corner of Del Rosa Drive and Third Street is also designated CG-l. The Specific Plan area is designated as ILJlndustrial Light) at the southern. northeastern and central sections. IH (Industrial Heavy) on the western and northwestern sections. CG (Commercial General) at the northern section. CO (Commercial Office) at the central section along Tippecanoe Avenue. and PF (Public Facility) at the southwestern section. The area west of Tippecanoe Avenue and south of Third Street is located within the City of San Bernardino and consists primarily of single family residential uses. Th~at portion between Third Street and Rialto Avenue is designated CG-I (General Commercial) along Third Street with IL (Industrial Light) to the southbehind that, extending south -'lte Rialto Avenue. The area south of Rialto Avenue and west of Tippecanoe Avenue is designated RU-I (Residential Urban), IL(lndustrial Light) and PF (Public Facility). Westerly of the area described in the preceding paragraph. adjacent toFurthef-ltH:he-west,-betlrJhe west and east sides of Lena Road areOOfltain a number of governmental offices operated by the County of San Bernardino and other offices of private fIrms. This area is designated PF (Public Facility), IL (Industrial Light) and COol (Commercial Office) on the City of San Bernardino General Plan Land Use Map. The area south of Mill Street is within the City of San Bernardino and contains a variety of residential and commercial uses. This area is designated IL (Industrial Light) and PF (Public Facility) on the City of San Bernardino General Plan Land Use Map. 11-3 ------------------- ~ rn~ nw ; I g -'-'1' I . I ~ I I ; ~ I I ~ a ..-..... II :...- jG) .I LANUR8HIK .1."1 ~ 'Z 10 . 1 ::0 m o ~ Z o (Jl . VICTORIA AVE L._._._ CI1IIIlIIIGBAK ST. :2 ~ b !t Fl PAUl AVII I-----J- b I .. CHURCH AVE' ,.... , . I . ._.~ R R ~ '" o I GG ~GG~ . - ---, . I GSB8G0GG0G ~ n nlnlnn~~~ l;) t":l () ~ ..; fz} 'll tzJ ~~~~ ~8~~; ~R ~ ~~z~~ I t":l CIl B ~ I I I I I I I I I I I I I I I I I I I The City of San Bernardino recently updated the City's General Plan and Land Use Map (November 2005). The revised Land Use Map for the City shows that the adjacent lands north and west of the Specific Plan area have the same designations as the previous Land Use Map. South of the Specific Plan area. E~ast of Tippecanoe Avenue and south of the former golf course is the Santa Ana River. which extends through the cities of San Bernardino and Redlands and acts as a dividing line between much ofthe project siteSpecific Plan area and the City of Redlands. except for the parcels owned by the City of Riverside. The area within the City of San Bemardino south of Palm Meadows Drive, north of the Santa Ana River is vacant and designated IL (Industrial Light) and PFC (Public Hood Control) on the City-ef San Bernardino General Plan Land Use Map. The area within the City of Redlands south of the Santa Ana River includes an Edison power plant, agricultural land, and a City of Redlands landfill site. This area is designated FCC (Open Space-Flood Control Conservation), G (Industrial-General), US (Industrial Urban Services) and PA (Open Space-Park) and is included within the East Valley Corridor Specific Plan. A.3 San Bernardino International Airport The San Bernardino Intematianal Trade Ce!lt~Alliance*California Specific Plan area is adjacent to the San Bernardino International Airport, however, the Airport is not part of the Specific Plan. except for the former Commissary Building which has been conveyed by the IVDA to SBlAA and will remain in the Specific Plan Area. As such, the Airport and its facilities represent a significant land use adjacent to the SBITCSpecific Plan area. In addition to the runway and hangi!er facilities, a passenger terminal and a variety of commercial, office and warehouse facilities exist on the Airport property. A.4 Public Benefit Parcels The process used by the Department of Defense (000) to dispose of the Base has included the transfer of property to various other federal, state, and local agencies for either subsequent disposal or public sale. As part of this disposal process, a number of parcels have been designated as public benefit parcels by the 000 and specifically granted to different groups for use in ways that have been identified as a public benefit. These include facilities for medical use, the homeless, public parks and recreation, education and fire suppression related activities. These users were iIHle-granted title to their property and allowed tomay use existing buildings or structures or develop new facilities as necessary. Several of these parcels are located within the boundaries of the Specific Plan. They will be described in more detail in Section IV,.C. B. EXISTING ACCESS/CIRCUlATION The prejeet-siteSpecific Plan area consists of a number of existing streets distributed throughout the site in a grid pattern. The primary streets providing for vehicular movement throughout the prejea siteSpecific Plan area include Tippecanoe Avenue, Harry Sheppard Boulevard-Efurmerly-''G''-&treeft, and Del Rosa Drive north of Harry Sheppard Boulevi!rd, PeFiruetef-Rtlftd,MemerinIDrive.;.and.p-atl1 11-5 I I I I I I I I I I I I I I I I I I I ViRas Seiior BOHlevard, (parallel to and approximately 100' north ofMiR StreetJ. The balance of the streets that formerly existed during the time of the operation of the Base by the Air Force have been removed or are intended to provide non-public street accessJQ individual building sites and users. The IVDA has designed and constructed major street improvements to Tippecanoe Avenue, Harry Sheppard Boulevard and Del Rosa Drive, substantially widening each street to provide a major thoroughfare which links to adjoining external master plan streets. These roads will-provide the beginning of a backbone circulation system for the SBITCSpecific Plan area. The balance of the street system has been removed to provide for the development of the newly constructed and to be constructed buildings will Hltimately-need to be Hpgraded or replaeetl-to meet standard clesign criteria fDr width and right of '.vay irnpro'lements as new development occurs. C. PUBLIC SERVICES AND FACILITIES C.l Public Services City police and fire services are available to the prejeeKiteSpecific Plan area. Police services are provided from the central police station located in clDowntown San Bernardino at Seventh Street and "D" Street. The City Fire Department responds to calls to the Specific plan areasite, primarily from Station llocated on Third Street, west of Waterman Avenue. Depending on the location of a call from the project siteSpecific Plan area, additional fire stations may also respond as necessary. Calls from the southwest portion of the project site Specific Plan area may have responding units from Station 10 at Mill Street and Arrowhead Avenue. Calls from the area along Third Street near Victoria Avenue may have units responding from Station 6 on Del Rosa Drive near Highland Avenue. The IVDA also oRerates a security force for the Airport; and other IVDA and SBlAA properties that is under the supervision of a full-time City Police Sergeant assigned to dulYj!1Jhe Base to supervis~ the security forceis comprised of off-duty City and other law enforcement police officers that patrol the facilities. C.2 Facilities C.2.l Water The former Base currentlycontaineds an independent potable water system served by four wells. Three of the wells, located in the northwest portion of the projeetBase,.~iIe pump water direclly into a 500,000-gallon elevated water tank. within the Specific Plan area near the northwest corner of the intersection of Harry Shepi2'!rd Boulevard andDel Rosa Driy~. The fourth well pumps water into an above ground tank for chlorinating. The water is then pumped into a 250,OOO-gallon elevated tank located on the eastern portion of the Ajrport near the intersection of VicJolia..Avenue and I_hird Street. The...two-ilBeve-ground-timk-s--are loc'fttetl-ffi..t-he.wes-ter-A-and castcm portions of-lhe-fu-rffief-base,-re5pe{.'tively~ Booster pumps at the ground level storage provide a pressure boost to the elevated tanks. The above-ground storage tanks serve the west or east end of the former Base based-oAils dictatedill' their II-6 I I I I I I I I I I I I I I I I I I I location. The two water systems originally operated independently of one another and were not inter-connected. The IVDA has jllst receRtly completed the extension of a fleW-twenty (20") inch water line that links the two systems together. This action resulteds in an upgraded water system with more adequate pressure to serve plannedsome nominal levels of lower density new development which pre'/iollsly had beeR a CORcern for thein the eastern end of the project siteAirport. The actual water pressure provided by the system at a particular location is dependent upon the site's location, along with the loss of pressure within the system. +he water system is cmreRtly operated from facilities located OR the former Base site. The existing water distribution pipeline system that was constructed by the Air Force consisteds of a mixture of steel, cast iron, and asbestos cement (AC) pipe materials. Previously prepared reports on the system have noted that the steel lines were not properly protected from corrosion and they are no longer acceptable for any level of service. The portion of the system which is comprised of cast iron pipes is generally regarded as satisfactory for an interim use, with phased replacements required within the next 10 to 20 years. The AC pipe may have a service factor slightly longer than the cast iron pipe, but most of the AC pipe installed on the property is .celass 100 which, if required to handle the pressure of either adjacent water utility, would be operating near its recommended pressure limit. In September 2004, the IVDA and the City of San Bernardino Municipal Water Department ("SBMWD") entered into a Water Integration Agreement whereby the SBMWD agreed to integrate the IVDA water system into that of the City's overall system upon the 0) payment of $1.200,000 in water acquisition charges, which will be applied by the SBMWD to provide 1.200,000_ gallons of water storage capacity in a recently completed off-site reservoir, (ii) removal of water connections for buildings that are no longer in use, (iii) installation of backflow devices and water meters to certain designated former Air Force buildings, and (jy) a commitment of the IVDA to have new development install certain master plan water improvements required by the SBMWD to serve the Specific Plan area and the Airport. The IVQA-require.fuW.)':~ical UpJ)19yements to the Base water system were timely completed and the former Base system has now been fully integrated into the water system of the SBMWD. At the same time as the rVDA entered into the WaterJ.!1J~!!tion.Agreement with the SBMWD, the IVDA also entered into a delegation of responsibilities agreement with Hillwood whereby Hillwood agreed to j2!!)' the $1.200,000 water acquisition charges to the SBMWD and to undertake the physical work of the cuts and caps and other meter installation work. Existing City water facilities adjacent to the 5.pecific I'J!!!La.I~<!pfOjeelsite include a 12-inch line in Mill Street, extending west of Tippecanoe Avenue; a 16-1920- inch line in Tippecanoe Avenue extending north through the Specific Plan areaj7F8jeeHite to Rialto Avenue, where it transitions to the west; and a 12-inch line in Third Street, west of Tippecanoe Avenue. In addition, new 20-inch waterlines have been installed as part of the street improvements to Harry Sheppard Boulevard,_ThirdSt[~~t, and Del Rosa Drive. A 16-inch line has been installed along Timer Creek and 12-inch lines on Lena RoacLLeland Norton Way, and Central Avenue. In addition, a new well and booster pump have been installed adjacent to Perimeter 11-7 I I I I I , I I I I I I I , 1 I I t 1 t Raad near the u.s. Forest Service facility and a secand well has been installed at the area farmerly accupied by the Palm Meadaws Galf Caurse. A new 20" water line was alsa installed alang the sauthern property line af the Stater Bros. Markets project and extending nartherly in the recanstructed Leland Nortan Way. Appropriate inter-tie cannectians were alsa installed ta fully integrate the Base water system with that af the SBMWD. C.2.2 Sewer Mast af the Specific Plan areaproject site is currently served by a sanitary sewer system, which includes a variety afline sizes ranging fram 10 ta 15 inches. The formerHowever, the gelffarmer galf caurse area, which was previausly served by a septic system, Imt is naw cannected ta the sanitary sewer system. through a 10- ta 12-inch line that was installed an Central Avenue. east af Tippecanae Avenue. A IS-inch relief sewer has alsa been installed alang Harry Sheppard Baulevard and west afTippecanae Avenue. aligned with an extensian afHarry Sheppard Baulevard. Alang the sauth side af the farmer BaseJ-near the farmer galf caurse area). the Air Farce previausly ape rated an industrial waste treatment plant. This plant has been remaved and the IS-inch line cannected ta it, which traversed the end af the runway, has been abandaned. Alsa, near the sauthern project baundary is a 36-inch eftluent discharge line which is aperated by the City af San Bernardina. The pipeline currently fallaws a caurse that runs alang Central Avenue Palm Meadows-9tWe-and then transitians ta the north side afthe farmer galf caurse area. At this paint, it cantinues in a nartheasterly directian beyand the farmer Base baundary. The primary City sewer line serving the Sp~_<;:.ifi<;_Plan area~f8:iec!--site is a 21- inch line lacated just east af Lena Raad in an alignment with Harry Sheppard Baulevard. All sewerage flaws fram the praject area are treated by the City af San Bernardina Wastewater Treatment Plant. The IVDA and the City af San Bernardina have been negatiating the terms af a Sewer System Transfer Agreement ta canvey the public partians afthe an-Base system ta the City af San Bernardina. It is expected that the IVDA winlransfer the an-Base sewer system and the aff- Base sewer line easements ta the City af..san Bernardina by 2006. As af the date af this Specific Plan Amendment. the farmeLQ!l::.I3ase sewer system is naw awned by the City afSan Bernardina. Under the agreement. the lYDA has the benefits afthe use af 1.000.000 gallans per day af sewer capacity in the City's sewerage treatment facility. which was the amaunt :jgJuir~mthe USAF fram the City af San Bernardina under priar agreemen15..hetwe~n the USAF and the City. II-8 I I I I I I I I I I I I I I I I I I I C.2.3 Utilities 1. Electrical Service The Specific Plan areaflroject site is currently provided electricity by a 33-kilovolt (kv) feeder line operated by the Southern California Edison Company. This facility is linked with an on~site substation where it is transformed down to 12 kv and 2.4 kv at various substations. The 66~-kv and 33~-kv overhead transmission lines are located in the Tippecanoe Avenue right-of-way. Southern California Edison has indicated that new development will exceed the present electrical load capability of the former .6base system. New service and service panels will generally be required, but Edison has indicated that adequate capacity is available. 2. Gas Service The Specific Plan areaformer Base is served by +hethe Southern California Gas Company. Gas is delivered through a master meter to the on~site low~-pressure system, which is owned and maintained by the IVDA. The Gas Company has lines near most of the former Base areas. except along the river side. A 350-pounds-per- square-inclL(psi) line extends up Tippecanoe Avenue. This line is a significant component of the area distribution network. The 350~psi line is connected tosefVe6 fmm five major regional supply lines and, therefore, should be capable of providing service even during periods of major disruption. As part of the construction of Harry Sheppard Boulevard and Del Rosa Drive north to Third Street, new high pressure gas lines were installed. These serve as the backbone for a new on~site high~pressure distribution system that will be installed at user expense to serve new individual users. New service will also indude separate meters which will be maintained by l'I'he Gas Company. 3. Cable Service Cable television service wais provided by Southland Cablevision. SoutWand Cablevision has an AML Receiver Site south of Third and west of 100th Street (which is located in the eastern portion of the former Base near Victoria Avenue). -That dish providegs service to the former Base housing near Victoria Avenue and Third Street and hags an additional trunk cable (overhead) which feeds the main area of the former Base. This latter network consists of overhead cable with some segments connecting to roofs and other miscellaneous structures. ~ StORm Line The project site has a steam line-wllieh is used for space heating. Generally this system has been abandetletJ-a.Hd replaced with modern space heating units whieh 11-9 I I I I I I I I I I I I I I I I I I I IItilize either natllral gaB m electricity. The condition of the existing system is IImmOVIIl at this time. 1.S. Storm Drains The project siteSpecific Plan area is currently served by a number of integrated storm drain systems. most of which ,have been significantly upgraded as a result of the new street construction undertaken by the IVDA and the new industrial warehouse and distribution center construction of the private properties sold to Hillwood pursuant to the Master DDA. The system incllldes a variety of lines ';;hieh range iH size 1112 to 54 inches and is designee to handle a 10 year stmm. The former stmm drain system twas reflective of the ~ street grid pattern on the interior of the large development areas which have now been almost entirely replaced within the Specific Plan area. Storm water flows currently drain west conceHtrating at a point near the intersectioHthrough the Timber Creek channel, which has been improved by the City of San Bernardino with funds provided by Hillwood pursuant to the Master DDA for the pmtion east of Lena Road to Tippecanoe Avenue near the intersection with aOO the extension of Harry Sheppard Boulevard. The southern section near the former golf course and the easterly portion of the aAirport are not included in the storm drain system but will be upgraded as new development occurs within these areas. Runoff water from theseat area~ areis carried as surface flows and through individual storm drains directly to the Santa Ana River. D. HAZARDOUS WASTE REMEDIATION The United States Air Force is responsible for the cleanup of hazardous contaminated areas resulting from its activities at the former Norton Air Force Base~itc. The cleanup process whas-akeady.becl1 initiated by the Air Force in 1<J.8.9~and will continue for all properties prior to the time they are sold, leased or developed. The burden of paying for this remediation will not be the responsibility oflocal government or local taxpayers. The cleanup process currently underway can be separated into two distinct program elements. The firstcuffcffi program element of cleanup activity has been based upon previously completed environmental studies, which identified the location of specific hazardous waste sites. Specific areas fO)Jnd to contain cont<!mination that could pose a threat to human health. groundwater resources and/or the environment have been investigated: evaluated for the need for remedy: and in some cases. a removal or remediation a~lion has been implemented. Most of the waste sites have been cleaned up through the removal OLllnderground storage tanks. the industrial waste treatment plant. the heating llilline. the iet fuel stOl'~e.system<!nd a number oLwells. Groundwater pmDp-and treatment systems have been installed to cl~anllpl!l~_ groundwat~.L~9nt;Lmina1iQ!lJ11um,-_and a soil vapm extraction system used to cleanll12 .<:Qntaminated soils.. The former landfill site has also been capped and a landfill gas cQlif<:tion and treatment system install~i Clean up of the contaminated soils from theindustri;tJwaste treatment plant and lagoons was completed in 2004.andc.;k_~n_l!l2-0f soils 1!.L.L~emaining sites was completed in 2005. The 11-10 I I I I I I I I I I I I I I I I I I I contamination in the groundwater plume has been reduced significantly to below the maximum contaminant levels. through the on-site treatment systems. A habitat management plan for special status species is also being implemented. -This first element is eJWected towill terminate in the near term. upon the successful remetliation of those-siteswith only the exception of monitoring activities at the former landfill and groundwater contamination sites. The second program element provides that no property will be sold, leased or developed until each has been further assessed to determine if hazardous waste materials exist on a site by site basis. If such an assessment concludes and/or finds the existence of such materials, the site must be remediated prior to its sale, lease or development. Removal of friable asbestos. lead-based paint and radium paint wastes in former Base buildings has been completed. Thus. no exposure to these hazardous materials is present. Sale of the sites and buildings that contain asbestos and lead-based paint would require the re-assessment of the potential exposure to these hazardous materials and their abatement prior to reuse of the structures or the demolition of the structures and disposal of hazardous wastes in accordance with established regulations. The timing of this process will be a function of the level of interest in redeveloping the Specific Plan areaproject site by potential users. 11-11 I I I I I I I I I I I I I I I I I I I III. PROJECT ISSUES, GOALS, OBJECTIVES AND POLICIES I I I I I I I I I I I I I I I I I I I III. PROJECT ISSUES, GOALS, OBJECTIVES AND POLICIES A. PROJECT ISSUES The issues enumerated below are intended to identify the breadth and depth of the opportunities and constraints reflected by the Specific Plan areasite. The following represent the most significant project issues to which the goals, objectives and policies are addressed singly or in combination. A.l Jobs Norton Air Force Base previously represented over 10,000 jobs for San Bernardino and the surrounding communities, which have been lost due to base closure. Conversion of the Base to private use, and replacing and expanding upon the jobs lost due to the closure of Norton Air Force Base are critical concerns. The IVDA, as a redevelopment agency, has been empowered to undertake a variety of activities to create new development opportunities. However, the goal of the IVDA is directed towards job creation rather than strictly financial reinvestment. A.2 Long-Tenn vs. Short-Tenn Uses Most of the buildings on the former Base weare 40 to 50 years of age and dido not meet current building code requirements. I . In order to create new jobs quickly, it will..eelli necessary to use existing buildings and facilities. The extent to which improvements must be undertaken and the length of time the existing structures can remain viable are dependent in part upon the duration and financial viability of the use. I . Over time, it is expected that most of the existing buildings and structures will be replaced with new development in full compliance with this Specific Plan. A.3 Regional Access and Circulation The Specific Plan areaproject site is not adjacent to or visible from Interstate 10 or Route 30. The adjacent airport, however, is clearly visible from the Route 30 freeway. Marketing and design efforts will need to overcome the project's lack of adjacency to an existing freeway system. I' Major streets that previously terminated at the project boundary, due to ~base security needs, have been opened up to allow the SQecific Plan areaj3ffljeclsi!e' JO become accessible to the III-I I I I I I I I I I I I I I I I I I I I A.4 '" A.S A.6 I " surrounding community. Future development will necessitate coordinating the existing internal street system with the adjacent public streets and circulation network. Public Benefit Parcels/Uses Portions of the Specific Plan areasite have been allocated directly to specified users by the Department of Defense as public benefit uses. These uses may utilize existing structures for a long-term period rather than redevelop the property. The law, which defines the authority for deeding portions of closed military installations to public benefit users, stipulates that uses described by the applicant on the original proposal must continue for thirty years on that parcel or the property reverts to Federal ownership. Infrastructure Improvements have been completed to a portion ofthe major internal project roads, including the associated utilities and water facilities, but the remaining internal roadway network will be inadequate for new development. Existing utilities, water and sewer facilities must be upgraded to meet future demand. The timing and extent to which additional major improvements are undertaken will be dependent upon the location of new uses and their demand for services. Development Compatibility and Quality The Specific Plan areaproject site is contiguous to the San Bernardino International Airport with overlapping identification, access and infrastructure requirements. Development plans must consider the needs created by the transition of the site from a single owner and operator, such as the Air Force and/or the IVDA, to multiple users ofthe site and a variety of owners and operators. Development plans along the perimeter of the Specific Plan areasite must be sensitive to and compatible with the surrounding community. Deteriorated conditions exist in the surrounding community, which reflects a low level of investment and maintenance. III-2 I I I I I I I I I I I I I I I I I I I B. SPECIFIC PLAN GOALS. OBJECTIVES AND POLICIES These goals, objectives and policies establish the basis for the development and operation of the Specific Plan area. The cornerstone of these goals, objectives and policies is a desire to establish and develop a world-class business center that is sensitive to business needs and flexible enough to grow and flourish during future economic business cycles. The goals, objectives and policies enumerated herein are intended to further the interests of the agencies involved and ensure quality development. As such, they are intended to serve as a framework for the development and use of the SBAFFC. It is important, therefore, to understand the intent behind the use of the terms Goal, Objective, and Policy. Goal: This term reflects a general, overall, and ultimate purpose, aim, or end toward which the Agency will direct its effort. Objective: A specific statement of a desired future condition toward which the Agency will expend effort in the context of striving to achieve a broader goal. An objective should be an achievable task. Policy: A specific statement of principle or of guiding action that implies clear commitment but is not mandatory. It is a general direction that the Agency sets to follow in order to meet its goals and objectives before undertaking an action plan. The following goals, objectives and policies reflect the purposes, future conditions and directions for actions to be generated through implementation of the SBACI+G Specific Plan. To the extent possible, they also reflect a response to each of the issues previously described in this chapter, either singly or in combination. Goal!: Replace lost jobs with new job generating uses and quality projects. Objective 1.1 (See lssues 1 and 5) Create job intensive opportunities to replace existing facilities and uses. Policies 1.11 Design land use districts to accommodate a variety of employment generating development. 1.12 Structure land use districts to permit the establishment of mutually reinforcing uses. 1.13 Provide for the incremental upgrading of infrastructure facilities necessary to support new job intensive development as it occurs. I11-3 I I I I I I I I I I I I I I I I I I I Objective 1.2 (See Issues 1 and 2) Accommodate short-term use of BaseeJfistiHg buildings and infrastructure. Policies 1.21 Provide for interim uses within BaseexistiRg buildings. 1.22 Provide modified regulations which establish minimum improvement criteria for short- term uses to ensure adequate health, safety, and welfare. 1.23 Provide for maximum utilization of existing infrastructure. Goal 2: Integrate the Norton Air Force Base site back into the physical structure ofthe community. Objective 2.1 (See Issue 3) Continue to open the site to regional and local traffic patterns. Policies 2.11 Design and construct an internal circulation network capable of meeting the demands of project related traffic. 2.12 Link the internal circulation system with the existing surrounding arterial streets and freeways. 2.13 Defme the off-site circulation system needed to accommodate traffic generated by development within thJ~ Specific Plan area this project. Objective 2.2 (See Issues 4 and 6) Ensure on-site development on the Specific Plan areaWDA and public benefit parcels that is compatible with surrounding land uses. Policy 2.21 Provide land use regulations which are sensitive to and compatible with existing development. Objective 2.3 (See Issues 1 and 6) Create a high quality environment within the site that will stimulate reinvestment in the surrounding community. 111-4 I I I I I I I I I I I I I I I I I I I Policies 2.31 Provide for aesthetically pleasing and economically functional development through the sensitive application of landscaping, signage, architectural standards and site facilities. 2.32 Be sensitive to existing design features which are unique to the site and contribute to its positive image, such as the mature oak trees. Goal 3: Create a development plan which will have the effect of generating financial reinvestment on-site and within the community. Objective 3.1 (See Issues 1 and 6) Incorporate sufficient development intensity on-site to encourage investment and fund needed infrastructure. Policy 3.11 Provide for a broad range of commercial, office, education, recreational, and industrial uses and intensities within the plan, allowing sufficient flexibility of interpretation to accommodate new uses not previously defined. Objective 3.2 (See Issues 1 and 6) Stimulate reinvestment within the immediately surrounding community. (See issues 1 and 6). Policy 3.21 Use available redevelopment processes and programs to attract new businesses and other reinvestment. 3.22 Use a combination of programs, such as tax increment financing, development fees, grants, operational income, and other mechanisms to offset the cost of new develop- ment, including the need to upgrade existing infrastructure and off-site circulation improvements. II1-5 I I I I I I I I I I I I I I I I I I I IV. SPECIFIC PLAN FRAMEWORK I I I I I I I I I I I I I I I I I I I I IV. SPECIFIC PLAN FRAMEWORK A. PURPOSE The purpose of this section of the Specific Plan is to establish the overall concept or framework for the Plan. This section is policy-oriented and, as such, has a degree of flexibility not contained in the subsequent Chapter V. B. APPROACH B.l Concept The concept of this Specific Plan reflects a series of considerations: Use various design components of the former Basecxisting-site, such as the roadway alignments, building types and landscaping features, as the physical framework for the establishment of future land use and circulation patterns; Allow for the utilization ofbase&JHsting facilities for interim and/or short-term uses to provide an avenue for immediate reuse of the site; Integrate the public benefit parcels established by the Department of Defense (000) into a coherent pattern of uses; Arrange land use patterns to maximize economic opportunities and circulation efficiency as well as compatibility with surrounding uses and streamline regulatory procedures for CEQA and project review; Phase redevelopment consistent with infrastructure availability, and utilize various financial mechanisms for maximum effectiveness; Provide appropriate guidance to assure a high quality of development. The 692.6W,g acres of land within this Specific Plan abut the San Bernardino International Airport and have the benefit of a number of unique site features and facilities. The underlying basis for the proposed land use and parcelization pattern contained in this Specific Plan is the historical land use pattern, operations and street network. The proposed land use pattern has been influenced by uses associated with the former Base operations. This concept is intended to provide the lVDA with immediate opportunities for the reuse of many of the existing structures, while providing for new development projects within the same areas. This concept will further the project objectives of providing both immediate and long-term employment opportunities. IV-l I I I I I I I I I I I I I I I I I I I The concept of providing a comprehensive plan for the integration ofland use and circulation, along with a cohesive set of development and design standards, will establish the SBAHC as a significant presence in the Inland Empire. The attraction of an international airport and enhanced access to the regional circulation system will help ensure the project's successful long-term completion. C. PUBLIC BENEFIT PARCELS Prior to the closure of Norton Air Force Base, the Department of Defense (DaD) had to determine how the following issues were to be handled. How the property was to be divided into parcels for disposal. What method would be used to dispose of the parcels to be conveyed, such as transfer to another federal agency, public benefit conveyance or donation, negotiated sale to a public body, or public sale. What mitigation, if any, should be adopted covering the disposal and reuse of the property. During this process, several agencies and non-profit organizations submitted applications for various sites on the Base to the Department of Defense in order to provide certain specified services or programs deemed to be of public benefit. The DaD, either directly or through other Federal agencies, has conveyed the following parcels as Public Benefit land within the boundaries of the Specific Plan. (See Exhibit IV - I). C.t C.2 C.3 &C.4 I C.s A 6A-acre parcel has been conveyed to Lorna Linda University. The DaD found the property was suited for immediate and long-term use due to its prior use as a medical facility. The DaD further found that a medical facility, which offers a broad spectrum of low-cost primary care services, would improve student training and provide needed low-cost clinical services. A 7 A-acre parcel has been conveyed to the City of San Bernardino Department of Parks and Recreation. The property was the site of former recreational facilities, some of which still exist, including the Galaxy Service Club, gymnasium, swimming pool, six tennis courts and a running track. Two parcels, 1.8 acres each, have been conveyed to the Grace Apostolic Church to assist the homeless. These sites previously accommodated an on-base chapel, youth center and offices. These facilities will provide services to assist the homeless, however no on-site housing is proposed. A 3.7-acre parcel ul'ea.has been conveyed to the San Bernardino Community College District. The DaD found the proposed use enhances the educational resources of the community and is compatible with other proposed uses on the former Base. IV-2 ------------------- ~ '"'0 t?J ~ >c:: '" c:r ::r:: LENA RD. I ........ ........ ....... ttl (") ........ ;1 ~ . >-:3 ttl , , 0 ('I) '< ~ :::s ('I) I a::: ~ :11 ...... ...... ....... ...... l! i ...... t""' t""' '"'0 , Q) en !l Cb ' ""1 >-3 0';0 (") ('I) (J ::tl " ........ I:<j ~ , en Z :1 :I~l! >-3 to ^ 1; ::tl ' , , > -.. ~.. .... t""' ~ TIPPECANOE <: I:<j c::J , I t.:> .' ::tl tj I en >-3 I ::tl I:<j I:<j >-3 z 0 'tl -l ~ -.I Ol ell '" '" II) .. ~ Ei' ;? n t'l ~ t'" > = 'tl l>- tIl-l <Il <Il ~ ~ 'tl t'" c: 'tl l>- g ::;: ~= ~ ~ ~ ~ a 0 <Il ~ t'l l>- ~, <Il n n t: :ll M' g ~ ~ ~ tIl t'l t'l = t'l n ~ .. - ~ ?U ?U ~ g it ill bl t'l ~ 0 0 0 > n t'" t'" ~ <Il ~ l>- 0 -l ~ .. 8 t'l:ll ~ i 0 0 0 p t: t: ::r = ~ ~ ~ 0 n n :ll ~ .. n ill ~, n n :ll tIl 0 :ll 0 :I: :I: n <Il o :l n_ i ~ S'E. II t'l lii lii [:J ~ l>- ~ c: n n ~ = = ~ :I: :I: ~ m ... '< = 0 0'< Z <Il ~ tile> n 'tl ~ ~ 0 >0 ~ lii '" ~ ~~ 'tl '< .. c;l 0 o 0 -l;:j t'l <Il :l .. 00 t'l ::r 0 <Il ~6 ... e ftl <Il '" ~ ~ '" ~~ ~. g ~ .. ~ ::rl>- >c: .. m ::r 0 <Il Z "l '" .. <Il ~CID :-'l>- > , < '" . n ... n n 'i! j! o ~. '" -.I '" .. ... -.I Ol :ll ~ . m > ~, ;" ;" :." Co Co ;,. ;,. ~ . 0 :l t'l ~ PALM AVE ROSA DR. I I I I I I I I I I I I I I I I I I I C.6 A 4.9-acre parcel eastl3etwe-.illefl Tippecanoe Avenue ane Memorial Drive was initially transferred to the U.S. Forest Service (USFS). However, federal legislation has been recently enacted by Congress to provide for the transfer of this site back to the IVDA, together with the USFS moving to another location olltsieewithin the Specific Plan boundaries. C.7 A 15.64-acre parcel along Perinaeter Road is currently in the process of being transferred to the San Manuel Indian Tribe as Public Benefit land and an additional parcel of approxinaately 30 acres was transferred from the Air Force to the IVDA and then to the San Manuel Indian Tribe as part of the EDC. Another 2.26-acre parcel north of Harry Sheppard Boulevard and west of Del Rosa Drive is also pending transfer to the San Manuel Indian Tribe. The use of these parcels shall be restricted to the types of uses described above and as stipulated in the Department of Defense (DOD) Record of Decision (ROD). Use of any existing structures shall be consistent with the General Standards specified in Chapter V, SectionCI9.30.030 ofthis Specific Plan. Copies of the Records of Decision are provided in Appendix A. A detailed survey of the boundaries of these parcels has been prepared and is on file with the IVDA and the City of San Bernardino Planning Department. D. lAND USE The land use element of the Specific Plan is intended to build upon the land use patterns previously established and facilitate the orderly transition of the site to non-military use, accommodating new construction when appropriate and utilizing existing building types and related uses as long as possible in a compatible manner. The overall Specific Plan areal*{)je€t~ite has been identified with sixtMt*_distinct land use districts, including the Northgate. Westgate. Centergate. Southgate. Third Street and DFAS Districtsrescarch _cl-eevem~ment,tfaclepurlcandiJK!ustfiaJ. Each land use district responds to a unique set of needs, opportunities and constraints offered by the existing setting and conditions. The land use districts represent broad policy groupings of common land uses combined with several unique aspects that require a focus at a more detailed scale. Thus, the discussion of each district includes a block by block set of land use planning guidelines that will serve as the basis for the land use controls and opportunities. These land use districts are illustrated in Exhibit IV-2 and summarized in ba-n8--blre- Table IV-I. As shown, the Specific Plan proposes an ultinaate buildout ofnearly+2,-I-8approxinaately 14.15 million square feet of building floor area. This represents an increase of approxinaately 10.338,68 million square feet over the previous building floor area in this section of the Base. The land use districts are further defmed in Chapter V. IV-4 - - - en L' t':l ~ PJ :x: co ::J "" ~ t:l 0- I---< ~ to 51 c:: I---< 0 t-3 ~ UJ (1) I---< <: i t:) I ....... [\) UJ c-+ '1 ~ ....... 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I l ~ I I , ,.,:':' ;'.' : "I'llr~"I"'I' ',1,1) ',ll'll, ',' 11',.I;i11 ,'11111',',',',' 1,'.'IJI,'(',III,' rl'll~1 ,'III','l','II,',",',111f','t I,' 111,'tl, ,',IJ',I"IIJI,'I,',I,J,',':I:"I'II,',I', "III'I','lllt,'I,I,lIJf,'II,',IIII)',11 "111"'1'1',1,' , 1111'1'.1, "II"""I'JI,',''i',I,','~\II'''I''(llj , 'I1PPECANOB: AVE z :([) n 51 ~ DR. " ~ ~ " ~ I~ JI -- PALM AVE~ I I I I I I I I I I I I I I I I I I I TABLE IV-! SAN BERNARDINO INTER."I/ATIONAL TR.\DE CENTERALLIANCE*CALIFORNIA SPECIFIC PLAN LAND USE SUMMARY Distriet District Name NumbeFGeneral FAR Acreage Bldg. S.F. Location NorthQateReoearch & West of Del Rosal 0.51 109.6 2,225,916 East of Del Rosa 0.5 29.2 635.976 I "Ha<le-P-ar-kWestpate ;; 0.5 152.8 3,327,984 CcntergatelmlllstFial Sa 0.5 154.9 3,373,286 56 ~ ~ 1,262,012 50 005 .Jti} 271,128 56 005 ~ 1,080,288 50 005 ~ 635,9'16 Southgate North of Central 0.5' 128.4 2.797 .292 South of Central 0.52 23.1 502.465 Third Street 0.5 49.6 1.080.288 DFAS 0.5 9.63ihlc~ 209.0886;6~ Subletap. I !,,,j)lic !i,,-~Parcels -- - i~9W I TOTAL 657.2~) 14.152.295~,'rnl 1 The FAR of 0.5 does not apply to the 7.4:acre parcel deeded to the City for recreation purposes. 2 The FAR of individual developments within Southgate may be as much as 0.58. as long as the combined FAR of all developments does nO..L~~~~ed 0.50. 32 Excludes arterial streets. which cover approximately 35.4 acres. S_~.I!seral new developments have been built within the Specific Plan area since Jhe closure of till: Norton Air Force Base. These new developments include MatteI. Kohl's, Pep Boys, Stater Broth~ and other proiects, mQst of which have building floor areas less than the maximum allowable <:Ievelopment in TabkJV -1 above. Table IV -2 provides the floor area of new construction within the Spe.:;jflc;:_Plilll area by districl, TABLE IV-2 NEW CONSTRUCTION District Name Development Name Floor Area (sO Difference in ExistinQ Floor Area with Maximum Allowable Development 44.043 sf 71 230 sf 30.746 sf Site Area (acre) ~l>J"1b.