PC Exhibits 11, 12, and 13 - Variance and Grading Exceptions Forms, and ALUC Determination — Riverside City Council, December 20, 2022

PLEASE TYPE OR PRINT CLEARLY
Project Description: _____________________________________________________________ Project Location: _______________________________________________________________ Assessor’s Parcel Number (APN): __________________________________________________ VARIANCES REQUESTED – State variance(s) requested specifically and in detail. Please attach separate sheets(s) as necessary.
______________________________________________________________________________ ______________________________________________________________________________ REQUIRED FINDINGS – Answer each of the following questions yes or no and then explain your answer in detail. Questions 1 and 2 must be answered “yes” and 3 and 4 “no” to justify granting of a variance. Attach written details if insufficient space is provided on this form.

Economic hardship is not an allowable justification for a variance.

1. Will the strict application of the provisions of the Zoning Code result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of the Zoning Code? Explain in detail.

2. Are there special circumstances or conditions applicable to your property or to the intended use or development of your property that do not apply generally to other property in the vicinity and under the identical zoning classification? Explain in detail.

3. Will the granting of such variance prove materially detrimental to the public welfare or injurious to the property or improvements in the zone or neighborhood in which your property is located? Explain in detail.

4. Will the granting of such variance be contrary to the objectives of any part of the General Plan? Explain in detail.

COMMUNITY DEVELOPMENT DEPARTMENT

PLANNING DIVISION

VARIANCE JUSTIFICATION FORM
PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR), Exhibit 11 - Applicant Prepared Variance Justifications New construction of an approximately 115,526 Square Foot warehouse building and all required on and off site improvements. 0263-091-008 and 0263-100-028
2610 Alessandro Boulevard
Please see attached document for justification
WZK:
d
^Z/Wd/KE
ĞƐĐƌŝƉƚŝŽŶĂƚƚĂĐŚĞĚ
t>>sZ/E

dŽĂůůŽǁŝŶƐƚĂůůĂƚŝŽŶŽĨĐŽŵďŝŶĂƚŝŽŶƌĞƚĂŝŶŝŶŐͬĨƌĞĞƐƚĂŶĚŝŶŐǁĂůůƐ͕ǁŝƚŚŝŶƚŚĞĚĞƐŝŐŶĂƚĞĚƐŝĚĞǇĂƌĚĂƌĞĂ͕ ǁŚĞƌĞŝŶƚŚĞƌĞƚĂŝŶŝŶŐƉŽƌƚŝŽŶĞǆĐĞĞĚƐϰ͛ŝŶǀĞƌƚŝĐĂůŚĞŝŐŚƚ͕ĂƐƐƉĞĐŝĨŝĞĚŝŶZDϭϵ͘ϱϱϬ͘ϬϯϬ͘͘Ϯ͘dŚĞ ƌĞƋƵŝƌĞĚĨŝŶĚŝŶŐƐďĞůŽǁĂƌĞƐƵďŵŝƚƚĞĚŝŶĂĐĐŽƌĚĂŶĐĞǁŝƚŚZDϭϵ͘ϳϮϬ͘ϬϰϬ͘ Z
Yh/Z
&/E/E'^
tŝůůƚŚĞƐƚƌŝĐƚĂƉƉůŝĐĂƚŝŽŶŽĨƚŚĞƉƌŽǀŝƐŝŽŶƐŽĨƚŚĞŽŶŝŶŐŽĚĞƌĞƐƵůƚŝŶƉƌĂĐƚŝĐĂůĚŝĨĨŝĐƵůƚŝĞƐŽƌ ƵŶŶĞĐĞƐƐĂƌǇŚĂƌĚƐŚŝƉƐŝŶĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚŚĞŐĞŶĞƌĂůƉƵƌƉŽƐĞĂŶĚŝŶƚĞŶƚŽĨƚŚĞŽŶŝŶŐŽĚĞ͍ ϭͿ zĞƐ͘dŚĞϰϴͲĂĐƌĞƐŝƚĞŝƐƐŝŐŶŝĨŝĐĂŶƚůǇƌĞƐƚƌŝĐƚĞĚĚƵĞƚŽƚŽƉŽŐƌĂƉŚǇĂŶĚũƵƌŝƐĚŝĐƚŝŽŶĂůĞŶĐƵŵďƌĂŶĐĞƐ ĂƐĚĞƐĐƌŝďĞĚŚĞƌĞŝŶĂŶĚƵŶĚĞƌ&ŝŶĚŝŶŐEŽ͘Ϯ͕ďĞůŽǁ͘ŽĐŬĚŽŽƌƐǁŝƚŚĂƚƌƵĐŬĐŽƵƌƚĂƌĞƉƌŽƉŽƐĞĚ ĂůŽŶŐƚŚĞǁĞƐƚĞƌůǇƐŝĚĞŽĨƚŚĞďƵŝůĚŝŶŐ͕ǁŚŝĐŚĂďƵƚƐĂůƚƌĂŶƐũƵƌŝƐĚŝĐƚŝŽŶĂŶĚĂŶĞŶǀŝƌŽŶŵĞŶƚĂůůǇ ƐĞŶƐŝƚŝǀĞŵĂƌƐŚ͘dŚĞƚƌƵĐŬĐŽƵƌƚŝƐĚĞƐŝŐŶĞĚƚŽĚƌĂŝŶǁĞƐƚĞƌůǇǁŝƚŚĂƵŶŝĨŽƌŵŐƌĂĚŝĞŶƚŽĨϬ͘ϱϬйĂŶĚ ĂŵĂǆŝŵƵŵĐƌŽƐƐƐůŽƉĞŽĨϮй͘dŽƉƌŽǀŝĚĞƌĞƋƵŝƌĞĚƐĐƌĞĞŶŝŶŐĂŶĚƐĞĐƵƌŝƚǇ͕ĂϭϮ͛ŚŝŐŚƐĐƌĞĞŶǁĂůů;ĂƐ ŵĞĂƐƵƌĞĚĨƌŽŵƚŚĞŝŶƐŝĚĞŽĨƚŚĞƚƌƵĐŬĐŽƵƌƚͿŝƐƉƌŽƉŽƐĞĚĂƌŽƵŶĚƚŚĞƚƌƵĐŬĐŽƵƌƚ͘dŚĞĞůĞǀĂƚŝŽŶ ĐŚĂŶŐĞƐĂůŽŶŐƚŚĞĐŽŵŵŽŶƉƌŽƉĞƌƚǇůŝŶĞǀĂƌǇĂƐŵƵĐŚĂƐϲĨĞĞƚ͘ƐĂƌĞƐƵůƚ͕ĂĐŽŵďŝŶĂƚŝŽŶ ĨƌĞĞƐƚĂŶĚŝŶŐͬƌĞƚĂŝŶŝŶŐǁĂůůŝƐƌĞƋƵŝƌĞĚĂůŽŶŐƚŚĞǁĞƐƚĞƌůǇƉƌŽƉĞƌƚǇůŝŶĞ͘^ƚƌŝĐƚĂĚŚĞƌĞŶĐĞǁŝƚŚƚŚĞ ƌĞŐƵůĂƚŝŽŶǁŽƵůĚƌĞƐƵůƚŝŶƚŚĞƉƌŽũĞĐƚĞŝƚŚĞƌĞŶĐƌŽĂĐŚŝŶŐŽŶƚŚĞƉƌŽƚĞĐƚĞĚŵĂƌƐŚŽƌƚŚĞǁĂůůƐŶŽƚ ƉƌŽƉĞƌůǇƐĐƌĞĞŶŝŶŐƚŚĞƚƌƵĐŬƐŝŶƚŚĞƚƌƵĐŬĐŽƵƌƚ͘

