RESOLUTION NO. 2023-02
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HESPERIA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT CUP22-00004 AND CUP22-00005 TO CONSTRUCT APPROXIMATELY 1,850,000, SQUARE FEET OF INDUSTRIAL WAREHOUSE SPACE ON APPROXIMATELY 97 GROSS (CUP22-00004 AND CUP22-00005) WHEREAS, Covington Group, Inc. (Applicant) has filed an application requesting approval of Conditional Use Permit CUP22-00004 and CUP22-00005 described herein (hereinafter referred to as "Application"); and WHEREAS, the Application consist of the construction of approximately 1,850,000 square feet of industrial warehouse space on approximately 97 acres of vacant land. Conditional Use Permit CUP21-00004 in conjunction with Tentative Parcel Map TPM22-00010 was filed for Building 1, and CUP21-00005 was filed for Building 2. Building 1 includes the construction of an approximately 1,108,000 square foot industrial warehouse on approximately 61 gross acres and Building 2 includes the construction of an approximately 742,000 square foot industrial warehouse on approximately 36 gross acres. In conjunction with CUP21-00004 a Specific Plan Amendment has also been filed to change approximately 40 acres of the project site from Regional Commercial (RC) to Commercial Industrial Business Park (CIBP). In addition, a Development Agreement (DA) is proposed that would among other things, allow both CUP applications to be effective for 8 years initially, with a provision to allow an automatic 2-year extension; and WHEREAS, the proposed project consists of consists of Assessor's Parcel Numbers 3064-351-03, 3064-361-01, 3064-391-01, 3064-401-02; and WHEREAS, the Application, as contemplated, proposes to construct 1,850,000 square feet of industrial warehouse space on approximately 97 gross acres. The proposed use is consistent with the Specific Plan, upon approval of Specific Plan Amendment SPLA21-00001 to change approximately 40 acres of the site from Regional Commercial to Commercial Industrial Business Park. Furthermore, approval of a CUP is required to approve a distribution warehouse in excess of 200,000 square feet; and WHEREAS, tentative Parcel Map No. 20315 (TPM22-00010) has also been filed for the Building 1 site to rearrange the two existing parcels into two new parcels that generally follow the alignment of the future building; and WHEREAS, a portion of the site for Building 1 is within the Regional Commercial (RC) zone of the Main Street and Freeway Corridor Specific Plan. The remaining portion of the site for Building 1, as well as the entire site for Building 2, is within the Commercial Industrial Business Park (CIBP) zone of the Specific Plan. The properties to the north of Building 1 are within the Regional Commercial zone of the Specific Plan. The remaining surrounding properties are all within the Commercial Industrial Business Park (CIBP) zone; and WHEREAS, the subject properties are currently vacant. Land uses to the north of Building 1 consist of vacant land followed by the Tractor Supply store further to the north. Land uses to the east of Building 1 consist of the I-15 freeway and the High Desert Gateway shopping center on the opposite side of Cataba Road. Land uses to the south and west of Building 1 consist of vacant land. The land uses to the north, east and west of Building 2 also consist of vacant land. To the south of Building 2 is the Stepping Stone commercial/industrial business park followed by vacant land; and WHEREAS, on April 14, 2022, the Planning Commission of the City of Hesperia conducted a duly noticed public hearing pertaining to the proposed Application, and concluded said hearing on that date; and WHEREAS, on January 17, 2023, the City Council of the City of Hesperia adopted Resolution No. 2023-01, adopting the environmental findings pursuant to California Environmental Quality Act (CEQA), adopting a Statement of Overriding Considerations, certifying the Final Environmental Impact Report (SCH #2019110418), and adopting a Mitigation Monitoring and Reporting Plan; and WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.
NOW THEREFORE, BE IT RESOLVED BY THE HESPERIA CITY COUNCIL AS FOLLOWS:
Section 1. The City Council hereby specifically finds that all of the facts set forth in this Resolution are true and correct.
Section 2. Based upon substantial evidence presented to the City Council during the above-referenced January 17, 2023, hearing, including public testimony and written and oral staff reports, this Council specifically finds as follows:
Based on adoption of Resolution No. 2023-01, the Environmental Findings, Statement of Overriding Considerations, Mitigation Monitoring and Reporting have been adopted and the Final Environmental Impact Report (SCH #22021060397) has been certified pursuant to the California Environmental Quality Act (CEQA) for this project.