@~ MatteI Community College Mati~h 1.205,040 ~0.70olMJA1J 10.200 57.35 4.68 1.88 IV-6 I I I I I I I I I I I I I I I I I I I DilTerence in Existim! Floor District Name Develooment Name Floor Area (sO Site Area (acre) Area with Maximum Allowable Develooment I West~ate Kohl's 651.880 60.25 660.365 sf Pen Bov< 600.240 52.30 538.854 sf I DFAS Building 1 70.851 9.60 51.625 sf Buildino 2 86.612 Centemate Stater Brothers 2.087.300 154.90 1.264.486 sf Credit Union 21.500 Southoate -- Third Street -- II 4.662.403 339.60 2.661.349 sf TOTAL E. CIRCULATION When the Norton Air Force Base was operational, public vehicular access through the facility was restricted for security purposes. Major thoroughfares leading up to the facility, such as Tippecanoe Avenue, Del Rosa Drive and Mill Street were precluded from providing a greater role in facilitating area-wide and regional circulation. After military security was no longer required, these roadways were opened up, and now form the foundation for the future circulation network. This system will compliment the proposed land uses and link the site to the surrounding roadway network. The IVDA has completed construction of major improvements to the following roads: Tippecanoe Avenue between Mill Street and Third Street; Harry Sheppard Boulevard between Tippecanoe Avenue and Leland Norton Way; Mill Street from Lena Road to Tippecanoe Avenue, Third Street from Tippecanoe Avenue to Del Rosa Drive, and Del Rosa Drive between Third Street and Harry Sheppard Boulevard. These streets will serve as the primary backbone circulation system for the Specific Plan area, while simultaneously linking the site to the existing external circulation network. Additionally, recommendations have been included in the Specific Pj3lan for upgrading the regional circulation network to meet projected needs. The premise of the proposed circulation system is to recognize both the existing street improvements and the need to integrate the external circulation system into the Plan. The City of San Bernardino General Plan Circulation Element contains a listing of the master-planned streets. The City of Highland General Plan Circulation Element is also involved since Third Street passes through both jurisdictions. An amendment to the City of San Bernardino General Plan Circulation Element adopted concurrently with this Specific Plan integrates the SBAFFC into the local and regional street network. The Circulation System is defined in Section V.E. IV-? I I I I I I I I I I I I I I I I I I I F. PUBLIC SERVICES AND INFRASTRUCTURE An element of the S.specific l'l"lan process is to evaluate the existing public services to ensure that adequate provisions have been made to accommodate the needs of the project. The following section reviews the required public services and facilities and illustrates how they are addressed. F.l Public Services The City of San Bernardino is a full-service municipality providing all required public services to lands within its boundaries. With the transition from federal to private ownership, it will be necessary for the City to provide those services to the project area as well. Each of those services and the anticipated response is described separately below. F.1.1 Police Services As-Rotcd in Chapter II, Existing Setting, most of the former base that is covered by this ~specific l'plan is in a maintcrmnce mode. These portions of the Specific Planprejeet area that have been transferred to the IVDA, as well as the public benefit and private sale parcels, are subject to the jurisdiction ofthe City Police Department. In addition. the IVDA operates a security force for the Airport and other IVDA and SBIAA properties. The security force is under the supervision of a full-time City Police Sergeant. As reuse and redevelopment continues, all patrols and calls for service or response will be through the main police station located at Seventh and "D" Street in Daowntown San Bernardino. "Hlese-flefHens-of+he pre:ieeHiite that teml*'filfily-rema-in-ltlliler-Department-of-gefense-jufistlietion, such as the on basef}#it;cr housing, will be subject to military police jurisdiction unt-il--s-1t€fl-time..as a transfer lB--nOfl-military ownership occurs. F.1.2 Fire Protection Similar to police services, fire protection services arewill--lle- _provided by the City of San Bernardino Fire Department for the entire Specific Plan area al}projcct areas-that have been transferred to the IVDA or conveyed to other ownership. as well as the Airport area of the former Base. The Airport Authority recently renovated the Fire Station located at 165 South Leland Norton Way for aircraft rescue and [lIefighting (ARFF) operations. This stationH is now under lease to the San Bernardino City Fire Department and it will continue to be a City- manned facility. This station will be the primary fire station to serve the ARFF requirements of the airport,lVD,^. and immediat-e-s-urrounding properties. The other fire station serving the structural [lIe requirements of the Specific Pillnpmjeet area andJ.b.<<.AiII2QXtwill beis the main fire sMien-station- Station #1 located at 200 East Third Street, just west of Waterman Avenue. Other [lIe stations that may respond to the project area are identified as follows: Station #11,450 Vanderbilt Way Station #10,502 South Arrowhead Avenue IV.8 I I I I I I I I I I I I I I I I I I I Station #6,1920 Del Rosa Avenue The responding back-up station will be determined by the location of the call from within the Specific Planproject area. F.l.3 Solid Waste The City will provide trash pick-up service for all parcels and tenants within the project area. Each will be billed separately by the City for the service. The City rates cover the cost ofthe pick-up service, as well as disposal at a County-owned landfill site. Waste from the project area will be disposed of primarily at the San Timoteo UandfilL located south of Redlands. Other landfills available include the Colton l,landfill and the Mid-Valley l,landfill. The San Timoteo and Mid-Valley Uandfills are being proposed for expansion to accommodate additional growth and development in the Valley. F.2 Utilities Utilities within the project area were historically provided through on-site systems which were privately owned by the Department of Defense. The public utilities will be upgraded and converted over to ownership, operation and maintenance by the IVDA or the appropriate public utility. Each utility system is described separately below. F.2.1 Electricitv The existing electricillity distribution and service system has been transferred to SCE~SCE provides electricillity service with the existing system. However, Southern California Edison planners believe the new electrical load required by the proposed uses permitted by the Sspecific I'plan will far exceed the previous electrical load of the former .Bbase. For many structures, the existing load consisted primarily of lighting. As the use of the structures change and new buildings are built, additional load will be imposed by motors, air conditioning and expanded lighting systems. Based on this, it is anticipated that new service to the building~ and new service panels will generally be required. As part of the installation of the new roadway improvements along Tippecanoe Avenue, Harry Sheppard Boulevard and Del Rosa Drive, the IVDA installed new underground electrical trunk lines and vaults which will be owned and operated by Southern California Edison. As new service loads and/or new construction occurs within the project area, service will need to be extended from this trunk system at the users' expense. For those locations where service from the trunk system is not feasible, users will be required to work directly with Southern California Edison to arrange for the required service extension. SCE's Rules and Rates will apply to all newly installed equipment. lV-9 I I I I I I I I I I I I I I I I I I I F.2.2 Natural Gas The existing natural gas distribution system wasis curreHtly transferred toowned by the IVDA. For the short term during which reuse of existing buildings with similar uses occureds, the IVDA .,vill continue to provided natural gas with the existing system. However, there weare limitations on that system since gas had to IffiISt-be delivered at very low pressure. As part of the installation of new roads described above, the IVDA installed a new high pressure gas distribution line tied directly into Hhe Southern California Gas Company's regional distribution line that is located within Tippecanoe Avenue. This new line will service all new users and construction as needed. Connections to this backbone natural gas distribution system will be accomplished by each new user in coordination with l'fhe Gas Company. F.2.3 TeleDhone An entirely new telephone/telecommunications distribution network will be developed on-site. VerizonGeneral TelephoHe_-has indicated that it will be able to provide service to the Specific Plan areasite. Each new user will haveJQ..work directly with VerizonG+E-Jor new service installation. F.2.4 Cable Television A specific cable franchise provider for the Specific Plan areapreje€t--site has not been established. SoutWand Cable previously provided service to the Base buildings within the project boundaries previous1y. The City of San Bernardino will be required to approve a !franchise for the future cable service provide~[MJA2] at such time as service is deemed desirable. Table IV -:1~ summarizes these service providers. TABLE IV-,l;! CITY OF SAN BERNARDINO SERVICES AND PROVIDERS Type of Service Service Provider Fire (includes fire suppression and medical response) City Fire Department Police City Police Department Administration City of San Bernardino Mayor City Administrator Planning and Building Services Public Works City of San Bernardino Refuse pick-up and disposal lV-IO I I ypeo ervlce ervlce rovl er I Street maintenance Parks and Recreation SelVices I Water/Sewer Water IVDA* Sewer collection IVDA* Sewer treatment City of San Bernardino I I Telephone CeReral TelephoRe (CTE)Verizon I Cable Television Dependent upon award of franchise by City of San Bernardino. Electricity Southern California Edison Company I I Natural Gas Southern California The-Gas Company I Note: * to be converted to the City of San of San Bernardino F.3 Public Facilities I Water, wastewater and drainage facilities are in place. These were installed, owned and operated by I the former Hbase and are now under the jurisdiction of the IVDA. The facilities in place were I designed to satisfy the needs and conditions of the military installation. Various improvements and upgrades wereilJ-lJe necessary as the project areais-converted to private uses. As indicated previously, this reuse process will-occurred in three forms: (1) interim use of existing on-site Base I buildings with uses similar to those previously occupying the same space, (2) reuse of Baseffisting buildings with new uses requiring upgrades of existing utilities and infrastructure as determined necessary. and (3) demolition of Base buildings and construction of new buildings requiring new I utilities and infrastructure. In almost all instances, where the installation of new utilities and I infrastructure is required, construction of such infrastructure will be the responsibility of the user of the new development within the Specific Plan area. prejeet-site in coordination with the IVDA. I With regard to specific issues regarding water, wastewater and drainage systems, an analysis of future I system needs was prepared by ASL Consulting Engineers and arepor+entiliedthe-YtHi+y-Maste-1' ,uIaN-was--issuedin-fflncin, 1993. Th~at report provided technical background for the Master Plan Reuse Study prepared by Johnson, Fain and Pereira Associates for the IVDA. Those studies served I as the basis for the preparation of this Sspecific !:,plan, which itself is a further refinement of those concepts. Subsequent amendments to the Specific Plan and new deve\QJ:lments have occurred to further refme the infrastructure needs of the area. The primary difference between the previous I Master Plan and this Sspecific !:'plan is the Plan boundari~~_and the allow_able intensity of development aoo-t-he-potential ftttllre-reBSe-eJ-!fle-.gelf course area. I In their report, ASL acknowledged that the land use plan upon which the analysis was accomplished was an evolving process. They indicated that for the purposes oftheir study, a change to the mix of uses (which were office/commerciaVindustrial) would not be considered significant unless high density I IV-II I T fS S . p .ct I I I I I I I I I I I I I I I I I I I residential (greater than 15 dwelling units per acre) were to be developed on the site. Thus, while the Sspecific I'plan and the Mmaster I'plan differ in respect to details, the basic use assumptions remained constant and the ASL recommendations are directly transferable. Subsequent studies of the utility and infrastructure systems needed to serve new developments have also identified the necessary upgrades to existing utilities. F.3.1 Water SUDDlv The lVDA initiallywill continue to owned, operateg and maintained the on-site water system for the project area for the foreseeable future. As noted previously, the system includes several wells of varying production capability, three storage tanks and a distribution system. The distribution system was upgraded by the IVDA with the installation of the 20:inch backbone water mains in Tippecanoe Avenue, Harry Sheppard Boulevard and Del Rosa Drive. An extension of the 20-inch line on Third Street to interconnect with the east water tank and distribution system also was completed. The water system of the San Bernardino Municipal Water Department in the proiect area includellas a 20-inch line on Tippecanoe Avenue. I2-inch lines on Mill Street. Central Avenue. Leland Norton Way. and Lena Road. and a 16-inch line along Timber Creek. A new 20" water line was also installed along the southern property line of the Stater Bros. Markets project and extending northerly in the reconstructed Leland Norton Way...(See Exhibit IV-3J The IVDA has recently entered into a water system integration agreement with the City of San Bernardino Municipal Water Department to proceefi.wiHlfor the integration ofthe IVDA water system within the former Base area with the City system within an IS-month period. Water lines are proposed from the'Hpre€flfloo-Avenue nor#leasterly-{ line running along the southern boundary of the Centergate DistrictSubarea 3.5a) across the end of the Airport runways toward the Southgate areato Leland-Nftfl-efl-Way and nort-l1erlY-Gn-belaflll-NBrlml Way--fe Harry--S-I1epparEl-Beulevaffi;- a~; v.ell-as-a-water-~ine.e~JeHffiHg-wtHfl--anfr. ro u ghly parallel to Tippecanoe Avenue, to provide water service to futurethe industrial development~ to be undertaken within the fOflner golf course area. With regard to storage capacity, there are no plans to increase water storage on-site, however, an emergency interconnect with the City of San Bernardino water system at Third Street and Tippecanoe Avenue has been provided as back-up supply in emergency conditions when and if necessary, as part of thc.penffingfull integration with the City of San Bernardino water system. However, a component of the IVDA agreement for the integration of the water system with that of the City of San Bernardino includes the acquisition of 1.2 million gallons of additional off-site water reservoir storage capacity. Extensions of new water lines and/or replacements of existing water lines will be accomplished on an incremental basis subject to demand. Any further improvements to the water system beyond that already described will be the responsibility of individual users. IV-12 I I I I I I I I I I I I I I I I I I I I--~-------- -~- I I I ... ...... . . i . ~ " :D~r D I I,D' , lJ L ---1= ~J .~a.: ~ r-. - l" i ... """" I I -' . -. G~O :0 DO~ RW:r'O ...:ft, ~ , . 'I I l:J il' I ,_ _0 - ' 'If 10 '! YILL~CiJ,' !~ c:::::;:;J"", ____ _roo ~ w I // CDn1l.U.J.1'Ji. ~ g ....... ---.-'--- - ~~,.~'" LEGEND SEWER SEWER PROPOSED WATER WATER PROPOSED .' EXHIBIT IV ~ 3 Water & Sewer Systems g NO SC/\l.F. SAN BERNARDINO ALLIANC~AUFORNIA I I I I I I I I I I I I I I I I I I I F.3.2 Wastewater The existing wastewater collection system of the Base wasill--be retained for use in the Specific Planproject area and within the Airport. Repairs, replacements or relocations of the existmg lines will be accomplished on a case-by-case basis, as new construction occurs within the Specific Plan area andprojeet. The .^.SL report indicated that t?tO additional sewefage lines would be provided as needed.reflllired to serve new developments within the Specific Planproject area_, and the Airport. These include a 15 inch relief sewer west of Tippecanoe j\venue aligned with an exteBsien efHarry Sheppard Boulevard. /\ seeond faeility involves a 10 to 12-inch line in Central Avenue extending east from Tippecanoe Avenue extending between Mill Street and Harry Sheppard Boulevard. The IVDA previously entered into a Master Services Agreement with the City of San Bernardino for which the existing system in place had beenwill-be inspected, c1eaned-Bffi and repaired as required to maintain it in an acceptable working condition. The transfer of the former NAFB sewer system occurred on December 2005 by the delivery from the USAF to the IVDA of a Bill of Sale for the entire on-base system and a quitclaim deed for all off-base sewer line easements. The IVDA and the City of San Bernardino have been negotiating the terms of a Sewer System Transfer Agreement to convey the public portions of the on-base system to the City of San Bernardino. It is expected that the IVDA will transfer the on-base sewer...~stem.JjlJ.9-1!Je off-base sewer line easements to the City of San Bernardino in 2006. Wastewater from the site will continue to be transported to the City of San Bernardino wastewater treatment facility via a sewer transmission line that was installed under a 1994 agreement between the City of San Bernardino and the US.AF. Such agreement has expired as of 1994. after which time the IVDA had control over the sewer system under a license agreement with the USAF. It is anticipated that the City of San Bernardino will be able to accommodate this-new demand for sewage treatment as part of its on-going expansion program, which is funded through a city-wide ~t:WeI. treat!lJent-IllimLcapacity-acquis-it.ien fee program. An existing arrangegfeement between the IVDA and City provides that up to one million gallons per day (1 mgd) of wastewater can be accepted at the treatment plant from the former NAFl;!lmse (which includes the Aairport). At such time as development withinen the Specific Plan areaproject-sile and the Aairport result in flows of 1 mgd, the IVDA and the SBIAA will havet-e-begin required to paying sewer treatment plant capacity fees on a per connection basis for additional treatment plant capacity. The Sewer System Transfer Agreement. as noted above. addresses the J!\li!i!;l\J!]i\y_QfJ!leJ,!lJ.gd.cjjl1acity!:2t:_ing.re~-''-fveQ for the former NAFB properties. F.3.3 Drainal.!e The existing storm drain system within the former ~base is focused in the western portion of the overall site. with runoff flows going into Timber Creek. AIt-is illustrated jen Exhibit IV-4 wbi€lris taken from the I\SL report. .^.s.is--eleaHrem-the-e~dtibit, the storm drain system also grvesindudes .the existing hangar and operations area of the Aairport. The eastern two- IV-14 I I I I I I I I I I I I I I I I I I I thirds of the former .!;!base and the Southgate District (former golf course area and adjacent lands) are served by a smaller storm drain system that flows directly into the adjacent Santa Ana River. The existing system was designed to serve the presemlevel of development on the former Base and the related amount of impervious surface. As part of the Specific Plan development. The ASL report evalllated the existing system was evaluated and determined that additional on-site development would result in a need for additional storm drain capacity. Required improvements described as follows are based on a design of a lO-year storm frequency: 1. Approximately 1,550 feet of 48W:-inch reinforced concretelt&. pipe (RCP) and 2,150 feet of 543-9:-inch RCPR.C. pipe is required along Harry Sheppard Boulevard and has been constructed. 2. A 4-foot by 4-foot storm drain box'l;-700-feet-&f-a 1a54 inch R.C.I-' pipe-will be..is required along Tippecanoe Avenue just south of Harry Sheppard Boulevard and has been constructed. 3. A 36-inch line on Del Rosa Drive and a 24-inch line on Leland Norton Way have been constructed. 4. A new storm drain line would be needed to connect the existing storm drain line on Tippecanoe Avenue with the line on Leland Norton Way. running along the southern boundary of the Center gate District. 5.". Additional piping in various locations is required for connections to catch basins and detention basins at scattered locations are needed for stormwater quality protection and runoff volume and velocity reduction. IV-IS I I I I I I I I I I I I I I I I I I I ~ i 5 . -- I ~;"'...... I ~ ~/ f . [j """"'."!IT; "- 0 ~mw 1< - ~ - c::l 1] . o iRUJO}- ~ 'L. I ~~t> STORM DRAIN I PROPOSED RETENTION POND PROPOSED STORM DRAIN I lOO-YEAR FLOOD PUUN ~ EXHIBIT IV-4 Storm Drainage Q ~o SCALE SAN BERNARDINO AIlJANC~ALIFORNIA I I I I I I I I I I I I I I I I I I I The storm drain analysis also required ASL report recommended that Timber Creek be upgraded. The creek is a natural outflow that runs westerly from Tippecanoe Avenue along the north edge of the WestgateLland lJHse Ddistrict~. The City of San Bernardino Public Works Department has completed improvements to Timber Creek from the origin of the creek at Harry Sheppard Boulevard to the Warm Creek Flood Control Channel, located approximately 2,000 feet to the west in order to adequately carry runoff from a 25~-year storm. Construction of the Timber Creek channel was originally proposed to be integrated into the previously proposed World Trade Center project. Since the World Trade Center is no longer proposed for development, the IVDA and SBIAA IHwe-worked with the City of San Bernardino to install a channel that conforms with the Master Plan of Drainage for Timber Creek. As development and changes in the drainage basin affecting Timber Creek occur, the need for changes and modifications will be evaluated cooperatively with the City and County. A separate drainage study will be required for the area along the Third Street District, located between Victoria and Central Avenues, and the existing Southgate District (former golf course area south of the San Bernardino International Airport), at such time as redevelopment or new construction is planned for those areas. Th!efrt drainage studiesy, to be prepared by the project proponent, will have to address the disposition of the runoff generated by the proposed development~. In the interim, existing drainage swales, pipes and culverts shall be maintained to protect and provide for existing improvements. F,3.4 Santa Ana River Floodulain Area Along the south side of the project area, a portion of the former existing golf course was previously located within the lOa-year floodplain are a._ However, the area of the former golf course is no longer within fflefieEHlplailHlfls-enly Subarea 3€,-klcated south of Palm MeuElews-9rivc, remain&-within--the lOa-year floodplain. The floodplain area has been defmed based on input from San Bernardino County Flood Control District and assuming that the Seven Oaks Dam is completed. This area is identified on Exhibit IV -4. No flood control improvements along the Santa Ana River are proposed or anticipated beyond that which has already occurred. Detailed project design for specific projects will prohibit construction within the lOa-year floodplain. IV-I? I ! I I I I I I I I I I I I I I I I I I V. SPECIFIC PLAN REGULATIONS I I I I I I I I I I I I I I I I I I I V. SPECIFIC PLAN REGULATIONS A. BASIC PROVISIONS A.I Consistency with Specific Plan and General Plan All land or structures shall be used and constructed in accordance with the regulations and requirements ofthis Specific Plan, including obtaining applicable permits prior to use initiation. The provisions contained within this Specific Plan shall be consistent with the provisions contained in the City of San Bernardino General Plan. A.2 ConDicting Permits and Licenses to be Voided All permits or licenses shall be issued in conformance with the provisions of this Specific Plan. Any permit or license subsequently issued and in conflict with this Specific Plan shall be null and void. A.3 Similar Uses Permitted When a use is not specifically listed in this Specific Plan, it shall be understood that the use may be permitted if it is determined by the City of San Bernardino Development Services Director that the use is similar to other uses listed. It is further recognized that every conceivable use cannot be identified in this Specific Plan, and anticipating that new uses will evolve over time, this Section establishes the Director's authority to compare a proposed use and measure it against those listed in this Specific Plan for determining similarity. In determining "similarity", the Director shall make all of the following findings: The proposed use shall meet the intent of, and be consistent with the goals, objectives and policies of the San Befl)!!LQm<LGeneral Plan; The proposed use shall meet the stated purpose and general intent of the district in which the use is proposed to be located; The proposed use shall not adversely impact the public health, safety and general welfare of the City's residents; and The proposed use shall share characteristics common with, and not be of greater intensity, density or generate more environmental impact, than those uses listed in the land use district in which it is to be located. V-I I I I I I I I I I I I I I I I I I I I AA Conflict with Other Regulations Where conflicts occur between the provisions of this Specific Plan and the City Building and Fire codes, or other regulations of the City, the more restrictive shall apply. It is not intended that the Specific Plan shall interfere with, repeal, abrogate or annul any easement, covenant, or other agreement in effect at the time of adoption. Where this Specific Plan imposes a greater restriction upon the use of structures or land, the provisions of this Specific Plan shall apply. Nothing contained in this Specific Plan shall be deemed to repeal or amend any regulation ofthe City requiring a permit or license or both. Nor shall anything in this Specific Plan be deemed to repeal or amend the Uniform Building and Fire Codes as adopted by the City. A.S Language In interpreting this Specific Plan, it is understood that the term "shall" is mandatory, "should" is not mandatory, and "may" is permissive. A.6 Severability If any chapter, section, subsection, sentence, clause, or phrase of this Specific Plan is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portions of this Specific Plan. The Council hereby declares that it would have adopted this Specific Plan and each chapter, section, subsection, sentence, clause, or phrase thereof irrespective ofthe fact that anyone or more portions of this Specific Plan might be declared invalid. A.7 Use of City Development Code The purpose of this Specific Plan is to contain the criteria necessary for the development of the SBAHC. Should this Specific Plan not contain all the elements necessary for the implementation of this Plan, then the provisions of the City of San Bernardino Development Code shall apply, including the defmitions included in Section 19.02.050 of the Development Code. A.S Application of Document The Specific Plan contains specific measurable standards and shall be considered a regulatory document, as opposed to a policy document. The contents of this C€hapter are binding, except as may be modified using the applicable formal procedures contained within this Specific Plan. In the application of this Chapter, additional policy and intent language as contained in other chapters ofthe Specific Plan shall be considered. In any event, any proposal to amend the Specific Plan must be consistent with the overall goals and policies. V-2 I I I I I I I I I I I I I I I I I I I B. PURPOSE OF SPECIFIC PIAN REGUlATIONS 1. Establish land use districts and development standards which are compatible with the development goals of the San Bernardino Alliance*CaliforniaInternational Trade Center Specific Plan and the surrounding community. 2. Provide a variety ofland use districts which will help stimulate business development and job growth within and around the San Bernardino Alliance*California International Trade Center Specific Plan. 3. Establish standards which will provide compatibility between different types of development and land use. 4. Ensure adequate light, air and open space. 5. Protect surrounding uses from excessive noise, illumination, unsightliness, odor, smoke and other objectionable influences. 6. Facilitate the provision of public improvements commensurate with anticipated land use, development intensities, and service requirements. 7. Minimize traffic congestion and avoid the overloading of utilities. C. TEMPORARY AND INTERIM USES AND OCCUPANCIES C.! Purpose These standards provide for the establishment of uses within an existing structure. C.2 Applicability Any use which occupies an existing structure for a limited or short-term period or proposes to alter or expand an existing structure shall be subject to the standards set forth in this section. C.3 Definitions C.3.! Existinl! Structure A structure located within the San Bernardino Alliance*California International Trade Center Specific Plan boundaries which was originally constructed as part of Norton Air Force Base and existed as of the effective date of the Specific Plan adoption in 1996. C.3.2 TemDorarv Use/OccuDancv (Lel!al Non-Conforminl! Use) A use which was established prior to the adoption of the lmemational Trade-Geffier Specific Plan, which is inconsistent with uses permitted within the Land Use District. V-3 I I I I I I I I I I I I I I I I I I I C.3.3 Interim Use/OccuDancv A use consistent with uses permitted in the Land Use District, located in an existing structure where the site does not meet landscaping, parking, and/or other development standards. C.4 General Standards for Temporary and Interim Uses/Occupancies Proposed uses shall be identified as either temporary or interim uses/occupancies subject to a Development Permit and shall conform to all of the following standards set forth in this Section, in compliance with the following criteria prior to occupancy or expansion. C.4.1 TemDorarv Uses/OccuDancies The structure shall be upgraded as necessary to meet current requirements of the Uniform Building Code. C.4.2 Interim Uses/OccuDancies 1. The structure shall be upgraded, as necessary, to meet current requirements of the Uniform Building Code. 2. The use and/or structure shall meet all applicable standards contained in this Chapter if any of the following actions occur: ( a) The structure undergoes a change of use or occupancy. (b) The use or structure undergoes a physical or building floor area expansion. D. USES ON PUBLIC BENEFIT PARCELS All uses established on the Public Benefit Parcels shall be subject to the requirements ofthe Record of Decision (ROD) included in the Appendix A to this Specific Plan. For purposes ofthis Specific Plan, all Public Benefit uses shall be treated in the same manner and subject to the same requirements as Interim Uses. E. CIRCULATION ELEMENT E.1 The purpose of the Specific Plan Circulation System is to recognize eXlstmg street improvements and future needs within the Specific Plan area, and integrate them into the surrounding circulation system. E.2 Previous Circulation Element Prioreview; to th~is Specific Plan adoption in 1996projcct, the planned street system adjacent to or in close proximity to the SBNl'C contained the following elements, as shown in Exhibit V-I. V-4 ------=!fi ~.... CENTRAL AVE. ~ ~ g ~ -- ~ <>: '" -p = "'"' SAN BERNARD NO AVE. Z~ ~r~ ;:: I I I I I I I I I I I I I I I I I I I BASELINE RD. S.H. 66 Iii '" 2ND ST. RlALTO AVE. MILL ST. ~ ~ c ~ '" ~ o '" '" ~ "' N ..!. 1-10 EXHIBIT V-I Circulation Element- Prior To Amendment SAN BERNARDINO ALLIANC~AlJFORNIA HIGHLAND AVE. f#. ~ & & t>i ;.. ,,: ... -, i:J n: ~ ~ '" < " ;::; rn ~ 0: 0 0: 0 0: ... ~ ~ u > '" rn 5TH ST. 3RD ST. ~ < :i! ~ '" ~ '" 7 ... rn '" " ~ o REDlANDS BLVD. L_~~GEN~J _ FREEWAY - MAJOR ARTERIAL - SECONDARY ARTERIAL _ SPECIFIC PLAN AREA g NO SCAlE I I I I I I I I I I I I I I I I I I I Third Street is designated as a Major Arterial, with a 120- foot right -of-way within the City of San Bernardino and as a Special Major Highway in the City of Highland. Both involved six:lane roadways with a raised median improvement. This roadway will require widening and full improvements as new development occurs on adjacent parcels. Lena Road, from Third Street to Mill Street, is designated as a Major Arterial, with a 110- foot right-of-way. This roadway will require widening and full improvements as new development occurs on adjacent parcels. I . Mill Street, west of Lena Road, is designated as a Major Arterial, with a liD-foot right-of- way. This portion of Mill Street does not abut the project site. Tippecanoe Avenue, between Rialto Avenue and Third Street, was designated as a Secondary Arterial, with an 88-foot right-of-way. This segment of Tippecanoe Avenue hais be~ing upgraded as defined below. E.3 Additions to the Circulation Element Concurrent with the adoption of this Specific Plan and subsequent amendments, the following changes were made in the General Plan Ceirculation Eelement as shown in Exhibit V-2: Tippecanoe Avenue is designated as a Major Arterial (120-foot right-of-way) from the Santa Ana River north to Third Street, with a raised median. A southward extension of existing Del Rosa Drive is designated as a Major Arterial (120-foot right-of-way) from Third Street south to Harry Sheppard Boulevard. Mill Street is designated as a Major Arterial (IOO-foot right-of-way, 6-lane) extending from Lena Road eastward to Tippecanoe Avenue. Harry Sheppard Boulevard, between Tippecanoe Avenue and Del Rosa Drive, is shown as a Secondary Arterial with an 88-foot right-of-way. Central Avenue east of Tippecanoe Avenue (formerly Palm Meadows Drive) is designated as a Secondary Arterial with an 88-foot right-of-way. The actual alignment for this roadway would be established. when development plans for Southgate are finalized. Lena Road. from Third Street to Orange Show Road. is redesignated as a Secondary Arterial. with an 88-foot right-of-way. The purpose of these changes is to link the site to the local and regional circulation systems, facilitate local traffic movement, and enhance access to the Aairport. The recommended amendments to the City of San Bernardino Circulation Element are also listed in Table V-I and the roadway design standards shown in Exhibit V -3. V-6 I 5TH ST. ~ ~ u:: Z ~ ~ ...: u:: I'il en E-< 0 en u:: ..:l I'il 3RD ST. ~ :0 rti 0"" . , I I . ~ 0 D ~ 0 a ~ u:: 0 ~ ~ '1111111 . MILL ST. ,. I I I I 0 I I I ..-1-............. CENTRAL AVE. --I I I -:-: . <=il RIVER U::I ANA I ~ ...:1 I < I ZI I. ~I I ~ I I I'il I ORANGE I ;;: I :i I E-< I ~ I 9 I EXHIBIT V-2 LEGEND NO SCAlE Circulation Element- - MAJOR ARTERIAL Amended Circulation SECONDARY ARTERIAL .".11. PROPOSED MAJOR ARTERIAL (120' R.O.W.) ."!lIi.. PROPOSED MAJOR ARTERIAL (100' R.O.W.) I SAN BERNARDINO ALLlANC~AIJFORNlA ..... PROPOSED SECONDARY ARTERIAL - SPECIFIC PLAN AREA I I I I .~ ~ $i e/L ..,. ..,. I I u. - - IaDUIf WUllAH YD. TEL .... u. ,.a: 0' CURB rACI: or CUJtIl ..,. "" RlGHT or W,I.T llAJOR ARTERIAL (6 L'XE) (TIPPECANOE WE. DEL ROSA DR) I I ~ l *' I I I P...... - . ._~ ..,. e/L RfY s' u' .a' ." s' " ,p' 0< U. -.... va. lAICll l'JI,.I.VKL YEI. laVI& TKAVn. IoIU'Ia -n<AVB1.~.. U. J'AOt OJ' CURB J'ACIE or CURB ",' u~ &!GKT or 1U.Y s.'~ ~tAJOR ARTERlAL (6 L\:\E) (~III.L STJU:ET) I I ~"". . - ..- I P...... ..,. e/L I I ..,. "" po' VEl. VKL ...... '" ..' RIGHT or WAY I ~Jo:rO~IHR)" ,\RTERI..\t./SI'Jo:CIFIC 1'1.:\;'\ COI.U:rTOH IIlARHY SHEPPARD lIl.\"U. DEI. IWK\ IlR. n;~'\ UO \I), n::~l'It\L .WE.) I EXHIBIT V-3 Roadway Design Standards and Setbacks I I SAN BERNARDINO AUJANC~AUFORNIA I~~~ I I I I I I I I I I I I I I I I I I I TABLE V-I CITY OF SAN BERNARDINO CIRCULATION ELEMENT AMENDMENTS Street Existing Designation Proposed Designation Tippecanoe Avenue None except as Secondary Designate as Major Arterial (120 foot right- Arterial between Third Street of-way) from the Santa Ana RiverPalm and Rialto Avenue. Meade'lls Drive on the south to Third Street on the north. Tippecanoe will then be shown as a continuous Major Arterial through the Dease and connecting with the existing Major Arterial designation. The portion currently skown between Third Street and Rialto Avenue will be upgraded to Major Arterial by this action. Del Rosa Drive None Extend Del Rosa Drive as a Major Arterial (120 foot right-of-way) south from Third Street to Harry Sheppard Boulevard. Mill Street None Extend Mill Street as a Major Arterial (100- foot right-of-way, 6-1ane) from Lena Road to Tippecanoe Avenue. Harry Sheppard Boulevard None Designate as a Secondary Arterial/Specific Plan Collector with illL88-foot right-of-way between Tippecanoe Avenue and Del Rosa Drive. Central Avenue Secondary Arterial west of Designate as a Secondary Arterial with an Tippecanoe and Maior Arterial 88-foot right-of-way east ofTippecano~ east of Tinnecanoe Avenue Avenue Lena Roaq Maior Arterial Designate as a Secondary Arterial with an 88-foot right-of-way between Third Street and Orange Show Road E.4 Driveway Access Standards Each development block has special considerations for driveway access limitation points. These are described in detail in Section V.F under the descriptions of each land use category, land use district and any related subareas. Refer to that section for more detailed information. E.5 Traffic Signal Requirements Traffic signals currently exist at the primary access intersections of Mill Street and Tippecanoe Avenue, Third Street and Tippecanoe Avenue, Third Street and Del Rosa Drive, and Third Street and Victoria Avenue. The signals at Mill Street and Tippecanoe Avenue and at Third Street and Del Rosa V-9 I I I I I I I I I I I I I I I I I I I Drive were upgraded concurrent with the improvements to the intersectingnal roads. New traffic signals have also been installed at the intersections of Tippecanoe Avenue and Harry Sheppard Boulevard, Del Rosa Drive and Harry Sheppard Boulevard, Del Rosa Drive and Rialto Avenue. Third Street and Lena Road. Tippecanoe and Central A venuePalm Meaeows Drive and Lena Road and Mill Street, agaifl-as part of the scheduled road improvements beillg installed withduring the first phase infrastructure improvements. A traffic signal is also planned at Third Street and Leland Norton Way as part of the access improvements planned by the San Bernardino International Airport. Lastly, a new traffic signal will be required at the intersection of Third Street and Central Avenue (in the City of Highland) at such time as new development activity provides sufficient additional traffic to warrant that improvement. F. LAND USE DISTRICTS F.l The purpose of each Land Use District is defined as follows: F.1.1 Northeate District 1 Research and-De'l'elopment (R&Dl Located between Harry Sheppard Boulevard on the south, Third Street on the north, Tippecanoe Avenue on the west, and Leland Norton Way~Rosa DAve on the east (see Exhibit V-4), the NorthgateResCl;rchnoo Development__tDistrict-+) is intended to accommodate a wide variety of research and development related uses including manufacturing, light industrial, neighborhood commercial, laboratories, office professional use, vocational training and educational facilities, institutional, and recreational open space. The intent is to combine these land uses and implement them under a "campus" concept, which ties these uses together with broad landscaped and wellJighted pedestrian walkways. The extent to which raw materials will be manufactured will be limited to that necessary to adequately test and analyze new products. The scale and intensity of these uses may allow for the interim use of existing building stock. Research and development facilities may include the manufacturing, assembly and testing of products which are characterized as clean and generate non-hazardous byproducts. Neighborhood commercial uses may include a food court, retail stores, neighborhood services, and restaurants. Desired office uses would include a broad range of supporting uses in a well landscaped setting. Potential uses include medical offices and clinics, corporate offices, governmental and institutional uses, administrative and professional offices, daycare facilities, [mancial services and supporting commercial. Site design should consider existing uses within the resemehanddevelopmentNorthgate Ddistrict-(see-EK~ibit-V-4). These existing uses include the MatteI facility at Jhe northeast corner of Tippecanoe Avenue and Harry Sheppard Boulevard and the Lorna Linda University Medical Clinic on Third Street, which serves a medical clinic to the local area population. V-IO CB.'mW. ~vr. ,,,,,,,on -"'"'\' ~ ~ i ~ "T~I Q NO SCALE LOCA'l'lON: THE NORTHGATE DISTRICT IS GENERALLY BOUi\DED BY TIPPECANOE AVENCE ON THE WEST, HAlmy SHEPPARD AVE. ON THE SOUTH, LELAND NOTRON WAY ON THE EAST, AND THIRD STREET ON THE KORTH. I I EXHIBIT V-4 I I I Northgate District SAN BERNARDINO AlJJANC~AUFORNIA I I I I I I I I I I I I I I I I I I I Additionally, the San Bernardino Community College District facility located on the west side of Del Rosa Drive north of Harry Sheppard Boulevard should encourage the establishment of business incubator uses that would benefit from the existing educational and research facilities. The existing City of San Bernardino Recreation Park facilities located at the northwest corner of Rialto Avenue and Del Rosa Drive should encourage a commercial health club or similar facility. The vocational and educational uses may range from a potential special attendance high school for technical and research training to Community College District facilities for post- high school education and training. All of these facilities will be oriented to research and development activities associated with technical park facilities and activities. As a matter of policy, the Sspecific I'fllan does not propose the retention of residential housing units. The existing officers housing along Tippecanoe Avenue have beenwiH Heed to I3e removed prior to the development in this area. Parkway landscaping along Tippecanoe Avenue shall be designed to enhance the site~s attractiveness and lessen the visual impact of adjacent parking areas. Consideratlition should be given to locating building mass to buffer potential airport noise from the site users. Access points will be determined as part of the City's development review process and should consider existing traffic patterns outside the 5specific I'fllan area, coordination with office and industrial uses to the south and industrialteurist commercial_and airport uses to the east. F.1.~~ Westeate District:3 Trllde-P---lH'k-~ Generally located between Lena Road on the west, a drainage channel known as Timber Creek on the north, Tippecanoe Avenue on the east, and Mill Street on the south (see Exlubit V -~e), this unique district is intended to provide the image of a self-contained "World TfllfIe Center,"area offering a combination of light industrial and distributionhetel,€enveHtie-fi; eenferenee-;---frllil-traee facilities, accompanied by warehousing and some light assembly and manufacturing activities. The district will be --characterized by open space areas and associated amenities, highlighting the various on-site activity centers. H----wilI---ffieluee eemerefl€e-ilflEl-eenve-fltiHfl-faeilit-ies-;-flo-tels-itltEl--mHlels; theaters-afla- efllcrtainmenl--faeilit-ies-; effiees-,--recreatifmalitnd-€emmc rcial rcefeutiHflul lises;--fes-tauHlflts,whelesale-lmsines5es,afle light-inEl-uslr-iu-l/-warehouse-uses---ifteluEl-ingl ighl assemhly; V-12 I I I I I I I I I I I I I I I I EXHIBIT V-5 I I I ',- 'T'tt> .QJ --~' kB)' 0, ' oll!. b' ~ ~~(] . IlL\LI'U AVL .. ~ ~~ ) . rPf'c:I .Qt.'" '~~J_ __. ,,0 . WLliT~dJl CINrIAL "V~. g NO SCALE LOCATiON: THE WESTGATE DISTRiCT IS GENERALLY BOUNDED BY LENA ROAD ON THE WEST, TI~BER CREEK ON THE NORTH, TIPPECANOE AVENUE ON THE EAST, AND MILL STREET ON THE SO UTH. W estga te District SAN BERNARDINO ALUANC~AUFORNIA I I I I I I I I I I I I I I I I I I I Primary access points include one major entry from Lena Road, two major entries from Mill Street, and one major entry from Tippecanoe Avenue. Additional driveway access points along these roads may be permitted as long as they are at least 150 feet from the major entry drive. A landscape buffer will be created along Mill Street and along Tippecanoe Avenue which will serve to screen any proposed parking lot areas through a combination of mounding, berming, shrubs and tree planting. The building/structures are expected to be distributed throughout the site except that the most intense development will be oriented toward the intersection of Tippecanoe Avenue and Mill Street. Existing uses in this district include the Kohl's Distribution Center and Pep Boys facility. F.1.