ϮͿ ƌĞƚŚĞƌĞƐƉĞĐŝĂůĐŝƌĐƵŵƐƚĂŶĐĞƐŽƌĐŽŶĚŝƚŝŽŶƐĂƉƉůŝĐĂďůĞƚŽƚŚĞƉƌŽƉĞƌƚǇŝŶǀŽůǀĞĚŽƌƚŽƚŚĞŝŶƚĞŶĚĞĚ ƵƐĞŽƌĚĞǀĞůŽƉŵĞŶƚŽĨƚŚĞƉƌŽƉĞƌƚǇƚŚĂƚĚŽŶŽƚĂƉƉůǇŐĞŶĞƌĂůůǇƚŽŽƚŚĞƌƉƌŽƉĞƌƚǇŝŶƚŚĞǀŝĐŝŶŝƚǇĂŶĚ ƵŶĚĞƌƚŚĞŝĚĞŶƚŝĐĂůǌŽŶŝŶŐĐůĂƐƐŝĨŝĐĂƚŝŽŶ͍
zĞƐ͘dŚĞƉƌŽƉĞƌƚǇŝƐŝŵŵĞĚŝĂƚĞůǇĂĚũĂĐĞŶƚƚŽĂůdƌĂŶƐƌŝŐŚƚŽĨǁĂǇĂŶĚĂƉƌŽƚĞĐƚĞĚŵĂƌƐŚ͘^ƚƌŝĐƚ ĂĚŚĞƌĞŶĐĞǁŝƚŚƚŚĞƌĞƋƵŝƌĞŵĞŶƚǁŽƵůĚĞŝƚŚĞƌĞŶĐƌŽĂĐŚŝŶƚŚĞŵĂƌƐŚŽƌƚŚĞĂůƚƌĂŶƐƌŝŐŚƚŽĨǁĂǇ͘
ϯͿ tŝůůƚŚĞŐƌĂŶƚŝŶŐŽĨƐƵĐŚǀĂƌŝĂŶĐĞďĞŵĂƚĞƌŝĂůůǇĚĞƚƌŝŵĞŶƚĂůƚŽƚŚĞƉƵďůŝĐǁĞůĨĂƌĞŽƌŝŶũƵƌŝŽƵƐƚŽƚŚĞ ƉƌŽƉĞƌƚǇŽƌŝŵƉƌŽǀĞŵĞŶƚƐŝŶƚŚĞǌŽŶĞŽƌŶĞŝŐŚďŽƌŚŽŽĚŝŶǁŚŝĐŚƚŚĞƉƌŽƉĞƌƚǇŝƐůŽĐĂƚĞĚ͍ EŽ͘dŚĞǀĂƌŝĂŶĐĞĂƉƉůŝĞƐƚŽĂŶŝƐŽůĂƚĞĚǁĂůůƐĞŐŵĞŶƚǁŝƚŚŝŶƚŚĞƉƌŽƉĞƌƚǇ͛ƐƐŝĚĞǇĂƌĚĂƌĞĂ͘dŚĞǁĂůů ŝƐǀŝƐŝďůĞŽŶůǇĨƌŽŵƚŚĞĨƌĞĞǁĂǇ͘dŚĞƉƌŽƉŽƐĞĚǁĂůůĚĞƐŝŐŶǁŝůůĞƐƚĂďůŝƐŚĂƵŶŝĨŽƌŵĞĚŐĞĐŽŶĚŝƚŝŽŶ ĂůŽŶŐĂůƚƌĂŶƐƌŝŐŚƚŽĨǁĂǇĂŶĚĚŽĞƐŶŽƚĂďƵƚĂŶǇŽƚŚĞƌƉƌŽƉĞƌƚǇ͘ tŝůůƚŚĞŐƌĂŶƚŝŶŐŽĨƚŚĞǀĂƌŝĂŶĐĞďĞĐŽŶƚƌĂƌǇƚŽƚŚĞŽďũĞĐƚŝǀĞƐŽĨĂŶǇƉĂƌƚŽĨƚŚĞ'ĞŶĞƌĂůWůĂŶ͍ ϰͿ EŽ͘dŚĞŐƌĂŶƚŝŶŐŽĨƚŚĞǀĂƌŝĂŶĐĞǁŝůůĂůůŽǁĚĞǀĞůŽƉŵĞŶƚŽĨƚŚĞƉƌŽƉĞƌƚǇƚŽŝŶĐůƵĚĞĂůŽŐŝĐĂůĂŶĚĨƵůůǇ ĨƵŶĐƚŝŽŶĂůƚƌƵĐŬĚŽĐŬĂƌĞĂǁŝƚŚĂĚĞƋƵĂƚĞƉĂƌŬŝŶŐ͕ŵĂŶĞƵǀĞƌŝŶŐĂŶĚĐŝƌĐƵůĂƚŝŽŶ͘/ŶĂĐĐŽƌĚĂŶĐĞǁŝƚŚ ^ĞĐƚŝŽŶϯ͘ϭϬŽĨƚŚĞ^ǇĐĂŵŽƌĞĂŶǇŽŶ^ƉĞĐŝĨŝĐWůĂŶ͕ƚŚĞƚƌƵĐŬĐŽƵƌƚǁŝůůďĞƐĐƌĞĞŶĞĚĨƌŽŵƉƵďůŝĐǀŝĞǁ ďǇĂŶϭϮ͛ŚŝŐŚƐĐƌĞĞŶǁĂůů͘dŚĞ^ƉĞĐŝĨŝĐWůĂŶĂůůŽǁƐĂŵĂǆŝŵƵŵϭϮ͛ŚŝŐŚǁĂůů͘ PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR), Exhibit 11 - Applicant Prepared Variance Justifications

Page 1 of 2 ends

Conditional exceptions to the regulations contained in Title 17 of the Riverside Municipal Code (Grading) shall be permitted, subject to Chapter 17.32, upon a determination by the Zoning Administrator that exceptional or special circumstances apply to the property. Such exceptional or special circumstances shall include such characteristics as unusual lot size, shape, or topography, drainage problems, or the impractibility of employing a conforming grading plan, by reason or prior existing recorded subdivisions or other characteristics of contiguous properties.

An application for the waiver of any requirement of Title 17 of the Riverside Municipal Code (Grading) shall be filed with the Planning Division prior to the approval of a grading plan.

The application shall contain information which demonstrates that there are exceptional or special circumstances that apply to the property that would prevent full compliance with this title. The application shall demonstrate the existence of exceptional or special circumstances by making the findings listed on the second page of this form.

PLEASE NOTE: If at any time the Zoning Administrator believes that sufficient controversy or public interest may exist regarding an application, the application may be referred to the City Planning Commission for consideration. The City Planning Commission may set the action for review at a public hearing if they so determine that it would be appropriate.

PLEASE TYPE OR PRINT CLEARLY

LEGAL OWNER/APPLICANT/REPRESENTATIVE
Printed Name: _________________________________________________________________ Address: ______________________________________________________________________ City: State: __________ Zip: _______________ Daytime Telephone: ( ) Facsimile: ( ) E-Mail Address: ________________________________________________________________

PROJECT/PROPERTY INFORMATION
Assessor’s Parcel Number(s): _____________________________________________________ Address: ______________________________________________________________________ Project Description/Location: _____________________________________________________ Size of Subject Property (Square Feet/Acres): ________________________________________

COMMUNITY DEVELOPMENT DEPARTMENT

PLANNING DIVISION

GRADING EXCEPTIONS JUSTIFICATION FORM
Ozi Alessandro, LLC - Matt Englhard
18831 Bardeen Ave, Ste 100
Irvine CA
949 842-3074
[email protected]
263-100-028; 263-091-008
NEC I-215 and Alessandro

9.1 acres of undeveloped land

9.1 acres
92612
PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR), Exhibit 12 - Applicant Prepared Grading Exception Justificat

Page 2 of 2 ends

XCEPTIONS REQUESTED
Describe the exceptions requested in detail; attach a separate sheet if necessary. ______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________

REQUIRED FINDINGS
Answer each of the following questions “yes” or ”no” and then explain your answer in detail.

Questions 1 and 2 must be answered “yes” and question 3 “no” to justify granting an exception. Attach written details if insufficient space is provided on this form. Economic hardship is not an allowable justification for an exception from Title 17 of the Riverside Municipal Code (Grading).

1. Will the strict application of the provisions of this title result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of Title 17 of the Riverside Municipal Code (Grading)? Explain in detail.

2. Are there exceptional circumstances or conditions applicable to the property involved or the intended use or development of the property that do not apply generally to other properties in the same zone or neighborhood? Explain in detail.

3. Will the granting of a waiver be materially detrimental to the public welfare or injurious to the property or improvements in the some of neighborhood in which the property is located? Explain in detail.

GRADING EXCEPTIONS JUSTIFICATION FORM
3900 Main Street – Third Floor, Riverside, CA 92522
Phone: (951) 826-5371 / Fax: (951) 826-5981
www.riversideca.gov/planning
See attached seperate sheet
Yes. See attached seperate sheet.

Yes. See attached seperate sheet.

No. See attached seperate sheet.

PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR), Exhibit 12 - Applicant Prepared Grading Exception Justificat Alessandro Corporate Center
GP-2021-01443
Grading Exception Justification

The proposed development anticipates the need for two separate grading exceptions as follows:

Grading Exception A – South parking lot retaining wall
Grading Exception B – Yard wall retaining/screen combo wall

Justification:

1. YES. That the strict application of the provisions of this title would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of this title.

a. Grading Exception A – Compliant – This grading exception is required due to both the topography of the site and the existence of a recognized marsh that cannot be touched with construction. This wall will be 2 to 11 feet tall and face I-215.

The property slopes roughly 22 to 28 feet from North, South and East towards the I-215 on ramp requiring extensive grading and contouring to level the site for development.

Additionally, a drainage from the freeway runs onto the property and created a jurisdictional condition which has been conditioned by the Resource Agencies to remain in place untouched. To do so, the project must construct a 2- to 11-foot-high retaining wall.

Using retaining walls the project design strikes a balance between the site constraints and allows for the project to be built while maintaining the integrity of jurisdictional resources. Strict application of the code to eliminate over-height walls would require the project to either shrink in size or to required removal of known agency resources.

b. Grading Exception B – Compliant – Along the western edge of the property the project proposes to construct a screen wall 12-foot high which will shelter the view of the truck court from the freeway. For the same reasons indicated with Grading Exception A this screen wall will be required to retain over 3 feet. Along the outside western edge of this wall will be the marsh land that must remain protected.