The sites for the proposed uses are adequate in size and shape to accommodate the proposed uses. Building 1 includes the construction of an approximately 1,108,000 square foot industrial warehouse on approximately 61 gross acres and Building 2 includes the construction of an approximately 742,000 square foot industrial warehouse on approximately 36 gross acres. On-site improvements required by the Development Code can be constructed on the properties including the 503 conventional parking spaces and 413 truck/trailer spaces for Building 1 and the 348 conventional parking spaces and 149 truck/trailer spaces for Building 2. Both sites can accommodate 26-foot wide drive aisles, landscaping, trash enclosures, building setbacks, and maximum floor area ratio. The development also meets all of the San Bernardino County Fire Department standards including fire lanes, two-points of access, fire truck turn-around, fire department connection / post indicator valve (FDC/PIV), and fire hydrant requirements. The project is also designed with on-site retention facilities to retain the additional stormwater created by the development in a 100-year storm event.
The proposed development will not have a substantial adverse effect on abutting properties, or the permitted use thereof because the proposed project is consistent with the City’s General Plan and the Main Street and Freeway Corridor Specific Plan upon approval of Specific Plan Amendment SPLA21-00001 to change approximately 40 gross acres from Regional Commercial to Commercial Industrial Business Park. In addition, each of the uses envisioned under the proposed project is permitted or conditionally permitted in the Commercial Industrial Business Park (CIBP) Zone of the Specific Plan. The project is on the fringe of an area which is also zoned CIBP and contains truck-related uses. A Traffic Impact Analysis (TIA) was submitted as part of the land use application, which identifies improvements needed to mitigate the additional traffic from this project. Further, the developer shall participate in the City wide industrial community facilities district (CFD) to pay for the ongoing maintenance of public infrastructure and services. The developer is also required to pay City Development Impact Fees.
Upon approval of Specific Plan Amendment SPLA21-00001 to change approximately 40 gross acres from Regional Commercial to Commercial Industrial Business Park the proposed project will be consistent with the goals, policies, standards and maps of the adopted Zoning, Development Code, Main Street and Freeway Corridor Specific Plan and all applicable codes and ordinances adopted by the City of Hesperia because each of the uses envisioned under the proposed project is permitted within the CIBP Zone. The development shall be constructed pursuant to the California Building and Fire Codes as well as adopted amendments. Further, the project shall comply with the conditions of approval for both off-site and on-site improvements. The conditions of approval shall be met based upon specific milestones. Some conditions shall be met prior to grading, some prior to building construction and prior to issuance of a Certificate of Occupancy.
The site for Building 1 will have adequate access based upon the site’s current access to Mesa Linda Street and Cataba Road. Primary access to Building 1 will be provided via two driveways off Mesa Linda Street, and two driveways located along Cataba Road. The two driveways located off Mesa Linda Street will be full access for both passenger cars and trucks. The northern driveway located off Cataba Road will be full access for passenger cars only, and the southern driveway located off Cataba Road will be for emergency access only. The site for Building 2 will have adequate access based upon the site’s current access to U.S. Highway 395, Poplar Street, and Lassen Road. Primary access for Building 2 will be provided via three new driveways. A driveway will be located off of Poplar Street that will provide full access for passenger cars. In addition a driveway located off of Sultana Street and another driveway located off of Lassen Road will provide full access for trucks. In addition, implementation of the project will also require the construction of certain off-site improvements including the construction of Sultana Street (currently a dirt road) from the northwest corner of Building 2 to Mesa Linda Street, as well as the construction of Lassen Road (also currently a dirt road) from the northwest corner of Building 2 to Poplar Street. In addition, the project will be responsible for the construction of a traffic signal at the intersection of Highway 395 and Poplar Street The proposed project is consistent with the adopted General Plan of the City of Hesperia because an objective in the City’s General Plan seeks to “…Promote industrial development within the City which will expand its tax base and provide a range of employment activities, while not adversely impacting the community or environment.” The proposed project will expand employment opportunities for City residents and is estimated to provide 2,309 jobs.
Section 3. Based on the findings and conclusions set forth in this Resolution, the City Council hereby approves Conditional Use Permit CUP21-00004 and CUP21-00005 subject to the Conditions of Approval as set forth in ATTACHMENT “A.” Section 4. The City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original resolutions.
ADOPTED AND APPROVED on this 17th day of January 2023.
__________________________________ _______________________________ Brigit Bennington, Mayor
ATTEST:
_________________________________________
Melinda Sayre, City Clerk
Resolution No. 2023-02
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