~S Centel1!ate District 5 Industrial (lND) Located east of Tippecanoe Avenue. south of Harry Sheppard Boulevard. west of Leland Norton Way and north of the airport runways. in five distinct subareas (see Exlubit V-Q8-); the Centergate Industrial District S is intended to accommodate a variety of industrial and office uses of varying scale and intensity, taking advantage in two of these locations of the previous land use and building occupancy patterns established during operation of the Base including the availability of large buildings, aviation related activities, and compatibility with adjacent uses. It is expected that initial site tenants will utilize existing buildings to the extent feasible. In all cases, any manufacturing, assembly or similar activities must occur within an enclosed building. Industrial Sub6~,generoHy-le€ffieEl-eilSt-BHirJ3e€itflOe-AveflUc and south-ef-Haffy Shep!*lffi-fH+ve-fsee-E-lfhibit-\l-(';8j,,ScuI3areit-;2* This district is proposed to include industrial uses, including manufacturing, assembly, warehousing and distribution facilities. Site design issues include the creation of vehicular access points at generally equal intervals around the perimeter of the area. The location of these access points will be based \!pon the location of adjoining access points and driveways between existing industrial buildings. This access feature relates directly to the massing of future buildings in an alignment similar to the existing building arrangement. By locating buildings in this manner the existing parking areas and mature trees can be retained. Vehicular access points should be generally evenly distributed, rather than grouped. Two access points are proposed along Harry Sheppard Boulevard and three access points at Tippecanoe Avenue. The area adjacent to Harry Sheppard Boulevard and Tippecanoe Avenue shall be subject to increased setbacks and landscape screening to ensure compatibility with adjacent land useS.-It is expected that the existing on-site structures will be utilized on an interim basis subject to improvements to satisfy public health and safety standards. The transition over time to new construction will be dependent on user needs and requirements. Existing developments include the Norton Community Credit Union and the Stater Brothers Corporate Office and Dllitribution Center. V-14 .. ., "r~ -~ -~I ~"'Y'E []' . . b' , . ~, [J .,.. -.1 1 5 : G ~ D ------ -- ------ ___SA1!'I!\ g NO SCALE LOCATION: THE CENTERGATE DISTRICT IS BOUKDED ON THE WEST BY TIPPECANOE AVENUE, ON THE NORTH BY HARRY SHEPPARD BOULEVARD, ON THE EAST AND SOUTH BY THE SAK BERNARDINO AIPORT AUTHORITY (3BIAA) BOUNDARY. EXHIBIT V - 6 Centergate District SAN BERNARDINO AlllANC~AIlFORNIA I I I I I I I I I I I I I I I I I I I F.1.4 Southeate District Industrial SUOaT"f!8 50 (Gee Exhibit V !iB) is lLocated east of Tippecanoe Avenue between the airport boundary on the north and the Santa Ana River and other parcels north of the river on the south, this District includes . proposea to provide for future industrial uses. nhe former golf course in this area has beeH dosed and adjacent parcels (see Exhibit V-7). This District is expected to develop with future industrial uses, with the Riverside parcels along the Santa Ana River (which are utilized by groundwater wells) expected to remain as open space. Site design considerations include coordinating access points along both sides of Central AvenuePalm Meado',vs Dri';e with Subarea J.5c, as part of the City's development review process. Provision of passive and active employee recreational areas and access points to the Santa Ana River shall be considered as part of the overall site plan for the district. At such time as this area is ffi-be--converted to industrial development, an overall site plan shall be prepared and approved by the City. IndttstFial-SubllFffl-5e--f:see- Exhibit V B) is located south of-Palm Meadows Drive and is proposetl-fer-fuhlre--industrial uses. Site design considerations ineluee-ooo-ffiiooHHg---aec-ess points-alo-ngPalm Meadows--Drive with Subarea-!}bte-t-he-- north, as part of---the-Gity's clevelepment---r-eview-pr-eress. Land usefHtOO developmeHt type . . te-what is develepe-d-ifl-Subarea 5b. F.1.5 Third Street District The Third Street District is generally located south of Third Street. between Victoria and Central A venuesl11tlustrial-SuollFea--5d (see Exhibit V -8) and is proposed to include industrial related facilities. The uses inftlr this districtsOOnr-e-a are expectedpr0p0se-d to includebe large industrial operations, such as manufacturing, assembly and distribution activities, in addition to aircraft sales and service usesaire-raft sales and service, and "through-the-fence operations." A "through:the:fence operation" means that an aviation related or dependent industrial use backs up to and has direct access to airport operations inside the fenced Aairport boundary. This allows planes to come directly to the facility to offload or take on cargo, avoiding unnecessary extra handling and tracking. Existing paved parking areas may be maintained as large contiguous shared parking areas. Site design issues include the creation of primary access points along Third Street at Victoria Avenue and Central Avenue. The existing perimeter road that serves airport users within the Aairport ownership and that enters the area from the west and extends east toward -Victoria Avenue shall be maintained. Future site development planning may extend this I'perimeter roadway through the area if deemed desirable for enhanced circulation and access depending on ownership and site design. An optional circulation pattern could extend tfle--ilfoad east/west along the southerly boundary along the alignment of"W" Street, potentially linking V-16 I I I I I I I I I I I I I I I I I I I Victoria Avenue with Central Avenue. However, this would impact potential through-the- fence operations by placing a poolic street roadway between on-site users and the airport. This would result in preventing direct access to the airport cargo freight operations that might otherwise have been available for potential industrial users. In addition to the 15.64 acre parcel transferred as a Public Benefit Transfer through the Department of Interior. approximately 30 acres were transferred from the Air Force to the IVDA and then to the San Manuel Band of Mission Indians (San Manuel Indian Tribe) as a part of the Economic Development Conveyance CEDe). with the deed being conveyed by the IVDA to San Manuel Indian Tribe. A portion of the 45.64-acre site comprising the Third Street District is contemplated for a boundary adjustment and transfer to the San Bernardino International Airport Authoritv ("SBIAA") in exchange for an equal amount of land located north of"W' Street. subject to approval of the Federal Aviation Administration (FAA). San Manuel Indian Tribe. and SBIAA (see Exhibit V-8). In the event of such a boundary adjustment. all of the exhibits in this Amendment No.5 to the Specific Plan related to the Third Street District. including without limitation Exhibit V-8. shall automatically. without any formal amendment hereto. be adjusted concurrent therewith to reflect the adiusted Third Street District boundary as shown on Exhibit V-8. The boundary adiustments for that portion of the Specific Plan area as noted above is hereby approved as a part of Amendment No.5 to the Specific Plan. subject to the FAA granting the !Iecessary approvals for the proposed boundary adjustment. including a delivery of an Instrument of Release and Acquisition of property to thus provide for the exchange of an identical acreage between SBIAA and the San Manuel Indian Tribe. In the event the FAA does not approve such Instrument of Release for any reason on or before five (5) years from tl:le effective date of Amendment No.5 to the Specific Plan. the boundaries of the Specific Plan as illustrated above shall remain in the currenJJ9cations for the Third Street District as the same existed for the Third Street District prior to the adoption of Amendment No.5 to the Specific Plan. lndustFial-StthlH'ell-se-{see-&hibit-V-8)-GeTlcrally looafefr-aHlre-5emheasl-€eI'IleF-Bf-I)ej Rosa ,^-venue an~HI-'sIreet--i&-pfOposed--to--iflclucle-fficl'lf5ffial uscs including maflUfaetuffilg; assemMy,wu-rehousing -am:J-aistribut-ien-faeiliIie5-;-ftirefa#-sewiccs and -'through lhe..fefl€e oj'leratiens",-wmft-earge-haOOling-and-trackingc Site-de sign- inelude5-jffimary- acces~; 0 ff-3'~ -8-treet-at..belandNoffEHl Drive and--BfH)el-Resil Aveflue. /\ccess--peints will-be determined as parl-eHhe--c-tt-y-:.s-develej'lffient review-j3fBCeS5 a-nd-sholl-k!-€eflsider- existing -adjoiniHg---ac-ee5spoilltsimddrivewilYs,-fllld-eoordtootewiHI 'H-ade-Ptlfk-{-W)-u5es-to-Ihewest-and-airj3BR-uses-.te--the -seutfra-n8-easto -F.1.6 DFAS District In!; Dej.!<ns~__Finance and Accounting Service (DFAS) buildings are located west of IW12rcanoe Ave_nue and south of Mill Street. The DFAS District is intended to accommodate V-I? I I I I I I I I I I I I I I I I I I I the existing two buildings in this area. which have been renovated and reused by various agencies and private parties. These buildings are used and will continue to be used for office and light industrial uses. with access provided on both Tippecanoe Avenue and Mill Street. Exhibit V-9 shows the location of the DFAS District. F.2 Specific Plan Land Use District Map The San Bernardino Alliance*California lRtematiOllal Trade CeRter Specific Plan Land Use District Map defines the geographic location of each of the land use districts as described in Sections F.1.1 through F.1.S above. The Specific Plan Land Use District Map is hereby incorporated as Exhibit V- 10. F.3 Permitted Uses The uses listed in Tables V-2 and V-3 shall be allowed within the designated land use district subject to the City of San Bernardino Development Permit procedure~ pursuant to Chapter 19.44 of the Development Code unless otherwise noted. V-18 0, 'cg , Jl:4U'O.lYE. ~ , . " IFF .Ql,. kB)' . . ._bj, , ~l' a '''r~ .~ - ~=...;: ; : G B D ---- ~I'~~I CKllT'IUIl.. A.~I g NO SCALE LOCATION: THE SOUTHGATE DISTRICT IS AN IRREGULARLY SHAPED AREA BOUNDED ON THE ~ORTH BY THE SBIAA BOmmARY, ON THE SOUTH BY THE SANTA A~A RIVER, AND O~ THE WEST BY TIPPECANOE AVENUE. I I EXHIBIT V-7 I Southgate District I I SAN BERNARDINO ALLlANC~AUFORNIA - -.tk" I=___g II :~PF~jql?i ~...2J~ 11)-0 ,I I~IU, .__IIm=~I,s I ~ ~:1 L 'I I -~: CDn'bL -.li ~ ~ NO SCALE LOCATION: THE THIRD THIRD STREET ON THE THE REMAINING SIDES. STREET DISTRICT IS BOUNDED BY NORTH, AND BY SBIAA BOUNDARY ON EXHIBIT V-8 Third Street District ....... . : : Existing Third Street District .....: . Potential Exclusion from Third Street District if Boundary Adjustment Occurs SAN BERNARDINO ALLIANC~illFORNIA . Potential Inclusion in Third Street District if Boundary Adjustment Occurs 0" D~ . - , IlW.fO ol.'IL ~ . c ... It?t'A All. U. . . .b ',: ,. 0'" I!I ..-'Li T;;. ," . '~i . "'I~ "=" ~.n ~ ~ g -------" -- -- -~- _--~~1'A. -- g NO SCALE LOCATION: THE DF'AS DISTRICT IS GENERALLY BOUNDED ON THE EAST BY TIPPECANOE AVE. AND M1LL STREET 01\ THE NORTH. EXHIBIT V-g DFAS District SAN BERNARDINO ALI1ANC~AUFORNIA - - - - - - - - - - - - - - - - - - - ,- '" L' tr:l ~ pl sa '" :::l "" 0- '" ........ z to ~ c:: ........ >-3 2 en C> CD -< ~ t:::l I I _. ...... en 0 n r+- i '"1 _. (") r+- en C> ~ lENA. RD. 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I \ PALM AVE I ~ I 1,1,:."I,'.I,';I,I;:.'I';';'r" 1,:.,'.',',',',1,1,,1,1,1,',1, ',,1,',',",','1',',',',','1', 1,',1,1,1,"1,111,1,',1,1,',',1, :':':':':':::':1:1:1:':':':':':' 1:,:':.:,:':I:.:I;t;.:.:I;':':,: ,',1,',',"" 1111.1111',','1' 1,111"':'11"" ,'\-"" I,',',' ',',1,1, 1"1',',',',1,11',',',1,1,',',',1 ',',1""1.',',1""11,',1"111'1',111,',1 :.:':':.:' "'1:":"': I :1:':': ':':1:':':::':':"11:':':':':':':':':1:':1 1.',11"'1111"'1,',1,1,',',1,1,1111',',1 1,',1,',',1,1,',',1,',1"111'1111111111,1,1 1,',11'1',',11111,1,'11,11'1'111',','1','1' 111"I"'l!rtrtjj'm'Uii)'" '1',11','1"1'1":1',11'1:",1,1,1',1 :1:':':':"'1,11'1,;,1:';'11 :': ,1"II"'I"II,lr"'II"""I',II'll,II"" ,1,',',1""1111,',11,,',1111"'1'1',1,;,', ,','111'11,',',' . ,', . lilli', ':':':':':':1:': :':1:':':1:':':'::1:1:':' ""'1"""'1'1 II 'l'I',II',',fl 11111',' :1:':1:':':':1:1':::':':':1:':':11;1:'::': 1"'11,11',',1,'11111,',1"1"""1'11,', ,1,',1"1',111' ',If','1 I : I" ~ , ' JIlt : ' I " ~ ,II f I " " ' III ' , ' I I, I , " I , I ~ ~ TIPPECANOE AVE ROSA DR. '" El ; I I I I I I I I I I I I I I I I I I I TABLE V-2 SUGGESTED AND PERMITTED USE District Suggested Uses Permitted Uses ReseareR aH~ Research and development, light As listed in the OIP (Office Industrial Park) De. elopmeHt manufacturing/industrial, laboratories, District, Section 19.08.020 of the Development North~ate-ff) related office uses. Code except that no residential uses shall be allowed. Food court, retail stores, neighborhood As listed in the CN District, Section 19.06.020 commercial services, restaurant, automobile of the Development Code except as follows: service station. (a) no residential uses shall be permitted. (b) convenience stores will be permitted as an ancillary use to an automobile service station subject to a Conditional Use Permit (CUP\. , Medical offices and clinic, corporate and As listed in the CO (Commercial Office) professional offices, day care facility. District, Section 19.06.020 of the Development Code except as follows: (a) No residential uses shall be allowed including Residential Care and Senior Con~re~ate Care Facilities. Health club, recreational commercial uses, As listed in the PCR (Public/Commercial indoor and outdoor, public and private. Recreation) District, Section 19.10.010 (2) (A) Alternate uses are educational facilities, of the Development Code. such as a technical school. I West~'!Jf'Ffade-Fafl< Tra~e Park-wi!lrOOflfuren€e-ftHtl-€eIf'feft!ffiH See Table V-3 E31 facilities, htltel-;-Qt)ffices, commercial uses. restaurants, wholesale businesses, warehouse and light industrial uses including some assembly. Centemate. Large industrial related operations including As listed in the CO (Commercial Office) Souti]g!!!.e. ThiuJ manufacturing, assembly, distribution, district, Section 19.06.020 of the Development Street and aircraft sales and service and airport related Code, and in the OIP (Office Industrial Park) D F ASloouslFiaJ+'1 uses. Alternate uses are corporate and District, Section 19.08.020 of the Development professional offices and business parks. Code, except that no residential uses shall be allowed including Residential Care and Senior Congregate Care Facilities. Also, as listed in the IL (Industrial Light) District, Section 19.08.020 of the Development Code, except as follows: (a) Aircraft sales and service shall be an additional use permitted subject to a Development Permit. (b) Processing facilities (recycling) shall be subject to a conditional use nermit (CUP)' I All Districts-(-l--"') Temporary uses of existing structures or No permitted uses. All uses are subject to a facilities for their original intended use temporary use permit to be reviewed 'and under the Air Force jurisdiction. approved by the City of San Bernardino. V-23 II I I TABLE V-3 TRADE P,'.RKWESTGATE DISTRICT LAND USES I The following list represents those primary uses in the Truee ParkWestgate District which are permitted subject to a Development Permit (D) or Temporary Use Permit (T): I Land Use Activity Development Review Process A. All offices, including Administrative and Professional Offices D B. Automotive Related Uses 1. Service station D 2. Vehicle leasing/rental D C. Lodging/Mixed Use Facilities 1. Hotels D D. Eating/Drinking Establishments 1. Lounge w/on-sale alcoholic beverages D 2. Restaurants, no drive-thrus D E. Entertainment/Recreation I. Auditorium, convention halls, theaters D 2. Miscellaneous indoor D F. Financial services D G. Left blank H. Personal service 1. Barberlbeauty/nail shops D 2. Dance/karate studios D 3. Dry cleaners D 4. Health/athletic club D 5. Laundromats D I. Retail Commercial 1. Bookstores D 2. Drug stores D 3. Flower/gift shops D 4. General merchandise D 5. Indoor retail/Wholesale malls D 6. Office supplies/equipment D 7. Specialty food stores D J. Service Commercial 1. Catering establishment D 2. Cleaning/janitorial D 3. Copy centers/postal service centers/blueprinting D 4. Laboratories D 5. Miscellaneous repair/services (indoors) D I I I I I I I I I I I I I V-24 I I I I Land Use Activity Development Review Process 6. Recycling facilities (reverse vending) D 7. Travel agencies D K Industrial Uses I. Assembling, cleaning, manufacturing, processing, repairing D or testing of products including automotive related (except dismantling) and welding and excluding explosives, conducted entirely within an enclosed structure except for screened outdoor storage areas. 2. Crematory D 3. Dwelling for security guard or caretaker D 4. Funeral parlors/mortuaries D 5. Recycling facilities (light processing available for onsite D users only. Must be wholly enclosed within a building.) D 6. Research and development D 7. Towing service D 8. Transportation/distribution D 9. Warehousing and wholesaling, including self-service mini- storage. L Others I. Antennae/Satellite dish D 2. Cable companies D 3. Clubs/Lodge/Meeting halls D 4. Day care facilities D 5. Educational services D 6. Fences/walls D 7. HeliportslHelipads D 8. libraries D 9. Museums D 10. Outdoor recreation D II. Parking lots D 12. Parking structures D 13. Police/fire protection D 14. Public utility uses D 15. Radio/television broadcasting D 16. Temporary uses T 17. TradeITech schools D 18. Accessory structures (typically appurtenant) D I I I I I I I I I I I I Other similar uses which the Director finds to fit within the purpose/intent of the t;{'tfIe--district, in compliance with Section 19.02.070(3) of the Sail Bernardino Development Code. I I I V-25 I I I I I I I I I I I I I I I I I I I I I G. DEVELOPMENT STANDARDS G.1 General Standards Development standards shall be consistent with the standards contained in the following Table V -4. G.2 Land Use Specific Standards Special use standards for this Specific Plan shall be applicable to the following uses: a. Convenience stores b. Day care facilities c. Mini-storage d. Recycling facilities for reusable domestic containers e. Service stations The standards for these uses shall be consistent with the provisions contained in Section 19.06.030(2) of the Development Code. G.3 Properly Development Standards G.3.1 Property development standards shall be consistent with Section 19.20.020 of the Development Code except: 1. Exterior building walls, 2. Screening, and 3. Solar energy. G.3.2 Intersection and Corner Visibilitv To ensure clear and unobstructed visibility at intersections, landscaping planting and signs shall be limited to three feet in height within the following defined areas at street and driveway intersections and as illustrated in Exhibits V-II and V -12: Type Primary street Secondary street Local street Driveways Distance From Intersection 50 feet 35 feet 25 feet 25 feet V-26 I I I I I I I I I I I I I I I I I I I TABLE V-4 DEVELOPMENT STANDARDS Districts Centemate. R&9North~ate Southeate. Third 'FPW est~ate Development Street and Standards DFASIND Net Lot Area (min.) 1 ac. NA NA IBuilding Setback I from Street (min.) 25'(P) 25'(P) 25'(P) 19'(S) 25' (Cm 25'(~9) 15' (L) 19'(S) 19' (S) 15'(PR) 15'(L) 15'(L) IO'(PR) IO'(PR) Building Setback from Property ]jne (min.) 10' (A) and O'or 20' 0' or 20' IO'(B) (A) (B) (A) (B) Building Separation (min.) 20' 20' 20' Building Setback along Third Street (min.) 253-1' (tj 253-1' (tj NA IParking Setback (min.) :;;!20' (tj :;;!20'~ 20'(P) 20'(P) 20'(P) 14'(S) 14'(S) 14'(S) IO'(L) IO'(L) IO'(L) Building Height (max.) 60' 60'z:- 120' Floor Area Ratio (max.) OS ~'i-ttt-0.5 0.5 Lot Frontage (min.) 100' 100' NA (P) Major Arterial (S)'4 Secondary Arterial/Specific Plan Collector (L) Local Road Third Street setback (includes 12' Bicycle path) (PR) Private Road (A) Rear setback (B) Interior side setback (C) Mill Street setback !lOO' right-of-wav) (D) Mill Street setback (IQQ' right of way) All setbacks are measured from the right-of-way on public streets and from the back of curb or sidewalk on private roads. Selhack-.can-he-d-t-fie-r--tii-mens-ion-or--gfen-t-eT.Htan-2tJ',-hu-t--J1H!fl.ffig-i-n-he-l-\veetr. ~, Subject to FAA height requirements for uses located near the runway. For industrial uses located adjacent to Third Street, maximum height is 100'. IOU The ::;secondary ",arterial contains 6' of landscaping within the right-of-way in addition to the landscaped setback (see Exhibit V -3). V-27 I I I I I I I I I I I I I I I I I I I ~ ~ " x ~ DISTANCE FROM INTERSECTION (I.E. - SECONDARY ST., X=35') '" '" "- , , , , ", , , , , , "', " CUR8 SHADED AREA FOR SITE UNE VISIBIUTY. NO PLANT OR STRUCTURAL ELEMENT ABOVE 36". EXHIBIT V-11 Intersection Visibility SAN BERNARDINO AlJJANC~AUFORNIA I I I I I I I I I I I I I I I I I I I /0,/0 / / , / CURB / r '" " , , "- " " , , "', "- '" ~ , SHADED AREA FOR SITE LINE VISIBILITY, NO PLANT OR STRUCTURAL ELEMENT ABOVE 36", EXHIBIT V -12 Driveway Visibility SAN BERNARDINO AWANC~AUFORNIA I I I I I I I I I I I I I I I I I t I G.4 G.3.3 Pronertv Maintenance Property shall be maintained as defined below. This maintenance includes the following: a. Irrigation, seeding, pruning and necessary replanting of landscaped areas; b. Removal of trash, discarded materials and equipment; c. Removal of boats, trailers or other vehicles either unrelated to the on-site business or in a deteriorated or incomplete condition; d. Removal of containers or shipping materials after their function is accomplished; and, e. Painting or appropriate preservation of building facades and walls. G.3.4 Screenin!!: Any equipment, whether on the roof, side of structure, or ground, shall be screened. The method of screening shall be architecturally compatible in terms of materials, color, shape, and size. The screening design shall blend with the building design and include landscaping when on the ground. Loading areas, storage areas, and trash collection areas shall also be screened from view from public streets, pedestrian walks, and common parking areas, per City requirements. In addition, solid walls and landscaping shall be used to screen ground-mounted equipment (such as transformers, backflow preventers, etc.) that are located beyond building walls. G.3.5 Off-Street Parkin!!: and Off-Street Loadin!!: All development shall comply with Section 19.20.030 of the applicable provisions of the City of San Bernardino Development Code, Chapter 19.24, Off-Street Parking, and Chapter 19.26, Off-Street Loading. Sign Regulations G.4.1 Purpose The purpose of this section is to provide standards for on-site, off-site and project entry signage. The signage concept involves the use oflow profile project entry and on-site signs to maximize consistency and effectiveness while minimizing negative aesthetic impacts. The sign standards described herein will apply throughout the SBAH'C as specified. V-30 I I I I I I I I I I I I I I I I I I I GA.2 Auulication Sign plans shall be included with building plans when they are submitted for new construction, remodeling or occupancy of existing building if a sign is proposed for the project. The sign plan shall show sign elevation, dimensions and location(s) on the site plan. GA.3 General Rel!:ulations Sign Regulations shall be consistent with the City Development Code, Sign Regulations, Chapter 19.22, except as provided below. 1. Office Signs Signs permitted in office developments and in areas of similar land uses shall be subject to the regulations contained in Section 19.22.160, Table 022.01 (CO-I) of the San Bernardino Development Code. 2. Commercial Signs Signs permitted in the commercial developments and in areas of similar land uses shall be subject to the regulations contained in Section 19.22.160, Table 022.01_ofthe San Bernardino Development Code. 3. Industrial Signs Signs permitted in the Research and Development and ljndustrial developmentsland use district:; shall be subject to the regulations contained in Section 19.22.160, Table 022.01 of the San Bernardino Development Code. 4. Open Space/Recreational Signs Signs permitted in the Q]2en space and recreation commercial areas shall be subject to the regulations contained in Section 19.22.160, Table 022.01 of the San Bernardino Development Code. 5,- . -FrmJe-Fol'k-Distriet Signs-permiHed-within-the'f-filde-Par*-gistH6l-&lmlJ.be-t&+lte+eguJa tiD ns co ntaine&ffi Sectie-Il-19,-22" 160, Table 022-JH" G.5 OfTsite and/or Shared Parking Projects within the SBAHC shall have the ability for off-site or shared parking. All parking improvements shall be consistent with the standards provided in Chapter 19.24 onhe San BernardinQ V-31 I I I I I I I I I I I I I I I I I I I Development Code. Any proposal for off-site or shared parking is subject to approval by the Director and recordation of a formal agreement between involved parties to ensure compliance with the provisions of this section. G.6 Landscaping G.6.1 Pumose The following landscaping standards shall apply to all land uses in the SBAl'FC unless more specific criteria are noted below. All landscaping shall comply with the requirements of Chapters 19.24 and 19.28 and as described below. G.6.2 General Relrulations Landscape standards shall be consistent with the provisions contained in the City of San Bernardino Development Code, Chapter 19.28 (Landscape Standards) and Chapter 19.24 (Offstreet Parking Standards) except as noted as follows: 1. Roadway Treatments (a) The setback area between the face of curb and the parking area or the building, if no parking is proposed in the front setback, shall contain a minimum six::foot sidewalk within the street right-of-way and shall be landscaped with mounded or bermed turf and mounded groundcovers. Screening shrubs shall be planted outside the street right-of-way in a manner that will partially shield the parking area and/or buildings from public view. (b) All landscape setback areas on major, secondary and specific plan collector roadways shall be incorporated into a landscape maintenance district and/or property owner association for on-going maintenance. Common maintenance is not mandatory for local internal streets, but is available at the choice of individual owners through formation of a property owners association. 2. Maintenance (a) Landscaping within and adjacent to major, secondary arterial and Specific Plan collector public street parkway areas shall be maintained by a landscal2!' and lighting maintenance district and/or property owners association,.jn accordance with established covenants. codes. and restrictions (CC&Rs) acceptable to the City for maintenance purposes. The City may allow property..QW!I!ers to perform landscape_ maintenance on roads abutting individual properties. where such roads are subiect to a landscajJe and lighti!l.i!, maintenance district. provided the property owners.enteLinto a default agreement with the City. V-32 I I I I I I I I I I I I I I I I I I I (b) Parking lots and on-site landscaping shall be maintained by a tenants' association or the individual tenants. (c) Irrigation on parkways shall be maintained by a landscape maintenance district and/or association and shall be separately metered from on-site areas. 3. Existing Tree Preservation Existing mature trees including the California Live Oak, Silk Oak and Washingtonia Palm trees located within the Specific Plan area shall be preserved in place to the maximum extent feasible. This will be accomplished through sensitive site design practices including alternative building, driveway and parking lot layouts where feasible. Where appropriate, the Development Services Department shall grant a tree preservation parking credit for mature trees at a ratio of up to three spaces for every tree preserved that might otherwise have had to be removed. Any healthy, mature tree that must be removed to accommodate new construction shall be subject to review and approval of a tree removal permit. Prior to issuance of a tree removal permit, an overall landscaping plan must be approved by the Development Services Department which includes provision for tree removal, relocation and/or replacement as may be appropriate. Any tree that must be removed shall be evaluated by a local certified arborist prior to removal to determine if it can be successfully relocated (such as a Washingtonia Palm). All site plans submitted to the City for development approval shall indicate the location, size, type and condition of all mature trees currently on-site. Those trees proposed to be removed shall be clearly marked on the site plan. For purposes of this section, a mature tree is defined as having a trunk of 6 inches or greater as measured four feet up from ground level. No trees shall be removed without a tree removal permit. All tree removal, relocation and/or replacement shall be accomplished at the project proponent's expense. 4. Entry Point Landscaping Entry points or statements shall signify the entry into the project area or one of its individual land use districts. These entry points shall highlight those corners in the project area with landscaping, signage, and project identification. The entry points to be highlighted will be identified by the IVDA, and the IVDA will be responsible for the design and construction QLmonuments and landscaping at these designated entries. V-33 I I I I I I I I I I I I I I I I I I I G.7 Trails The Specific Plan area is located north of the Santa Ana River. In coordination with the Santa Ana River Trail system that is being developed by various cities along the River. the SBAC Specific Plan will include the development of passive and active employee recreation areas within the Southgate District. along with various trail access points to the River. The majority of the land along the Santa Ana River is outside the SBAC Specific Plan area and is owned by the City of Riverside. These parcels are currently used for groundwater wells and provide habitat for sensitive species. This area is expected to remain as open space and would provide opportunities for informal trails and recreational uses (such as bird watching and plane watching) along this section ofthe River. In addition. the proposed trail along the south side ofthe River (east of Tippecanoe Avenue) is anticipated to cross the River at the historic trolley bridge at the extension of Mountain View Road and then run easterly along the north side of the River. Exhibit V-13 shows the proposed trail system near SBAC. V-34 ------------------- ~ UJM '" Pl X I ~ ~ c-+- ....... Pl tJj !2! ....... '" :> >-3 ~ ~ <::: I Pl I ~- ....... c.u <: ~ (1) n ..., I ~ >-3 ~ ..., ~ Pl ....... ~ TIPPECANOE AVE LENA RD. ~ ODD D I -. \~ D 1-+ . \; i i \ . t-< tt:I c ~ ~'1l> > i 0 ~I~ n c;') n .. \ CIJ tt:I ~ CIJ ~ '" ::l..~ ." Z 9 ~~ 0 ~ CI n ~~ . ." \ ~ i . ~ . . , " iCD , " \ ~ i :~ . j! . . I > TIPPECANOE AVE OJ . . - " ~ co I .. 00; ~lr. DEL ROSA DR. ~ I 1""\ ''I"? '" 0 N,ORTON WAY '-l! "-r" ';.-......~:.' .. 0 _ " ,. ~ ~ I !'l I I I I I I I I I I I I I I I I I I I VI. IMPLEMENTATION ----- , I I I I I I I I I I I I I I I I I I I VI. IMPLEMENTATION A. INTRODUCTION The implementation of the Specific Plan rests primarily with the IVDA as master developer and the redevelopment agency and Hillwood as the master developer. As the owner of the San Bernardino Alliance*California lnternational-ffatl&-C-effief-Specific Plan, the IVDA is interested in the long-term development of the area. The IVDA, through its ability to lease or sell land to prospective users, can control the type of development which ultimately occurs. The IVDA intends to aUract users which will complement the project area, thereby further enhancing its ability to aUract high-quality businesses and maintain quality design standards. Similar to any master developer, the IVDA and Hillwood haves the ability to regulate the pace, location, and guidelines for future development through their ownership of land. Future uses will need to secure leases and/or arrange for the purchase ofland through the IVDA. As such, the IVDA should be viewed as an integral part of the regulatory approval process. This is especially true with respect to interim uses, which will utilize existing buildings under a lease agreement. The IVDA will be able to direct the location of new uses based upon individual business needs and the availability of infrastructure to the area that most nearly meets the needs and requirements ofthe prospective tenant. In conjunction with these efforts, the IVDA will.be~ responsible for overseeing the improvement and expansion of the infrastructure system. The pace of infrastructure improvements will be tied directly to the rate of development. The initial focus of development wais directed toward the existing core portion ofthe San Bernardino Alliance*California Specific Plan arealntematffrlnHrade Centel', generally located south of Third Street, west of Norton Way, and north of Mill Street. This wais the location of the initial€llHeHl street improvements and the mesHikelylocation of potential interim uses which willoccupiedy the Bjl~exfstjng structures. The area located north of the airport runway adjacent to Third Street will generate development interest due to its frontage on and accessibility to Third Street and the expected increase in airport activity. The formelexisting golf course area will-eont-iffile-tBI3e-tHilizcd as a-gelf-eotlffie-bat--is expected to transition, at some future date, to industrial uses. The date of its transition will be tied to the level of developmenLactivity as~oeiatedwithj!1 the Sl2secifiG_!'ttn are<!!!j~lr:ict~b2cH:flQ::2the'firstlwOaFeil5-of et1'ljJhasis_and the availability of industrial land. VIOl I I I I I I I I I I I I I I I I I I I B. NEW DEVELOPMENT REVIEW PROCEDURES All development within the project area shall be subject to the development review procedures ofthe City of San Bernardino. The specific level of review required is defined in Chapter 19.31 of the Development Code. Prior to submittal of any application for land use approval to the City, the applicant must obtain authorization to file from the IVDA. This will allow the IVDA to monitor new development activity within the Specific Plan areaand provide the IlCcessary service capacity letters for water and wastewater systems. B.1 Administration The procedures used to process permit applications shall be consistent with the City of San Bernardino Development Code, Chapter 19.31 Administration, except as specified by this Specific Plan and as modified below. B.1.1 Non-Conforminl! Structures The existing Base structures within the boundaries ofthis Specific Plan wereshalHle-.exempt from the provisions of Section 19.62.020(7) of the Development Code through March 7, 2005, except for improvements (including infrastructure) required to protect the health, safety and welfare of people or the safety of structures, prior to occupancy, as determined by the City of San Bernardino. These buildings have since been demolished. ,uml--inel1tding; <r.-------This-el{~eflsien shall apply only-tethefoll{}\ving.lmlliliH~ --Building Nos. 48, ii6-,-5-8,--Ht.3,4'B, 525 539,912 948-iNetec--if-all-oflhe ablWe-lisfe&fac-ilities-afe-Jef\scdprim-tttFebFuary-;y)(B, said gr-il€e-J3ffiod shaH nttlmtgerbe-eeemed to be - in fullforce-aflfl effeet ). --- - -- --- Alllife;-builtliRgc;Roofir-e-sHte-ty-improv-emefl fs-.must--be-c-<7mp\e{e<:l-(Hj---flj\ W9,^, leascd -faeilitieso ---AH-e-x-is-t-iflg-afld-future IVDA- temmts--ffltlSt-apJ31y-.for---anEl--BbHiffi.--.beth--.a BusiflCss-Registrat-ifJHt-ertifi€HtC-ilflEl-Htert-iifeffi-eBfOccupancy-ffemthet-it-y ttfSilfl-BcflJaroiHoo -AlI-ilerns--of-w-effi--pcFfofffiC<:l-fCIHtivc--lo--saiEl--impr-evcments-whi€h--fct]Uire-n pe-rmit-shall-be-perfermcEl17ya-licc nsed-conl-m€lef-aOO-rcfmilteEllhreugh-the tity-of--S-iHl-B-ermtrEl-ineo - - - -----Gity-H f San BefHareinos-hall-enSllicthfrt-aH--1VM-Gefl-ilfc-a-tc-(-}f-G€eupafJcy, Blls-iHcss-R-egis-ffitfi(tA;afldlflf-eHnsl-Ftl6tffifJfu-tility--imrf{}vement-~hmiss-ie-ns shall-Bcprf)€cssetlno--Iale-rllmn 1+)WHfkingfu1-y~fHJm-lheclateofsubmis-si()n, VI-2 I I I I I I I I I I I I I I I I I I I B.2 Applicability of Policies and Regulations For purposes of reviewing individual development project applications, the policies contained within the Specific Plan shall be considered in addition to the regulations and design guidelines contained in Chapter V. Specific site design criteria for each district and sub-area that must be addressed as part of the overall project design review process are identified in Chapter_- V. B.3 Conditions of Approval The City of San Bernardino will require conditions of approval for new development permitted within the project area. These conditions will incorporate the applicable mitigation measures identified in the Environmental Impact Report (EIR) for the San Bernardino Alliance*California Specific Plan. as previously called the San Bernardino International Trade Center Specific Plan, plus any other conditions deemed necessary. B.4 Permit Streamline, Environmental and Development Reviews The Specific Plan brings with it many processing benefits: 1. Development regulations are geared to take advantage of resources and opportunities affiliated specifically with the Specific Plan areaproject site; 2. Plan adoption is accompanied by an environmenffiHmpa€I'-fej'l6rl.{EIRj which will serve as the basic environmental document for future projects on the site as long as they are consistent with the Specific Plan tha.l was analyzed in the EIR; 3. Specific Plan adoption has been accompanied by parallel adoption of a Ggenerall'rlan Aamendment which provides a broad policy umbrella envisioning and sanctioning future development possibilities for the Specific Plan areaproject site, therefore, no future amendments are needed for any developments consistent with th~is--Specific l'rlan that was adopted in 1996; 4. Since the Specific Plan provides tailored zoning for the site, no zone changes are needed for future development consistent with this Specific Prlan; 5. The regulations in Chapter V include a broad range of uses, and allow for further interpretation of uses not explicitly permitted as similar to those already permitted; and 6. The majority of all uses included in Chapter V are permitted through the development permit review process, which allows for staff approval, subject to appeal. VI-3 I I I I I I I I I I I I I I I I I I I C. PUBLIC BENEFIT PARCELS All Public Benefit parcels will be treated the same as Interim Uses within the Specific Plan. The initial occupancy of the buildings and parcels disposed of through the public benefit process will be permitted subject to the upgrading of existing structures to meet minimum life safety requirements, as determined by the City of San Bernardino Department of Planning and Building Services and the Fire Department. At such time as any physical expansion or change of occupancy occurs, all requirements of the Specific Plan and City Codes shall be met. At all times, during the life of any public benefit parcel use, the property maintenance provisions of the Specific Plan and the operational performance standards of the underlying land use district shall apply. With regard to extension of infrastructure services, it is presumed that the public benefit parcels will be served by existing infrastructure currently in place. At such time as an additional level of service is required or desired, it will be the responsibility of the owner/tenant ofthe parcel to coordinate with the IVDA or the appropriate public utility for any service/infrastructure upgrades. D. INFRASTRUCTURE DEVELOPMENT PROGRAM D.I Land Use/Infrastructure Relationship New uses require the need for certain levels of capital improvements. As land continues to intensify in use, it creates an additional demand upon public services. Normally, new uses cannot continue to increase in intensity unless a proportional increase occurs in the ability of public services to meet this demand. However, one of the unique aspects of this project is that as late as 1987 the site was an active military air force base generating over 10,000 jobs in the local economy. This operation also involved significant usage of existing infrastructure systems both on base and off. In planning for the conversion of the former Base to private development, a significant amount of capacity in existing infrastructure systems, such as roads, water, sewer, and storm drain systems, is available to accommodate initial development activity. As described in Chapter IV, the IVDA has also installed additional infrastructure improvements that will primarily benefit the core area. These improvements, which consisted offull road improvements on Tippecanoe Avenue, Sheppard Boulevard and Del Rosa Drive, new 20-inch water lines, and gas, electrical and storm drain facilities are intended to serve as a backbone infrastructure system. As new development or construction occurs, additional required public facilities can be extended from this backbone system. It is the intent that all additional infrastructure installed to satisfy the requirements of the Sspecific I'l"lan and new development will be accomplished on a site=by=site basis, with incremental improvements until the overall S12ecific Pla!U1I~<!site is built out. VI-4 I I I I I I I I I I I I I I I I I I I Initially, in support of the interim reuse of Baseexisting buildings, the IVDA intends to magke maximum use of the €Hffcnt iHvestment ift-existing infrastructure. Particularly in the case of water, wastewater and storm drain systems, existing facilities weare intended to be used to the extent feasible. As the owner and operator ofthese existing systems, the IVDA wiIl-hagve full control over the maintenance and quality of the operations. The subsequent transfer of the water and wastewater systems to the CityEaefl will allow them to be maintained and operated to meet all public health and safety standards that govern these types of public services. The City, in conjunction with the IVDA, will determine the timing, type and nature of any expansion or replacement of the existing systems. To the degree that it continues to be applicable, the ASL Consulting Engineers Infrastructure Study will serve as the base report for determining the need and timing for new improvements. Over time, the IVDA may require that this report be supplemented as needed with additional studies to address site specific needs and requirements. Off-site infrastructure improvements will be focused primarily on various road improvements as defined in the Traffic Impact Analysis and Environmental Impact Report prepared concurrently with the adoption of the i&Specific Plan. as well as subsequent updates. For purposes of this Plan, off-site improvements refer to those road improvements that are determined to be necessary outside of and not contiguous to the boundaries of the project area. Based on recommendations contained in the Traffic Impact Analysis, specific plan projects shall contribute on a fair share basis to the needed improvements. Contributions shall be made by one of the following: 1. Implementation of the recommended intersection, traffic lane or freeway improve- ments listed. 