1 APRIL 22, 2025
Inland Empire North Logistics Center
Town Council Meeting
Regional
Location 2
Vicinity Map
3 Project overview
178-acre site
Split the site into two parcels
Build two warehouse facilities – about 2.6 million SF “eCommerce center”
Associated changes to area circulation and roadways
4 Overall Site Plan –
2 facilities 5
Lot/Building 1
96 acres
1.5m SF building
20K SF office space
266 roll-up loading dock doors
809 standard parking spaces
Lot/Building 2
76 acres
1.1m SF building
20K SF office space
202 roll-up loading dock doors
574 standard parking spaces
Overall site - bird’s eye view
6 Street level view, Building 1, SW corner
7 General Plan and Zoning
• General Plan Designation: “Regional Commercial”
• Zoning district: “C-R”, Regional Commercial
• implements the GP Regional Commercial designation
• In C-R zone “eCommerce overlay”
8 “eCommerce overlay”
(90 parcels, 978 acres)
9 Possible Uses in “eCommerce Overlay”
• A wide range of allowed uses in “eCommerce Overlay”: • high-cube storage/fulfillment • general warehouse • other similar uses
• “high-cube – sorting facility”, “cold storage” • considered more “intensive” uses • If future tenant desires these uses, additional environmental review would be needed
10 Planning Commission and Town Council Actions
11 Planning Commission
Held a public hearing on March 19th
Three written comments received during the public notice Several citizens spoke in favor of the project at the hearing The Commission voted 4-0-1 recommending project approval Town Council actions
First: Certify the Environmental Impact Report
Then consider General Plan Amendment, Tentative Parcel Map, Development Permit
EIR basics
12 Mitigation measures reduce most impacts to less-than-significant Potential environmental impacts not reduced to less-than-significant (remaining significant and unavoidable):
Air Quality
Greenhouse Gas Emissions
Draft EIR circulated for 45 days (Sept 30, 2024 - November 13, 2024) Received 14 comment letters
Final EIR published based on the letters
NOD filed with State Clearinghouse and County Clerk
CEQA Findings of Fact
13 Lists specific impacts of project
Outlines the decision-making process by the Town regarding whether the project can proceed
States the mitigation measures that would reduce significant impacts Provides the legal record documenting the Town's reasoning for approving the project
Statement of Overriding Considerations
14 For projects having “significant and unavoidable” impacts, even with mitigation Provides specific reasons for how and why the Town may approve a project Based on “benefits” that would be expected from the project that outweigh its potential environmental impacts…
Economic/Fiscal
Technological
Health
Community
15 16
Existing GP Circulation
Element Exhibit:
Proposed projectrelated changes:
17 Vacation of 1000-
foot stub of Apple
Valley Road on
project site
Development Impact Fees, Fair Share contributions
18 Total estimated DIF and pro rata fair share fees from project: $5,095,538 Staff Recommendations
19 Adopt Resolutions certifying the EIR, adopting a General Plan Amendment, approving Tentative Parcel Map and Development Permit Council may take other action if deemed appropriate
20 Development Standards
21 Parking Standards Compliance
22 Landscape Plan Sheets
23 Quarry route/Norco
Street driveway detail
24 Joshua Trees
25 All trees to be removed (283)
Candidate for “Threatened” species status
Removal requires “Incidental Take Permit”
Two options: pay calculated fees per the Western Joshua Tree Conservation Act or purchase credits from a CDFW-approved conservation bank
57 trees are healthy enough to survive transplanting > must be transplanted per Dev. Code Relocation Plan was prepared
- includes a matrix showing each tree’s details
- Best practices for relocation, storage and tree care in new locations Tree removal application and Permit required per Code All stated in the EIR’s Mitigation Measures, which are incorporated as COAs by reference Joshua Trees on site – 283 trees to be removed
26 27
…to be combined and re-routed
around north/east perimeter of site
Current quarry haul routes
through site
28 Current route of I-15S
outer/frontage road adjacent to site
…to be re-aligned more parallel to
the freeway
29 Signed into law Sept 29, 2024. Effective as of January 1st . Compliance with most rules required by January 1, 2026. Creates new design/building standards for ecommerce logistics warehouse projects What projects are subject to it? Uses involving heavy trucks to move cargo, goods, and products or storing for later distribution to business and retail customers and not serving retail customers at the project site. What is affected? site design, bldg. location, parking, truck loading bays, landscaping, entry gates Applicable? Depends on if “sensitive receptors” within 900 feet of the site (e.g. schools, homes, day care, parks, hospitals), project size and if rezoning required (e.g., from commercial to industrial) Where does it NOT apply?
Facilities open to the public and selling food or household goods directly to customers (eg Costco, Restaurant Supply) OR
Facilities served primarily by rail or classified as “strategic intermodal” facilities per State law (intermodal transportation hubs on a single facility footprint) OR
Projects that were already going through Town entitlement process by Sept. 30, 2024 OR Projects approved prior to Jan 1st, 2026
Where a project will demolish housing that was occupied in previous 10 years, a 2:1 unit replacement is required with the developer required to pay evicted tenants a year’s rent. Not yet clear who will pay for this housing or how it will be enforced.
AB 98 key points