2. YES. That there are exceptional circumstances or conditions applicable to the property involved or to the intended use or development of the property that do not apply generally to other property in the same zone or neighborhood.

a. Grading Exception A – Compliant – The proposed project complies with this finding. The project site is uniquely shaped and is restricted as to usability due to both an undulating PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR), Exhibit 12 - Applicant Prepared Grading Exception Justificat topography and to a jurisdictional feature that runs along the western perimeter of the site.

Due to challenging conditions, the two retaining walls will be required to be above the allowable height per this title. The height of the wall does not create any form of project benefit in any way and is required to construct the property while avoiding jurisdictional waters. The shape of the site, the topography, biological resources, and boundary conditions constitute an exceptional circumstance or condition applicable to the property that do not apply generally to properties in this neighborhood or zone.

b. Grading Exception B – Compliant – the project is required to screen the truck court from public view with a screen wall that is 12 feet high on the inside wall. The location of this screen wall and the jurisdictional feature make it impossible to construct without adding an additional 2 to 6 feet of retaining conditi on. The shape of the site, the topography, biological resources, and boundary conditions constitute an exceptional circumstance or condition applicable to the property that do not apply generally to properties in this neighborhood or zone.

3. NO. That the granting of a waiver will not be materially detrimental to the public welfare or injurious to the property or improvements in the zone or neighborhood in which the property is located.

a. Grading Exception A – Compliant – The proposed project complies with this condition.

The retaining walls required are all along the western boundary of the property facing the freeway and additionally buried at a lower elevation than the Alessandro freeway onramp. The public facing view of the project will not have any retaining conditions.

Construction of the retaining wall will allow construction of the project and leveling of the onsite grades while respecting the condition and location of existing jurisdictional features.

For these reasons, the granting of the Gr ading Exception will not be materially detrimental to the public welfare or injurious to the property or improvements in the zone or neighborhood which the property is located.

b. Grading Exception B – Compliant – The proposed project complies with this condition. In order to build the site screen wall, the proj ect will be required to retain against the outside of the wall to both deal with the existing undulating grade and to leave existing jurisdictional waters untouched. This wall faces I-215 and is tucked in the northern corner of the property behind an existing marsh with willows and plant life. It will be properly screened from view due to its location.

PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR), Exhibit 12 - Applicant Prepared Grading Exception Justificat

3Xa+>QAJ@Ba)XX>A`>ABI
a7VRLB@Ya7N>QQBVa
+JY_aRCa8J\BVXJABa+ROO[QJY_aa -@RQROJ@a,B\BNRTOBQYa,BT>VYOBQYa
8
%a3>JQa9YVBBY
a
.NRRVa
8J\BVXJAB
a+)a%
!!
a

3 148 .48/0 -38

8!
!
!
!
!

!
!

!

(,8/1!-38

8

!6
23"

8
!6
23#

'
8*3$-.0
8

.
-.8*+
78

,

5)8

%,.-88 .53,-8
-&
)8
1 8
08-4.38
.JNBa
8BN>YBAa.JNBa5RX&a
+RPT>YJ?JNJY_a<RQBX'a

,B>Va3Xa)XX>A`>ABI(a
<)7 !
3)
a
78
!%a /BQBV>Na 7N>Qa )OBQAOBQY
a
)PBQAOBQY
a8B`RQB
a,BXJGQa8B\JB] a
=RQBa*a)7<00a

#
%$
a
#

$
9TB@JCJ@a 7N>Qa
6Qa)TVJNa$
a

a YIBa8J\BVXJABa +R[QY_a)JVTRVYa1>QAa;XBa+ROOJXXJRQa)1;+ aCR [QAa+JY_aRCa 8J\BVXJABa+>XBa5RXa78

!%a/BQBV>Na7N>Qa)OBQAOBQY
a9TB@JCJ@a7N>Qa)OBQAOBQY
a
8B`RQB
a,BXJGQa8B\JB]
a>aTVRTRX>NaYRa@RQXYV[@Ya>a!
aXU[>VBaCSRYa]>VBIR[XBa?[JNAJQGa]JYIa
OB``>QJQBaRQa$$
a>@VBXaNR@>YBAaQRVZIBVN_aRCa)NBXX>QAVRa*R[NB\>VA
aB>XYBVN_aRCaNQYBVXY>YB
!
a
]BXYBVN_aRCa6NAa
!a.VRQY>GBa8R>A
a>QAaXR[YIBVN_aRCa+RYYRQ]RRAa)\BQ[B
a>Qa>OBQAOBQYaYRaYIBa
XJYBXa/BQBV>Na7N>QaN>QAa[XBaABXJGQ>YJRQaCVROa+ROOBV@J>Na+ aYRa*[XJQBXX6CCJ@Ba7>VMa*67 a>a
@I>QGBaYRaYIBa XJYBXa `RQJQGaCVRPa+897a+RPOBV@J>Na8BY>JNa>QAa 9TB@JCJ@a7N>Qa9_@>ORVBa +>Q_RQa*[XJQBXXa7>VMa6\BVN>_a<RQBX aYRa*3797a*[XJQBXXa>QAa4> Q[C>@Y[VJQGa7>VMa>QAa 9TB@JCJ@a7N>Qa9_@>ORVBa +>Q_RQa*[XJQBXXa7>VMa6\BVN>_a<RQBX a>QAa>Qa >OBQAOBQYaYRaYIBa
9_@>ORVBa+>Q_RQa*[XJQBXXa7>VMa9TB@JCJ@a7N>QaYRa@I>QGBaYIBaN>QAa[XBaCVROa0QA[XYVJ>Na9[TTRVYa YRa0QA[XYVJ>N
a
!]JYIaYIBa
a3>V@Ia)JVa8BXBV\Ba*>XB0QN>QAa7RVZa)JVTRWa2>QAa;XBa +ROT>YJ?JNJY_a7N>Q
aX[?LB@YaYRaYIBaENNR]JQGa@RQAJYJRQX&a
!!
! !!
!
!

H

"
a )Q_aQB]aR[YARRVaNJGIYJQGaYI>YaJXaJQXY>NNBAaXI>NNa?BaIRRABAaRVaXIJBNABAaXRa>XaYRaTVB\BQY BJYIBVaYIBa XTKNN>GBa RCa N[OBQXa RVaVBCNB@YJRQa JQYRa YIBa XM_a 6[YARRVaNJGIYJQGa XI>NNa ?B AR^Q]>VAaC>@JQG

:IBaCRNNR]JQGa[XBX>@YJ\JYJBXa>VBaQRYaJQ@N[ABAaJQa YIBaTVRTRXBAaTVRLB@Ya >QAaXI>NNa?B TVRIJ?JYBAa>YaYIJXaXJYB&
> )Q_a[XBaRVa>@YJ\JY_a^IJ@Ia]R[NAaAJVB@Ya>aXYB>A_aNJGIYaRVaCN>XIJQGaNJGIYaRCaVBA a]IKYB