2. Payment of dollar equivalent ofthe improvements to a specific fund for said improve- ments. 3. Implementation of additional capacity on parallel routes to offset impacts on existing routes. Such additional capacity shall be approved by the City prior to implementa- tion credits be allowed. However, for the first 46,520 vehicle trips per day generated by new development and uses within the boundaries ofthe previous Norton Air Force Base (which includes the SBIA), said new development and uses shall be exempt from the requirement for additional traffic mitigation fees. D.2 Procedure Development on the site will require the availability of public facilities and services to meet its needs at an acceptable level of service as defmed by the IVDA and City of San Bernardino policies. The determination of availability will be as toHowsmade on a case-by-case basis. VI-5 I I I I I I I I I I I I I I I I I I I D.2.. Water The IVDA shall verify withte-the City that adequate water supply and pressure exists to service the project prior to issuance of building permits. The Agency will negotiate any required system upgrades with the individual project proponent on a case~-by~-case basis. As discussed in Chapter IV. the IVDA has entered into a water system integration agreement with the City of San Bernardino Municipal Water Department for the integration of the water system within the Specific Plan boundaries with the City's water system. With this integration. verification of water supply adequacy will be handled directly by the City of San Bernardino Municipal Water Department. D.2.2 Wastewater The IVDA shall verify that adequate collection system capacity exists to service the project prior to issuance of building permits. The Agency will negotiate any required system upgrades with the individual project proponent on a case~-by~-case basis. The IVDA will also monitor~ total wastewater flows. At such time as wastewater flows within the Specific Plan area and the Airport reach 1 million gallons per day, the IVDA and the SBIM will require that the project proponent purchase additional wastewater treatment plant capacity from the City. Th~_IVDA and the City of San Bernardino have entered into a Sewer System Transfer Agreement to convey the public portions of the on-base system to the City of San Bernardino. The agreement addresses the availability of the 1 mgd of treatment capacity that was reserved for the former NAFB properties. D.2.3 Roads Onsite: The initial road improvements constructed by the IVDA for Sheppard Boukvard, and portions of Tippecanoe Avenue and Del Rosa Drive, referred to as the "Early Action Phase," will serve as the backbone circulation system for the project, along with the existing road network. As new construction occurs, additional roadway improvements will be required. These will be determined on a case-by-case basis as part ofthe development review process. It is anticipated that each new project will be responsible for improving the roads that are contiguous to the project site to the level of improvement identified in the Specific Plan. Offsite: Additional off-site improvements to the circulation network have been identified as a result of the traffic study prepared for th"is Specific Plan. These projects are identified as mitigation measures in the Int~nationalTra8e~-effief-Specific Plan Environmental Impact Report. The timing and amount offair-share contribution to these improvements is subject to separate negotiation and agreement between the Inland Valley Development Agency, San Bernardino International Airport Authority and the City of San Bernardino as defined by the EIR mitigation measures. VI-6 I I I I I I I I I I I I I I I I I I I D.2.4 Drainaee The existing drainage system for the area was originally designed to serve the level of development and related impervious surface for the former Aair Eforce Bease. Additional storm drain capacity was installed in Harry Sheppard Boulevard and other streets. consistent with the recommendations of the ASL Consulting Engineers Study for the Specific Plan. Additional storm drain capacity in the Timber Creek channel haswillalso-been completedinstaHed through coordination between the IVDA, SBIAA, the City and County when future development justifies the channel improvements. l'fie- Timber Creek improvements will behas been upgraded to implementaeeemmodate the City's Master Plan of Drainage for this channel. At such time as additional on-site storm drain capacity is needed, additional system improvements will be installed. E. INFRASTRUCTURE FINANCING Financing of the expanded infrastructure system will occur using a variety of methods. As noted at several points in the Specific Plan, it is anticipated that the majority of new infrastructure beyond this point will be developer funded. However, there are a number of other methods that can be utilized when necessary. These are summarized below. E.! Direct Developer Construction In most instances, required infrastructure will be installed at the developer's expense. As an alternative, the developer may enter into a reimbursement agreement with the IVDA if the costs incurred are those that would otherwise have been handled by the IVDA or a future development within the project area. E.2 Redevelopment Bonds The IVDA is formed as a Redevelopment Agency. As such, it receives revenue on the increased taxes generated by new development that occurs within the Agency's boundaries. Existing infrastructure improvements were funded in part by the sale of redevelopment bonds against which future revenues are pledged to payoff the debt. The acquisition cost of the land within a portion of the project boundary is also being financed by redevelopment revenues. E.3 Economic Development Grants The Federal Government makes certain grant monies available to local agencies for infrastructure improvements when there is a clear relationship to enhancing economic development opportunities. The fact that this is a :Bease closure project enhances that eligibility. Generally, these grants are subject to some local match share. VI-7 t I I I I I I I I I I I I I I I I I I I E.4 Development Fees The City of San Bernardino has a set of Development Fees in place that address a variety of infrastructure needs within the City. All new construction within the project will be subject to these fees at the time of building permit issuance. Since State Law requires a nexus between the fee collected and the improvements constructed, it is presumed that these monies will be utilized for various infrastructure improvements that will benefit the Specific Plan area. A special study was prepared for the IVDA by the Natelson Company, Inc. which evaluated the feasibility of the IVDA adopting its own development fee structure, in addition to the existing City Development Fees. The purpose of this analysis was to determine the extent to which additional development fees could be used to pay for identified Specific Plan Capital Infrastructure improvements. Using costs identified in the ASL Consulting Engineers Study and supplemented with road construction costs by the project team, the analysis concluded that in most cases, if developers had to pay additional fees they would choose to develop elsewhere in the City or region. However, the IVDA project area offers a special incentive in that land prices can be offered at below market rates, hence allowing for overall cheaper development costs. There is therefore room to levy additional fees up to a point where additional fee costs do not completely offset the savings due to below market rate land costs. A Fee Schedule Model was developed which assesses reduced land costs versus additional development fees and ultimately derives financially feasible combinations from a develope(s perspective. The costs that were inputted into the model reflected the total cost of infrastructure for all phases of the project, as estimated by ASL Consulting Engineers and NBS/Lowry Engineers and Planners. These costs did not include off-site costs as previously defmed. Based on these costs (estimated at approximately $23 million), and applied against the intensity of development identified in the Specific Plan, it was concluded that as long as land costs within the Specific Plan were approximately 20 percent below market rate, it would be feasible to collect adequate development fees to offset the infrastructure costs referenced above. Because the model is dynamic, as variables within the model change, such as land use intensity or overall infrastructure costs, the model can be rerun and the results evaluated. Ultimately, it will be up to the IVDA whether they choose to adopt additional development fees and how much those fees might be. F. MAINTENANCE Certain improvements throughout the project area will require a consistent level of maintenance. Primary, secondary and local streets will ultimately be dedicated to the public and become the responsibility of the City of San Bernardino. Parkway landscaping or landscape areas outside of the public right-of-way are the responsibility ofthe private property owner, however, represent a major element in how the overall project presents itself to the community and other potential users. The IVDA will investigate and employ a variety of maintenance processes to meet the demands of the project and specific users. Based upon this and subject to review and approval by the City, the lVDA may utilize one or both of the following types of maintenance mechanisms. VI-8 I I I I I I I I I I I I I I I I I I I F.l Assessment Districts This process involves placing a levy upon property to pay for a public improvement which is of direct benefit to that property. An example of this type of assessment is the Landscape and Lighting Act of 1972. This type of assessment can be imposed to finance a variety of actions, including: a. Acquisition ofland for parks, recreation and open space; b. Installation or construction of planting and landscaping, public lighting facilities, ornamental structures, and park and recreational improvements; and c. Maintenance and servicing of any of the above. Assessment District No. 1022 has been established for the maintenance oflandscaping along portions of Lena Road. Mill Street. Tippecanoe Avenue. Harry Sheppard Boulevard. Central Avenue. Del Rosa Drive. Third Street. Rialto Avenue. and Leland Norton Way. The assessment district includes approximately 825 acres of land. including portions of the SBAC Specific Plan. F.2 Property Owners' Association A group of property owners can join together to form an association for the purpose of maintaining private property in accordance with established covenants. codes. and restrictions (CC&Rs). The function of the association is comparable to that of an assessment district in that revenue is generated by assessing individual businesses. I t is the intent of this Specific Plan to allow the use of a variety of mechanisms for the maintenance of property. The criteria for allowing the establishment of a maintenance mechanism within the San Bernardino Alliance*California-lffifflliltiBflal'HaileCeffief is three-fold: a. It must be a generally accepted method currently employed in business parks; b. It must have the ability to equitably collect funds for the purpose of maintaining improvements that exist in common with the project; and c. It must establish a specific entity responsible for maintenance. Table VI-l identifies the responsibility for construction and maintenance of various facilities by type. The IVDA shall facilitate the formation of a property owners association or assessment district. P!!r.~1E!nt.1CL the provisions of San Bernardino City Municipal Code. Chapter 12.90. for the maintenance of landscaped areas. ligl:!tiJ:!g, infrastructure and roadway improvements. that are not otherwise deeded to the City of San Bernardino or other public agency. VI-9 I I I I I I I I I I I I I I I I I I I G. SUBDIVISION MAP ACT REVIEW In addition to the other implementation measures previously identified in this !:;ehapter, it will be necessary in the course of reuse and redevelopment of the Specific Plan areaproject site to carry out the provisions of the California Subdivision Map Act, as they may uniquely apply in this circumstance. The Subdivision Map Act is contained in the California Government !:;eode in Sections 66410 through Section 66499.58 and govern~ the subdivisiondiHg of land for purposes of sale, lease or financing. G.l Future Map Act Submittals As reuse and development progresses, there will be an increasing necessity to prepare for and facilitate Map Act reviews and approvals through the City of San Bernardino Planning and Building Services Department. This will occur as hazardous waste remediation and/or major developments proceed and fee title is gained by the IVDA for sale to new users. In order to make this transition smooth, attention will be needed along the way to such considerations as street right-of-way and paving standards, parcel size and alignments, and similar future Map Act review considerations. Existing lot lines will be recognized to facilitate and allow lot mergers and lot line adjustments. as land is sold or leased to private parties. This can be done cooperatively between the IVDA and the Planning and Building Services Department during development permit reviews in anticipation of future formal Map Act proceedings. TABLE VI---I INFRASTRUCTURE CONSTRUCTION/MAINTENANCE RESPONSIBILITY Construction 0 erations/Maintenance Water Develo er Cit jVflA' Wastewater Develo er Cit l-V-AAJ:2 Draina e Develo er /IVDA IVDA Onsite Roads Local Developer City Arterials ~, Cit Develo er-- Offsite Roads Cit ,,4 Cit Electrical Develo er SCE Gas Develo er SCG"fGG4' Entry Monumentation IVDA IVDA Notes: ' In some areas, the developer may be able or required to connect directly to a City owned line, In those instances, the City will be responsible for operation and maintenance. With the recent integration of the water system wit]1in the Bast;"wi!.hJhe City's water system. this responsibility was transferred to the City's Municipal Water Department. VI-lO I I 2 With the Sewer Svstem Transfer Agreement between the IVDA and the City. the City became responsible for the wastewater svstem within the Specific Plan area. I " In some instances, particularly where a road is nnt bounded by the IVDA on both sides, but is otherwise within the boundaries of the Specific Plan, such as the extensions of Mill Street and Del Rosa Drive, the IVDA will assume responsibility for the non-contiguous half of the roadway construction. I " The appropriate City agency will assume ultimate responsibility for the final off-site road improvements using, in part, the funds paid by developers within the Specific Plan who have contributed their fair share toward those ultimate improvements as determined by the Traffic Impact Analysis. I I 54 For an undetermined period of time, the lVDA will continue to own and operate an existing low pressure natural gas system. All new construction will connect to the Southern California Gas Company's high pressure line available as part of the backbone infrastructure improvements. I I I I I I I I I I I I VI-ll I I I I I I I I I I I I I I I I I I I I .... .... EXHIBIT B ,'t., Ie:; ENVlRONMENTALSERVICES . PlANNING . NATtJRALREsoURCESMANAGEMENT Date: J\priI9,2007 To: Valerie Ross, City of San Bernardino Development Services Director From: Joan Valle, Environmental Planner Subject: San Bernardino Alliance California and Southgate Warehouse Project Documentation on Preparation of an J\ddendum to the 1995 EIR This memo is to substantiate the decision to prepare an J\ddendum to the 1995 San Bernardino International Trade Center Specific Plan Environmental Impact Report for the revised Specific Plan (renamed San Bernardino Alliance California Specific Plan), including the Southgate Warehouse Project. When a lead agency has already prepared an EIR, CEQJ\ mandates that "no subsequent or supplemental environmental impact report shall be required by the lead agency or any responsible agency, unless one or more of the following events occurs: (a) substantial changes are proposed in the project which will require major revisions of the environmental impact report; (b) substantial changes occur with respect to the circumstances under which the project is being undertaken which will require major revisions in the environmental impact report; (c) new information, which was not known and could not have been known at the time the environmental impact report was certified as complete, becomes available." (Cal. Pub. Res. Code, ~ 21166) State CEQJ\ Guidelines Section 15162 clarifies that a subseqnent EIR or supplemental EIR is only required when "substantial changes" occur to a project or the circumstances surrounding a project, or "new information" about a project implicates "new significant environmental effects" or a "substantial increase in the severity of previously significant effects." (State CEQJ\ Guidelines, ~ 15162.) When only minor techuical changes or additions to a previous EIR or negative declaration are necessary and none of the conditions described in Public Resources Code section 21166 calling for the preparation of a subsequent of supplemental EIR or negative declaration have occurred, ~.30 5(;)-/[D1 I I I I I I I I I I I I I I I I I I I City of San Bernardino April 9, 2007 Page 2 CEQA allows the lead agency to prepare and adopt an addendum. (State CEQA Guidelines, ~ 15164(b).) Previous analysis of environmental impacts has been conducted for the proposed project, including an Initial Study and an EIR which incorporated the Initial Study. The EIR prepared in 1995 for the San Bernardino International Trade Center (SBITC) determined that the proposed specific plan would create significant impacts related to noise, and short- and long-term air quality even after implementation of all feasible mitigation. The 1995 SBITC project proposed 11.05 million square feet ofindustria1 uses on 616.2 acres. In 1999, the project area was increased to 11.4 million square feet. The currently proposed San Bernardino Alliance California Specific Plan proposes a maximum buildout of 14.15 million square feet of building space on 657.2 acres (41 acres over the 1999 approved project area), however because portions of the Specific Plan have already been implemented at Floor Area Ratios less than what is being proposed, and because much of the development is planned at Floor Area Ratios less than the maximum proposed, the actual building square feet at buildout is projected at 11.64 million square feet. This represents a 2 percent increase in square footage over the approved 1999 project. At that time, an Initial Study was prepared that concluded an Addendum to the original EIR was the most appropriate CEQA document for the proposed project changes. In addition, in 2005 a separate EIR was prepared for the Stater Brothers facility totaling 1.93 million square feet proposed on 163 acres within the Centergate area of the San Beniardino Alliance California Specific Plan. The Stater Brothers EIR was prepared to document that that project would not create any new or different significant impacts from those identified in the original EIR. Since then, Hillwood and the IVDA have developed the proposed specific plan changes outlined in Section 3 of this Initial Study. The analyses in the preceding sections determined that the actual buildout of the San Bernardino Alliance California Specific Plan will be substantially less than the maximum potential since so much of the specific plan area has already been built out at much lower floor area ratios than anticipated under the original specific plan. This reduction in square footage and the change in use from traditional industrial to "high cube" warehouses have reduced traffic generated by the project by 82 percent, according to updated traffic studies for the overall specific plan and the proposed Southgate Warehouse Project (see Appendices E and F). These project changes will also result in significantly less air pollution and noise being generated by project traffic. The analysis in the following sections demonstrates that the currently proposed project will produce impacts that are significantly I I I I I I I I I I I I I I I I I I I City of San Bernardino Apri19,2007 Page 3 reduced from those outlined in the 1995 EIR (see Appendix H), even with the addition of32.6 acres to the specific plan. This analysis merely clarifies the characteristics of the proposed project and entire project site, including the Hubbs, Koo, DF AS parcels and the Third Street District land swap, and does not represent significant new information or change the significance conclusions of the original EIR. The following table compares each environmental issue from the current Initial Study checklist to the findings of the 1995 EIR. Current Impacts Compared to the Original 1995 EIR Aesthetics A . cultural Resources 0 0 181 0 0 0 181 0 0 0 0 181 0 0 181 0 0 0 181 0 0 0 181 0 0 0 181 0 0 0 181 0 0 0 181 0 0 0 181 0 0 0 0 181 0 0 181 0 0 0 181 0 0 0 181 0 0 0 0 181 0 0 181 0 Mineral Resources Noise Po ulation and Housin Public Services Recreation Trans ortationffraffic Utilities and Service S stems As summarized above, the proposed San Bernardino Alliance Specific Plan does not represent significant new information or change the significance conclusions of the original EIR, and it actually represents lesser impacts for Air Quality, Traffic and Noise. Therefore, this Initial Study concludes that an Addendum to the original EIR is the most appropriate CEQA document for these proposed changes to the San Bernardino Alliance California Specific Plan, consistent with the requirements ofCEQA. I I I I I I I I I I I I I I I I I I I CITY OF SAN BERNARDINO INITIAL STUDY FOR THE SOUTHGATE WAREHOUSE PROJECT AND SAN BERNARDINO ALLIANCE CALIFORNIA SPECIFIC PLAN AMENDMENT Project Description/Location: East Side of Tippecanoe Avenue at Palm Meadows Drive in the City of San Bernardino Prepared For: City of San Bernardino Development Service Department 300 North "0" Street San Bernardino, CA 92418 909.384.5057 Contact: Valerie Ross Prepared By: Michael Brandman Associates 621 E. Carnegie Drive, Suite 100 San Bernardino, California 92408 909.884.2255 Contact: Kent Norton, AICP Project Manager .... .... MICHAELBItANDMANASSOClATBS April 9, 2007 I I I I I I I I I I I I I I I I I I I City of San Sarnardlno Initial Sludy for Soulhgale Table of Conlenls TABLE OF CONTENTS Section 1: Project Information........................................................................................ 1 -1 Section 2: Executive Summary ...................................................................................... 2-1 Section 3: Introduction ................................................................................................... 3-1 3.1 - CEQA ............................................................................................................ 3-1 3.2 - Project background........................................................................................3-1 3.3 - Project Location.............................................................................................3-3 3.4 - Project description ......................................................................................... 3-3 3.5 - Surrounding Land Uses and Setting .............................................................. 3-8 Section 4: Environmental Factors Potentially Affected................................................ 4-1 4.1 - Environmental Determination......................................................................... 4-1 Section 5: Environmental Checklist Form..................................................................... 5-1 5.1 - Aesthetics ...................................................................................................... 5-1 5.2 - Agriculture Resources ................................................................................... 5-4 5.3 - Air Quality ......................................................................................................5-5 5.4 - Biological Resources ...................................................................................5-21 5.5 - Cultural Resources ...................................................................................... 5-27 5.6 - Geology and Soils........................................................................................ 5-29 5.7 - Hazards and Hazardous Materials............................................................... 5-34 5.8 - Hydrology and Water Quality ....................................................................... 5-38 5.9 - Land Use and Planning ............................................................................... 5-42 5.10 - Mineral Resources..................................................................................... 5-46 5.11 - Noise ......................................................................................................... 5-47 5.12 - Population and Housing............................................................................. 5-53 5.13 - Public Services .......................................................................................... 5-54 5.14 - Recreation ................................................................................................. 5-55 5.15 - Transportation/Traffic................................................................................. 5-57 5.16 - Utilities and Service Systems..................................................................... 5-65 5.17 - Mandatory Findings of Significance ........................................................... 5-68 5.18 - Documentation on Preparation of an Addendum to the Previous EIR ....... 5-70 Section 6: References..................................................................................................... 6-1 6.1 - Reference Documents ...................................................................................6-1 6.2 - Document Preparation Staff........................................................................... 6-2 Michael ElnIndman Assoclllles H:\Client\2636\26360006\SBAC Addendum 040907.doc II I I I I I I I I I I I I I I I I I I I City of San Bernardino /nlt/a/ Study for Southgate Tabla of Contants LIST OF EXHIBITS Exhibit 1: San Bernardino Alliance California Specific Plan Location.............................. 3-12 Exhibit 2: San Bernardino Alliance California Specific Plan Land Use Districts............... 3-13 Exhibit 3: Southgate Warehouse Project Site Plan ......................................................... 3-14 Exhibit 4: Koo Site Plan .................................................................................................. 3-15 Exhibit 5: General Plan Land Use Districts for Surrounding Jurisdictions ....................... 3-16 Exhibit 6: Biological Habitat Conservation Areas ............................................................ 5-26 Exhibit 7: Airport Noise Contours - 2005........................................................................ 5-51 Exhibit 8: Airport Noise Contours - 2023......................................................................... 5-52 LIST OF TABLES Table 1: Evaluation of the Environmental Impacts of the 1995 Approved Project Compared to the Currently Proposed Project...................................................... 2-1 Table 2: San Bernardino Alliance California Land Use Comparison .................................. 3-9 Table 3: San Bernardino Alliance California Land Use by District................................... 3-10 Table 4: Southgate Warehouse Project Specifications ................................................... 3-11 Table 5: Ambient Air Quality - San Bernardino, California (2003-2005) ........................... 5-6 Table 6: Anticipated Construction Schedule and Equipment Inventory ........................... 5-10 Table 7: Construction Emissions (Without Mitigation)..................................................... 5-11 Table 8: Construction Emissions (With Mitigation).......................................................... 5-14 Table 9: Comparison of Long-Term Emissions............................................................... 5-15 Table 10: Estimated Carbon Monoxide Concentrations.................................................. 5-16 Table 11: Existing Conditions 2005 - Delay and LOS ..................................................... 5-59 Table 12: Year 2030 Conditions - Without Project and Planned Improvements ............. 5-61 Table 13: Year 2030 Conditions - With Project and Planned Improvements ................... 5-63 Table 14: Current Impacts Compared to the Original 1995 EIR...................................... 5-72 IIflchaa/ Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 11/ I I I I I I I I I I I I I I I I I I I I City of San Bernardino Initial Study for Southgate Tabla of Contants APPENDICES (on Enclosed CD) Appendix A: Air Quality Appendix B: Biological Resources Assessment (Southgate) Appendix C: Biological Resources Assessment (Koo) Appendix D: Jurisdictional Delineation Report] Appendix E: Traffic Impact Analyses (Southgate) Appendix F: Traffic Impact Analyses (SBACSP) Appendix G: Related Correspondence Appendix H: Mitigation Measures from Previous 1995 EIR Mlchaal Brandman Associates H:\Cllentl2636\26360006\SBAC Addendum 040907.doc Iv ! I I I I I I I I I I I I I I I I I I I City of San Bernardino Initial Study for Southgate Project Information SECTION 1: PROJECT INFORMATION 1. Project Title: Southgate Warehouse Project and San Bernardino Alliance California Specific Plan Amendment 2. Lead Agency Name: City of San Bernardino Address: 300 North D Street San Bernardino, CA 92418 3. Contact Person: Ms. Valerie Ross Phone Number: (909) 384-5057 4. Project Location (AddresslNearest cross-streets): East of Tippecanoe Avenue at Palm Meadows Drive in the City of San Bernardino. See Section 2.3 for a complete description of the project location. s. Project Sponsors: Hillwood Investment Properties Address: 105 North Leland Norton Way, Suite 3 San Bernardino, CA 92408, and; Inland Valley Development Agency (IDV A) 294 South Leland Norton Way San Bernardino, CA 92408 6. General Plan Designation: Specific Plan Michael Brarrdman Associates H:\Cllentl2636\26360006\SBAC Addendum 040907.doc 1-1 I I I I I I I I I I I I I I I I I I I City of San Bernardino InlUal Study for Soulilgate Projecllnfonnalion 7. Description of Project (Describe the whole action Involved, inclndlng, but not limited to, later phases ofthe project and any secondary, support, or off-site feature necessary for its implementation. Attach additional sheets, if necessary): A warehouse project on approximately 145 acres of land within the southernmost portion of the San Bernardino International Trade Center Specific Plan (SBITC), and amendments to the SBITC Specific Plan, including a name change to San Bernardino Alliance California (SBAC) Specific Plan. See Section 3.4 for a complete description of the project. 8. Surrounding Land Uses and Setting: Commercial, industrial, and residential, and open space and flood control related to the Santa Ana River. See Section 2.5 for details of the current land use setting. 9. Other agencies whose approval is required (e.g., permits, finance approval, or participation agreement: RWQCB Regional Water Quality Adam Fischer 951.320.6363 Control Board SBCFCD San Bernardino County Naresh Varma 909.387.8110 Flood Control District CDFG California Department of Jeff Brandt 909.987.7161 Fish and Game USACE US Army Corps of Jason Lambert 213.452.3361 Engineers USFWS US Fish and Wildlife Nancy Ferguson 760.431.9440 Service Michael Brandmen Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 1-2 I I I I I I I I I I I I I I I I I City of San Barnardlno Initial Study for Southgata Executive Summary SECTION 2: EXECUTIVE SUMMARY The San Bernardino International Trade Center Specific Plan was originally approved in 1995, with the closure of Norton Air Force Base. The current San Bernardino Alliance California Specific Plan proposes minimal changes, which will actually lessen the impacts of previously approved project. The environmental topics listed in Table 1 were identified in the 1995 Environmental Impact Report (EIR). This table compares the impacts of the 1995 San Bernardino International Trade Center Specific Plan to the proposed 2006 San Bernardino Alliance California Specific Plan. Table 1: Evaluation of the Environmental Impacts of the 1995 Approved Project Compared to the Currently Proposed Project Envlronmentlll . 1995 2006 Topic. Approved Project . Proposed PrOject Project San Bernardino International Trade Center The San Bernardino Alliance Califomia Description Specific Plan was implemented upon Specific Plan includes a maximum closure ofNAFB. It included 11,056,617 potential buildout of 14,152,295 square square feet of building space on 616.2 acres feet; however, because much of the SP ofland, which revolved around the airport. has already been constructed and is currently in use, the realistic planned buildout is 11,640,016. The totalland area of the proposed SP is 657.2 acres, plus an additional 35.4 acres for roadways. The land being added to the SP includes the Koo, Hubbs, and Defense Finance and Accounting Services (DF AS) properties. Geotechuical Less than siguificant with mitigation. The Reduction in potential impacts due to project is subject to ground motion during improved technology, structural design, the life of the structure, and on-site soils and higher design standards. are subject to wind erosion. Water Resources Less than siguificant with mitigation. The Reduction in potential impacts due to project shaH result in the increased use of improved technology, filtration design, potable water; it may result in increased and stronger standards. pollutants in water drainage from the site; and it may result in building within the 100-year flood plain. Biological Less than siguificant with mitigation. Less than siguificant with mitigation. Resources Development of the Specific Plan will There is very little land within the SP impact sensitive biological elements on the area which has not been disturbed since site, and may affect the habitat of sensitive the 1995 ElR. The southern portion of species, including the Riversidean Alluvial the site currently has the greatest Fan Scrub, and may result in development potential for impacts to biological within riparian areas, and may result in resources. With 1995 ElR mitigation, incidental impacts and/or "take" of these impacts are reduced to less than sensitive species and/or elements. siguificant I I Mlchaal Brandman Associates H:\CIlent\2636\26360006\SBAC Addendum 040907.doc 2-1 I City of San Bernardino Init/el Study for Southgete Executive Summary I Table 1 (Continued): Evaluation of the Environmental Impacts of the 1995 Approved Project Compared to the Currently Proposed Project I I Environmental 1995 2008 Topic. Approved Project Proposed Project Cultural Impacts No potential project impacts. The 1995 No Impact. The current analysis is ElR determined that there were no cultural consistent with the previous findings. or paleontological resources within the SP, and therefore no mitigation was required. Land Use and Less than significant with mitigation. The Reduced impacts because much of the Relevant Planning project may result in land use conflicts area is built out and currently used for between existing residential units and industrial type uses, including south of proposed industrial and commercial uses, the project site, adjacent to the southern and the project proposes industrial bank of the Santa Ana River. The site is development adjacent to the Santa Ana adjacent to the San Bernardino River. International Airport (SB IA), and portions of the site are within the Inner Turning Zone (Zone 3), Sideline Safety Zone (Zone 5), and the Traffic Pattern Zone (Zone 6) of the SBIA. Hazardous Waste Less than significant with mitigation. The Site contains 3 former contamination and Hazardous project may result in new development in sites: gun range (lead), dioxin cleanup Materials or around the Installation Restoration site, and Industrial Wastewater Program sites. New uses may involve Treatment Plant (IWTP). Reduced hazardous material and the potential for impacts as much of the project area has improper disposal of hazardous waste. been treated/decontaminated through intense remediation, and any remaining areas requiring clean up will be remediated prior to development. Transportation and Less than significant with ntitigation. The Substantial reduction due to less intense Circulation project will result in increased flows use within the SP area (from traditional resulting from automobiles accessing the industrial to "high cube" warehouses), site. which will generate less traffic (fewer truck trips). Noise Project construction will result in short- Substantial reduction than originally term noise increases. The project will approved due to less intense use within contribute to cumulative noise increases the SP area and a decrease in traffic along existing roadways; this will generated by the proposed uses. The adversely affect the sensitive uses project's contribution to cumulative (residential) adjacent to these roadways. noise impacts will be reduced but cumulative noise impacts are still significant. Air Quality Significant impacts. The project, even with Substantial reduction in potential mitigation, will impact both short- and impacts (even with the expanded land long-term air quality. area and increase in building square footage) due to improved technology, cleaner burning fuels, and less intense use than what was originally approved. With mitigation, short- and long-term impacts have been reduced to less than significant. I I I I I I I I I I I I I I I Michael Brandman Associates H:\Cllentl2ll36\26360006\SBAC Addendum 040907.doc 2-2 I I I I I I I I I I I I I I I I I I I City of San Samardlno Initial Study for Southgate ExacuUve Summary Table 1 (Continued): Evaluation of the Environmental Impacts of the 1995 Approved Project Compared to the Currently Proposed Project EnVIronmental Topic. Public Services and Utilities 1995 APProved Project 2006 Proposed Project Less than significant with mitigation. The project will result in increased demand for capital improvements for police and fire prevention services. The demand for water and sewer services may exceed planned capacity. Existing water lines and facilities may be subject to breakage and/or leakage. 'Environmental topics and order from Section 1.3 of the 1995 San Bemardino International Trade Center Specific Plan EIR. Note: Only environmental topics listed in the 1995 EIR as having a potential to create impacts are included in this table. Less than significant with mitigation. The proposed project is consistent with the land use previously approved and will not create more severe impacts. The proposed project, even with the addition of the Hubbs, Koo and DF AS parcels, and the Third Street District land swap, will not result in new significant environmental impacts nor substantially increase the severity of previously identified environmental effects. The following analysis actually demonstrates that a number of impacts identified in the 1995 EIR will be substantially reduced (e.g., air quality, traffic, noise, etc.). There are no substantial changes in circumstances that will change this determination. Michael Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 2.3 I I I I I I I I I I I I I I I I I I I City of San Bernardino InlUal Study for Southgate Introduction SECTION 3: INTRODUCTION 3.1 - CEQA The California Environmental Quality Act (CEQA) requires the preparation of an Initial Study (IS) 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 exempt from CEQA, qualifies for a Negative Declaration or whether or not an EIR must be prepared. This environmental analysis is two-tiered with the impacts from the San Bernardino Alliance California (SBAC) Specific Plan (SP) amendments evaluated at the program level, and the impacts from Southgate Warehouse Project (SWP) evaluated at the project level. Throughout this CEQA document, there will be references to both levels (herein "program" refers to the proposed San Bernardino Alliance California Specific Plan Amendments and "project" refers to the proposed Southgate Warehouse Project). This document evaluates potentially significant adverse environmental impacts that could be associated with either the program and/or the project, and identifies actions (mitigation measures) that would reduce or eliminate these impacts. This IS will be used by the City of San Beruardino and the Inland Valley Development Agency (IVDA) to assess the potential environmental impacts associated with both the program and project including, the construction and operation of the project components. This IS does not set forth policy for the City of San Bernardino about the proposed project's desirability; rather, it is an informational document to be used by decision-makers, public agencies, and the public. During the program and project review process, the City must consider a1I feasible mitigation measures developed in the IS to substantially lessen anticipated environmental impacts of the project. 