GVBBQ
aRVa>O?BVa @RNRVXa>XXR@J>YBAa]JYIa>JVTRVYa RTBV>YJRQXaYR^>VAa >Qa>JV@V>CY BQG>GBAa JQa >QaJQJYJ>Na XYV>JGIYa @NJO?a CRNNR]JQGaY>MBRDCa RVa YR]>VAa >Qa >JV@V>F BQG>GBAaJQa>aXYV>JGIYaCJQ>Na>TTVR>@IaYR]>VAa>aN>QAJQGa>Ya>Qa>JVTRVY aRYIBVaYI>Qa>Q
.))>TTVR\BAaQ>\JG>YJRQ>NaXJGQ>NaNJGIYaRVa\JX[>Na>TTVR>@IaXNRTBaJQAJ@>YRV ? )Q_a[XBaRVa>@YJ\JY_a]IJ@Ia]R[NAa@>[XBaX[QNJGIYaYRa?BaVBCNB@YBAaYR]>VAXa>Qa>JV@V>CZ BQG>GBAa JQa >QaJQJYJ>NaXYV>JGIYa@NJO?a CRNNR]JQGaY>MBRDCa RVa YR]>VAXa>Qa >JV@V>F BQG>GBAaJQa>aXYV>JGIYaCJQ>Na>TTVR>@IaYR]>VAXa>aN>QAJQGa>Ya>Qa>JVTRVY @ )Q_a[XBaRVa>@YJ\JY_a]IJ@Ia]R[NAaGBQBV>YBaXORMBaRVa]>YBVa\>TRVaRVa^IJ@Ia]R[NA PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR), Exhibit 13 - ALUC Determination 8TTP8:T]G8P@<]:MK:<KTP8TBMKS]M=] 9BP;S] MP]XAB:A]J8Z]MTA<RXBS<]8 ==<:T]S8=<]8BP] K8WB@8TBMK] XBTABK]TA<] 8P<8] 2U:A]US<S] BK:HU;<] H8K;S:8NBK@]UTBGB[BK@] X8T<P] =<8TUP<S
]8OU8:UHTUP<
]NPM;U:TBMK]M=]:<P <8G]@P8BKS
]SUK=HMX<P
] 8K;]PMX]:PMNS ]
:MJNMSTBK@]MN<P8TBMKS
]X8ST<X8T<P] J8K8@<J<KT]=8:BHBTB<S
]8QTB=B:B8H]J8PSA<S
]
TP8SA]TP8KS=<P]ST8TBMKS]TA8T]8P<]MN<K]MK]MK<]MP]JMP<]SB;<S ]P<:Z:GBK@]:<KT<PS]
:MKT8BKBK@]NUTP<S:B9H<]X8ST<S
]:MKSTPU:TBMK]8K;];<JMHBTBMK];<9PBS]=8:BHBTB<S]=GZ]
8SA];BSNMS8H
]8K;]BK:BK<P8TMPS]
; !KZ]VS<]XAB:A]XMVH;]@<K<P8T<]<G<:TPB:8G]BKT<P=<P<K:<]TA8T]J8Z]9<];<TPBJ<KT8G]TM TA<]MN<P8TBMK]M=]8BP:P8=T]8K;MP]8BP:P8=T]BKSTPVJ<KT8TBMK < "ABH;P<KS]S:AMMHS];8Z]:8P<]:<KT<PS
]GB9P8PB<S
]AMSNBT8GS
]SFBGH<;]KUPSBK@]8K;]:8P<
=8:BGBTB<S]:MK@P<@8T<]:8P<]=8:BGBTB<S
]AMT<HSJMT<HS
]NG8:<S]M=]8SS<J9GZ]BK:HU;BK@
9UT]KMT]GBJBT<;]TM]NH8:<S]M=]XMPSABN] 8K;]TA<8T<PS\
]9VBH;BK@S]XBTA]JMP<]TA8K]
89MW<@PMUK;]A89BT89H<] =GMMPS
] A8[8P;MUS]J8T<PB8HS] 8K;]:PBTB:8G]:MJJUKBTZ
BK=P8STPU:TVP<]=8:BHBTB<S
= (B@AHZ]KMBS<
S<KSBTBW<]MUT;MMP]KMK
P<SB;<KTB8G]US<S]%Y8JNG<S]M=]KMBS<
S<KSCTBW<
MUT;MMP]KMKP<SB;<KTB8G]US<S]TA8T]8P<]NPMAB9BT<;]BK:GU;< ]9UT]8P<]KMT]HBJBT<;]TM
J8DMP]SN<:T8TMP
MPB<KT<;]SNMQTS]ST8;BVJS
] 8JNABTA<8T<PS]:MK:<PT]A8GHS
] 8K;
;PBW<
BKS
@ /TA<P](8[8P;S]TM]=IB@AT
0PBMP]TM]BSSV8K:<]M=]8KZ]9UBG;BK@]N<PJBTS
]TA<]H8K;MXK<P]SA8HH]:MKW<Z]8K;]A8W<]P<:MP;<;
8K]8WB@8TBMK] <8S<J<KT]TM]TA<]-8P:A])KH8K;]0MQT] !BPNMPT]!UTAMPBTZ]MP]BTS]SV::<SSMP]BK BKT<P<ST<;
]MP]NPMWB;<] <WB;<K:<]TA8T]SU:A]<8S<J<KT]A8S] NP<WBMVSHZ] :MKW<Z<;] 3A< !BPNMPT]!UTAMPBTZ]J8Z]X8BW<]TABS]P<OUBP<J<KT]BK]TA<]<W<KT]TA8T]TA<]!UTAMPBTZ];<T<PJBK<S TA8T]NP<<YBSTBK@]8WB@8TBMK]<8S<J<KTS];<;B:8T<;]TM] TA<]5KBT<;]2T8T<S]M=]!J<PB:8]8P< SU>B:B<KT]TM]8;;P<SS]BTS]K<<;S] "MKT8:T]TA<]-8P:A]*MBKT]0MX<PS]!UTAMPBTZ]8T] ]

]=MP]8;;BTBMK8G]BK=MPJ8TBMK
4A<]8TT8:A<;]KMTB:<]SA8GH]9<]@BW<K]TM]8GH]NPMSN<:TBW<]NUP:A8S<PS]8K;MP]T<K8KTS]M=]TA< NPMN<PTZ]7ABH<]KMT]P<OUBP<;
]TA<]8NNGB:8KT]8K;]BTS]SV::<SSMPSBKBKT<P<ST]8P<]<K:MUP8@<; TM]NPMWB;<]8]:MNZ]M=]S8B;]KMTB:<]TM]<JNGMZ<<S]XAM]XMVH;]P<@VG8PHZ]9<]XMPFBK@]8T]TABS GM:8TBMK

!KZ]K<X];<T<KTBMK]98SBKS]MP]=8:BGBTB<S]SA8HG]9<];<SB@K<;]8K;]J8BKT8BK<;]TM]NPMWB;<]=MP]8 J8YBJUJ]
AMUP];<T<KTBMK]N<PBM;]=MHHMXBK@]TA<];<SB@K]STMPJ
]8K;]P<J8BK]TMT8GHZ];QZ
9<TX<<K]P8BK=8GGS]6<@<T8TBMK]BK]8K;]8PMUK;]TA<];<T<KTBMK]98SBKS]TA8T]XMUH;]NPMWB;<]=MM; MP]:MW<P]=MP]9BP;S]XMUG;]9<]BK:MJN8TB9G<]XBTA]8BPNMPT]MN<P8TBMKS]8K;]SA8HG]KMT]9<]VTBHB[<; BK]NPME<:T]H8K;S:8NBK@] 3P<<S]SA8HH]9<] SN8:<;]SM]8S]TM] NP<W<KT]H8P@<] <YN8KS<S]M= :MKTB@UMUS]:8KMNZ] XA<K]J8TUP<]+8K;S:8NBK@]BK] 8K;]8PMUK;]TA<];<T<KTBMK]98SBKS SA8HH]KMT]BK:HV;<]TP<<S]MP]SAPU9S]TA8T]NPM;U:<]S<<;S
]=PUBTS
]MP]9<PPB<S
+8K;S:8NBK@]BK] TA<];<T<KTBMK]98SBK
]B=]KMT] PBN
P8N]SAMUG;]9<]B K]8::MP;8K:<]XBTA]TA<]
@VB;8K:<]NPMWB;<;]BK] !+5#]+!.$2"!0).'].%!1]!)10/132]9PM:AVP<]8K ;]TA<] !)10/132
]7),$,)&%]!.$]23/1-7!3%1]-!.!'%-%.3]9PM:AVP<]8W8BH89G<]8T] 1"!+5"/1']XAB:A]GBST]8::<NT89G<]NG8KTS]=PMJ]1BW<PSB;<]"MUKTZ],8K;S:8NBK@]'UB;<] MP]MTA<P]8HT<PK8TBW<]G8K;S:8NBK@]8S]J8Z]9<]P<:MJJ<K;<;]9Z]8]OU8HB=C<;]XBH;HB=<]A8[8P;] 9BMGM@BST]
!]KMTB:<]SB@K]BK]8]=MPJ]SBJBH8P]TM]TA8T]8TT8:A<;]A<P<TM]SA8GG]9<]N<PJ8K<LTGZ]8?BY<;]TM] ]PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR), Exhibit 13 - ALUC Determination \GAf[\VYT`=\AYf>=[IUf `I\Gf\GAf BVQPV`IUFfP=UF]=FA%f :GAYAfI[f=Uf =IYWVY\fUA=Y>bf:GJ[f [\VYT`=\AYf>=[IUfI[f@A[IFUA@f\VfGVP@f[\VYT`=\AYfBVYfVUQbf#fGV^Y[f=U@fUV\f=\\Y=?\f>IY@[f 6YVWAYfT=IU\AU=U?AfI[fUA?A[[=Ybf\Vf=_VI@f>IY@f[\YIOA[f:GAf[IFUf`IQPf=Q[VfIU?Q^@Af\GAf U=TAf\APAWGVUAfU]T>AYfVYfV\GAYf?VU\=?\fIUBVYT=\IVUfVBf\GAfWAY[VUfVYfAU\I\bfYA[WVU[I>PAf \VfTVUI\VYf\GAf[\VYT`=\AYf>=[IUf
! 5CBI?Af[W=?AfT^[\f G=_Af[V]U@f=\\AU]=\IVUfBA=\^YA[f[]BDI?IAU\f\VfYA@]?AfIU\AYIVYfU VI[A QA_AQ[fBYVTfAa\AYIVYf=_I=\IVUYAQ=\A@f[V]Y?A[f\VfUVfTVYAf\G=Uf)4+0f f@(f3=Y?Gf.VIU\ 6V`AY[f']\GVYI\bf [G=PPfYAX]IYAf=Uf =?V^[\I?=Qf [\]@bf\VfAU[]YAf?VTWPI=U?Af`I\Gf \HI[ YAX]IYATAU\
" :GI[fWYVLA?\fG=[f >AAUfA_=P]=\A@fBVYf $