3.2 - PROJECT BACKGROUND The Specific Plan amendments are within the planning area for the IVDA, and within the plan area of the San Bernardino Alliance California Specific Plan, which conforms to the former boundaries ofthe Norton Air Force Base (NAFB) and includes adjacent areas to the south. Effective Jannary 1990, the IVDA, a Joint Powers Authority in accordance with California Development Code, has been the responsible agency for the redevelopment of the former NAFB, which was one of several military bases closed by the federal government in the late 1980s. After closure in 1994, NAFB was redesignated the San Bernardino International Airport, while the airport Michael Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 3-1 I I I I I I I I I I I I I I I I I I I City of San Barnardlno Initial study for Southgate InlloductJon and the surrounding non-aircraft supporting areas became the San Bernardino International Trade Center. Ibis project proposes to change the name of the Specific Plan area from San Bernardino International Trade Center to San Bernardino Alliance California. The purpose for the SBAC Specific Plan is to provide for the transition of the non-airport portion of the former NAFB site from a single-purpose military use to a multi-use commercial/industrial center (IVDA 2005). In conjunction with converting the former military base to multipurpose civilian use, a principal goal of the IVDA is to promote economic growth and to restore employment levels to that prior to base closure. For CEQA purposes, the base closure and reuse was originally discussed in the 1993 Final Environmental Impact Statement: Disposal and Reuse of Norton Air Force Base, followed by the 1995 San Bernardino International Trade Center Environmental Impact Report, prepared by LSA (SCH No. 95082052). The 1995 SP allowed for just over II million building square feet, and covered an area totaling 616.2 acres. Although the findings determined that there would be significant impacts to noise and short- and long-term air quality, the project was ultimately approved with a Statement of Overriding Considerations. A subsequent CEQA document was prepared in 1999 which amended the 1995 EIR. The 1999 amendments primarily dealt with land use designation changes which stemmed from the failure to develop the World Trade Center district within the SP area. The 1999 amendments slightly increased the building square footage; however, the total land area remained the same. In 2004, an IS was conducted for a DHL Air Cargo Facility on 35 acres within the Specific Plan area. The DHL project ultimately was forfeited and never came to fruition. In 2005, the specific plan went through the amendment process in order to accommodate the Stater Brothers warehouse and corporate facilities. The Stater Brothers CEQA document was an EIR which focused on only two environmental topics-traffic and air qnality. The Stater Brothers project required a land swap with the airport. As a result of the land exchange, the Specific Plan area increased to 660 acres (including roadways). The 2006 San Bernardino Alliance California Specific Plan increases the total land area to 692.6 acres ofland space (including 35.4 acres of roadways), and increases maximum potential buildout to rougWy 14 million square feet of building space. Table I in Section 2.4, Project Description, illustrates the land use changes since 1995. The main changes to the Specific Plan document include the following: . Change in Specific Plan name from San Bernardino International Trade Center to San Bernardino Alliance California; . Change in district names to Northgate, Southgate, Westgate, Centergate, DF AS and Third Street; . Added area for Hubbs and Koo parcels in Southgate and portion of DF AS parcel totaling 32.6 acres; Mlchaal Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 3-2 iU I I I I I I I I I I I I I I I I I I I City of San Barnardlno Initial Study for Southgata Introduction . Change in FAR for future industrial uses on the former golf course from 0.25 to 0.5; . Changing the name of Palm Meadows Drive to Central Avenue; and . Update of information to reflect improvements and activities completed over the years. 3.3 - PROJECT LOCATION The San Bernardino Alliance California (SBAC) Specific Plan (SP) area is generally located between the 215 and 210 Interstate (I) highways and north ofI-1O in the City of San Bernardino, San Bernardino County. The SBAC Specific Plan includes six districts which comprise three non-contiguous areas, surrounding the San Bernardino International Airport (SBlA), and is approximately 692.6 acres in total land area (including 34 acres of arterial streets). See Exhibit I for the SBAC SP location and Exhibit 2 for a map of the SBAC Specific Plan area and delineation of the individual districts within. SBlA borders the cities of HigWand to the north and Redlands to the east (at Alabama street) and is located from 3rd street in San Bernardino southward to the Santa Ana River. Tippecanoe Avenue is the westernmost boundary of the airport. The SBAC Specific Plan area extends west of Tippecanoe Avenue to Lena Road and includes an area southwest of the intersection of Mill Street and Tippecanoe Avenue. This is the central and core share of the SBAC Specific Plan area. Westgate, Northgate, Centergate and DF AS, four of the six individual project areas, comprise this core area. The Third Street District of SBAC is located south of Third Street toward the northeast comer of the airport. The Southgate District, the subject property, is south of the airport, sandwiched between the runway and the Santa Ana River. Specifically, the Southgate Warehouse Project totals rougWy 145 acres located immediately east of Tippecanoe Avenue at Palm Meadows Drive, and lies completely within the boundaries of the City of San Bernardino. The subject warehouse property is located both north and south of Palm Meadows Drive. See Exhibit 2 for a map of the SBAC Specific Plan area, including the Southgate Warehouse Project. 3.4 - PROJECT DESCRIPTION The project involves two components, program specific amendments to the San Bernardino Intematioual Trade Center Specific Plan (renamed San Bernardino Alliance California Specific Plan or SBACSP), and a project specific proposal for the Southgate Warehouse Project, which is one district within the SBACSP. The proposed SP includes three areas totaling 32.6 acres which were not included in the 1995 SP. These areas include: . The Koo parcel (10.47 acres on the southeast comer of Tippecanoe and Palm Meadows Drive); Michael Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 3-3 I I I I I I I I I I I I I I I I I I I City of San Bemardlno InltJal Study for Southgate Introduction . The Hubbs parcel (12.53 acres north of Palm Meadows Drive and west of Mountain View, south of the golf course; and . The DFAS parcel (9.6 acres on the southwest corner of Mill Street and Tippecanoe Avenue) The DF AS parcel is currently in use and will not be redeveloped; the area is being added to the SP in its current state to be able to take advantage of signage, marketing, etc. for the Specific Plan properties and consistency of guidelines for future development. Table 2 at the end of this section illustrates the land use changes of the SP area since it was first approved in 1995. Table 2 also demonstrates that the actual buildout of the SP area is much less than the potential buildout. The following summarizes all of the proposed amendments to the Specific Plan: . Change name of project from San Bernardino International Trade Center Specific Plan (Amendment #4) to the San Bernardino Alliance California Specific Plan (Amendment #5); . Designate Central Avenue east of Tippecanoe Avenue (formerly Palm Meadows Drive) as a secondary arterial with an 88-foot right-of-way; . Designate Lena Road from Third Street to Orange Show Road as a secondary arterial with an 88-foot right-of-way; . Redesignate the Northgate Research and Development District simply the Northgate District; . Redesignate the Westgate Trade Park District simply the Westgate District and remove the allowance for conference and convention facilities, hotels, motels, theaters, and entertaimnent facilities, offices, recreation and commercial recreational uses, restaurants, wholesale businesses, and light industrial/warehouse uses including light assembly; . Redesignate the Centergate Industrial District simply the Centergate District, eliminate the industrial sub-area Sa, and identify the Norton Community Credit Union and Stater Brothers Corporate Office and Distribution Center as existing uses; . Eliminate Industrial Subareas 5b and 5c in the Southgate District and indicate the planning area will develop industrial uses; . Eliminate Industrial Subarea 5d in the Third Street District; . Add the DF AS District to the Specific Plan to accommodate the continuation of existing office and light industrial uses within this area; . Modify the text and tables in Section V of the Specific Plan to reflect the changes in allowed uses and development standards indicated previously; Michael Brandman Associates H:\Client\2636\26360006\SBAC Addendum 040907.doc 3-4 I I I I I I I I I I I I I I I I I I I City of San Sernamlno Inlllal Study for Southgata Introduction . Allow for future construction of recreational trails along the north side of the Santa Ana River (i.e., south of the Southgate property) under separate funding and CEQA evaluation processes; . Modify the "non-conforming structures" portion of Section VI in the Specific Plan to reflect the recent demolition of existing dilapidated buildings, and the drainage section to reflect recent storm drain improvements constructed on or adjacent to the project site; . Expand the maintenance portion of Section VI to allow for landscape maintenance districts and/or property owner associations to maintain landscaping, lighting, or other appropriate infrastructure; . Eliminate the strict requirement for an Environmental Impact Report (EIR) for future updates to the plan, subject to review and approval by the City of San Bernardino; . Identify new traffic signals to be installed at Del Rosa Drive and Rialto Avenue, Third Street and Lena Road, and Third Street and Central Avenue under the Specific Plan; . Creation of a Foreign Trade Zone (FTZ) in conjunction with a U.S. Customs port of entry to encourage businesses to relocate into or expand existing uses within the FTZ; . Implementation of a Local Agency Military Base Recovery Area (LAMBRA) program within the Specific Plan area to encourage new or expanded development; . Integrate the existing water delivery system onsite into the City of San Bernardino's Municipal Water Department through a Water Integration Agreement (no new improvements required); . Integrate the site into the City of San Bernardino's master sewer plan with service provided by City treatment facilities (no new improvements required); . Integrate the Southgate Warehouse Project into the City's existing master storm drain system (no additional improvements required other than those already planned for the Southgate site); . Integrate the proposed boundary adjustment into the Third Street District; . Operate a private security service on the Specific Plan site under the supervision of the City's Police Department; . Allow for fire protection services to be provided to the entire Specific Plan site by the City's Fire Department; and . Continued remediation of areas contaminated by former military operations according to an agreement between the United States Air Force and the IVDA. Mlchaal Srandman Associates H:\CUent\2636\26360006\SBAC Addendum 040907.doc 3-5 I I I I I I I I I I I I I I I I I I I CiIy of San Bernardino Initial Study for Southgate Introduction It should be noted that these Specific Plan amendments have no physical expression that would result in any impacts to the environment. The SP area currently includes several Public Benefit Parcels (PBP) belonging to the following organizations: Lorna Linda University, San Bernardino Community College District, Public Park or Recreational purposes, and two parcels each for both the Grace Apostolic Church and the San Manuel Indian Tribe. The PBPs total 39 acres and contain 173,003 square feet of building space. These PBPs were allotted particular land areas through a prior agreement with the IVDA, and at this point their long term use is unpredictable. It is possible that some or all of the parcels will be exchanged for land outside of the SP area by the horizon year of 2030. The PBP belonging to the United States Forest Service (USFS) (PBP 7 on Exhibit IV-I of the SP) has already been exchanged for land and improvements outside of the SP area immediately south ofDF AS. The former USFS PBP is now privately owned and will be developed and occupied by Stater Brothers. In order to create a worst case scenario, these PBPs were considered as existing buildings, even though it is likely that all or some of the PBPs will be moved offsite and replaced with warehouse type uses. In addition to a 15.64 acre parcel transferred as a PBP through the Department of Interior to the San Manuel Tribe, approximately 30 acres was transferred from the Air Force to the IVDA and then to the San Manuel Indian Tribe as a part of the Economic Development Conveyance (EDC) with the deed being conveyed by the IVDA to San Manuel Indian Tribe. A portion of this 45.64 acre site comprising the Third Street District is contemplated for a boundary adjustment and transfer to the San Bernardino International Airport Authority ("SBIAA") in exchange for an eqnal amount ofland located north of"W" Street and currently designated for airport development, subject to approval of the Federal Aviation Administration (FAA), San Manuel Indian Tribe and SBIAA (Exhibit V-8 of the SP). The proposed SBACSP total area would be 692.6 acres less 35.4 acres for arterial streets. This represents 657.2 acres of developable land space. The proposed SP has a maximum potential buildout of 14,152,295 square feet based on applying the maximum allowed Floor to Area Ratio (FAR) of 0.5 under the SBACSP to the total acres of developable land. However, the actual projected bOOdout for the SP area will be much less than the potential because recent development has already been built at much lower F ARs than allowed under the SBACSP (Le., the land is not being developed to the maximum FAR). The actual bnildout was calculated using the building square footage of all existing and planned developments, plus the maximum square footage possible on the remaining unaccounted for acreage. This generated a probable actual buildout of II ,640,016 square feet. Table 3 illustrates the potential and actual buildout values for the 2006 SBACSP by district. To assure the project will build out to these predicted levels, the land use section contains a mitigation measure that restricts future development to a buildout of 11.6 million square feet. Michael Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 3-6 I I I I I I I I I I I I I I I I I I I City of San Bernardino Inlt/al Study for Southgate Introduction The proposed Southgate Warehouse Project (SWP) is consistent with the City of San Bernardino General Plan and with the Specific Plan. There are 23 acres within the proposed SWP (Koo and Hubbs parcels) outside of the current SP boundaries. Development of these areas is currently guided by the City of San Bernardino General Plan and Development Code. The Southgate project includes the development of an industrial park and commercial warehouses at the intersection of Tippecanoe Avenue and Palm Meadows Drive (Palm Meadows Drive is proposed to be renamed Central Avenue) in the City of San Bernardino. The SWP site is comprised of 12 parcels ofland totaling roughly 145.5 acres. The majority of the SWP is north of Palm Meadows Drive and includes seven warehouse buildings ranging from approximately 52,400 to 826,020 square feet on approximately 132 acres (5,749,920 square feet) ofland. This equates to nearly 47 percent coverage for this main section of the SWP. This core portion of the SWP is designed for large scale distribution and would be considered the main component of the SWP. Table 4 demonstrates the land use specifically for the Southgate Warehouse Project. The SWP portion south of Palm Meadows Drive and adjacent to Tippecanoe Avenue is referred to as the Koo Site. The Koo portion is made up of22 individual buildings totaling 204,135 square feet on 13.75 acres ofland. The Koo buildings are designed for light industrial/manufacturing use. The Koo Site is divided into two construction phases. The first phase includes thirteen structures which total approximately 133,634 square feet of building area over approximately 392,142 square feet (9 acres) ofland. The second phase would include the remaining nine buildings which total 70,501 square feet on approximately 206,576 square feet (4.75 acres) of land. The average building size on the Koo Site is approximately 9,279 square feet and the average coverage is approximately 35 percent. The less intense industrial use on the Koo Site would serve as a transition zone between the mixed uses (Le., light industrial, residential) to the west and south with the larger scaled warehouses proposed on the northern side of Palm Meadows Drive. There are several water detention basins located along the southern edge of the Southgate site which will channel water flow into the Santa Ana River. These basin areas will also serve as open space/recreation areas. The project also includes the extension of and full improvements to Palm Meadows Drive/Central Avenue east of Tippecanoe Avenue. See Exhibit 3 for the SWP Site Plan and Exhibit 4 fortheKoo Site portion of the SWP. Table 4 at the end of this section shows the proportion of structures to the land area and also includes both the required and the allotted parking spaces for the Southgate Warehouse Project. Note that within the vicinity of the SBACSP, federal funding totaling approximately 75 million dollars has been allotted for local roadway improvements. Furthermore, SANBAG (San Bernardino Associated Governments) and Measure 1 are contributing financially to roadway improvements within the project vicinity. These roadway improvements include but are not limited to the following intersections: Rialto Avenue at Tippecanoe Avenue; Central Avenue at Tippecanoe Avenue; Orange Show Road at Tippecanoe Avenue; Hospitality Lane at Tippecanoe Avenue; 1-10 Interchange at Mlchaal Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 3-7 I I I I I I I I I I I I I I I I I I I City of San Bernardino Inll/al Study for Southgate IntroductJon Tippecanoe Avenue; and various improvements on Mountain View Avenue, including the 1-10 Interchange. As a part of the approved improvements, a bridge will be constructed at Mountain View Avenue to connect to Central Avenue. The Mountain View Avenue bridge will divert traffic from Tippecanoe Avenue and will accommodate traffic from the SBACSP, including Stater Brothers and the Southgate Warehouse Project. The improvements on Mountain View Avenue will occur concurrently with the SBACSP and are scheduled for completion by 2010. The Mountain View Avenue improvements are independent of and not included in the SBACSP. 3.5 - SURROUNDING LAND USES AND SETTING The Southgate Warehouse Project site gently slopes north easterly from 1,045 to 1,100 feet elevation above sea level. The former Palm Meadows Golf Course, a public course closed in 2005, currently occupies the majority of the Southgate Warehouse Project (SWP) site. The western portion of the project site contains active water wells and associated equipment used to pump underground water. Disturbed areas, including access roads, debris piles and earthen berms, are found throughout the site. There is one jurisdictional drainage feature totaling approximately 0.04 acres of non-wetlands waters of the United States and State (MBA 2005). The City of Riverside owns the parcels immediately south of the site. These parcels are located adjacent to the northern bank of the Santa Ana River. The river is lined on both sides with flood control service roads and manmade earthen berms. The project vicinity is generally industrial and vacant land with scattered rural residential. North of the site is the San Bernardino International Airport, which serves primarily as a general aviation airport. Immediately northwest of the project site is the future location of the Stater Brothers Distribution Center. Currently, there is heavy construction-related disturhance within the Stater Brothers site, such as piles of the old cement which have been excavated, temporary barriers, and various pieces of heavy equipment. West ofthe project site, across Tippecanoe Avenue, a six-lane major arterial roadway, is a mixture of light commercial, and rural residential uses with attached businesses, while directly east is relatively undisturbed vacant open space associated with the Santa Ana River. Further east in the City ofRedlands, are former citrus groves and a solid waste landfill. A major power plant and an inactive trolley bridge are located southeast of the project site. Light- medium industrial and distribution uses are south of the project site along the southern bank of the Santa Ana River. The land along the northern bank of the river is owned by the City of Riverside, and is currently used for groundwater wells, and is outside of the SBAC area (SP 2006 V -33). Further northeast of the Southgate project site (within the current SBITC Specific Plan boundaries) are light to heavy industrial uses with multiple large scale commercial warehouses and distribution centers. Exhibit 5 shows the Land Use Districts for the surrounding jurisdictions. Afkhael Bran<1man Associates H:\Client\2636\26360006\SBAC Addendum 040907.doc 3-8 I I I: o 'fl 1 - I I I I I I I I I I I I I I I S II .~f l~ QIl.2 ~! Oii; ~il! 0.5 I I "l- " o ." 0.= tII" ulll oC'" Ill" tII" e "'.. 0- 00. ....- .. " ~ c o III .C ! E o o .. III ::::l ." C III ....I III E ~ ii o .. u c ~ < o c 'E III E .. 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'" ~ '8 ~ " o u ,.; o ~ o E , u c J~ .!!< I~ "l~ 1:0 U I:!> U 1~ .c::~ J!9 :l!i: I I I I I I I I I I I I I I I I I I I City of San Bernardino Initial Study for Soulhgala Introduction Table 4: Southgate Warehouse Project Specifications MAIN SITE 3 3.69 160 606 52,398 32.63% 65 52 4 5.25 228812 79,456 34.73% 87 102 5 8.47 369 104 152 100 41.21% 145 209 6 33.88 1 475683 673 742 45.66% 562 467 7 34.13 1 486 576 826 020 55.57% 684 535 8 27.26 1,187251 506 660 42.68% 428 393 9 19.14 833 749 392 525 47.08% 337 281 Average 18.83 820 254 383 272 42.79% 330 291 Total 131.82 5.741.781 2.682.901 46.73% 2_~08 2039 KOO SITE PHASE 1 A 1.06 46216 13060 28.26% 27 32 B 0.71 31055 10329 33.26% 24 30 C 0.49 21294 7665 36.00% 20 16 0 0.68 29 766 13 420 45.08% 28 22 E 0.55 23 868 11100 46.51% 25 21 F 0.90 39 006 12760 32.71% 27 24 G 0.62 27129 8800 32.44% 22 18 H 0.49 21389 6732 31.47% 19 20 I 0.86 37311 10212 27.37% 23 32 J 0.58 25418 11136 43.81% 25 26 K 0.87 38,093 13.640 35.81% 28 35 L 0.52 22 487 7280 32.37% 20 13 M 0.67 29.116 7.500 25.76% 20 39 A vera"e 0.69 30165 10,280 34.68% 24 25 Total 9.00 392 148 133 634 34.08% 308 328 KOO SITE PHASE 2 N 0.61 26 588 8190 30.84% 21 21 0 0.39 16900 7665 45.36% 20 16 P 0.39 17,098 5160 30.18% 17 20 0 0.68 29,480 8584 29.12% 21 22 R 0.48 21122 8322 39.40% 21 27 S 0.49 21,397 9,118 42.61% 22 15 T 0.59 25 669 6840 26.65% 19 20 U 0.45 19764 6864 34.73% 19 19 V 0.66 28,558 9,758 34.17% 23 22 A vera"e 0.53 22 953 7833 34.78% 20 20 Total 4.74 206 576 70 501 34.13% 183 182 Koo Site Average 0.62 I 27,215 I 9279 34.72% I 22 I 23 Koo Site Total 13.75 I 598 724 I 204 135 34.10% I 491 I 510 .fZfW~i. Source: Thi~~ Eng'ineering 2006 .... , I"," . Floor Area Ratio Mlchaal Brandman Associates H:\Client\2636\26360006\SBAC Addendum 040907.doc 3-11 I I I I I I I I I I I I I I I I I I I ~ ) w ~.,~ " If "0 , o~ , "'<< ~':J .J... ;J r~ I 1 ~~ rr-~ Cl: w >- Ul w " '3 1t o~ " w " " " l2 u ,5 NOT TO SCALE w " z o z Cl: w > I- " Z Highland 'STWST " , r:J ~l Lorna Linda I'~- BARTON RD '-,~ ~~ Source: Census 2000 Data, The CaSIL, MBA GIS 2007, Exhibit 1 San Bernardino Alliance California Specific Plan Location Map SOUTHGATE WAREHOUSE PROJECT ~~1 Michael Brandman Associates 26360006 . 04/2007 I Csbac_specificJ)lan_loc.mxd o 0,5 Miles I I I I I I I I I I I I I I I I I I I "U'fJll'1'l'. t- !I' Jl \. I \:, ~ Nctlen t- .- ..... u ..... C (.) UJ , :.c \-'i:: ~ .- 0..... .J::. ~ .!Q Q. , Q)B UJ 1 X-O rn i W ctl " ~ ~ () Q) 0 \ Q '" J: " ~ ~ 5 Q) en UJ 1 (.):::1 0: I " d ~ ~ ~ C1j ~ \ !; .!!! C I!! 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I is ~ i 9 .... 0 "8 ~~ zli I I~ ~iluq~l; z ~ " ~ . ;~~ II .. 0> I ~~ ~IIIIIIL d Ij~ ",' ~; U I "' ~ i ~ I H 0 0 ..s Hl~ON ~ ~ ~ ~ It 1lI~ ~ 0 I ~00B "' 6 ~ OO~~OOOO~8~a I IlIIl1 ~ 0 ~ 1lI~ .a 0 0 0 u "' , 1lI~ ~ '" 0 "' Ul '" I I I I I I I I I I I I I I I I I I I I CIIy of San Samamlno In/tJal Study for Southgate Environmental Factors Potent/ally Affected SECTION 4: ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages: D Aesthetics D Agriculture Resources 181 Air Quality* D Biological Resources D Cultural Resources D Geology I Soils D Hazards & Hazardous D Hydrology / Water Quality D Land Use I Planning Materials D Noise D Population I Housing D Mineral Resources D Recreation D Transportation I Traffic D Public Services D Mandatory Findings of D Utilities I Service Systems Significance * The 1995 EIR determined that air quality was significant, and wrote a Statement of Overriding Considerations. The current air quality analysis demonstrates emissions below what was originally approved. 4.1 - ENVIRONMENTAL DETERMINATION On the basis of this Initial Study, the City of San Bernardino Environmental Review Committee fmds: D I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. D I find that, although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because project revisions have been made by or agreed to by the proponent. A MmGATED NEGATIVE DECLARATION will be prepared. D I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. D 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: I) 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 ouly the effects that remain to be addressed. Michael SnJndman Associates H:\CUent\2636\26360006\SBAC Addendum O409Q7.doc 4-1 I I I I I I I I I I I I I I I I I I I City of San Bernardino Inll/al Study for Southgata Environmental Factors Potent/ally Affected [gJ 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, and therefore an ADDENDUM to the previous EIR will be prepared to document the project changes from the previous project. Signature Date Printed Name For Michael Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 4-2 I I I I I I I I I I I I I I I I I I I City of San Bernanilno Initial Study for Soulhgala Environmental Checklist Form SECTION 5: ENVIRONMENTAL CHECKLIST FORM 5.1 - AESTHETICS Would the project: a) Have a substantial adverse effect on a 0 0 181 0 scenic vista as identified in the City's General Plan? b) Substantially damage scenic resources, 0 0 0 181 including but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual 0 0 181 0 character of quality of the site and its surroundings? d) Create a new source of substantial light 0 181 0 0 or glare which would adversely affect day or nighttime view in the area? e) Other: 0 0 0 181 Discussion: Would the project: a) Have a substantial adverse effect on a scenic vista as identified in the City's General Plan? Less than Significant Impact: The General Plan does not designate the project site as a scenic vista corridor; however, the San Bernardino Mountains represent scenic vistas that can be seen throughout the entire San Bernardino Valley. The proposed project could alter the very local views; however, as long as the proposed project is constructed to meet the City codes (i.e., does not exceed maximum heights), the project will not have an adverse impact on a scenic vista. It should be noted that the Initial Study prepared in support of the previous EIR for the SBIA concluded this impact would be less than significant due to the project's location within an industrial zone around the airport. This conclusion also applies to the Hubbs, Koo and DF AS parcels property being added to the Specific Plan. Michael Brandman Associates H:\Cnent\2636\26360006ISBAC Addendum 040907.doc 5-1 I I I I I I I I I I I I I I I I I I I City of San Bernardino Initial Study for Southgate Environmental Chackllst Form b) Substantially damage scenic resources, including but not limited to, trees, rock outcrop pings, and historic buildings within a state scenic highway? No Impact: The proposed project is not near a state scenic highway, or any other designated scenic highways. The proposed project, then, will not substantially damage scenic resources within a state scenic highway. The Initial Study prepared in support of the previous EIR for the SBIA concluded this impact would be less than significant due to the project's location within an industrial zone around the airport. c) Substantially degrade the existing visual character of quality of the site and its surroundings? Less than Significant Impact: The Initial Study prepared for in support of the previous EIR for the SBIA concluded this impact would be less than significant due to the project's location within an industrial zone around the airport. The project will produce short-term visual impacts during construction. Views of the site will include heavy construction equipment and machinery preparing the land (i.e., grading) and eventually the construction of the proposed buildings. Occasional dust may temporarily diminish views of the area during grading and construction activities, however mitigation (Fugitive Dust Control Plan) for minimizing the negative affects to air quality during the construction phase, as discussed in Section 4.3, will also serve to lessen the likelihood of dust particles interfering with the view of the mountains. The development of the proposed project will convert open space (i.e., a former golf course) to industrial development, changing the current view of the property. The inactive golf course which comprises the majority of the SWP site is deteriorating and is surrounded by tattered fencing. The previous EIR examined the loss of the golf course as open space and determined that its transition to industrial use represented a less than significant impact. The proposed project is consistent with this previously identified impact. The proposed project is adjacent to the Santa Ana River, and would alter the view of the river from adjacent properties. The project site and the vicinity are currently disturbed with water well equipment, debris piles, and there are several large mounds of old cement chunks which have been excavated during the construction related SBIA redevelopment activities. The roads leading into the project site are blocked with locked gates and are therefore currently inaccessible to the general public. Because of the large scale grading and excavating in the vicinity and the lack of on Michael Brandman Associates H:\CIIent\2636\26360006\SBAC Addendum 040907.doc 5-2 I I I I I I I I I I I I I I I I I I I City of San Bemam/oo Initial Study for Southgate Environmental Checklist Form site maintenance, in its current state, the project site is not considered aesthetically desirable. Though the project would alter the existing visual character, the project would be consistent with other development within the vicinity. This conclusion also applies to the Hubbs, Koo and DF AS parcels property being added to the Specific Plan. d) Create a new source of substantial light or glare which would adversely affect day or nighttime view in the area? Less than Significant with Mitigation Incorporated: The proposed project would create new sources of light and glare along the south side of the San Bernardino International Airport. Portions of the project site are within the Inner Turning Zone (Zone 3), the Sideline Safety Zone (Zone 5), and the Traffic Pattern Zone (Zone 6) of the airport, and the property is currently dark. Therefore, this change represents a potentially significant impact relative to Zones 3 and 5. The previous EIR did not have a specific measure for this portion of the SP area to address airport lighting. Therefore, the following measure is proposed to reduce and maintain potential lighting impacts on the airport remain at less than significant levels: AE-1 Prior to the issuance of any building permits, all development plans (e.g., site plans, tract maps, etc.) within the Southgate Warehouse Project area will be submitted to the San Bernardino International Airport for review and approval relative to building heights and potential lighting impacts. Building heights shall conform to the Specific Plan and/or Airport Land Use Handbook requirements, whichever is more restrictive. This measure shall be implemented to the satisfaction of the City Public Works Director. The proposed project would result in new light source for the area during nighttime hours, and the windows of the buildings may create a glare during the day that is currently not present on the vacant site. Parking area lighting will be provided for the parking areas. Parking lot lighting is a potential source of glare and sky glow if not properly designed. The proposed lighting and the anticipated glare from the building windows would be consistent with the existing lighting and glare of the surrounding area. With the implementation City Lighting Standards (19.20 of the City Development Code), the proposed project would have a less than significant impact related to new sources of light and glare. Mlchaal Btandman Associates H:\CHent\2636\26360006\SBAC Addendum 040907.OOc 5-3 I I I I I I I I I I I I I I I I I I I City of San Barnardlno Initial Study for SoutIIgal8 Environmantal Checklist Form e) Other: This category is for any other issues that involve aesthetic resources. At this time, no other issues are known in this regard. No Impact: No other impacts to any aesthetic resources are considered to occur as a result of this project. The proposed San Bernardino Alliance California Specific Plan will not alter the findings of the 1995 San Bernardino International Trade Center Specific Plan EIR with respect to aesthetics. In addition, the non-physical aspects of the SPA will have no impacts related to aesthetics. 5.2 - AGRICULTURE RESOURCES 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 California Resources Agency, to a non-agricultural use? o o rgJ o b) Other: o o o rgJ Discussion: Would the project: a) Convert Prime Farmland, Unique Farmland, or Farm/and of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to a non-agricultural use? Less than significant: The Initial Study prepared for the previous EIR found no significant impacts relative to agricultura1 resources. The Farmland Mapping and Monitoring Program of the California Resources Agency indicates that the project site is not classified as prime farmland, unique farmland, or farmland of statewide importance (DOC 2001). According to Appendix G of the State CEQA Guidelines, "in determining whether impacts to agricultura1 resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (LESA) (1997) prepared by the California Department of Conservation as a method of assessing impacts on agriculture and farmland." The LESA Model takes into account the soil types, the size of the project, Michael Brandman Assoclal8s H:\CIlent\2636\26360006\SBAC Addendum 040907.doc 5-4 I I I I I I I I I I I I I I I I I I I City of San Bernardino InltJal Study for Southgate Environmental Checklist Fonn water resource availability, and surrounding land uses to determine if the project would be significant. According to the US Department of Agriculture Soil Conservation Service, the soils within the project area are primarily comprised of Tujunga gravely loamy sand (TvC), which has a Storie Index of 34 and is classified as Grade 4. Grade 4 soils are not are not desirable for agriculture. Furthermore, the project is bounded by the Santa Ana River on the south and the airport on the north, and is surrounded by industrial use. Agricultural use on the project site is not viable. When analyzing the surrounding land uses, the LESA Model takes into account whether the surrounding land uses are considered a protected resource, or if it is currently used for agriculture. Zero percent of the surrounding land uses are considered protected resources for agriculture, and none of it is currently used for agriculture. The proposed project would receive a relatively low LESA score, including the additional Hubbs, Koo and DFAS parcels property. This low score indicates the site does not contain important agricultural resources, so potential impacts would be less than significant. b) Other: This category is for any other issues that involve agricultural resources. At this time, no other issues are known in this regard. No Impact: No other impacts to any agricultural resources are considered to occur as a result of this project. The proposed San Bernardino Alliance California Specific Plan will not alter the fmdings of the 1995 San Bernardino International Trade Center Specific Plan EIR with respect to agricultural resources. In addition, the non-physical aspects of the SPA will have no impacts related to agricultural resources. 5.3 - AIR QUALITY Would the project: a) Conflict with or obstruct implementation of the applicable air qnality plan? (South Coast Air Basin) D 181 D D b) Violate any air quality standard or contribute substantially to an existing or D 181 D D Michael Brandman Associates H:\Client\2636\26360006\SBAC Addendum 040907.doc 5-5 I- I City of San Bernardino Inillal Study for Southgate Environmentel Checklist Fonn I I projected air quality violation based on I the thresholds in the SCAQMD's "CEQA Air Quality Handbook?" c) Result in a cumulatively considerable net ~ 0 0 0 I increase of any criteria pollutant for which the project region is non- attainment under an applicable federal or I state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone I precursors)? Expose sensitive receptors to substantial 0 0 [gJ 0 d) I pollutant concentrations? e) Create objectionable odors affecting a 0 0 [gJ 0 I substantial number of people based on the information contained in Project Description Form? I 1) Other: 0 0 0 ~ In order to evaluate the air quality impacts, URBEMIS 2002 (Version 8.7) was used to model I potential emissions related to construction and operation of the proposed project. The outputs from this model are in Appendix A. Table 5 provides a summary of existing air quality data from the project area, which is collected and maintained by the SCAQMD. I Table 5: Ambient Air Quality - San Bernardino. California (2003-2005) I I Ozone (0,) 1 Hour 0.09 ppm . 0.176 (65) 0.157 (55) 0.163 (48) NO 8 Hours 0.08 ppm b 0.148 (48) 0.129 (39) 0.129 (28) NO I Carbon Monoxide (CO) 1 Hour 20 ppm . 5 (0) 3 (0) ND YES I 8 Hours 9.0 ppm . 4.6 (0) 2.1 (0) 2.09(0) YES Nitrogen Dioxide (N02) Mean 0.053 ppm b 0.12 (0) 0.0273 (0) ND YES I 1 Hour 0.25 ppm . 0.0307 (0) 0.06(0) 0.098 (0) YES I Michael Brandman Associates 5-6 I H:\Cllent\2636\26360006\SBAC Addendum 040907.doc I I I I I I I I I I I I I I I I I I I City of San Bernardino Initial Study for Southgate Environmental Checlr/ist Fonn Table 5 (Continued): Ambient Air Quality - San Bernardino, California (2003-2005) Sulfur Dioxide (S02) Mean 0.030 ppm b 0.01 (0) 24 Hours 0.04 ppm . 0.004 (0) Suspended Particulate Matter (pM 1 0) Mean 20 Itg/m' . 47.2 (..) 24 Hours 50 Itg/m' . 101 (27) Fine Suspended Particulate Matter (pM2.5) Mean 12 Itg/m" 21.8 (..) 20.0 (..) ND NO 24 Hours 65 ltg/m3b 98.1 (I) 71.4 (4) 43.04 (ND) NO Abbrev: ppm: parts per million; l'glm': micrograms per cubic meter; ND: No Data; Mean: Annual Arithmetic Mean; a California stale standard used; b Federal standard used . 2005: preliminary data summaries, not all data available; Source CARB 2005. **: Exceeds annual standard 0.006 (0) 0.01 (0) ND ND YES YES 47.7 (OO) 106(29) ND ND NO NO Notes: Data for all criteria pollutants from SRA34 monitoring station [San Bernardino] Source: SCAQMD 2005 and CARB 2005 Discussion: Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? (South Coast Air Basin) Less Than Significant With Mitigation Incorporated. The Air Quality Management Plan (AQMP) for the SCAQMD sets forth a comprehensive program that will lead the air basin into compliance with all federal and state ambient air quality standards. The control measures and emission reduction estimates in the AQMP are based on emission projections for a future development scenario derived from land use, population, and employment characteristics defmed in consultation with local governments. The San Bernardino International Trade Center Specific Plan EIR evaluated the specific plan's consistency with the AQMP, as well as the Southern California Association of Governments (SCAG) Growth Management Plan, SCAG's Regional Mobility Plan, and the Congestion Management Plan. The purpose of these plans are to enable the South Coast Air Basin (SCAB) to achieve compliance with the National and State Ambient Air Qnality Standards. Compliance with these plans by projects, such as the Specific Plan, is generally achieved by improving or having a neutral effect on the areas job/housing balance and by reducing the vehicle trips and vehicle miles traveled within the region to the greatest extent feasible. Achieving the desired jobs/housing balance reduces the need for long Michael Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 5-7 I I I I I City of San Bernardino Initial Study for Southgate Envlronmentel Checklist Form work commute trips by providing jobs near employee residences. Reducing the number of vehicle trips and the miles traveled is achieved by not only reducing the length of trips to and from work, but by implementing alternative methods of worker transportation. I I I I I I I According to data provided in the San Bernardino International Trade Center Specific Plan EIR (page 4.9-28), the project area is considered housing rich and job poor which resnlts in residents of the area commuting greater distances to work. The proposed project will create additional jobs without creating additional housing and the San Bernardino International Trade Center Specific Plan EIR concluded that the Specific Plan with implementation of the following measure was in conformity with the AQMP and the Growth Management Plan. "Prior to the approval of more than 100,000 square feet of cumulative development, the project sponsor shall develop a commuter center, which would include such information as: bus and rail transit schedules/maps; telephone numbers for the designated transportation coordinator; Omnitrans bus route and Metrolink schedules; ridesharing promotional material; bicycle route and facility information; location of, and directions to, the San Bernardino Metrolink station schedule; and location of onsite vanpool/carpool spaces. " I I I I I I I The San Bernardino International Trade Center Specific Plan EIR also evaluated the Specific Plan's consistency with SCAG's Congestion Management Plan (CMP) and determined that adequate mitigation was provided in the Transportation/Circulation section of the EIR (pages 4.7-19 and 4.7-18 of the EIR) to demonstrate conformity with the CMP (pages 4.9-29 of the EIR). These measures are also included in this project and listed in Section I of this air study. The San Bernardino International Trade Center Specific Plan EIR also states that while mobile emissions represent the greatest source of pollutants in the project area, all emissions must be reduced if the goals of the AQMP are to be met and included area source mitigation measures also include.d in this air study. Table 9 demonstrates that the proposed 2006 Specific Plan Amendments including this project reduce vehicle trips, vehicle miles traveled and resnlting air quality emissions from those that were analyzed in the San Bernardino International Trade Center Specific Plan EIR. The proposed project also includes all of the mitigation Michael Btandman Associates H:\Client\2636\26360006\SBAC Addendum 040907.doc 5-8 I I I I I I I I I I I I I I I I I I I City of San Bematrlino InlUal Study for Southgate Environmental Checklist Fa"" measures listed in the San Bernardino International Trade Center Specific Plan EIR. Therefore, the proposed project is consistent with the AQMP. b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation based on the thresholds in the SCAQMD's "CEQA Air Quality Handbook? " Less Than Significant With Mitigation Incorporated. Air pollutant emissions associated with this project could occur during construction and during operation of the project. Emissions that occur during construction are considered a short-term impact because they will only occur during the brief construction period. Operation impacts are considered long-term because they occur throughout the life of the project. Standards of Significance The SCAQMD recommends that the following air pollution thresholds be used by lead agencies in determining whether a proposed project could result in a significant impact. If the lead agency finds that the proposed project has the potential to exceed these air pollution thresholds, the project should be considered significant. These thresholds have been defined by SCAQMD for the South Coast Air Basin based on scientific data and factual data within the federal and state Clean Air Acts. Since the project is located within the South Coast Air Basin and current air quality in the project site is typical of the air basin as a whole, these thresholds are considered valid and reasonable. Each of these threshold factors is discussed below. Thresholds for Construction Emissions The following significance thresholds for construction emissions have been established by the SCAQMD: . 75 pounds per day of reactive organic gases (ROG); . 100 pounds per day of oxides of nitrogen (NOx); . 550 pounds per day of carbon monoxide (CO); . 150 pounds per day of fugitive dust (PMIO); and . 6.75 tons per quarter or 150 pounds per day of oxides of sulfur (SOx). Thresholds for Operational Emissions Specific criteria for determining whether the potential air quality impacts of a project are significant are set forth in the SCAQMD Handbook. The criteria include emissions thresholds, compliance with State and National air quality standards, and Michael Brandman Associatas H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 5-9 ,. . . . . I . . . . . . . I . I . I I City of San Bernardino Initial Study for Southgate Envlronmantal Checklist Fonn conformity with existing State Implementation Plan (SIP) or consistency with the current Air Quality Management Plan (AQMP). The daily operational emissions "significance" thresholds are as follows: Regional Emissions Thresholds . 55 pounds per day of ROG; . 55 pounds per day of NOx; . 550 pounds per day of CO; and . 150 pounds per day of PM 10 and Sox. Projects in the South Coast Air Basin with operation-related emissions that exceed any of the emission thresholds should be considered to be significant. Local Emission Standards . California State I-hour CO standard of 20.0 parts per million (ppm); and . California State 8-hour CO standard of9.0 ppm. A project is considered to have significant impacts if project emissions result in an exceedance of one or more of these standards. Short-Term Construction-Related Impacts Air quality impacts may occur during site preparation and construction activities required to implement the proposed improvements (Table 6). The following assumptions were used to estimate construction-related emissions of the project. Table 6: Anticipated Construction Schedule and Equipment Inventory Site Preparation Grading BuiIdlngIFlnlshing Wheeled Loader (CAT 924) (I) Track Dozer (CATD8T) (I) Scraper (CAT 623) (4) Grader (CAT 12G) (I) Skiploader (JD 310) (I) Water Truck 2 Excavator (CAT 300 Series) (I) Wheeled Loader (CAT 394) (I) Skiploader (JD 310) (2) Rubber Tired Backhoe (CAT 420D) (2) Grader (CAT 12G) (I) Boom/Reach Lifts (2) Scissor Lifts (2) Fork Lift (I) Paving MachineIRoller (I) 250- Ton Crane (Linkbelt LS-278H) (I) 100-Ton Crane (Linkbelt 218 HYLAB 5) (I) 8- Ton Crane Grove YB4409 1 6 Weeks 29 Weeks Michael Brandman Assoclatas H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 5-10 I I I I I I I I I I I I I I I I I I I City of San Bernatdlno Initial Study for Southgate Environmental Checklist Fonn [ Total Construction Period 35 Weeks Major sources of emissions during construction include exhaust generated from the use of heavy equipment and on-road vehicles, fugitive dust generated as a result of soil disturbance during excavation and grading activities, and the emission ofROG during site paving and painting applications of the structures. Table 7 presents the projected short-term (construction) emissions as a result of the project without implementation of the proposed mitigation. Table 7: Construction Emissions (Without Mitigation) Grading Phase: Maximum Daily Emissions (Ibslclay) Construction Building Phase: Maximum Daily Emissions (lbslclay) Construction: Paving! Architectural Coatings Phase Maximum Daily Emissions (Ibslclay) 203.08 144.84 95.41 2.16 Daily Thresholds Exceeds Threshold 75 100 202.90 550 0.02 150 5.69 150 Yes Yes No No No Source: Air Quality Data (Appendix A), March 2006 As Table 7 indicates, short term emissions of NO x and ROG exceed SCAQMD thresholds for daily emissions. The previous EIR recommended the following nine (9) mitigation measures to help reduce short-term air quality impacts from construction: 9-1 Approval of exhaust and dust mitigation plan; 9-2 Grading limited to 6 acres per day; 9-3 Dirt haul trucks to be covered; 9-4 Approval of a Dust Control Plan; 9-5 Limit construction during smog alerts and high winds; 9-6 Maintain equipment in good operating condition; 9-7 Use oflow emission mobile equipment; 9-8 Use of emulsified asphalt or asphaltic cement; and 9-9 Restrict painting and use or architectura1 coatings. The following language is provided to guide the Lead Agency in how to implement the original mitigation measures based on the most current requirements of the SCAQMD: Michael Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 5-11 I I I I I I I I I I I I I I I I I I I City of San Bernardino Initial Study for Southgate AQ-1 AQ.2 AQ-3 AQ-4 Environmental Checklist Form (Adds details to Measure 9-1) Prior to issuance of any grading or building pennits, tbe project sponsor shall submit to tbe City an Air Quality Mitigation Measure Implementation Plan. This plan will detail each mitigation measure and include daily logs documenting implementation of each mitigation measure. Daily logs for each piece of construction equipment will include tbe hours per day tbe equipment ran. A master daily log will document tbe hours of operation all equipment ran each day. The master daily log will also document timing and tuning of equipment, tbe type of fuel used on construction equipment, and any add-on emissions reduction equipment used such as oxidized diesel catalysts. (Adds details to Measures 9-2 tbrough 9-5) Prior to construction oftbe proposed improvements, tbe applicant will provide the City and tbe SCAQMD with a project specific dust control plan for tbeir review and approval. The dust control plan will be consistent witb SCAQMD Rule 403 and will include Best Available Control Measures (BACM) that include application of water or chemical stabilizers to disturbed soils, covering haul vehicles, restricting vehicle speeds on unpaved roads to IS mph, sweeping loose dirt from paved access roadways, cessation of construction activity when instantaneous wind speeds exceed 25 mph average wind speeds exceed IS mph (15 minute average) and establishing a pennanent, stabilizing ground cover on finished areas. The dust control plan will also limit onsite grading operations to a maximum of 6 acres/day. Implementation of tbe project specific dust control plan and BACMs will take place during construction of the proposed improvements. (Adds details to Measure 9-6) During construction of tbe proposed improvements, construction equipment will be properly maintained witb all maintenance repairs completed at an offsite location and include proper tuning and timing of engines. Equipment maintenance records and equipment design specification data sheets shall be kept on-site in tbe air quality mitigation implementation plan outlined in AQ-I during construction. (Adds details to Measure 9-6) During construction oftbe proposed improvements, all contractors will be advised not to idle construction equipment for more tban 5 minutes. Michael Brandman Associates H:\Ctient\2636\26360006\SBAC Addendum 040907.doc 5-12 I I I I I I I I I I I I I I I I I I I City of San Bernardino Initial Study for Southgate Environmental Checklist Fonn AQ-5 (Adds details to Measure 9-7) Onsite grading and construction equipment will require anyone of the following: . Use of onsite grading and construction equipment equipped with cooled exhaust gas recirculation. . Use of onsite grading and construction equipment equipped with oxidized diesel catalyst and fueled with aqueous diesel fuel during grading and construction operations with a reduced equipment fleet or hours of operation totaling a maximum of 16,224 horsepower hours per day. . Use of onsite grading and construction equipment equipped with oxidized diesel catalyst with a reduced equipment fleet or hours of operation totaling a maximum of 13,594 horsepower hours per day. . Use of onsite grading and construction equipment fueled with aqueous diesel fuel during grading and construction operations with a reduced equipment fleet or hours of operation totaling a maximum of 12,030 horsepower hours per day. . Reduce the grading and construction equipment fleet or hours of operation to a maximum total of 9,272 horsepower hours per day. AQ-6 (Adds detail to Measure 9-7 in the EIR) During construction of the proposed improvements, on-site electrical hook ups shall be provided for electric construction tools including saws, drills and compressors, to eliminate the need for diesel powered electric generators. AQ-7 (Adds detail to Measure 9-8 in the EIR) Roadway and parking lot plans shall indicate the use oflow emissions emulsified asphalt or asphaltic cement in accordance with the specifications described in SCAQMD Rule 1108. AQ-8 (Adds details to Measure 9-9) During construction of the proposed improvements, only low-volatility paints and coatings as defined in SCAQMD Rule lIB shall be used. All paints shall be applied using either high volume low pressure (HVLP) spray equipment or by hand application. The mitigation measures AQ-I through AQ-8 are not new mitigation. All applicable mitigation measures found in the San Bernardino International Trade Center Specific Plan EIR will be implemented with the proposed project. Rather AQ-I through AQ-8 insures implementation of the original mitigation through refinement in the language. As Table 8 shows, short-term emission of all criteria pollutants with Michael Bnlndman Associates H:\Cnent.2636126360006\SBAC Addendum 040907.doc 5-13 I I I I I I I I I I I I I I I I I I I City of San Bernardino Initial Study for Southgate Envlronmantal Chacklisf Fonn mitigation are below the applicable SCAQMD suggested thresholds. Note that in order to express onsite electrical hookups as mitigation, the model was run a second time, with 17 electrical tools removed, and the results are shown in Table 8. The reduction in emissions from implementation of the mitigation measures is estimated to be approximately 66 percent for RaG, 56 percent for NOx, and 72 percent for CO. These estimates are accounted for in the URBEMIS program and printout in Appendix A. Table 8: Construction Emissions (With Mitigation) Grading Phase (2006): Maximum Daily Emissions (lbs/day) Construction (2006) Building Phase: Maximum Daily Emissions (lbs/day) 67.01 57.11 Constructlon:(Year 2006) Paving/Architectural Coatings Phase Maximum Daily Emissions (lbs/day) 68.15 64.16 39.88 13.45 0.94 Daily Thresholds 75 Exceeds Threshold No Source: Air Quality Data (Appendix A), March 2006 100 No 550 No 0.01 150 No 0.68 150 No Long- Tenn Air Quality Impacts Long-term air quality impacts are those associated with the emissions produced from project-generated vehicle trips as well as from stationary sources related to the use of natural gas for heating, and ventilation, and the use of landscape maintenance equipment. Long-term impacts are analyzed on a programmatic level by comparing emissions estimates in the original 1995 Specific Plan EIR, 1999 Specific Plan Amendments, and the proposed Specific Plan Amendments which include the proposed development. The emissions estimate for the 1995 Specific Plan ElR were taken directly from the ElR analysis. Unfortunately, the 1999 Specific Plan Amendments did not quantify emissions. Therefore, the comparative analysis estimated emissions for the 1999 Specific Plan Amendments and the proposed Specific Plan Amendments that include this project using URBEMIS 2002 (version 8.7.0), a model developed by CARB. Michel Elrandman Assoclalas H:\CUent\2636\26360006\SBAC Addendum 040907.OOc 5.14 1 1 1 1 I I' I I I I I 1 1 1 1 1 I 1 1 City of San Bernallllno Initial Study for Southgate Env/ronmentel Checklist Fonn A comparison of projected emissions associated with the original EIR analysis, the 1999 Specific Plan Amendments and the proposed Specific Plan Amendments are included in Table 9. Model runs are included in Appendix A. The previous EIR concluded that project emissions would result in significant long-term and cumulative impacts related to exceedances of air quality standards. However, the analysis summarized in Table 9 demonstrates that the currently proposed project would generate significantly less air pollution (from 42 to 99 percent reduction depending upon the criteria pollutant) compared to the emissions estimated in the previous EIR (page 4.9-25, Table 4.9.H, LSA 1995). These emissions still exceed applicable SCAQMD thresholds and so are considered significant. Table 9: Comparison of Long-Term Emissions Total Square Feet of 11,056,617 11,400,741 11,457,307 Building Spaces Total Average Daily 103,006 99,100 20,385 Trips (ADTs) Total Vehicle Miles 1,042,025 831,822 123,400 Traveled (VM1) Total NOx Emissions 3,002.6 lbslday 2,354.96 Ibslday 377.15lbslday Yes Total CO Emissions 11,449.3 lbslday 4,500.38 lbslday 695.98 lbslday Yes Total ROG Emissions 896.2 Ibslday 640.31Ibslday 298.36 Ibslday Yes Total SOX Emissions 229.61bslday 15.45lbslday 2.30 Ibslday No Total PM-IO Emissions 337.4lbslday 1,322.5llbslday 195.401bslday Yes , Data Sources for all variables from the 1995 Sao Bernardino Internarional Trade Center Specific Plao EIR. .. Data Source for Sq. ft. of building space aod ADTs from 1999 Amendment, air quality modeled in URBEMIS v. 8.7. "'Data Source- MBA, air quality modeled in URBEMIS v.8.7 Carbon monoxide (CO) is a localized problem requiring additional project specific analysis oflong-term emissions. Projects with sensitive receptors or projects that could negatively impact levels of service (LOS) of existing roads need to use the California Department of Transportation Carbon Monoxide Protocol (hereafter referred to as the CO protocol) to determine the potential to create a CO hotspot. A CO hotspot is a localized concentration of CO that is above the State or National I-hour or 8-hour ambient air standards. Localized high levels of CO are associated with traffic congestion and idling or slow-moving vehicles. The proposed project has Michael Brandman Associates H:\Cltent\2636\26360006\SBAC Addendum 040907.doc 5-15 II I I I I I I I I I I I City of San Bernardino Initial Study for Southgate Environmental Checklist Fonn the potential to negatively impact the LOS on adjacent roadways; therefore, the project requires a CO hotspot analysis. The results from this CO hotspot analysis are presented in Table 10. Please note that for each of the intersections, Table 10 shows the receptor with the highest concentration. Readings on all receptors can be found in Appendix A. As shown in the table, the estimated CO concentrations are below the state and federal standards. Therefore, impacts related to CO hotspots are less than significant and within the scope of the previous analysis found in the San Bernardino International Trade Center Specific Plan EIR. Table 10: Estimated Carbon Monoxide Concentrations 1 Hour Central Ave at Tippecanoe 5.0 1.40 6.40 20 35 Avenue 8 Hour Central Ave at Tippecanoe 4.6 0.84 5.44 9 9 Avenue 1 Hour Mot. View Ave at 1-10 ED 5.0 0.3 5.30 20 35 Ramps 8 Hour Mot. View Ave at 1-10 ED 4.6 0.18 4.78 9 9 Ramps Notes: Background I-hour and 8-hour CO from Table 1 (values from 2003). Traffic generated CO emissions rates were computed using the EMF AC2oo2 computer model; Estimated CO = background + traffic generated; See Appendix C for Caline4 output. Source: KOA 2006b Table 6 I I I I I The previous EIR recommended the following three (3) mitigation measures to help reduce long-term air quality impacts from construction: 9-10 Each warehouse of 100,000 sq. ft. of floor space or more shall develop a commuter information center on bus, Metrolink, and carpool/vanpool schedules/maps; 9-11 Configure parking areas to minimize traffic interference; 9-12 Prior to approval of building permit, the project sponsor shall demonstrate insulation and energy efficiencies within the buildings including drought tolerant landscaping to reduce water and energy needs. I I Michael Brandman Associates H:\Client\2636\26360006\SBAC Addendum 040907.doc 5-16 I I I I I I I I I I I I I I I I I I I City of San Bernardino Initial Study for Southgate Environmental Check/1st Fonn The following language is provided to guide the Lead Agency in how to implement the original mitigation measures based on the most current requirements of the SCAQMD: AQ-9 AQ-10 AQ-11 AQ-12 AQ-13 (Adds detail to Measure 9-10 in the EIR) Provide onsite information services connecting truck drivers with employee car pools, bus and Metrolink schedules, and shuttle services in the area that service the project site including maps showing the routes of transit services and employee carpool destinations. Onsite local phone services will be provided to truck drivers free of charge to facilitate drivers contacting family or making arrangements for rides. (Adds detail to Measure 9-10 in the EIR) Businesses that lease the proposed warehousing space and employ 250 or more part-time or full-time employees shall submit an emissions reduction program that includes an emissions reduction target (ERn as required in SCAQMD Rule 2202. Emissions reduction options include incorporating clean fuel vehicles into the company fleet, scrapping of older vehicles within the company fleet, participation in the Air Quality Investment Program (AQIP), which requires payment of set fees per employee into a fund used to implement mobile source emissions reduction programs approved by the South Coast Air Quality Management District (SCAQMD) Governing Board. This mitigation reduces emissions by participating in emissions reduction programs authorized by SCAQMD. (Adds detail to Measure 9-10 in the EIR) Provide preferential parking spaces for employee car pools and van pools. This mitigation measure reduces commuting vehicle trips, which reduces vehicle emissions. (Adds detail to Measure 9-10 in the EIR) The project proponent will contact the local transit authority to determine the practicality of a bus route in the project area and the infrastructure needed including bus turnouts, bus shelterslbenches, street lighting, and safe ingress/egress between the desiguated bus stop and the offices/employee areas of the warehouse. (Adds detail to Measure 9-11 in the EIR) Configure employee and visitor parking in a separate location from the truck fleet parking and loading 5-17 Michael &randman Associates H:\Client\2636\26360006\SBAC Addendum 040907.doc I. I . I . . I . I I I I I . . I . . I City of San Bernardino Initial Study for Southgate AQ.14 AQ.15 AQ.16 AQ.17 Envlronmantal Checklist Form docks. This mitigation measure reduces traffic interference between the truck fleet and passenger vehicles, which reduces vehicle emissions. (Adds detail to Measure 9-11 in the EIR) The project design shall include signs posted in visible places in the truck parking areas that state, "No Idling." The project proponent shall install electrical hookups to allow truck operators the opportunity to pay for the electricity necessary to power their various interior appliances. (Adds detail to Measure 9-12) The project proponent will include insulation in all buildings beyond the requirements of Title 24 standards. (Adds detail to Measure 9-12) The project proponent shall incorporate skylights into the design of the building. Low energy lights shall be installed inside the building to reduce energy demand. (Adds detail to Measure 9-12) Drought tolerant plants shall be incorporated into the landscape design to reduce landscape equipment emissions. All applicable mitigation measures found in the San Bernardino International Trade Center Specific Plan EIR will be implemented with the proposed project. Mitigation Measures AQ-9 through AQ-17 insures implementation of the original mitigation through refinement in the language. In addition, the following measure will help assure that construction-related emissions do not exceed anticipated levels by regular monitoring of project construction: AQ.18 Prior to the start of construction, the applicant shall prepare an Air Quality Monitoring Plan and submit it to the City Planning Department for review and approval. This plan shall explain how all air quality measures will be effectively implemented for this project. During construction, the applicant shall implement the AQMP to the satisfaction of City inspectors and the City Planning Director. In addition, Mitigation Measure LU-l in the land use analysis (Section 5.9) will restrict future development so that buildout does not exceed that indicated in the project description (Le., 11.6 million square feet). This will help assure that short- and long-term emissions do not exceed those levels estimated in this document. Michael Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.000 5-18 I I City of San Bernardino Inlllal Study for Soutllgate Environmental Checklist Fonn I I I I I I I I 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)? Potentially Significant Impact. The evaluation of emissions presented in the preceding analysis supports a conclusion that the air quality impacts for the proposed project are potentially significant. The San Bernardino International Trade Center Specific Plan EIR concluded that the 1995 Specific Plan would have cumulatively considerable air quality impacts and a Statement of Overriding Consideration was adopted. The proposed project and 2006 Specific Plan Amendments will reduce air quality impacts from those analyzed in the original San Bernardino International Trade Center Specific Plan EIR. Based on these findings, it is recommended that the City proceed to consider the proposed project on a CEQA determination that the projected impacts from implementation of this project fall within the scope of the 1995 San Bernardino International Trade Center Specific Plan EIR and the Statement of Overriding Considerations. This conclusion is supported by the preceding analysis that indicates emissions from construction and operation of the Southgate Warehouse Project will exceed SCAQMD thresholds even with implementation of the mitigation measures, as outlined in this document. d) Expose sensitive receptors to substantial pollutant concentrations? I I I I I I I I I Less than Significant Impact. The nearest sensitive receptor is an existing residential neighborhoods on the west side of Tippecanoe Avenue. The preceding analysis demonstrates that localized concentrations of CO are within the state and national Ambient Air Quality Standards. These emissions will dissipate quickly and dilute with the surrounding air. Considering the quantity of emissions and the dispersion of the pollutants, the project is not expected to expose sensitive receptors to substantial pollutant concentrations. e) Create objectionable odors affecting a substantial number of people based on the iriformation contained in Project Description Form? Less than Significant Impact. Odors are one of the most obvious forms of air pollution to the general public. Odors can present significant problems for both the source and the surrounding community. Although offensive odors seldom cause physical harm, they can cause agitation, anger, and concern to the general public. Most people determine an odor to be offensive (objectionable) ifit is sensed longer than the duration of a human breath; typically 2 to 5 seconds. Michael Brandman Associates H:\Client\2636\26360006\SBAC Addenclum 040907.doc 5-19 I I I I I I I I I I I I I I I I I I I CIty of San Bernardino Initial Study for Southgate Environmental Checklist Fonn Potential short-term odors associated with the project would be generated from the diesel exhaust and the application of asphalt and paint during the construction period. Such odors would be limited to within a close proximity to the site. These odors, if perceptible, are common in the environment, especially industrial areas, would be of very limited duration and would dissipate rapidly as they mix with the surrounding air. While the type of industrial uses on the site are not known at this time, the City's Development Code and state occupational safety regulations are typically applied to assure that new industrial uses do not generate odors or air-borne chemicals that could affect public or worker health and safety. The City's code enforcement personnel and state occupational safety personnel would be responsible for enforcement of these regulations. As long as these regulations are enforced, any potential odor impacts of the project would be considered to be less than significant. This conclusion also applies to the vacant and former Koo and Hubbs property being added to the Specific Plan. j) This category is for any other issues that involve air quality. At this time, no other issues are known in this regard. No Impact: No other impacts to air quality are considered to occur as a result of this project. The proposed San Bernardino Alliance California Specific PIan will not alter the findings of the 1995 San Bernardino International Trade Center Specific Plan EIR with respect to air quality. In addition, the non-physical aspects of the SPA will have no impacts related to air quality. Michael Brandman Associates H:\CIlent\2636\26360006\5BAC Addendum 040907.doc 5-20 I City of San Bernardino Initial Study for Southgate Environmental Chec/rl/sf Fonn I I 5.4 - BIOLOGICAL RESOURCES I Would the project: I a) Have a substantial adverse effect, either D ~ D D directly or through habitat modifications, on any species identified I as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the I California Department ofFish and Game (CDFG) or U.S. Fish and Wildlife Service (USFWS)? I b) Have a substantial adverse effect on D ~ D D any riparian habitat or other sensitive I natural community identified in local or regional plans, policies, regulations or by the CDFG or USFWS? I c) Have a substantial adverse effect on D ~ D D federally protected wetlands as defined by Section 404 of the Clean Water Act I (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological I interruption, or other means? d) Interfere substantially with the D D ~ D I movement of any native resident or migratory fish or wildlife species or with established native resident or I migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with the provisions of an D ~ D D I adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or I state habitat conservation plan? f) Other D D D ~ I Two biological studies were conducted by MBA which covered the entire SWP area (Appendices B I and C). The majority of the project site contains ruderal or non-native grassland vegetation. The Michael Brandman Assoc/ataB 5-21 I H:\CIient\2e36\26360006\SBAC Addendum 040907.doc I I I I I I I I I I I I I I I I I I I City of San Bernardino Initial Study for Southgata Environmental Checklist Form eastern portion of the project site (east of the clubhouse) contains mature Riversidean alluvial fan sage scrub (RAFFS) habitat and 43 acres of critical habitat for San Bernardino kangaroo rat (Dipodomys merriami parvus) (SBKR) habitat. This area, but not the project site, also supports a large woollystar population. The area west of the clubhouse contains a mix of moderately to highly disturbed RAFSS, non-native grassland, and ruderal vegetation. Disturbed areas including access roads and earthen berms are found throughout the site. The vacant Hubbs and Koo properties that are being added to the proposed project were included in the aforementioned biological studies. The Koo site does not contain any suitable habitat for listed species as it has been maintained weed-free by disking. In addition, the DF AS property is already developed and contains no biological resources. Discussion: Would the project: aJ Have a substantial adverse effect. 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 (CDFGJ or US Fish and Wildlife Service (USFWSJ? Less than Significant Impact with Mitigation Incorporated: The previous EIR concluded that potential impacts to biological resources would be less than significant with implementation of the eight (8) very detailed proposed mitigation measures. Two biological resources assessments, one for the SWP (October 2004) and one for the Koo property (April 2004), were completed for the proposed project (Appendices B and C of this document). In addition, the Hubbs property was surveyed by biologists with Michael Brandman Associates. These assessments included literature reviews and database searches for special status species, as well as field surveys. The following databases were searched; The California Natural Diversity Database 2004 (CNDDB), The California Native Plant Society Electronic Inventory (CNPSEI), USFWS, and CDFG sensitive wildlife lists. The CNDDB search was run for the San Bernardino South U.S. Geological Survey (USGS) 7.S-minute topographic quadrangle. Field guides and pertinent literature were also consulted. The literature review and CNDDB database search indicated that 23 special status species have been reported as occurring in the region. Of those species, three sensitive species have a moderate potential to occur on the project site. All other special status species have a low potential to occur on the site. The three sensitive species that have a moderate potential to occur on the project site are SBKR, Los Angeles pocket mouse (Perognathus longimembris brevinasus), and the Northwestern Sand Diego pocket mouse (Chaetodipusfallaxfallax). No sensitive plant species were found to have a moderate to high potential to occur on the project Michael Brandman Assoc/atas H:\Client\2636\26360006\SBAC Addendum 040907.doc 5-22 I I I I I I I I I I I I I I I I I I I CIty of San Barnardino InllJal Study for Soulhgata Environmental Checklist Form site. Santa Ana River woolly star (SARWS) (Eriastrum densifolium ssp. sanctorum) SARWS is endangered and appears on both the State and Federa1lists, and should be included as a special status species as the project site is immediately adjacent to the Santa Ana River. Habitat for SARWS is considered moderately low on the SWP site. However, a Conservation Management Area (CMA) which serves as woollystar habitat is located south and east of the SWP between the airport runway and the Santa Ana River. Immediately east and north of the CMA lies the Open Space Management Area (OSMA). These two conservation areas belong to the San Bernardino International Airport. Previous surveys have identified the presence of the listed SBKR on the SWP site. In addition, the SAR WS is also potentially present. In contrast, data indicates that these species are not present on the Hubbs, Koo, or DF AS sites. Based on available data, the project proponent will have to obtain a federal Endangered Species Act Section lO(a) permit from or Section 7 Consultation with the USFWS that will compensate for the loss of any suitable onsite habitat that supports these species on the SWP site. The previous EIR identified eight detailed mitigation measures (3-1 through 3-8) to reduce impacts to biological resources to less than significant levels. The following measure is an expansion of the 1995 EIR mitigation measure 3-2 to ensure that those impacts remain at less than significant levels: BR-1 Prior to issuance of grading permits for the SWP site, the developer shall obtain either a federal Endangered Species Act (ESA) Section lO(a) permit from or ESA Section 7 Consultation with USFWS for potential impacts to the SBKR or SARWS. The project site is isolated and disturbed, so appropriate offsite SBKR SARWS habitat shall be secured at a minimum 2: 1 ratio based on surveys prior to grading. This measure shall be implemented to the satisfaction of the City Planning Director. (This is an expansion and refmement ofMM 3-2 from the 1995 EIR..). b) Have a substantial adverse effict on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the CDFG or USFWS? Less than Significant Impact with Mitigation Incorporated: The proposed project does not contain any riparian habitat; however the biological assessments found that the SWP, with the exception of the Koo site which has been disked regularly for fire prevention, supports RAFSS. RAFSS is considered a sensitive natural community; however, the previous EIR identified eight detailed mitigation Michael Brandman Associates H:\Cllent\263fl\26360006\SBAC Addendum 040907.doc 5-23 ,I I I I I I I I I I I I I I I I I I I City of San Bernardino InltJal Study for Southgale Environmental Checklist FomI measures (3-1 through 3-8) to reduce impacts to biological resources to less than significant levels. The following measure is an expansion of the 1995 EIR mitigation measure 3-3 given to assure that those impacts remain at less than significant levels: BR-2 Loss ofRAFSS habitat on the SWP, Koo, Hubbs, or DFAS properties shall be mitigated by means of purchasing suitable RAFSS habitat offsite or in a mitigation bank at a minimum 1: 1 ratio. This may apply to SBKR as well. This measure shall be implemented to the satisfaction of the City Planning Director. (This is an expansion ofMM 3-3 from the 1995 EIR.) 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? Less than Significant Impact with Mitigation Incorporated: According to the Jurisdictional Delineation report prepared by MBA, the proposed project will impact one jurisdictional drainage feature found within the project boundary. The feature conveys storm and nuisance flows from a culvert located at the southern portion of the adjacent golf course. Total jurisdictional impacts will include 0.08 acre of non- wetland waters of the United States and State (Appendix D). The following mitigation measure is therefore proposed to assure there are no significant impacts to jurisdictional land: BR-3 Prior to issuance of grading permits on the SWP site, the applicant shall consult with the Regional Water Quality Control Board, U.S. Army Corps of Engineers, and California Department ofFish and Game, as appropriate, to obtain permits or approvals related to the federal Clean Water Act and State Fish and Game codes, as applicable, and which may include appropriate mitigation at a minimum 2: 1 replacement. This measure shall be implemented to the satisfaction of the City Planning Director. 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? Less than Significant Impact: Though the proposed project will change the site, the site does not include a recognized wildlife corridor, and would not impede the Michael Brandman Assoc/ales H:\CIient\2636\26360006\SBAC Addendum 040907.doc 5-24 I I I I I I I I I I I I I I I I I I I City of San Bernardino Inlt/al Study for Southgate EnvIronmental Checklist Fonn movement of fish or wildlife. Neither the project site, nor the surrounding area represents a native wildlife nursery site, and will not impede the use of a wildlife nursery site. Because the proposed project will not impede the movement of wildlife, nor will it impede the use of a wildlife nursery site, the project will not create a significant impact in respect to this threshold. e) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Less than Significant with Mitigation Incorporated: The proposed project site is partially or completely within the Biological Resource Management Area (BRM) as described in the City General Plan, Figure 41 (SAN 1989). The General Plan lists policies associated to development within a BRM area. The Koos, Hubbs, and DFAS sites have been assessed by a qualified biologist and was determined that neither sensitive species nor sensitive habitats are present. The proposed project is consistent with the current land use designation and zoning, and it is not within a formally established habitat conservation plan (HCP) or natural communities conservation plan (NCCP). However, the SWP site is adjacent to both a Conservation Management Area (CMA) for woollystar habitat and an Open Space Management Area (OSMA) established for SBKR (see Exhibit 6). Since the project may conflict with an adopted conservation plan, the following mitigation measure is proposed to help assure that development of the SWP site will not have significant impacts on conservation plans or areas: BR-4 Prior to issuance of grading permits for the SWP property, a qualified biologist shall certify that the proposed layout of buildings and improvements on the project site are compatible with and do not restrict implementation of the CMA and OSMA plans in the immediate area. This conclusion shall be based on the results of current surveys for SBKR and SARWS. This measure shall be implemented to the satisfaction of the City Planning Director. 1) Other: This category is for any other issues that involve biological resources. At this time, no other issues are known in this regard. No Impaet: No other impacts to any biological resources are considered to occur as a result of this project. Michael Bramlman Associates H:\Client\2636\26360006\SBAC Addendum 040907.doc 5-25 I I I I I I I I I I I I I I I I I I I co rJl 0 ..... C1l w .- Q) a .c.... 0:: :E<e ~ x c:: UJ UJ 0 5 :; :c C1l w 2: ~ ~ ~ o ~ o ::> o Q) UJ (.) .... :l o rJl Q) a:: C1l (.) 00, o o i:ii $ [ilu. "! ~ o "' III [il ~ I I I I I I I I I I I I I I I I I I I City of San Bernardino Initial Study for Southgate Envlronmantsl Checklist Form NOTE: The currently proposed project will implement the mitigation measures already proposed in the previous EIR to help assure that potential impacts to biological resources, including the SBKR, are kept at less than significant levels (pages 4.3-25 to 4.3-32, LSA 1995). The proposed San Bernardino Alliance California Specific Plan will not alter the fmdings of the 1995 San Bernardino International Trade Center Specific Plan EIR with respect to biological resources. The non-physical Specific Plan Amendments will have no impacts on biological resources. 5.5 - CULTURAL RESOURCES Would the project: a) Be developed in a sensitive D 0 0 ~ archaeological area as identified in the City's General Plan? b) Cause a substantial adverse change in 0 0 0 ~ the significance of an archaeological resource pursuant to ~15064.5 of CEQA? c) Cause a substantial adverse change in 0 0 ~ 0 the significance of a historical resource as defmed in ~15064.5 ofCEQA? d) Directly or indirectly destroy a unique D 0 0 ~ paleontological resource or site or unique geologic feature? e) Disturb any human remains, including D D 0 ~ those interred outside of formal cemeteries? t) Other: D 0 0 ~ According to the 1995 EIR: no prehistoric sites have been recorded on NAFB or within I mile of the base boundaries; no facilities were considered significant under Historic Register criteria; the Native American Heritage Commission concluded that there are no sacred sites within the NAFB environs; Michael Brsndman Assoclatas H:\Client\2636\26360006\SBAC Addendum 040907.doc 5-27 I I I I I I I I I I I I I I I I I I I City of San Bernardino InlfJal Study for Southgate Environmental Checklist Form no fossil remains have been identified or recorded in the project area, and none are expected given the depth of alluvium and recent scouring. Discussion: Would the Project: a) Be developed in a sensitive archaeological area as identified in the City's General Plan? No Impact: The previous EIR determined that the project would not have significant impacts on cultural resources. The City's General Plan designates areas that are considered to be archaeologically sensitive throughout the City. The proposed project is not within one of these areas; and therefore will not have a significant impact on a sensitive archaeological area as identified in the City General Plan. This conclusion also applies to the vacant and former Hubbs, Koo and DF AS parcels property being added to the Specific Plan. However, the City must comply with the requirements of SB 18 in terms of consultation with local Native American groups. b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to 915064.5 ofCEQA? No Impact: There are no known archeological resources within the project boundaries, and the previous EIR determined that the project would not have significant impacts on cultural resources. This conclusion also applies to the former Hubbs, Koo and DF AS parcels property being added to the Specific Plan. c) Cause a substantial adverse change in the significance of a historical resource as defined in 915064.5 ofCEQA? Less Than Significant Impact: According to the City's current General Plan, there are no known historical resources within the program or project boundaries, including the former Hubbs and Koo property to be added to the Specific Plan. In 1992, the State Office of Historic Preservation (SOHP), Department of Parks and Recreation, concluded that the 43 World War II structures onsite were not historically significant due to their "lack of integrity" and the "absence of any demonstrably unusual significance relative to their role in World War II in U.S. history" (Appendix G). This conclusion is still valid based on their characteristics and not to their physical age (i.e. age in 1992 was slightly less than 50 years, now they are over 60 years old). Therefore, the conclusion is still valid for the proposed project. In addition, the clubhouse and related buildings at the former Palm Meadows Golf Course, which were built in the 1950s, are not considered historically significant, similar to the conclusion by the SOHP referenced above. Mlchaal Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 5-28 I I I I I I I I I I I I I I I I I I I City of San Beman/lno Initial Study for Southgata Environmental Checklist Fonn d) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? No Impact: According to the City's General Plan, there are no known paleontological resources within the project boundaries, including the Hubbs and Koo parcels. e) Disturb any human remains, including those interred outside offormal cemeteries? No Impact: There are no known human remains within the project site. j) Other: This category is for any other issues that involve cultural resources. At this time, no other issues are known in this regard. No Impact: No other impacts to any cultural resources are considered to occur as a result of this project. The proposed San Bernardino Alliance California Specific Plan will not alter the findings of the 1995 San Bernardino International Trade Center Specific Plan EIR with respect to cultural resources. In addition, the non-physical aspects of the SPA will have no impacts related to cultural resources. 