!f[X]=YAf BAA\fVBf`=YAGV^[Af=YA=f

[X^=YAfBAA\fVBf BIY[\f BPVVYfVCDI?Af =YA=f=U@f

f [X]=YAfBAA\fVBf[A?VU@fBQVVYf VCBI?A
TAdd=UIUAf=YA=f'Ubf IU?YA=[AfIUf>]IQ@IUFf=YA=f ?G=UFAfIUf][Af\Vf=UbfGIFGAYfIU\AU[I\b ][A
f?G=UFAfIUf>]IQ@IUFfQV?=\IVUfVYfTV@IBI?=\IVUfVBf\GAf\AU\=\I_AfW=Y?AQfT=WfQV\fPIUA[f=U@ =YA=[f `IPPf YAX^IYAf =Uf=TAU@A@f YA_IA`f \VfA_=Q]=\Af ?VU[I[\AU?bf`I\Gf \GAf '0;)6 ?VTW=\I>IQI\bf?YI\AYI=
f=\f\GAf@I[?YA\IVUfVBf\GAf'1;)f*IYA?\VY
# 'QQf>]IQ@IUF[f[G=PQf>Af@A[IFUA@f`I\GfdVUA@fBIYAf[WYIUOPAYf[b[\AT[ $ 3=Y?Gf'IYf8A[AY_Af(=[AfT^[\f>AfUV\IBIA@fVBf=UbfQ=U@f^[AfG=_IUFf=UfAPA?\YVT=FUA\I? Y=@I=\IVUf ?VTWVUAU\f \Vf=[[A[[f `GA\GAYf =f WV\AU\I=Qf ?VUBPI?\f`I\Gf 'IYf(=[Af Y=@IV ?VTT^UI?=\IVU[f?V^Q@fYA[]Q\f 9V^Y?A[fVBfAQA?\YVT=FUA\I?fY=@I=\IVUfIU?Q^@AfY=@IVf`=_A \Y=U[TI[[IVUfIUf?VUL^U?\IVUf `I\GfYATV\Af AX^IWTAU\fIU?P^[I_AfVBf IYYIF=\IVUf?VU\YVQPAY[ =??A[[fF=\A[ fA\?

:GAfWYVMA?\f@VA[fUV\fWYVWV[AfYVVEVWf[VP=YfW=UAP[f=\f\GI[f\ITAf ,V`A_AY fIBf\GAfWYVNA?\
`AYAf\VfWYVWV[Af[VP=YfYVVEVWfW=UAP[fIUf\GAfB]\]YA
f\GAf=WWQI?=U\@A_APVWAYf[G=QPfWYAW=ZA
=f[VQ=YfFQ=YAf[\]@bf\G=\f=U=QbdA[fFQ=YAfITW=?\[f=U@f\GI[f[\]@bf[G=QPf>AfYA_IA`A@f>bf\GA 'IYWVY\f0=U@f;[Af)VTTI[[IVUf=U@f3=Y?Gf'IYf8A[AY_Af(=[A
-UfVY@AYf\VfAU[]YAfWYVWAYf B]U?\IVUIUFfVBf\GAf WYVLA?\f@Y=IUf[ c[\ATf\Vf =_VI@fWV\AU\I=Q G=d=Y@[f\Vf3=Y?Gf'IYf8A[AY_Af(=[AfBQIFG\[
f=Uf=@@I\IVU=Pf(A[\f 3=U=FATAU\f6Y=?\I?A
(36f[G=QPf>Af=@@A@f\Vf \GAfWYVLA?\f<=\AYf7]=PI\bf3=U=FATAU\f6R=Uf<736f :GA =WWPI?=U\f[G=QQfAU\AYfIU\Vf=f?V_AU=U\f=U@f=FYAATAU\f`I\Gf\GAf)I\bfVBf8I_AY[I@Af[ITIP=Yf\V \GAf<=\AYf7^=PI\bf3=U=FATAU\f 6P=Uf=U@f;Y>=Uf8^UVBBf(36f:Y=U[BAYf'??A[[f=U@ 3=IU\AU=U?Af'FYAATAU\f>A\`AAUf3=Y?Gf/VIU\f6V`AY[f']\GVYI\cf=U@f9^Uf0IBAf'[[]Y=U?A )VTW=UbfVBf)=U=@=f*V?^TAU\f4Vf

#!
f`GI?Gf[H=PPf>AfYA?VY@A@fWYIVYf\V
I[[^=U?AfVBf=f?AY\IBI?=\AfVBfV??]W=U?cf 'f?VWbfVBf\GAfYA?VY@A@f=FYAATAU\f=U@f(36 [G=QQf>AfWYV_I@A@f\Vf\GAf8I_AY[I@Af)V^U\bf'IYWVY\f0=U@f;[Af)VTTI[[IVUf:GAf(36f[G=SQ IU?Q^@Af\HAfBVPQV`IUFfWYVFY=T&
= :GAfWYVWAY\bfV`UAYf'QA[[=U@YVf6YVWAY\cf-U_A[\TAU\[f26fVYfI\[f[]??A[[VY[IUe IU\AYA[\fGAYAIU=EAYf5`UAYfVYfI\[f@A[IFU=\A@fYAWYA[AU\=\I_Af[G=PPfTVUI\VYf\GA ?VU@I\IVU[fVBf\GAf@A\AU\IVUf>=[IU[f=U@fWYVTW\QbfIU[WA?\f[^?Gf>=[IU[fBVQPV`KUFf\GA ?VTWQA\IVUfVBfA=?Gf[IFUIBI?=U\fY=IUfA_AU\f=U@f\GAf#HV^YfWAYIV@f\GAYA=EAY > -Bf=Ubf[\=U@IUFf`=\AYfYAT=IU[fIUf=f>=[IUf\H=\fI[fUV\f>AUA=\Gf=fYV?OfFY=_AQ fVY
V\GAYfP=bAYfBVQPV`IUFf\GAf?VTWQA\IVUfVBf\GAf[IFUIBI?=U\fY=IUfA_AU\f=U@f\GAf#fGV^Y WAYIV@f\GAYA=B\AYf5`UAYfVYfI\[f@A[IFU=\A@fYAWYA[AU\=\I_Af[G=QQf=YY=UFAf\VfG=_A [^?Gf[\=U@IUFf`=\AYfAI\GAYfYATV_A@f VYf?V_AYA@f`I\GIUf\GAfUAa\f\`Vf>][IUA[[ @=b[fBVPPV`IUFf\GAf?VU?Q][IVUfVBf\GAf#fGV^YfWAYIV@
? 'Ubf-Uf\HAfA_AU\f\G=\f\GAf[\=U@IUFf`=\AYf[I\]=\IVUfYA?]Y[fVUf=fYAF^Q=Yf>=[I[ PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR), Exhibit 13 - ALUC Determination @OHIOYDMA\VC?\

COWR\>?V?MVDOM\P?RDO>\VC?\>?V?MVDOM\<:UDM\K;[\MO\HOMA?R\<?\ >R:DMDMA\;U\ORDADM;II[\>?UDAM?>\VO\PR?X?MV\UV;M>DMA\Y:V?R\@ROK\RDUDMA\;<OX?\;\ RO=G\AR:X?H\OR\OVC?R\H;[?R\ @OR\?Z;KPH?\>W?\VO\:\RDU?\DN\AROWM>Y;V?R\H?X?HU\OR\ OVC?R\=DR=WKUV;M=?\<?[OM>\.YM?RU\;<DHDV[\VO\=OMVROH\ )M\VC;V\UDVW:VDOM\ .YM?R\OR\DVU\>?UDAM:V?>\R?PR?U?MV;VDX?\UC:IH\PROKPVI[\?MA:A?\;\HD=?MU?>\=DXDI\ ?MADM??R\VO\PR?P:R?\;\>?UDAM\PH:M\VO\;UUWR?\VC;V\UW=C\=OM>DVDOM\>O?U\MOV\ P?RUDUV\@OR\KOR?\VC:M\
\COWRU\@OIIOYDMA\VC?\=OM=HWUDOM\O@\;\UDAMD@D=;MV\R;DM\ ?X?MV\ 3C?\R?QWDR?>\?MADM??RDMA\>?UDAM\UOIWVDOM\UC:HI\<?\DKPI?K?MV?>\ PROKPVI[\<WV\MO\H;V?R\VC;M\ \>;[U\@OHIOYDMA\DVU\;PPROX:I\<[\;IH\;PPHD=;<H?\ ;WVCORDVD?U\PROXD>DMA\VC;V\WMVDH\UW=C\VDK?\;U\VC?\?MADM??R?>\>?UDAM\UOHWVDOM\DU\ DKPH?K?MV?>\.YM?R\OR\DVU\>?UDAM;V?>\R?PR?U?MV;VDX?\YDIH\K;DMV;DM\Y;V?R\ H?X?HU\<?IOY\VC?\RO=G\AR:X?H\OR\ OVC?R\H;[?R\
3C?\;PPHD=;MV\C;U\;AR??>\VO\;==?PV\;\%OX?M;MV\YCD=C\YDIH\<?\R?=OR>?>\OM\VC?\VEVJ?\O@\VC? PROP?RV[\R?UVRD=VDMA\VC?\;=VW:H\O==WP;M=[\O@\VC?\<WDH>DMAU\VO\VC?\IDKEVU\O@\VC?\#DR\ (OR=? )MUVRW=VDOM\4C?\PROF?=V\UC;HH\<?\DM=OKPID;M=?\YDVC\VC?\R?=OR>?>\;M>\?Z?=WV?>\%OX?M;MV YCD=C\HDKDVU\<WDH>DMA\O==WP:M=[\VO\;\K;ZDKWK\O@\
\P?OPI?\DM\:M[\ADX?M\;=R?\DM\#/9
)
;M>\
\ P?OPI?\DM\;M[\ ADX?M\:=R?\DM\ #/9)\ 3C?\%OX?M:MV\UC;HI\DM=HW>?\VC?\@OHIOYDMA H;MAW;A?"
%OX?M;MV?R\C;U\:AR??>\VO\=OK PH[\YDVC\VC?\&? MUDV[\0?UVRD=VDOMU\:M>\;\&?MUDV[\%;P\ <OVC\V?RKU\;R?\>?@DM?>\<?HOY\<[\IDKDVDMA\O==WP;M=[\O@\VC?\/ROF?=V\VO\D\OM?\CWM>R?>\ VCDRV[\VCR??\