5.6 - GEOLOGY AND SOILS Would the project: a) Involve earth movement (cut and/or fill) D D ~ D based on information included in the Project Description Form? b) Expose people or structures to potential D 0 ~ D substantial adverse effects, including the risk ofloss, injury, or death? c) Be located within an Alquist-Priolo D D ~ D Earthquake Fault Zone? d) Result in substantial soil erosion or the D D ~ D loss of topsoil? Michael Brandman Assoclatas H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 5-29 I I I I I I I I I I I I I I I I I 'I I City of San Bernardino Initial Study for Southgata Environmental Checklist Fonn Be located within an area subject to landslides, mudslides, subsidence, or otber similar hazards as identified in tbe City's General Plan? f) Be located within an area subject to 0 D ~ D liquefaction as identified in the City's General Plan? g) Modify any unique physical feature D 0 ~ D based on a site survey/evaluation? h) Result in erosion, dust, or unstable soil 0 D ~ D conditions from excavation, grading, fill, or otber construction activities? i) Other: D 0 D ~ According to tbe Project Description Form prepared by Thienes Engineering, grading will be balanced on site and will consist of 380,000 cubic yards of cut and fill; tbe area is not located in the Hillside Management District; and, tbe maximum height and grade of constructed slopes is 10 feet. Discussion: Would the project: a) Involve earlh movement (cut and/or fill) based on information included in the Project Description Form? Less than Significant Impact: The project site gently slopes toward tbe Santa Ana River. The proposed grading plan shows tbat earthwork will include onsite cut and fill of 380,000 cubic yards, mainly due to tbe size of tbe site and to level tbe undulating topography oftbe former golf course. Overall elevations onsite will not be substantially changed, merely leveled to support new buildings. Therefore, impacts related to earthwork are considered to be less tban significant. b) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death? Less than Significant Impact: According to data from tbe California Geological Survey (CGS), tbe project site is not located within any special risk zones other tban tbe potential for liquefaction (see Section 4.6.fbelow). In addition, tbe previous EIR Michael Brandman Associates H:\ClienI\2636\26360006\SBAC Addendum 040907.doc 5-30 I I I I I I I I I I I I I I I I I I I City of San Barnamlno Initial Study for Southgate Envlronmantal Chackllst Form did not identify any unusual or unique geotechnical constraints on the project site (page 4.1-6, LSA 1995). c) Be located within an Alquist-Priolo Earthquake Fault Zone? Less than Significant Impact: The proposed project is not within an Alquist-Priolo Special Study Zone, as shown in the City General Plan. Therefore, the project will have a less than significant impact relative to adverse seismic effects or as it relates to being located within an Alquist-Priolo Earthquake Fault Zone. The buildings and improvements of the project will be required to comply with applicable seismic design criteria. With implementation of standard City development requirements, the proposed project will have less than significant impacts relative to seismic constraints and potential fault-related impacts. In addition, the previous EIR recommended implementation of mitigation measure 1-1 requiring site specific geotechnical studies once actual building locations were selected - this measure will be implemented for this project as well. This measure will also be applied to the vacant and former Hubbs and Koo parcels which is being added to th~ Specific Plan. d) Result in substantial soil erosion or the loss of topsoil? Less than Significant Impact. Grading for the project does have the potential to expose soils that would be subject to erosion by wind and water. However, the City Development Code contains strict erosion control procedures, and the RWQCB requires the implementation of a variety of Best Management Practices (BMPs) on constroction and operation of the project which will minimize potential erosion from the site over the short- and long-term. Therefore, this potential impact would remain at less than significant levels. In addition, the previous EIR recommended implementation of mitigation measure 1-2 to reduce wind erosion during grading, and this measure will be implemented for this project as well. This measure will also be applied to the vacant and former Hubbs and Koo property which is being added to the Specific Plan. e) Be located within an area subject to landslides. mudslides. subsidence. or other similar hazards as identified in the City's General Plan? Less than Significant Impact: The site contains low slope related to the Santa Ana River immediately south of the project site. The proposed project area has very low potential to create landslides or mudslides, including the Hubbs, DF AS, and Koo properties, which are essentially level. The proposed project is also identified in the Mlch881 Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 5-31 II I I I I I I I I I I I I I I I I I I City of San Bernardino Inroal Study for Southgate Envlronmentel Check/1st Fonn City's new General Plan as being within an area of potential subsidence, based on historic subsidence in the area. With implementation of standard City development standards, including foundation design and construction, potential impacts from subsidence will be reduced to less than significant levels, including the Hubbs, DF AS, and Koo properties being added to the Specific Plan. Therefore, the project will not create significant impacts in this regard. f) Be located within an area subject to liquefaction as identified in the City's General Plan? Less than Significant Impact: The proposed project site is adjacent to the Santa Ana River and in an area of potential liquefaction. However, the actual degree of liquefaction is based on actual soil conditions and groundwater levels. With implementation of standard City development standards, including foundation design and construction, potential impacts from liquefaction will be reduced to less than significant levels, including the Hubbs, DF AS, and Koo properties being added to the Specific Plan. g) Modify any unique physical feature based on a site survey/evaluation? Less than Significant Impact: The proposed project area does not include any known unique features that would be impacted by development of the project. The project, then, will not have a significant impact in this regard. h) Result in erosion, dust, or unstable soil conditions from excavation, grading, fill, or other construction activities? Less than Significant Impact: The site does not appear to contain any unusual soil conditions, including the vacant and former Hubbs and Koo property, and the City's standard erosion control measures and best management practices will help assure the project will not create any significant impacts in this regard. i) Other: This category is for any other issues that involve earth-related constraints. At this time, no other issues are known in this regard. No Impact: No other impacts to any geologic or soil conditions are expected to occur as a result of this project. The proposed San Bernardino Alliance California Specific Plan will not alter the fmdings of the 1995 San Bernardino International Trade Center Specific Plan EIR Michael Brendman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 5-32 I Cffy of San Bemardlno In/Ual Study for Southgate Environmental Checklist Form I with respect to geology and soils. In addition, the non-physical aspects of the SPA will have no impacts related to geology and soils. I I I I I I I I I I I I I I I I Michael Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 5-33 I I City of San Bernardino Initial Study for Southgate Envlronmantal Checklist Fonn I I I 5.7 - HAZARDS AND HAZARDOUS MATERIALS I Would the project: a) Create a significant hazard to the public 0 0 ~ 0 or the environment through the routine I transport, use, or disposal of hazardous materials? I b) Create a significant hazard to the public 0 0 ~ 0 or the environment through reasonably foreseeable upset and accident I conditions involving the release of hazardous materials into the environment? I c) Emit hazardous emissions or handle 0 0 ~ 0 hazardous or acutely hazardous I materials, substances, or waste within one-quarter mile of an existing or proposed school? I d) Be located on a site which is included 0 ~ 0 0 on a list of hazardous materials sites compiled pursuant to Government I Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? I e) For a project located within an airport 0 0 ~ 0 land use plan or, where such a plan has I not been adopted, within two miles of a public airport or public use airport, would the project result in a safety I hazard for people residing or working in the project area? f) Impair implementation of or physically 0 0 0 ~ I interfere with an adopted emergency response plan or emergency evacuation plan? I I MIchael Brandman Associatas 5-34 I H:\CIlent\2636\26360006\SBAC Addendum 040907.doc I I I I I I I I I I I I I I I I I I I City of San Bernardino Initial Study for Southgate Environmental Checklist Form 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? h) Other: D D D ~ Discussion: Would the project: 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? Less than Significant Impact: The specific industrial uses of the site are not known at present, however, the City's Development Code, fire department regulations, and the State's occupational safety codes regulate the use, storage, and transport of hazardous materials within the City. Once the type of use is known, the types of hazardous materials associated with this use will also be known. Industrial uses are required to register with the local fire department and have appropriate material safety data sheets (MSDS) onsite so that workers and emergency responders will be aware of what chemicals and/or hazardous materials are located at a particular site. As long as city, county, and state regulations regarding hazardous materials are implemented, no significant impacts related to hazardous materials are expected. Construction on any of these sites will require compliance with the City's Stormwater Pollution Prevention Plan (SWPPP) requirements, including if any hazardous materials are spilled during construction. This conclusion applies to the vacant SWP, Hubbs, and Koo properties, and the existing DFAS property, the later three of which are being added to the Specific Plan. The proposed project, including the SWP, Hubbs, Koo and DFAS properties, are not within one-quarter mile of an existing or proposed school. The nearest school is Mlcheet Brandman Associates H:\Client\2636\26360006\SBAC Addendum 040907.doc 5.35 I I I I I I I I I I I I I I I I I I City of San Barnardino Inilial Study for Southgata environmental Checklist Fonn Monterey Elementary School on Monterey Avenue located approximately one mile from the proposed project site. d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? Less than Significant with Mitigation Incorporated: Several specific facilities or uses on the project site are included on the state Cortese list as involving hazardous materials. However, since the base closed in 1994 the site has been in remediation and cleanup is nearly completed. Much of the project area has been treated and/or decontaminated through intense remediation, and any remaining areas requiring clean up will be remediated prior to development. The USAF is ultimately responsible for any and all remediation necessary because of military activities. At present, there are three contaminate sites within or adjacent to the proposed project, that are currently undergoing or are planned for remediation in the near future: 1) lead contamination at the former air force base gun range; 2) ongoing cleanup of dioxin at various locations south of the airport runways; and 3) ponds associated with a former industrial wastewater treatment plant. The following mitigation measures are listed in the 1995 EIR and would apply to the proposed project (see Appendix H): 6-1 Prior to the approval of any building permit or grading permit within the project area, the applicant shall provide written evidence to the Planning and Building Services Director, City of San Bernardino, that the Air Force has released the site for development, ant that the proposed development will not hinder the efforts to clean up the TCE plume identified beneath and down gradient of the former NAFB site. 6-2 Prior to the approval of any building or grading permit within the project area, the applicant shall provide written evidence to the Planning and Building Services Director, City of San Bernardino, that an individual site survey meeting City of San Bernardino requirements for hazardous waste has been conducted. I Michael BrancJman Associates H:\CIient\2636\26360006\SBAC Addendum 040907.doc 5-36 I I I I I I I I I I I I I I I I I I I I City of San Bernardino Inltiat Study for Southgata Envlronmanlal Chackllst Fonn 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? Less than Significant Impact: The project site is within two miles of the San Bernardino International Airport (in fact, it is adjacent to the airport property). According to the 2003 SBIA Airport Influence Map, the project site is within the Inner Turning Zone (Zone 3), the Sideline Safety Zone (Zone 5), and the Traffic Pattern Zone (Zone 6) of this airport. The Airport Traffic Pattern Zone includes height restrictions, and the proposed project will not exceed these height restrictions and will be consistent with the development code (i.e. less than 60 feet) The proposed project is also part of the SBIA Specific Plan which promotes specific land uses around the airport that are expected to compliment and not conflict with the flight- related restrictions and requirements of airport operations. New industrial uses will introduce new sources of light and glare adjacent to the airport property (i.e., inunediately south of the runway), so the project has the potential to create significant impacts on airport safety (see Section 5.1, Aesthetics). Implementation of Mitigation Measure AE-I will help assure that these impacts will remain at less than significant levels. A more detailed analysis of the project's consistency with these airport zones and their requirements is included in Section 5.9, Land Use and Planning. In addition, mitigation measure AE-I in this document restricts building heights per applicable safety zone limits, based on the airport land use master plan. f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? No Impact: The project site, including the Hubbs, Koo and DF AS properties, are proximate to Tippecanoe Avenue, a major arterial through this industrial area. Development of the proposed project is consistent with the City's General Plan and so no significant impacts are expected relative to emergency response plans or evacuation routes. g) 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? Less than Significant Impact: The City of San Bernardino General Plan has mapped areas considered to be fire hazard areas. This area is predominantly within the foothill communities. The proposed project site, including the former Hubbs, Koo and DF AS property, is not within this mapped area, and is not within wildlands and would not have a significant risk ofloss, injury or death involving wildland fires. Michael Brandman Associates H:\Cllent\2636\26360006\5BAC Addendum 040907.doc 5-37 II I I I I I I I I I I I I I I I I I I City of San Barnardino Inlt/al Study for Southgate Environmentel Checklist Form h) Other: This category is for any other issues that involve hazards. At this time, no other issues are known in this regard. No Impact: No other impacts to hazards are expected to occur as a result of this project. The proposed San Bernardino Alliance California Specific Plan will not alter the fmdings of the 1995 San Bernardino International Trade Center Specific Plan EIR with respect to hazardous materials. In addition, the non-physical aspects of the SPA will have no impacts related to hazards and hazardous materials. 5.8 - HYDROLOGY AND WATER QUALITY Would the project: a) Violate any water quality standards D D ~ D or waste discharge requirements? b) Substantially deplete groundwater D D ~ D 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 D D ~ D drainage pattern of the site or area, including through the alteration of the course of a stream orriver, in a manner which would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing D D ~ D 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 Michael Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 5-38 I City of San BsmaRilno Initial Study for Southgate Envlronmantal Checklist Fonn I I amount of surface runoff in a manner I which would result in flooding on- or off-site? e) Create or contribute runoff water D D ~ D I which would exceed the capacity of existing or planned stormwater drainage systems or provide I substantial additional sources of polluted runoff, such as from areas of material storage, vehicle or I equipment maintenance (including washing or detailing), waste handling, hazardous materials handling or storage, delivery areas, I loading docks, or other outdoor areas? t) Otherwise substantially degrade D ~ D D I water quality? D D D ~ g) Place housing within a 1 DO-year I flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other I flood hazard delineation map? h) Place within a 1 DO-year flood hazard D D ~ D I area structures which would impede or redirect flood flows? i) Expose people or structures to a D D ~ D I significant risk ofloss, injury, or death involving flooding, including flooding as a result of the failure of a I levee or dam? D D ~ D j) Inundation by seiche, tsunami, or I mudflow? k) Other: D D D ~ I Discussion: Would the project: I a) Violate any water quality standards or waste discharge requirements? I Michael Brandman Associates 5-39 I H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 1- I I I I I I I I I I I I I I I I I City of San Bernardino Initial Study for Southgate Environmental Checklist Form b) Substantially deplete groundwaler 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 or area, including through the alteration of the course of a stream or river, in a manner which 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 which would result in flooding on- or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff, such as from areas of material storage, vehicle or equipment maintenance (including washing or detailing), waste handling, hazardous materials handling or storage, delivery areas, loading docks, or other outdoor areas? Less than Significant Impact: Although the site is adjacent to the Santa Ana River, it is separated by an existing service road and existing drainage structures, and proposed in an area planned for industrial uses. Runoff from the site currently flows toward and into the adjacent Santa Ana River. Once the site is developed, runoffwill be diverted to constructed detention basins within the project's boundaries before it discharges to the river. The basins will be regularly maintained to remove sediments and other urban pollutants that build up, so water-related impacts are expected to be less than significant in this regard. This conclusion also applies to the Hubbs, Koo and DF AS properties which are being added to the Specific Plan. The three sites being added to the plan are relatively flat and surrounded by urban development with improved storm drains. 1) Otherwise substantially degrade water quality? I I Less than Significant Impact with Mitigation Incorporated: Development of the site will produce urban runoff, but the project will be designed and graded such that runoff will flow into detention basins before reaching the river. Runoff from the site will be increased due to the covering over of native soils with impervious surfaces (e.g., asphalt, buildings). The project will contain natural or constructed filtration systems to pre-treat urban runoff before it reaches the river. In addition, the City requires the submittal of a Water Quality Management Plan to identify how urban runoff and pollutants will be controlled. The City will also require the project to comply with erosion control measures, and the RWQCB will require the implementation of Best Management Practices to control short- and long-term Michael Srandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 5-40 I. I I I I I I I I I I I I I I I I I I City of San Bemardlno Initial Study for Southgate Environmental Checklist Form surface water quality impacts. Mitigation measures 2-1 through 2-3 listed in the 1995 EIR (see Appendix II) will assure that runoff from the project site will not adversely affect water quality of the Santa Ana River: g) Place housing within a 1 OO-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? No Impact: The proposed project site, including the Hubbs, Koo and DF AS properties, does not include any housing, and therefore will not place housing within a I OO-year flood hazard area, and not have an impact as it regards to placing housing within a 100-year flood zone. h) Place within a lOO-year flood hazard area structures which would impede or redirect floodflows? Less than Significant Impact: The proposed project is adjacent to the Santa Ana River and in an area determined to by the Federal Emergency Management Agency (FEMA) to be within the 100-year flood zone according to the previous EIR (Figure 4.2.1, LSA 1995). However, the project will be constructed so that all improved structures will be at least I foot above the identified I DO-year flood limit, as required by FEMA flood insurance requirements. Because the project will not place structures within the 100-year flood hazard zone, it will not impede or redirect the flood flows and will not have a significant impact in this regard. i) Expose people or structures to a significant risk of loss, injury, or death involving flooding, includingflooding as a result of the failure of a levee or dam? Less than Significant Impact: The proposed project is adjacent to the Santa Ana River but separated by a berm and service road. It is within a 100-year flood zone as identified in the previous EIR (Figure 4.2.1, LSA 1995) and on the ESRlIFEMA Hazard Awareness Site. The project developer shall raise the finished floor elevations of the buildings onsite to at least one foot above the 100-year flood limit, according to FEMA flood insurance requirements. This requirement also applies to the Hubbs, Koo, and DF AS properties being added to the Specific Plan. The Seven Oaks Dam was recently completed upstream of the project site, and if it failed would likely result in a catastrophe along the Santa Ana River, all the way into Orange County, including the project site. The Seven Oaks Dam is, however, a relatively new dam (completed in 2000) and has a very low chance of failure due to Michael Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 5-41 I I I I I I I I I I I I I I I I I I I City of San BarnarrJlno Initial Study for Southgate Environmental Checklist Form the technology that is used to build modem dams. Because dam failure is extremely unlikely, the proposed project will have less than significant impacts in this regard. j) Inundation by seiche, tsunami, or mudflow? Less than Significant Impact: The proposed project is not near a large body of water, therefore seiche and tsunami are not possible, and the site is relatively flat, without any major hills to produce mudflows; therefore, the site has a very low chance of being impacted by seiche, tsunami, or mudflow, and will not have a significant impact as it relates to these hazards. k) Other: This category is for any other issues that involve water or water quality. At this time, no other issues are known in this regard. No Impact: No other impacts to water or water quality are expected to occur as a result of this project. The proposed San Bernardino Alliance California Specific Plan will not alter the findings of the 1995 San Bernardino International Trade Center Specific Plan EIR with respect to hydrology and water quality. In addition, the non-physical aspects of the SPA will have no impacts related to hydrology and water quality. 5.9 - LAND USE AND PLANNING Would the project: a) Physically divide an established community? D D ~ D 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? D D ~ D Mlcheet Brandman Associates H:\Client\2636\26360006\SBAC Addendum 040907.doc 5-42 I I I I I I I I I I I I I I I I I I I City of San Bemardlno Inn/al Study for Southg&ltJ Envlron"""'tal ChtICkJlst Fonn c) Conflict with any applicable habitat conservation plan or natural community conservation plan? d) Be developed within the Hillside Management Overlay District? o o o ~ e) Be developed within Foothill Fire Zones A, B, or C as identified in the City's General Plan? o o o ~ f) Be developed within the Airport Influence Area as adopted by the San Bernardino International Airport Authority? o o ~ o g) Other: o ~ o o Discussion: Would the project: a) Physically divide an established community? Less than Significant Impact: The surrounding land use is primarily airport and industrial use with areas of vacant land next to the river, and some mixed use rural residential with commercial development west of Tippecanoe Avenue. The proposed project would be consistent with the surrounding land uses and would not physically divide an established community, including the Hubbs, Koo and DF AS site to be added to the Specific Plan. 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? Less than Significant Impact: The Southgate Warehouse Project site is consistent with both the current and the proposed Specific Plans. The proposed project will not conflict with the land use plan found in the City General Plan, and would not create a significant impact related to land use. The Hubbs and Koo properties are zoned for industrial uses so the proposed project is also consistent with land use and zoning designations for this additional property as well. MlchHt Bnlndlllllll_'stes H:\Client\2638\26360006BAC Addendum 040907.doc 5-43 I I I I I I I I I I I I I I I I I I I City of San Bernardino Initial Study fo, Southgata Environmental Checklist Fann c) Conflict with any applicable habitat conservation plan or natural community conservation plan? Less than Significant Impact with Mitigation Incorporated: The proposed project is within the Biological Resources Management Area (BRM) as defined in the General Plan. The project site is currently designated for Industrial land use, which is not prohibited qy the BRM designation. The proposed project would not conflict with the BRM designation. Previous surveys have identified the presence of the listed SBKR on the project site. Therefore, the project proponent will have to obtain a federal Endangered Species Act Section 10(a) permit from or Section 7 Consultation with the USFWS. As implementing required permitting procedures regarding biological resources, the previous EIR identified eight detailed mitigation measures (3-1 through 3-8) to reduce impacts to biological resources to less than significant levels. Therefore, implementation of mitigation measure BR-l in Section 4.4, Biological Resources, of this document will help assure that potential impacts in this regard remain at less than significant levels d) Be developed within the Hillside Management Overlay District? No Impact: The proposed project, including the new former Hubbs, Koo and DF AS property, is not within the Hillside Management Overlay District. e) Be developed within Foothill Fire Zones A, B, or C as identified in the City's General Plan? No Impact: The proposed project is not within Foothill Fire Zones A, B, or C as identified in the City General Plan. j) Be developed within the Aitport Influence Area as adopted by the San Bernardino International Airporl Authority? Less than Significant Impact: The project site is within 2 miles of the San Bernardino International Airport, and most of it is actually adjacent to the south side of the airport property. The Koo portion of the SWP is within the Inner Turning Zone (Zone 3), and a portion of the remaining SWP area is within a Sideline Safety Zone (Zone 5), according to the 2003 Airport Influence Map provided by the SBIA. The entire project area is within the Airport Influence Area, and more specifically, most of the golf course is within the Airport Traffic Pattern (Zone 5) which includes Michael Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 5-44 I I I I I I I I I I I I I I I I I I I City of San Barnardino InltJal Study for Southgate Environmental Checklist Form height restrictions. These zones have height restrictions based on the California Airport Land Use Planning Handbook. The Koo property has the potential for most restriction because it is located in Zone 3, the Inner Turning Zone. The SPA limits building heights to 60 feet, so the proposed project will not exceed the airport zone height restrictions. The proposed project is also part of the SBIA Specific Plan which promotes specific land uses around the airport that will compliment and not conflict with the flight-related restrictions and requirements of airport operations (i.e. consistent with airport influence area guidelines). Therefore the potential land use impacts are less than significant. g) Other: This category is for any other issues that involve land use or planning. At this time, no other issues are known in this regard. Less Than Significant with Mitigation: A number of potential impacts of the project are directly related to the amount of square footage constructed by the project (e.g., traffic, air pollution, noise, etc.). The proposed specific plan amendment would allow up to 14 million square feet of buildings to be built, assuming all developable land were build at the maximum floor area ratio. However, the project area already contains new development that has been built to less than the maximum FAR. Therefore, the project description indicates that the actual planned buildout of the project would be 11.6 million square feet. The following measure is therefore proposed to help assure that land use and other impacts related to ultimate buildout of the project are limited to that identified in this document: LU-1 Prior to issuance of any building permits, the developer shall demonstrate that the entire specific plan development is within a buildout limit of 11.6 million square feet. This measure shall be implemented to the satisfaction of the City Planning Director. No other impacts to land use or planning are expected to occur as a result of this project. The proposed San Bernardino Alliance California Specific Plan will not alter the fmdings of the 1995 San Bernardino International Trade Center Specific Plan EIR with respect to land use. In addition, the non-physical aspects of the SPA will have no impacts related to land use and planning. Michael Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc S-45 I I I I I I I I I I I I I I I I I I I City of San Bernardino InltJal Study for Southgate Environmental Checklist Form 5.10 - MINERAL RESOURCES Would the project: a) Result in the loss of availability of a D D IZI D known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of a locally-important D D ~ D mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? c) Be located in a Mineral Resource Zone D D ~ D as adopted by the State Mining and Geology Board and identified in the City's General Plan? Discussion: Would the project: a) Resull 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 a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? c) Be located in a Mineral Resource Zone as adopted by the State Mining and Geology Board and identified in the City's General Plan? Less than Significant Impact: The proposed project is adjacent to an area designated by the City's new General Plan as a regionally significant for construction aggregate (sand and gravel) (i.e., the Santa Ana River). This designation is extensive, and is found along the Santa Ana River, the Cajon Wash, Lytle Creek, Wann Creek and City Creek. However, the site is planned for and surrounded by industrial development. The Santa Ana River channel is located south of the site, but the primary aggregate resources of the river are contained within the river channel, while the project site is on the first flood terrace. For these reasons, extraction of mineral resources from the project site would be problematic compared to the adjacent riverbed. Therefore, development of the project site, including the Hubbs, Koo and DF AS properties, does not represent a significant loss of mineral resources Michael Brandman Associates H:\Client\2636\26360006\SBAC Addendum 040907.doc 5-46 I I I I I I I I I I I I I I I I I I I City of San Bernardino Inll/al Study for Southgata Environmental Checklist Form or a mineral resource zone. It should also be noted that even development of the site would not preclude its future use for mineral extraction (i.e., sand and gravel) but might require demolition of structures on the site. The proposed San Bernardino Alliance California Specific Plan will not alter the fmdings of the 1995 San Bernardino International Trade Center Specific Plan EIR with respect to mineral resources. 5.11 - NOISE Would the project result in: a) Exposure of persons to or generation of 0 181 D D noise levels in excess of standards established in the City's General Plan or Development Code, or applicable standards of other agencies? b) Exposure of persons to or generation of 0 181 D D excessive groundbome vibration or groundbome noise levels? c) A substantial permanent increase in D IZI D D ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic D 181 0 D increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport D D 181 D land use plan or Airport Influence Area, would the project expose people residing or working in the project area to excessive noise levels? t) Other: D D D 181 Michael Brandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 5-47 I I I I I I I I I City of San Bamarr/lno In/Ual Study for Southgata Environmental Chackllst Fonn Discussion: Would the project: a) Exposure of persons to or generation of noise levels in excess of standards established in the City's General Plan or Development Code, or applicable standards of other agencies? Less than Significant Impact with Mitigation Incorporated: The previous EIR identified significant long-tenn noise impacts from project operation. The proposed project is within an area zoned for industrial uses, which would allow for operations that may be considered to be noisy. In addition, the former Koo property to be added to the Specific Plan is adjacent to residential uses, and may create new noise impacts, however the impacts were already evaluated in the 1995 EIR and a detennination was made that the impacts would be significant. The long-tenn impacts to noise will be significantly less than what was originally analyzed because the proposed land use is less intense (from traditional warehouse to "high cube") and will generate less traffic. The specific operations of the project are not known at this time; however, all future tenants will be required to comply with City noise standards. b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? I I I I I I I I Less than Significant Impact with Mitigation Incorporated: The proposed project is within an area zoned for industrial uses, which would allow for operations that may produce groundbome vibration or groundbome noise. The specific operations are not known at this time; however, all future tenants will be required to comply with City noise standards. c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? Less than Significant Impact with Mitigation Incorporated: The proposed project will result in additional noise. The proposed project, including the additional Hubbs and Koo parcels will create additional vehicle traffic, and some operation may produce noise which would increase the ambient noise levels in the project vicinity. d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? Less than Significant Impact with Mitigation Incorporated: The proposed project may require construction, which will result in a temporary increase in ambient noise levels; however, noise levels would subside once construction of the proposed I I Mlchaal Brandman Associatas H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 5-48 I I I I I I I I I I I I I I I I I I I City of San Barnardlno Initial Study for Southgate Envlronmantel Checklist Form project is completed. Two types of noise impacts could occur during the construction phase. First, the transport of workers and equipment to the construction site would incrementally increase noise levels along site access roadways. Even though there would be a relatively high single-event noise exposure potential with passing trucks, the increase in noise would be less than significant when averaged over a 24-hour period and, therefore, would have a less than significant impact on noise receptors along the truck routes. The second type of impact is related to noise generated by onsite construction operations and the vicinity would be subject to elevated noise levels due to the operation of onsite construction equipment. Construction activities are carried out in discrete steps, each of which has its own mix of equipment, and consequently its own noise characteristics. These various sequential phases would change the character of the noise levels surrounding the construction site as work progresses. Construction- related noise will result in a temporary change in ambient noise levels. Noise generated by construction equipment, including trucks, graders, bulldozers, concrete mixers, and portable generators, can reach significant levels ranging from 70 dBA to 105 dBA. Impacts from construction are considered short-term impacts since noise will cease upon completion of construction activity. The nearest sensitive receptors are located southwest of the site and south of the Santa Ana River. Residences are over a quarter mile away from the project site, and although there are intervening structures that block the line of site, so existing residences will likely not be disturbed by noises from the project site. The previous EIR contained the following six measures (see Appendix II) to mitigate the noise impacts from construction activities to be less than significant levels: 8-1 Restriction of construction hours per noise ordinance; 8-2 Maintain muffiers on all construction equipment; 8-3 Stage construction activities away from occupied uses; 8-4 Construct temporary noise barriers where appropriate; 8-5 Utilize equipment with low noise levels; and 8-6 Concentrate noisy activities to minimize duration of impacts With the implementation of the above mitigation measures, temporary noise impacts during construction will be less than significant for the currently proposed project, including the new Hubbs and Koo property proposed to be added to the Specific Plan. The addition of the DF AS property will not affect construction noise because the property has already been built out. Michael Brandman Associates H:\Client\2636\26360006\SBAC Addenclum 040907.doc 5-49 I I I I I I I I I I I I City of San Bomardlno Initial Study for Southgate Environmental Checklist Fonn e) For a project located within an airport land use plan or Airport Influence Area, would the project expose people residing or working in the project area to excessive noise levels? Less than Significant Impact: The project site is within two miles of the San Bernardino International Airport which was opened after Norton Air Force Base closed. In fact, most of the site is adjacent to the airport property to the north, except for the new Koo property located south of Palm Meadows Drive. Proposed uses onsite will be industrial in nature, which are not significantly affected by anticipated airport noise. The City's General Plan requires exterior noise levels of70 dB for industrial uses. The San Bernardino International Airport Master Plan (SBIAMP) indicates that, at present (2005), noise levels along the northern portion of the site are estimated to be 60 dB. However, the SBIAMP also indicates noise levels on the northern portion of the SWP site will increase to 65 dB by 2023 as a result in increased air traffic at the SBIA (see Exhibits 7 and 8). Standard construction methods of planned industrial uses and buildings will be sufficient to prevent significant noise impacts on future users. j) Other: This category is for any other issues that involve noise. At this time, no other issues are known in this regard. No Impact: No other impacts to noise are expected to occur as a result of this project. I I I I I The proposed San Bernardino Alliance California Specific Plan will not alter the fmdings of the 1995 San Bernardino International Trade Center Specific Plan EIR with respect to noise. In fact, due to less intense use and improved technology, the proposed project will have significantly less impact with this regard. In addition, the non-physical aspects of the SPA will have no impacts related to noise. I Michael Brandman AS$Oclalas H:\CUent\2636\26360006\SBAC Addendum 040907.doc 5-50 I I I f I !j' I II i GO'~ , ! ppi I L ! I .II J ! s E1E1E1G. I \- -';'fW1 IL.- "";. ,1 ~ ~ . -- L., ;1' ..: ~~. ."':". 'dl"h .0." . I 10;, '.". ... .. .... ~ . ~ . ,,' i ' . .!I .. ~.. lnu 11 I L , I '. ~ !!! en c " E 0- ~ I.)n I I I f . . , 'f:"'- ~ L. ~'t. '-~ i-1 .... .. I ~:'.. \ . ~~ ~ :~';"I , ;..-~ 'i!J ~ '~~ ~ II ~ vi :;; \ ~ '0. " .Ul -. . d 1 .:2 " " ~ t ~! . ..~.:1 l-..!.--i -, r I " ~ " 1 - ~.;..."Jo ~ I I ... . ~ ~~ .... '. ~,- . ; -;< -'. .Ii .-.4' ...~ . ... . I I ',t. ~ I. - t.. _ -: lj:;-.J...;. ir~ I I . I I . .. 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ILJLJ a ;; Illlll Jl ~ ~~8 -":sl ~~ o o o N o o q I ~ I I I I I I I I I I I I I I I I I I I City of San Semanflno Initial Study for Southgate Envlronmerrlel Checldlst Fonn 5.12- POPULATION AND HOUSING Would the project: a) Induce substantial population growth in D D ~ 0 an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Remove existing housing and displace D D D ~ substantial numbers of people, necessitating the construction of replacement housing elsewhere? c) Other. D D 0 ~ Discussion: Would the projeet: 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)? Less than Signifleant Impact: Development of the proposed project, including the addition of the Hubbs, DF AS, and Koo properties to the Specific Plan, would result in new businesses and create additional jobs; however, the Inland Empire, including the City of San Bernardino, has more housing than jobs, so many San Bernardino residents commute to other areas for employment. The proposed project would not induce substantial population growth, but instead would offer employment to the local residents and allow some of them to live and work in the same area. Therefore, the project, including the new properties, will not have a significant impact on population growth. b) Remove existing housing and displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? No Impaet: The proposed project site is currently vacant and/or already in use for non-residential use. The project would not require the removal of any existing housing, and thus would have less than significant impact. Michael Srandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 5-53 I I I I I I I I I I I I I I I I I I I City of San Barnardino InltJal Study for Southgata Envlronmantal Chackllst Fonn c) Other: This category is for any other issues that involve population or housing. At this time, no other issues are known in this regard. No Impact: No other impacts to population or housing are expected to occur as a result of this project. The proposed San Bernardino Alliance California Specific Plan will not alter the fmdings of the 1995 San Bernardino International Trade Center Specific Plan EIR with respect to population and housing. In addition, the non-physical aspects of the SPA will have no impacts related to population or housing. 