\O==WP:MVU\&?MUDV[\%:P\

DD\VY?MV[@DX?\
\
O==WP;MVU\DM\:M[\UQW:R?\:R?;\K?;UWRDMA\ \@??V\<[\ \@??V\1QW;R?\#R?;\@OR\:HH\ 1QW;R?\#R?;U\YDVCDM\POTVDOMU\O@\VC?\<WDH>DMA\O@\VC?\/ROF?=V\YDVCDM\#/9\)\;M>\DDD\@D@V[\ \
O==WP;MVU\DM\;M[\1QW:R?\#R?;\YDVCDM\PORVDOMU\O@\VC?\<WDH>DMA\O@\VC?\/ROF?=V\YDVCDM\#/9\\ 0?QWDR?K?MV\DD\;M>\DDD\;R?\=OII?=VDX?H[\VC?\&?MUDV[\0?UVRD=VDOMU\;M>\;R?\>?PD=V?>\DM\ 'ZCD<DV\ $\ ;VV:=C?>\C?R?VO\ ;M>\DM=ORPOR;V?>\C?R?DM\ <[\R?@?S?M=?\#==OR>DMAH[\ ;M[\ <WDH>DMA\?ZP;MUDOM\DU\PROCD<DV?>\DM=HW>DMA\;M\DM=R?;U?\DM\<WDH>DMA\;R?; \YDVCOWV\@WRVC?R\ R?XD?Y\<[\ VC?\%DV[\;M>\+#02\R?PR?U?MV:VDX?U\:M>\=OMU?MV\;M>\ ;PPROX;H\PROXD>?>\ VCROWAC\;M\:K?M>K?MV\VO\VCDU\=OX?M;MV\
%OKPHD;M=?\UC:HH\<?\X?RD@D?>\<[\%DV[\OR\VCDR>
P;RV[\DMUP?=VDOMU\:M>\R?PORVU\OM\;\U=C?>WI?\
;AR??>\WPOM\<[\VC?\;PPHD=;MVPROF?=V\OP?R:VOR
\VC?\%DV[\:M>\,#02\R?PR?U?MV:VDX?U\
1WPPORVDMA\>O=WK?MV;VDOM\Y:U\PROXD>?>\VO\VC?\#DRPORV\*:M>\6U?\%OLKDUUDOM\;M>\DU\;X;DI;<J?\ OMHDM?\;V\YYYR=;IW=ORB\=HD=G\#A?M>;U\

\#A?M>;\$OOGK;RG\#A?M>;\)V?K\-O\
\
5C?\YRDVV?M\=OKKWMD=:VDOM\@ROK\VC?\$:U?\%OKK;M>?R\;V\+:R=C\#DR\0?U?TX?\$;U?\R?PR?U?MVDMA\ VC?\61\#DR$OR=?\0?U?RX?\%OKK:M>\Y:U\MOV\;X;DI;<I?\:V\VC?\VDK?\VC?\;A?M>:\Y:U\POUV?>\ ;M>\Y;U\PR?U?MV?>\;V\VC?\K??VDMA$M\;>>DVDOM\YRDVV?M\=OKKWMD=;VDOM\@ROK\;\K?K<?R\O@\VC?\ PW<ID=
\ #MM\ +;R=C;M>\ Y:U\ UW<KDVV?>\ DM\ OPPOUDVDOM\ VO\VC?\ PROF?=V\ %OPD?U\ O@\ VC?U?\ =OKKWMD=;VDOMU\:R?\DM=HW>?>\C?R?YDVC\
)@\[OW\C:X?\;M[\QW?UVDOMU\PH?:U?\@??I\@R??\VO\=OMV;=V\K?\:V\! \!

!
\
1DM=?R?I[\
0)7'01)&'\%.6-58\#)0/.05\*#-&\61'\%.++)11).-\
/:WH\0WIH\#*6%\&DR?=VOR\
PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR), Exhibit 13 - ALUC Determination 22!&*#,218 -2'!#8-$8 '/.-028',8'!','278
/!&8 '/8#1#/5#8
1#8!-**#,28)#22#/8
3 )'!8
-+*#,28 ,,8/!&,"8
!!8
-,%8+8
8 )#11,"/-8
8..)'!,2./-.#/278-6,#/8
228
,%)&0"8/#./#1#,22'5#8
/78-1)(%8/!&8,),"8-/28 '/.-/28 42&-/'278

-4%8
2#/18
&'#$8
,%',##/',%8)'%&28/!&8 '/8#1#05#8
1#8

8 1#8')#8
!
!!!

!

!

!
!
! !!
!
PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR), Exhibit 13 - ALUC Determination

14Nb
DHBD+HS]b4NbEH+N+>S9]b9B&
S+)b
4>bS1+bX4&4>4S]bB.b
?b

5IFBHSb Y5S25@b Y2
Sb 5Ob 8@BY@b
Ob
@b 5IFBISb 5@/:U+@'+bJ+

BIbS2
SbI+
OB@ bS2+bFIBF+HS^b;
]b#+bOU%7+&SbSBb
OB<+bB/bS1+b

>>B]
>&+ObBHb
4>&B>X+>4+>&+Ob

NOB'4
S+)b
Y4S1b
DIB\4<4S]bSBb
4HDBHSb
BD+H
S4B>Ob/BHb
+\
;D9+b
>B4P,b
X4$
H S4
B>

BKb B)BHN
b
>)4X4)V
9b N+>N4S4X4S4+Nb SBb S1BN,b

>>B]
>&,Nb
&
>bX
Hab0HB;bD+HNB>b
SBbD,HNB>
b BVb=
_b
Z6Q3b
TCb(CAQ6*-Lb[2!Sb!6IGCMb
@@B`!@&-R

b5/b"@^
b
"I+b

OOB&4
S+)bY4S1bS1+
bDIBF+HS^b%+/BI+b
]BUb&B<
D:+S+b]BUIb
DWI&1
N+b

>)b)+S+H<4>+bY1+S1+Hb
S1+]b
H+b

&&+DS
$9+bSBb
]BV
b VN4>,NPbbHB/+NP4B>PbB)+b,&S4B>bb$bbPR-2020-000519 (GPA, SPA, RZ, VR, GE, DR), Exhibit 13 - ALUC Determination

!
'%

'
'&''#
'
'
!'!'"
!'

'!
'
'

&'!'$
'

'
!

PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR), Exhibit 13 - ALUC Determination

!VSVU@Sd1V?U@ad#
d,>!X<NU@d
!VTT<U?@Xd
?d-NYYNVUd2]WWVXZd%XV]Wd
d%X<@=@Xd2ZX@@Zd S?Ldd2]NZ@dd
,<X>Md
1 d!
d

d
.Xd0<]Sd1]SSd
"NX@>ZVXd
1N^@XYN?@d!V]UZad
NXWVXZd+<U?d6Y@d!VTTNYYNVUd

d+@TVUd2ZX@@ZdZMd$SVVXd
1N^@XYN?@d!
d
d'd
"@<Xd,Xd0<]Sd1]SSd

WXNSddd
3MNYdNYdNUdX@YWVUY@dZVdZMX@@d<WWSN><ZNVUYdSNYZ@?d=@SV_d=@NULd>VUYN?@X@?d=adZM@d1N^@XYN?@d !V]UZad
NXWV[d+<U?d6Y@d!VTTNYYNVUd+7!d<U?d<??X@YY@YdZM@d<WWSN><ZNVUdVBd"@W<XZT@UZdVBd "@B@UY@d(UYZX]>ZNVUd"/"(dd<U?d/CGN>@d"@UYNZad1@YZXN>ZNVUd!V^@U<UZYdJXd1N^@XYN?@d !V]UZad
NXWVXZd+<U?d6Y@d!VTTNYYNVUd+7!dVUdZM@Y@d><Y@Yd

c :
0d'd.
dT<bVUd0<X>@Sd"@SN^@Xad&]=d<Zd$X@@_<ad ]YNU@YYd!@UZ@X ,<X>Md*0

c :
0;,
d/:(d9<X@MV]Y@d!NZadVBd1N^@XYN?@
c :
0;,
d0@UYR@d3X]>Rd$<>NSNZad!NZadVBd,VX@UVd8<SS@a
9NZMdX@YW@>ZdZVdZM@ddWXVO@>ZY d<U?dJXdZM@d<UadKZ]X@dWXVO@>ZYd<U?d<WWSN><ZNVUYd,<X>Md