5.13 - PUBLIC SERVICES a) Would the project result in substantial D 181 D D 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, including medical aid? D 181 0 0 Police protection? D 181 D D Schools? D 181 0 0 Parks or other recreational facilities? D 181 D 0 Other governmental services? D 181 D 0 b) Other: D 0 D 181 Discussion: 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 peiformance objectives for any of the public services: fire Mlchaa/Bnlndman Assochltas H:\CIient\2636\26360006\SBAC Addendum 040907.doc 5-54 I I I I I I I I I I I I I I I I I I I City of San Bernardino Initial Study for Southgate Environmental Checklist Fonn prolection, including medical aid; police protection; schools, parks or other recreational facilities; or other governmental services? Less than Significant Impact with Mitigation Incorporated: The proposed project, including the added Hubbs, Koo and DF AS properties, will incrementally increase the need for public services such as police, fire, etc. Mitigation measures 10-1 through 10-8 as defmed in the 1995 EIR will ensure that no significant adverse impacts are expected relative to the provision of public services. See Appendix H for a complete list of the 1995 mitigation measures. b) Other: This category is for any other issues that involve public services. At this time, nO other issues are known in this regard. No Impact: No other impacts to public services are expected to occur as a result of this project. The proposed San Bernardino Alliance California Specific Plan will not alter the findings of the 1995 San Bernardino International Trade Center Specific Plan EIR with respect to public services. In addition, the non-physical aspects of the SPA will have no impacts related to public services. 5.14 - RECREATION a) Would the project increase the use of 0 0 ~ D 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 D 0 ~ D facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? c) Other: 0 D D ~ Michael Btandman Associates H:\Cllent\2e36\26360006\SBAC Addendum 040907.doc 5-55 I I City of San Bernardino InlUal Study for Sout/Jgata Environmental Chacldlst Fonn Discussion: Would the project: I a) 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? I I I I I I I Less than Significant Impact: The proposed project is for industrial use, and does not include residences. It should be noted that the project site contains a golf course that has since been closed for public use. The Southgate site has been planned for many years to be converted to industrial uses consistent with the SBIA which will now occur under the proposed project. The City General Plan requires that all non- residential development provide on-site open space facilities or pay in-lieu fees. The proposed SWP includes several active and passive recreation areas, along with various trail access points with will connect to the Santa Ana River Trail System. See Exhibit V-13 of the Specific Plan for a map of the Santa Ana River Trail access points. Development of the SWP site will eliminate the former Palm Meadows Golf Course; however, the previous EIR examined the impacts of the conversion of this limited recreational use to industrial use and determined it was not a significant impact. Similarly, the currently proposed project will not have a significant impact on recreation. 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? I I Less than Significant Impact: The current SP includes 7.4 acres ofland which was designated for Public Park or Recreational Purposes through a prior Public Benefit Parcel (PBP) agreement with the IVDA. A former NAFB recreation center which includes multiple outdoor facilities has been converted for public use and is located on this PBP. The agreement states that the only way to move the recreation center is by replacing it with equal or better land including all improvements, therefore there will be less than significant impact in this regard since the facility and the land will be relocated. I I I I I c) Other: This category is for any other issues that involve recreation. At this time, no other issues are known in this regard. No Impact: No other impacts to recreation are expected to occur as a result of this project. I I Mlchaa/8nJndman Assoclatas H:\CI..nl\2636\26360006\SBAC Addendum 040907.doc 5-56 I City of San Barnardlno Initial Study for Southgata Envlronmantal Checklist Form I The proposed San Bernardino Alliance California Specific Plan will not alter the I findings of the 1995 San Bernardino International Trade Center Specific Plan EIR with respect to recreation. In addition, the non-physical aspects of the SPA will have no impacts related to recreation. I I I 5.15 - TRANSPORTATION/TRAFFIC Would the project: I a) Cause an increase in traffic which is D 181 D D substantial in relation to the existing I traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle I '- trips, the volume to capacity ratio on roads, or congestion at intersections)? I b) Exceed, either individually or D D ~ D cumulatively, a level of service standard established by the county congestion management agency for designated roads I or highways? c) Result in a change in air traffic patterns, D D D 181 I including either an increase in traffic levels or a change in location that results in substantial safety risks? I d) Substantially increase hazards due to a D D ~ D design feature (e.g., sharp curves or I dangerous intersections) or incompatible uses (e.g., farm equipment)? I e) Result in inadequate emergency access? D D 181 D t) Result in inadequate parking capacity? D D 181 D I g) Conflict with adopted policies, plans, or D D 181 D programs supporting alternative transportation (e.g., bus turnouts, bicycle I racks) h) Other: D D D 181 I Michael Brandman Assoc/atas ~57 I H:\CIlent\2636\26360006\SBAC Addendum 040907.doc I I I I I I I I I I I I I I I I I I I City of San Bernardino Initial Study for Southgate Envlronmantal Checklist Fonn Discussion: Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial number of vehicle trips, the volume to capacity ratio on roads, Or congestion at intersections)? Less than Significant Impact with Mitigation Incorporated: Katz, Okitzu & Associates (KOA) prepared an updated traffic study for the Southgate Warehouse Project (SWP) and for the overall specific plan in January and March of 2006, respectively (KOA 2006a, 2006b). These studies can be found in Appendices E and F of this document and included the Hubbs, Koo and DF AS properties to be added to the Specific Plan. The studies analyzed the increase in traffic that will result from the proposed project, both on a project level and relative to the entire SBACSP for its potential to impact local intersections. The two studies were based on the original buildout of the specific plan at 11.1 million square feet versus the 11.6 million square feet currently anticipated at buildout. However, current "high cube" warehouse uses that have been approved and built within the SBIA area since that time actually generate about 60 percent less traffic than the trips estimated in the original 1991 traffic study. The new KOA traffic study used these more current (reduced) trip generation rates and determined that none of the study area intersections would experience significant traffic impacts from the SBACSP or the Southgate portion of the specific plan project as long as the identified roadway and intersection improvements were made as needed (KOA 2006a, 2006b). The new KOA SBACSP traffic study results represent a "worse case" scenario for traffic impacts on the surrounding area. The traffic studies used the latest trip generation rates for "high cube" warehouse uses approved by the San Bernardino Association of Governments (SANBAG). These studies found that the proposed project would generate much less traffic than estimated under the original EIR. The SBACSP will generate approximately 18,644 average daily trips (ADT) versus 108,006 ADT predicted in the previous EIR, a reduction of 82 percent. In addition, peak hour trips are similarly reduced (by 87%) which generate traffic at reduced levels but at all times of the day versus peak hour trips. The original and new project-level traffic studies found that the following 17 intersections could be affected by the project: . Rialto Avenue at Tippecanoe Avenue (unsignalized); . 3n1 Street at Tippecanoe Avenue; . Harry Sheppard Drive at Tippecanoe Avenue; . Mill Street at Tippecanoe Avenue; M/chae/8nJndman Associates H:\CIlenl\2636\26360006\SBAC Addendum 040907.doc 5-58 I I I I I I I I I I City of San Sernamlno Initial Study for Southgate Environmental Check/1st Fonn . Central Avenue at Tippecanoe Avenue; . Orange Show Road at Tippecanoe Avenue; . Hospitality Lane at Tippecanoe Avenue; . Harriman Place at Tippecanoe Avenue; . 1-10 westbound ramp at Tippecanoe Avenue; . 1-10 eastbound ramp at Tippecanoe Avenue; . Redlands Boulevard at Tippecanoe Avenue; . San Bernardino Avenue at Mountain View Avenue; . 1-10 westbound ramp at Mountain View Avenue; . 1-10 eastbound ramp at Mountain View Avenue; . 2nd Street at Waterman Avenue; . Rialto Street at W aterman Avenue; and . Mill Street at Waterman Avenue. Under existing conditions, all of the intersections operate at acceptable levels of service except the intersection of Tippecanoe Avenue at the 1-10 Eastbound Ramp, which operates at Level of Service E (D or better is acceptable in the City Genera! Plan) during the PM peak hour, as shown in Table II. Table 11: Existing Conditions 2005 - Delay and LOS I I I I I I I I I Harry Sheppard Drive at Leland Norton Way NA NA NA NA Rialto Avenue at Tippecanoe Avenue' 1.9/20.9 AlC 3.0/40.6 AlE 3'" Street at Tippecanoe Avenue 25.2 C 33.8 C Harry Sheppard Drive at Tippecanoe Avenue 14.7 B 9.4 A Mill Street at Tippecanoe Avenue 10.7 B 17.1 B Central A venue at Tippecanoe Avenue 2.5 A 11.9 B Orange Show Road at Tippecanoe Avenue 23.2 C 30.5 C Hospitality Lane at Tippecanoe Avenue 20.6 C 29.4 C Harriman Place at Tippecanoe Avenue 19.2 B 27.4 C 1-10 westbound ramp at Tippecanoe Avenue 29.9 C 24.6 C 1-10 eastbound ramp at Tippecanoe Avenue 43.9 D 76.3 E Redlands Boulevard at Tippecanoe Avenue 27.6 C 34.3 C San Bernardino A venue at Mountain Avenue 18.6 B 17.5 B 1-10 westbound ramp at Mt. View Avenue 31.1 C 28.8 C 1-10 eastbound ramp at Mt. View Avenue 31.8 C 23.3 C Michael Brandman Associates H:\Client\2636\26360006\SBAC Addendum 040907.doc 5-59 I I I I I I I I I I I I I I I I I I I City of San Barnardlno InltJal Study for Soulhgale Envlronmenlel Checklist Fonn Table 11 (Continued): Existing Conditions 2005 - Delay and LOS 2nd Street at Waterman Avenue Rialto Street at Waterman Avenue 9.8 17.7 25.6 A B C 13.2 19.5 29.1 B B C Mill Street at Waterman Avenue Source: Table 10, Katz, Okitsu & Associates (KOA), 2006b Note: IFor this unsignalized intersection, the first number in intersection average; the second number is for the poorest movement(s). Delay based on seconds per vehicle average LOS - Level of Service NA - Not Applicable Table 12 shows the traffic impacts of the project area in the buildout year 2030 without project traffic and without planned intersection and road improvements. As shown in Table 12, planned growth in the project area alone would cause the following nine (9) intersections to operate at unacceptable levels of service (LOS E or F) in the year 2030 during the AM and/or PM peak hour: . Central Avenue at Tippecanoe Avenue (AM & PM peak: hours); . Orange Show Road at Tippecanoe Avenue (pM peak: hour); . 1-10 westbound ramp at Tippecanoe Avenue (AM & PM peak: hours); . 1-10 eastbound ramp at Tippecanoe Avenue (AM & PM peak: hours); . Redlands Blvd. at Tippecanoe Avenue (PM peak: hour); . San Bernardino Avenue at Mt. View Avenue (PM peak hour); . 1-10 westbound ramp at Mt. View Avenue (AM & PM peak: hours); . 1-10 eastbound ramp at Mt. View Avenue (AM & PM peak: hours); . Rialto Street at Waterman Avenue (PM peak: hour); and . Palm Avenue at 3n1 Street (AM & PM peak: hours). IIIlchael Btandman Assoclales H:\C1ient\2636126360006\SBAC Addendum 040907.doc 5-60 I I I I I I I I I I I I I I I I I City of San Bernardino Initial Study for Southgate Environmental Checklist Form Table 12: Year 2030 Conditions - Without Project and Planned Improvements Harry Sheppard Drive at Leland Norton Wayl 8.1/8.1 AlA 8.2/8.2 AlA Rialto A venue at Tippecanoe Avenue' 1.9/20.9 AlC 13.7/>120.0 B/F 3'" Street at Del Rosa Drive 23.1 C 27.9 C Rialto A venue at Del Rosa Drive 10.2 B 6.9 A Harry Sheppard Drive at Del Rosa Drive 20.1 C 18.8 B 3'" Street at Leland Norton Way 11.6 B 15.9 B 3'" Street at Tippecanoe Avenue 37.7 D 46.0 D Harry Sheppard Drive at Tippecanoe Avenue 14.5 B 49.6 D Mill Street at Tippecanoe Avenue 19.4 B 19.4 B Central A venue at Tippecanoe Avenue >120.0 F >120.0 F Orange Show Road at Tippecanoe Avenue 32.4 C >120.0 F Hospitality Lane at Tippecanoe Avenue 16.5 B 45.5 D Harriman Place at Tippecanoe Avenue 20.5 C 31.3 C 1-10 westbound ramp at Tippecanoe Avenue 66.0 E 118.1 F 1-10 eastbound ramp at Tippecanoe Avenue > 120.0 F >120.0 F Redlands Boulevard at Tippecanoe Avenue 36.1 D 65.4 E San Bernardino A venue at Mountain Avenue 39.0 D 79.9 E 1-10 westbound ramp atM!. View Avenue >120.0 F >120.0 F 1-10 eastboundrarnp atM!. View Avenue >120.0 F 108.8 F 2nd Street at Waterman Avenue 12.1 B 14.0 B Rialto Street at Waterman Avenue 22.9 C 85.2 F Mill Street at Waterman Avenue 29.5 C 34.6 C Palm Avenue at 5" Street 28.5 C 39.0 D Palm Avenue at 3'" Street >120.0 F 76.0 E Source: Table 11, Katz, Okitsu & Associates (KOA), 2006b Note: IPor these unsignalized intersections, the first number in intersection average; the second number is for the poorest movement(s). Delay based on seconds per vehicle average LOS - Level of Service I I The proposed project is anticipated to be completed by the end of 2007. Based on discussions with the City staff, KOA found that it would be appropriate to assume a 6 percent increase in ambient traffic growth during such period. Additionally, KOA added other known cumulative projects in the area, and added the projected traffic to the ambient traffic conditions. The results determined that none of the local intersections would operate at unacceptable LOS by 2030 with the proposed project traffic and with planned intersection and roadway improvements, as shown in Michael Brandman Associates H:\CllenIl2636\26360006\SBAC Addendum 040907.doc 5-61 I I I I I I I I I I I I I I I I I I I City of San Beman/loo Initial Study for Southgate Envlronmantal Checklist Form Table 13. The project would also contribute cumulative traffic at Tippecanoe Avenue at 1-10 Eastbound Ramp as outlined in the San Bernardino County Congestion Management Plan (CMP) threshold of 80 trips which is met for this project. The project traffic study determined that the project would not have significant traffic impacts as long as the following measures were implemented (i.e., traffic study assumed completion of the planned improvements): TR-1 The project proponent shall contribute towards the cost of necessary study area improvements on a fair share basis, as further detailed in the two traffic studies prepared by Katz, Okitsu and Associates (KOA 2006a and 2006b) and the Katz, Okitsu and Associates Memo to Robert Eisenbeisz dated August 11,2006 (Appendices E and F of this document). Fair share contributions shall be paid with sufficient time to allow for improvements to be implemented in advance of the time needed to mitigate impacts. Payment schedule of fair share costs will be determined by the City Public Works Director prior to issuance of building permits. (This is an expansion ofMM 7-1 from the 1995 EIR). Note that funding from various sources (Federal, SANBAG, and Measure I) has been secured and allotted for roadway improvements in and around the SBACSP area, including specific improvements identified in the two traffic studies prepared by Katz, Okitsu and Associates. Therefore, the developer(s) may be exempt from certain fair share of specific improvements if those improvements have already been financed through the aforementioned sources. It shall be the responsibility of the developer to either pay their fair share or provide verification that the affected roadway improvements have been financed through outside sources and that the improvements are scheduled for implementation, prior to issuance of building permits. This measure shaD be implemented to the satisfaction of the City Public Works Director. With implementation of the proposed mitigation measure, project impacts to traffic and transportation will be reduced to less than significant levels. Michael SnJndman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 5-62 I I I I I I I I I I I I I I I I I I I City of San Samalll/no Inlllal Study for Southgate Env/ronmantal Chack//st Form Table 13: Year 2030 Conditions - With Project and Planned Improvements Harry Sheppard Drive at Leland Norton Way' 8.118.1 AlA 8.2/8.2 AlA 3'" Street at Del Rosa Drive 24.8 C 28.8 C Rialto A venue at Del Rosa Drive 8.5 A 5.0 A Harry Sheppard Drive at Del Rosa Drive 20.9 C 21.6 C 3'" Street at Leland Norton Way 11.2 B 15.6 B 3'" Street at Tippecanoe Avenue 27.9 C 32.3 C Rialto A venue at Tippecanoe Avenue 11.8 B 10.4 B Harry Sheppard Drive at Tippecanoe Avenue 23.0 C 43.8 D Mill Street at Tippecanoe Avenue 27.8 C 30.0 C Central Avenue at Tippecanoe Avenue 26.5 C 54.8 D Orange Show Road at Tippecanoe Avenue 24.0 C 38.4 D Hospitality Lane at Tippecanoe Avenue 13.6 B 34.1 C Harriman Place at Tippecanoe Avenue 25.9 C 51.4 D 1-10 westbound ramp at Tippecanoe Avenue 0.1 A 0.1 A 1-10 eastbound ramp at Tippecanoe Avenue 38.0 D 32.5 C Redlands Boulevard at Tippecanoe Avenue 24.1 C 54.1 D 1-10 eastbound ramp at RedIands Boulevard 1.4 A 2.4 A Palm Meadows Dr. at Mt. View Avenue 33.1 C 27.8 D San Bernardino A venue at Mountain Avenue 30.8 C 52.3 D 1-10 westbound ramp at Mt. View Avenue 23.7 C 26.4 C 1-10 eastbound ramp atMt. View Avenue 35.6 D 26.4 C 200 Street at Waterman Avenue 12.2 B 14.2 B Rialto Street at Waterman Avenue 23.6 C 50.0 D Mill Street at Waterman Avenue 31.3 C 38.8 D Palm A venue at 5th Street 28.7 C 40.7 D Palm Avenue at 3'" Street 48.5 D 37.6 D Source: Table 23, Katz, Okitsu & Associates (KOA), 2006b Note: 'Por these unsignalized intersections, the first number in intersection average; the second number is for the poorest movement(s). Delay based on seconds per vehicle average LOS - Level of Service b) Exceed either individually or cumulatively a level of service standard established by the county congestion management agency for designed roads or highways? Less than Significant Impact. The intersection of Tippecanoe Avenue at the 1-10 Eastbound Ramp is forecasted to operate at an unacceptable LOS; however, the San Bernardino County Congestion Management Plan requires intersection impact Mlchaal Brandman Assoc/atas H:\Client\2636\26360006\SBAC Addendum 040907.doc 5-63 I I I I I I I City of San Beman/loo Initial Study for Southgate environmental Checklist Form analysis only at locations where peak hour increases of 80 trips or more are forecast. The project trip distribution identified in the KOA traffic study indicates that this will not occur at any of the impacted intersections, including Tippecanoe Avenue at the 1-10 Eastbound Ramp. Therefore, the project is not expected to significantly impact this location, including development of the Hubbs, Koo and DF AS parcels to be added to the Specific Plan. 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? Less than Significant Impact. The proposed project will not change air traffic patterns, or cause a change in traffic levels or location. See Section 5.7, Hazards and Hazardous Materials, for more information on the aircraft patterns, and Section 5.9, Land Use and Planning, for height restrictions relative to the airport. I I I I I I I I I I I I d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g.Jarm equipment)? Less than Significant Impact. The proposed project does not appear to have any intersections that are deficient relative to sight lines required by the Caltrans Highway Design Manual. Therefore, no significant impacts are expected in this regard. e) Result in inadequate emergency access? Less than Significant Impact. The driveways and onsite circulation would accommodate emergency ingress and egress by fire trucks, police units, and ambulance/paramedic vehicles. The SWP site would not have access from the north, east, or south due to surrounding land uses (Le., airport, river, etc.). However, emergency vehicles will have direct access to the site via Palm Meadows from Tippecanoe Avenue (see Exhibit 3) and from Mountain View Avenue once the bridge and street improvements are complete. The additional Koo, Hubbs, and DF AS properties have immediate access to major streets, including Tippecanoe Avenue. In addition, the City will require a Traffic Mitigation Plan to assure there will be no short-term access problems during construction. Therefore, the project would have no significant short- or long-term adverse impacts relative to emergency access. f} Result in inadequate parking capacity? Michael Brandman Associates H:\Client\2636\26360006\SBAC Addendum 040907.doc 5-114 I I I I I I I I I I I I I I I I I I I CIty of San Barnard/no Inlllal Study for Southgata Environmental Checklist Form Less than Significant Impact. The proposed SWP requires 2,799 parking spaces, based on the proposed building square footage. The SWP includes 2,549 parking spaces and is not fully consistent with the City's Development Code (8% fewer than required). However, this difference is not substantial considering that the proposed use (high cube) does not require as much parking as traditional industrial use. g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? Less than Significant Impact. The proposed project will not be in conflict with any adopted policies, plan or programs supporting alternative transportation. Omnitrans bus Route 8 runs north-south along Tippecanoe Avenue and there is currently a bus stop at the comer of Tippecanoe Avenue and Mill, so there is no need for the project to supply a bus stop. If additional bus stops are needed along Tippecanoe or within the project, Omnitrans will be responsible for constructing them as needed. h) Other: This category is for any other issues that involve transportation. At this time, no other issues are known in this regard. No Impact. No other impacts to transportation are expected to occur as a result of this project. The proposed San Bernardino Alliance California Specific Plan will not alter the findings of the 1995 San Bernardino International Trade Center Specific Plan EIR with respect to transportation and traffic. In addition, the non-physical aspects of the SPA will have no impacts related to transportation and traffic. 5.16. UTILITIES AND SERVICE SYSTEMS Would the project: a) Exceed wastewater treatment requirements of the Santa Ana Regional Water Quality Control Board? o 181 D o Mlchaet Brandman Associates H:\Client\2636\26360006\SBAC Addendum 040907.doc U5 I City of San Bernardino Initial Study for Southgate Environmental Check/1st Fonn I I b) Require or result in the construction of D IZI D D I new water or wastewater treatment facilities or expansion of existing facilities, the construction of which I would cause significant environmental effects? I c) Require or result in the construction of D IZI D D new storm water drainage facilities or expansion of existing facilities, the I construction of which could cause significant environmental effects? I d) Have sufficient water supplies available D ~ D D to serve the project from existing entitlements and resources, or are new or I expanded entitlements needed? e) Result in determination by the D r8J D D wastewater treatment provider which I serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the I provider's existing commitments? D IZI D D f) Be served by a landfill with sufficient I permitted capacity to accommodate the project's solid waste disposal needs? I g) Comply with federal, state, and local D ~ D D statutes and regulations related to solid waste? I h) Other. D D D r8J I Discussion: Would the project: I a) Exceed was/eWaler trealment requirements of the Santa Ana Regional Water Quality Conlrol Board? b) Require or result in Ihe construction of new water or wastewater treatment facilities I or expansion of existingfacilities, the construction of which would cause significant environmental effects? I Michael Brandman Associates 5-116 I H:\Cllent\2636\26360006\SBAC Addendum 040907.doc I I I I I I I I I I City of San Beman/lno Inlllal Study for Southgate Environmental Checklist Fonn c) Require or result in the construction of new storm water drainage facilities or expansion of existingfacilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? Less than Significant Impact with Mitigation Incorporated: The proposed project, including the Koo, DF AS, and Hubbs properties to be added to the Specific Plan, is consistent with the General Plan land use and zoning designations for the site, and the project is in an area already largely developed for industrial uses. The only exception would be the Hubbs property which is in an area of mixed use (industrial and residential), however, the area already contains adequate utility systems. Potential impacts of the project relative to water quality are addressed in Section 4.8, Hydrology and Water Quality, and measures were proposed in that section to help reduce potential water quality impacts of the project to less than significant levels. Development of the project is not expected to generate a need for significant new water supply or wastewater treatment facilities. However, the following mitigation measure is proposed to help assure that potential impacts related to utilities and utility systems will be less than significant: I I U-1 As future tenants are identified, the developer and/or future tenants shall coordinate with local utility providers relative to site planning and the payment of impact fees to help assure the project does not negatively affect utility services or agencies. This measure shall be implemented to the satisfaction of the Planning and Public Works Directors. I I I I I With implementation ofthe proposed mitigation measure, potential impacts to utility systems will be less than significant. e) Result in 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? j) Be served by a landfill 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? I I Michael Brandman Associates H:\Client\2636\26360006\SBAC Addendum 040907.doc 5-67 I I I I I I I I I I I I I I I I I I I City of San Samamlno Initial Study for Southgate Environmental Chackllst Fonn Less than Significant Impact with Mitigation Incorporated: The proposed project is consistent with the General Plan land use and zoning designations for the site, and the project is in an area already developed for industrial uses. Future uses will generate solid wastes, both during construction and during long-term operation. County landfills have sufficient capacity to accommodate short-term construction wastes as well as wastes generated long-term by operation of the project (GP 2005). Since the actual uses of the site are not known at this time, the following mitigation measure is proposed to help assure that potential impacts related to solid waste services will be less than significant: U-2 As future tenants are identified, such future tenants shall coordinate with County solid waste relative to site planning and the payment of impact fees to help assure the project does not negatively affect County solid waste services or area landfills. This measure shall be implemented to the satisfaction of the Planning and Public Works Directors. With implementation of the proposed mitigation measure, potential impacts to solid waste services will be reduced to less than significant levels. h) Other: This category is for any other issues that involve public services. At this time, no other issues are known in this regard. No Impact: No other impacts to public services are expected to occur as a result of this project. The proposed San Bernardino Alliance California Specific Plan will not alter the fmdings of the 1995 San Bernardino International Trade Center Specific Plan EIR with respect to utilities. In addition, the non-physical aspects of the SPA will have no impacts related to utilities. 5.17 - MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the qnality of the environment, substantially reduce the habitat of a fish or o ~ o o M/chaal Brandman Asaoclatas H:\CllenIl2636\26360006\SBAC Addendum 040907.doc 5-68 . .. . . . . . . . . . . . . . . . . I City of San Bernardino Initial Study for Southga18 Environmental Checklist Form wildlife species, cause a fish or wildlife population to drop below self-sustaining 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 major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively 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.) D D 181 D c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? D 181 D D Discussion: a) Does Ihe project have the pOlenlial 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 self-sustaining 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 major periods of California history or prehistory? Less Than Significant With Mitigation Incorporated. The project has the potential to affect unknown cultural resources due to the historical use along the Santa Ana River. However, measures have been proposed that will keep these potential impacts at less than significant levels. Although the site is along the Santa Ana River, it contains no riparian, listed, or sensitive resources that would require federal or state permitting. The project may impact occupied habitat of the SBKR, so the project will obtain appropriate federal permitting to assure the project will not have significant impacts on listed species. b) Does the project have impacts that are individually limited, but cumulatively considerable? Michael ElnIndman Associates H:\Clientl2636\26360006\SBAC Addendum 040907.doc 5-69 I I I I I I I I I I I I I I I I I I I City of San Bernardino InlUal Study for Southgate Environmental Checklist Fonn Less Than Significant Impact. The proposed project, including the new Koo site, is an industrial project in an area planned for and surrounded by other industrial uses. A variety of measures have been recommended to reduce potential impacts of this individual project to less than significant levels so it will not make a significant contribution to potential cumulatively considerable impacts. c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Less Than Significant With Mitigation Incorporated. The project involves industrial uses which may cause impacts related to air quality, noise, and hazardous materials. However, a number of mitigation measures were proposed, the project will be required to comply with City, County, and State regulations regarding public and occupational health and safety for such uses, and the project is in an area planned for and surrounded by similar uses. Therefore, no substantial adverse effects to humans, either directly or indirectly, are anticipated from the project, including the Koo property. 5.18 - DOCUMENTATION ON PREPARATION OF AN ADDENDUM TO THE PREVIOUS EIR When a lead agency has a1ready prepared an EIR, CEQA mandates that "no subsequent or supplemental environmental impact report shall be required by the lead agency or any responsible agency, unless one or more of the following events occurs: (a) substantial changes are proposed in the project which will require major revisions of the environmental impact report; (b) substantial changes occur with respect to the circumstances under which the project is being undertaken which will require major revisions in the environmental impact report; (c) new information, which was not known and could not have been known at the time the environmental impact report was certified as complete, becomes available." (Cal. Pub. Res. Code, ~ 21166) State CEQA Guidelines Section 15162 clarifies that a subsequent EIR or supplemental EIR is only required when "substantial changes" occur to a project or the circumstances surrounding a project, or "new information" about a project implicates "new significant environmental effects" or a "substantial increase in the severity of previously significant effects." (State CEQA Guidelines, ~ 15162.) When only minor technical changes or additions to a previous EIR or negative declaration are necessary and none of the conditions described in Public Resources Code section 21166 calling for the preparation of a subsequent of supplemental EIR or negative declaration have occurred, CEQA allows the lead agency to prepare and adopt an addendum. (State CEQA Guidelines, ~ 15164(b).) Mlchaa/Brandman Assoc/ares H:\Client\2636\26360006\SBAC Addendum 040907.doc 5-70 I I I I I I I I I I I I I I I I I I I City of San Barnardlno InltJal Study for Southgata Environmental Checklist Fonn Previous analysis of environmental impacts has been conducted for tbe proposed project, including an Initial Study and a draft EIR which incorporated tbe Initial Study. The EIR prepared in 1995 for tbe San Bernardino International Trade Center (SBITC) determined that tbe proposed specific plan would create significant impacts related to noise, and short- and long-term air quality even after implementation of all feasible mitigation. The 1995 SBITC project proposed 11.05 million square feet of industrial uses on 616.2 acres. In 1999, tbe project area was increased to IIA million square feet. The currently proposed San Bernardino Alliance California Specific Plan proposes a maximum buildout of 14.15 million square feet of building space on 657.2 acres (41 acres overtbe 1999 approved project area); however, because portions of tbe Specific Plan have already been implemented at Floor Area Ratios less !ban what is being proposed, and because much of tbe development is planned at Floor Area Ratios less than tbe maximum proposed, tbe actual building square feet at buildout is projected at 11.64 million square feet. This represents a 2 percent increase in square footage over tbe approved 1999 project. At that time, an Initial Study was prepared that concluded an Addendum to tbe original EIR was tbe most appropriate CEQA document for tbe proposed project changes. In addition, in 2005 a separate EIR was prepared for tbe Stater Brotbers facility totaling 1.93 million square feet proposed on 163 acres within tbe Centergate area of the San Bernardino Alliance California Specific Plan. The Stater Brotbers EIR was prepared to document tbat that project would not create any new or different significant impacts from tbose identified in tbe original EIR. Since then, Hillwood and tbe IVDA have developed the proposed specific plan changes outlined in Section 3 of this Initial Study. The analyses in the preceding sections determined that tbe actual buildout of tbe San Bernardino Alliance California Specific Plan will be substantially less !ban tbe maximum potential since so much of tbe specific plan area has already been built out at much lower floor area ratios !ban anticipated under tbe original specific plan. This reduction in square footage and the change in use from traditional industrial to "high cube" warehouses have reduced traffic generated by the project by 82 percent, according to updated traffic studies for tbe overall specific plan and tbe proposed Soutbgate Warehouse Project (see Appendices E and F). These project changes will also result in significantly less air pollution and noise being generated by project traffic. The analysis in tbe preceding sections demonstrates !bat tbe currently proposed project will produce impacts that are significantly reduced from tbose outlined in tbe 1995 EIR (see Appendix H), even witb tbe addition of32.6 acres to tbe specific plan. This analysis merely clarifies tbe characteristics of tbe proposed project and entire project site, including tbe Hubbs, Koo, DF AS, and Third Street District parcels, and does not represent significant new information or change tbe significance conclusions ofthe original EIR. The following table compares each environmental issue from tbe current Initial Study checklist to tbe fmdings oftbe 1995 EIR. Michael Brandman Associates H:\Cllentl2636\26360006\SBAC Addendum 040907.OOc 5-71 I I I I I I I I I I I I I I I I I I I C/fy of San Bernardino Initial Study for Southgste Envlronmentsl ChfJckllst Fonn As summarized in Table 14, the proposed San Bernardino Alliance Specific Plan does not represent significant new information or change the significance conclusions of the original EIR, and it actually represents lesser impacts for Air Quality, Traffic and Noise. Therefore, this Initial Study concludes that an Addendum to the original EIR is the most appropriate CEQA document for these proposed changes to the San Bernardino Alliance California Specific Plan, consistent with the requirements of CEQA. Table 14: Current Impacts Compared to the Original 1995 EIR Aesthetics A . cultural Resources Cultural Resources Mineral Resources Noise Po ulation and Housin Public Services Recreation Tran ortationfTraffic Utilities and Service S stems 0 0 181 0 0 0 181 0 0 0 0 181 0 0 181 0 0 0 181 0 0 0 181 0 0 0 181 0 0 0 181 0 0 0 181 0 0 0 181 0 0 0 0 181 0 0 181 0 0 0 181 0 0 0 181 0 0 0 0 181 0 0 181 0 Michael ElnIndman Assoclstes H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 5.72 I I I I I I I I I I I I I I I I I I I City of San BemanJlno Inllial Study for Southgate References SECTION 6: REFERENCES 6.1 - REFERENCE DOCUMENTS The following references cited in the Initial Study are on file in the Development Services Department. 1. City of San Bernardino General Plan. 2. City of San Bernardino General Plan Land Use Plan/Zoning Districts Map 3. City of San Bernardino Development Code (Title 19, San Bernardino Municipal Code) 4. City of San Bernardino Historic Resources Reconnaissance Survey 5. Alquist-Priolo Earthquake Fault Zones Map 6. South Coast Air Quality Management District, CEQA Air Quality Handbook 7. Federal Emergency Management Agency, Flood Insurance Rate Maps 8. Public Works Standard Requirements- Water 9. Public Works Standard Requirements - Grading DOC 2001 Department of Conservation. Farmland Mapping and Monitoring Program, 2001. EIS 1993 Uuited States Air Force. Final Environmental Impact Statement: Disposal and Reuse of Norton Air Force Base, California. June 1993. GP 1989 City of San Bernardino. City of San Bernardino General Plan. June 2,1989. GP 2005 City of San Bernardino. City of San Bernardino General Plan. November I, 2005. KOA 2006a Katz, Okitsu & Associates, Traffic Study for a Major Warehouse Projecl in the City of San Bernardino, January, 2006. (Appendix E) KOA 2006b Katz, Okitsu & Associates, Specific Plan Trtiffic Study for the Inland Valley Development Agency in the City of San Bernardino, March 2006. (Appendix F). MBA 2004a Michael Brandman Associates. San Bernardino Kangaroo Rat presence/Absences Trapping Studies on the Focus Realty Site, City of San Bernardino.. April 2004. MBA 2004b Michael Brandman Associates. San Bernardino Kangaroo Rat Habitat Assessment Hillwood Investment Properties Project San Bernardino, California. October 2004. MBA 2005 Michael Brandman Associates (Erinn Johnson). Revised Delineation of Clean Water Act Jurisdictional Waters Hillwood's Southgate Property San Bernardino County, California. July 2005 (Revised April 2007). MBA 2006 Michael Brandman Associates. URBEMIS 2002 (Version 8.7) Model Outputs. March 2006 (Appendix A). Michael ElnJndman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.doc 6-1 I I I I I I I I I I I I I I I I I I I City of San Barnardlno InitJal Study for Southgate Rafanlneas LSA 1995 LSA Associates, Inc. Draft EIR San Bernardino International Trade Center SCH 95082052. November 1995. mc 1995 The Natelson Company, Inc. San Bernardino International Trade Center Specific Plan Analysis. April 6, 1995. CITY 2004 LSA Associates, Inc. City of San Bernardino Initial Study for DHL Air Cargo Facility Development Permit II No. 04-27. July 22, 2004. CITY 2005 Tom Dodson & Associates. City of San Bernardino Draft Subsequent Environmental Impact Reportfor Stater Bros. Distribution Center Project. June 2005. CITY 1999 Tom Dodson & Associates. Initial Study for Amendment to the San Bernardino International Trade Center Specific Plan. September 13, 1999. CITY 1993 City of San Bernardino Request for Council Action May 6, 1993. Including the Norton Air Force Base Conversion to Civilian Operation: Interim Airport Operating Plan Initial Study. IVDA 2005 San Bernardino Alliance California Specific Plan (Draft) Tetra 1991 Tetra Tech, Inc. Documentary Research and Field Reconnaissance Relating to Cultural Resource at Norton Air Force Base, California, Submitted to Western Region, National Park Service, Interagency Archeological Services Branch, Sacramento, California. Websltes: US Department of Agriculture Soil Conservation Service. Soil Survey of the San Bernardino County Southwestern Part, California. 1971. ESRIlFEMA Hazard Awareness Site http://www.esri.comlhazards/makemap.html California Division of Aeronautics http://www.dot.ca.gov/hq/planning/aeronaut/documents!ALUPHComplete-7- 02rev.pdf 6.2 - DOCUMENT PREPARATION STAFF Michael Brandman Associates Kent Norton, Project Manager Joan Valle, Assistant Project Manager Michael Hendrix, Air Quality Analyst James Hickman, Environmental Analyst Mike Serrano, Senior GIS Technician Sandra Palkki, Word Processing Mlehaai Btandman Associates H:\Cllent\2636\26360006\SBAC Addendum 040907.dcc 6-2 I I I I I I I I I I I I I I I I I I I City of San Barnanllno Initial Study for Southgate APPENDICESITECHNICAL STUDIES (on attached CD) Appendix A: Air Quality Appendix B: Biological Resources Assessment (Southgate) Appendix C: Biological Resources Assessment (Koo) Appendix D: Jurisdictional Delineation Report Appendix E: Traffic Impact Analysis (Southgate) and Memo dated August 11, 2006 Appendix F: Traffic Impact Analysis (SBACSP) Appendix G: Related Correspondence Appendix H: Mitigation Measures from Previous 1995 EIR MlchaalBrandman Associates H:\CIlent\2636\26360006\SBAC Addendum 040907.doc