1 d@U>V]X<L@YdZM@d
+7!dZVdJSSV_dZM@d"/"(dd<Yd<dTNUNT]TdL]N?@dZVd?@Z@XTNUNULd VDHN>@d?@UYNZadX@YZXN>ZNVUYd<U?d<WWXVWXN<Z@d>V^@U<UZYdZVd=@d]Y@?dNUd@UY]XNULdZM<ZdZM@d?@UYNZad X@YZXN>ZNVUYd<X@dT@Zd4M@d)UYZX]>ZNVUd@U>V]X<L@YdSV><SdLV^@XUT@UZYdZVd<??X@YYdS<=VXdNUZ@UYNZad _MN>Md<??X@YY@YdZM@d<SSV_<=S@dU]T=@XdVBdW@XYVUYd_NZMNUd<d=]NS?NULd<U?d@^@UdNUdWVXZNVUYdVBdZM@d =]NS?NULY
d5M@dTVYZdX@>@UZd$
d<NX>X<BZd<>>N?@UZdNUd,<X>Md
dU@<Xd,<X>Md
1 dNYd<Ud@`<TWS@d
VBdZM@dXNYRdZVdWXVW@X\ad<U?dSNFAdZM<Zd@`NYZYd_M@Ud?@^@SVWT@UZYd@U>XV<>Md]WVUd<Ud NXd <Y@
d
+]>RNSa
dZM@d$
d>X<YM@?dNUd<dWVXZNVUdVBdZM@d=]NS?NULd_NZMd^@XadSV_dS<=VXdNUZ@UYNZad<U?dUVdVU@d _<YdNUP]X@?d &V_@^@XdZM@d<>>N?@UZd>V]S?dM<^@d@<YNSadM<WW@U@?dVUSad<dI_dI@ZdZVdZM@d_@YZd _M@X@dZM@dMNLM@XdS<=VXdNUZ@UYNZadVBdZM@dVEGN>@dYW<>@dNUdZM<Zd=]NS?NULd>V]S?dM<^@dX@Y]SZ@?dNUdY@XNV]Yd =V?NSadNUQ]XadVXd?@<ZM
d
PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR), Exhibit 13 - ALUC Determination 0G>a (2"aYGS[O=a9O^9_Ya<SRYI=>XaZG>aXIYMaS?a9Ra9IX<X9Da9<<I=>RZa^G>RaQ9MIRFa9a =><IYISRa0G>a[Y>aS?a <<I=>RZa,SZ>RZI9Pa8SR>Ya ,8a=>Y<XI;>=aIRaZG>a#+#'a a9==X>YYa
ZG>aF>R>X9OaXIYMa;[ZaZG>a#+#'aIYaSRO_aQIRIQ9PaF[I=9R<>aBXa[Y>a;_aOS<9Oa9[ZGSXIZI>YaZSaX>=[<>aZG>a XIYMaZSaZG>aF>R>X9OaU[;OI<
a1G>X>a9X>aZ^Sa>W[9OO_aIQUSXZ9RZa9YU><ZYaZSaZG>aXIYM
aZH>aVSZ>RZI9Pa@TXa
9IX<X9?ZaZSaG9]>a9Ra9<<I=>RZa9R=aZG>aUSZ>RZI9PaBXaZG>aV[;OI<aZSa;>aIQU9<Z>=a;_a9Ra9<<I=>RZa1G>a IXa%SX<>a %aIYaX>9=_aZSa^SXMa^IZGa (3"aZSa9==X>YYa)9X<Ga .!aXIYMYa9R=a9UUXS9<G>YaZSa X>=[<>aZG>aUSZ>RZI9Oa@TXa9<<I=>RZ9OaIRK[X_aSXa=>9ZHaZSaZG>aU[;PI<a;SZGaIRa9R=aS[ZYI=>aS?a9POS^9;P>a =>]>OSUQ>RZYa^IZGIRaZG>a ,8Y
a'ZaIYaZG>a IXa%SX<>Ya=>YIX>aZG9ZaZG>a (3"a^S[O=aYI=>a^IZGa <SRY>X]9ZI]>aPIQIZYaSRa;[IP=IRFa9R=a=>]>OSUQ>RZaS<<[U9ZISRY a
0G>a (2"a9R=aOS<9OaFS]>XRQ>RZYa<9Ra=SaQ[<GaZSaX>=[<>aUSZ>RZI9Pa9<<I=>RZYa;_aH9]IRFa YZXSRFa<S=>YaZSaX>=[<>aZG>a<[Q[O9ZI]>a=>]>PSUQ>RZaIQU9<ZaSRa9IXUSPO[ZISRa>O><ZXSRI<a IRZ>X?>X>R<>a^IZGa9IX<X9?ZaG>IFGZaS?aYZX[<Z[X>Ya9R=aUSZ>RZI9OaFP9X>aZSaUIPSZY a (IN>^IY>a (4"a
9R=aOS<9OaFS]>XRQ>RZYa<9RaFX>9ZO_aX>=[<>aZH>aUSZ>RZI9OaXIYMaZSaZG>aU[;PI<a;_aYZXSRFa<S=>YaZSa X>=[<>aS<<[U9ZISRa=>RYIZ_aS?aO9R=a[Y>Ya^IZGIRaZG>a ,8YaRSZaSRO_a^IZGIRa<>XZ9IRaO9R=a[Y>Ya;[Za 9PYSaO9;SXaIRZ>RYIZ_a^IZGIRa;[IO=IRFa[Y>YaIRaZH>a ,8Ya (2a"Ya[Y>aS?a=>>=a<S]>R9RZYaZSaX>YZXI<Za;[IP=IRFaS<<[U9ZISRaIRa=>]>OSUQ>RZYa^GI<Ga 9X>aRSZaOS<9Z>=aIRa9a<IZ_a^IZHa9=>W[9Z>aP9R=a[Y>a<SRZXSPYaIYa>R<S[X9F>=a;_aZG>a %a0G>aYU><I?J<a ^SX=IRFaQ[YZa>RY[X>aZG9ZaZG>a>RZIZ_aG9]IRFaL[XIY=I<ZISRa;>a9;O>aZSa>R@TX<>aZG>a<S]>R9RZa0G>a %a IYaRSZa9;O>aZSaIRYU><ZaSXa>R@TX<>a9R_a=>>=a<S]>R9RZY
a0GIYaIYa9aPS<9OaFS]>XRQ>RZaX>YUSRYI;IPIZ_a
9R=a9[ZGSXIZ_a"S]>R9RZYa9X>aRSZa>9YIP_a>RBX<>=a9R=aYZXI<ZaO9R=a[Y>a<SRZXSOYa;_aZG>a"IZ_a9R=a "S[RZ_a9X>aZG>aX>9OaYSO[ZISRaZSaRSZaSRP_aX>=[<>aZG>aXIYMa;[ZaZSa>R@TX<>aZG>aX>=[<>=aXIYMaIRaZH>a EZ[X>
a
%IR9PP_aZG>a %a^IOPa^SXNa^IZGaZH>a (2"aIRaIZYa"SQU9ZI;IOIZ_a2Y>a/Z[=_aZSa=>]>PSUa9a "SQU9ZI;IPIZ_a2Y>a,O9RaZSa=>]>PSUaEXZG>XaF[I=9R<>aBXaPS<9PaFS]>XRQ>RZYaZSa9==X>YYa9R=a >R@TX<>aS<<[U9ZISRa=>RYIZ_aIRa ,8YaO9;SXaIRZ>RYIZ_a^IZGIRa;[IO=IRFYa9R=aSZG>Xa@:<ZSXYaZSa IR<P[=>aZG>a<[Q[O9ZI]>aIQV9<ZYaS?aQ[PZIUP>a;[IO=IRFaYSP9XaFP9X>a9IXa>QIYYISRYa;IX=a9R=a^IP=PIAa G9`9X=Ya>Z<a6>aOSSNa BX^9X=aZSa^SXMIRFa^IZGaZG>a (5"a9R=aIZYaQ>Q;>XaFS]>XRQ>RZYaIRaZGIYa X>F9X=a
/GS[P=a_S[aG9]>a 9R_aW[>YZISRYaSXa^S[O=aPIM>aZSa=IY<[YYaZGIYa@\XZG>XaUP>9Y>a?>>OaC>>aZSa <SRZ9<ZaQ>a=IX><ZO_a9Za
aa
a
/IR<>X>P_a

('(-!)*/0,('+&%0#/

0

$

".&0

0
-+#*$7a$a)""- '*$a"SPSR>Oa2/ %a
"SQQ9R=>Xa=a)IYYISRa/[UUSXZa&XS[Ua
PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR), Exhibit 13 - ALUC Determination

)]]p5CcEMC]Gp &C]][CeEMC]G(K[CTXE_['p
5_]GCm p5CeENp pp"p85p
9hXX
p8ChY#p;h`HcjPf_ep2HIIcQHfp
fgp+RfgeQEg$p)]]p6CeEMC]Gp
B)8

5)p C]GpB)8

5)p
9TjHdfSGHp*_i^gnp)Tea_egp4C^Gp>fHp*_\\TffT_^ p
/pC\pkdSgT^Lpg_p

gOHpCD_jHpgk_pTgH\fp_^pn_idpCLH^GCp =OHdHpCdHpH^_iLOp\CffTjHpkCdHO_ifHfpfied_i^GT^LpgOHp FSgnp_Jp9TjHefSGHpC^Gp5_dH^_p@CZYHnp
AOnpCeHpn_ipCfWS^Lp\_dHp_JpgOHpeHfSGH^gfp_Jp:TjHefTGHpC^Gp5_eH^_p@CXYHnpg_paigpiapkTgOpCGGTgT_^CYpgdiFWpgdCJJTF peiT^HGp
e_CGf
pgdiFWfpGdTjT^LpCd_i^GpgOHpFTgTHfpS^pCeHCfpgOHnpCeHp^_gpfiaa_fHGpg_pDHpGeTjT^L pgOHpCTepbiCXSgnpS^pgOHp9UjHefTGHpDCfT^p
SfpCXdHCGnpDCGpH^_iLOp =OHeHpOCjHpDHH^pfgiGTHfpCJgHdpfgiGTHfpG_^H pCYYpkSgOpgOHpfC\HpF_^FYifS_^%pTgfpi^OHCXgOnpg_pOCjHp
O_ifT^LpFX_fHpS^pae_lS\Sgnpg_pkHXXpgdCjHXHGpfgdHHgf
pD_iYHjCdGf
pkOCgHjHdpn_ipkC^gpg_pFCXXpgOH\p-^_iLOpTfpH^_iLOp
CXdHCGnp
7_gp_^YnpCdHpn_ipCfWT^LpJ_dpgOHpeHfTGH^gfpS^pD_gOpFTgTHfpg_pFY_fHp_iepHnHfpC^GpadHgH^GpgOHdHpCeH^gpH^_iLOpkCeHO_ifHfp fide_i^GS^LpgOHpFTgTHf
pDigpn_ipCYf_pkC^gpifpg_paigpiapkTgOpCGGTgT_^CYpCTdaYC^HpgdCJJSFp )p^Hkp^_d\CYpCe_i]GpgOHp5CdFOp CdHCpVfpCp^HkpkCWHiapFCYYpCd_i^Gp
!pC\p_dpf_\HgT\HfpHCdYSHd
pgOSfpTfpCYf_pC^pi^kC^gHGp^_SfHp 0p G_^gp\T^GpgOHp
\VYTgCenpJXSLOgfpL_S^Lp_igp_Jp5CdFO
pkOCgp1pFC^gpfgC^GpTfpgOHpT^FdHCfHGpC\_i^gp_JpCTdpgdCJJSFpgOHeHpOCfpDHH^p_jHepgOHpaCfgp nHCep)\Co_^p^HHGfpg_pDHpgOd_k^p_igp_JpgOHpFTgnp
)pDHggHdpf_XigT_^pSfpg_pOCjHpgOHpkCeHO_ifHfpDiTXgp_igpT^pgOHpGHfHdgpkOHdHpgOHdHpTf^gpCpf_iXpCd_i^Gp AOnp^_gpaigpTgp_igp kOHeHpgOHpDSXYT_^fp_Jpf_YCepaC^HYfpCdHpkCfgS^L
p_OpHlFifHp\H
pgCWT^LpiapfaCFHp ,_pifpCpJCj_dpC^Gp:-3-*=
p:-.?<-pg_pOHCep
C^_gOHepaXC^pg_pCGGpCGGTgT_^CYpkCdHO_ifHfpT^p_dpCd_i^GpC^npFTgnpkTgOT^pgOHp*_i^gnp_Jp:TjHefTGHp 0pW^_kp\_^HnpgCXWf
pDigpG_^gpn_ipgOS^WpgOHpdHfTGH^gfpfO_iXGpF_\HpJTefgpCgpCXYpgT\Hfp <T^FHdHYn
p
)^^p5CdFOC^Gp
FTgnp_Jp:TjHdfTGHpdHfSGH^gpJ_ep_jHeppnHCefp
PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR), Exhibit 13 - ALUC Determination PLANNING CASE NO. PR-2020-000519

ADDENDUM TO MITIGATED NEGATIVE DECLARATION

LEAD AGENCY:

CITY OF RIVERSIDE

COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT - PLANNING DIVISION 3900 MAIN STREET, 3RD FLOOR
RIVERSIDE, CALIFORNIA 92522
CASE PLANNER: CANDICE ASSADZADEH, SENIOR PLANNER
PHONE: (951) 826-5667
[email protected]

PROJECT APPLICANT/PROJECT SPONSOR:

OZI ALESSANDRO, LLC
CONTACT: YONG NAM
18831 BARDEEN AVENUE
IRVINE, CA 92612

CEQA CONSULTANT:

T&B PLANNING, INC.
3200 EL CAMINO REAL, SUITE 100
IRVINE, CA 92602

October 7, 2022

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519

TTABLE OF CONTENTS
Section Name and Number Page
T&B Planning, Inc. Page i

1.0 Introduction .................................................................................................................. ......1-1

1.1 Prior California Environmental Quality Act (CEQA) Compliance ..................................... 1-1

1.2 Project Overview .......................................................................................................... .... 1-2

1.3 Findings for the Proposed Project ................................................................................... 1-4

1.3.1 Lead Agency Contact Information ...................................................................... 1-5

2.0 Environmental Setting ......................................................................................................... .2-1

2.1 Existing Conditions ....................................................................................................... .... 2-1

2.1.1 Project Location .................................................................................................. 2-1

2.1.2 Existing Site and Area Conditions ....................................................................... 2-1

2.1.3 Surrounding Land Uses and Development .......................................................... 2-1

2.1.4 Existing General Plan Land Use and Zoning ........................................................ 2-1

2.1.5 March Air Reserve Base/Inland Port Airport Land Use Compatibility Plan......... 2-2

3.0 Project Description ........................................................................................................... ...3-1

3.1 Proposed Discretionary Approvals .................................................................................. 3-1

3.2 Demolition Plan ........................................................................................................... .... 3-2

3.3 Overall Site Plan ......................................................................................................... ...... 3-2

3.3.1 Site Access and Circulation ................................................................................. 3-2

3.3.2 Parking and Loading ........................................................................................... 3-3

3.3.3 Architecture, Lighting, Walls, .............................................................................. 3-3

3.3.4 Conceptual Landscaping Plan ............................................................................. 3-3

3.3.5 On-Site and Off-Site Utility Improvements ......................................................... 3-4

3.4 Construction Characteristics ............................................................................................ 3 -4

3.5 Project Operational Characteristics ................................................................................. 3-4

4.0 Environmental Checklist ..................................................................................................... 4 -15

4.1 Environmental Factors Potentially Affected .................................................................. 4-15

4.2 Determination ............................................................................................................. ... 4-15

5.0 Environmental Analysis ...................................................................................................... 5 -17

5.1 Environmental Issues Assessment ................................................................................. 5-17

5.1.1 Aesthetics .......................................................................................................... 5-17

5.1.2 Agriculture and Forest Resources ..................................................................... 5-20

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519

TTABLE OF CONTENTS
Section Name and Number Page
T&B Planning, Inc. Page ii

5.1.3 Air Quality ......................................................................................................... 5-22

5.1.4 Biological Resources.......................................................................................... 5-31

5.1.5 Cultural Resources ............................................................................................ 5-36

5.1.6 Energy ............................................................................................................... 5-39

5.1.7 Geology and Soils .............................................................................................. 5-42

5.1.8 Greenhouse Gas Emissions ............................................................................... 5-48

5.1.9 Hazards and Hazardous Materials .................................................................... 5-51

5.1.10 Hydrology and Water Quality ........................................................................... 5-56

5.1.11 Land Use and Planning ..................................................................................... 5-62

5.1.12 Mineral Resources ............................................................................................. 5-64

5.1.13 Noise ................................................................................................................. 5-65

5.1.14 Population and Housing .................................................................................... 5-71

5.1.15 Public Services ................................................................................................... 5-72

5.1.16 Recreation ......................................................................................................... 5-76

5.1.17 Transportation .................................................................................................. 5-77

5.1.18 Tribal Cultural Resources .................................................................................. 5-81

5.1.19 Utilities and Service Systems ............................................................................. 5-83

5.1.20 Wildfire ............................................................................................................. 5-86

5.1.21 Mandatory Findings of Significance .................................................................. 5-88

5.2 Earlier Analyses .......................................................................................................... .... 5-90

6.0 References .................................................................................................................... .......6-1

7.0 Mitigation Monitoring and Reporting Program .....................................................................7-1

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519

LLIST OF FIGURES
Figure Name and Number Page
T&B Planning, Inc. Page iii
Figure 2-1 Regional Map ....................................................................................................... ............ 2-3 Figure 2-2 Vicinity Map ....................................................................................................... .............. 2-4 Figure 2-3 Aerial Photograph .................................................................................................. .......... 2-5 Figure 2-4 USGS Topographic Map ............................................................................................... .... 2-6 Figure 3-1 Demolition Plan .................................................................................................... ........... 3-7 Figure 3-2 Overall Site Plan .................................................................................................. ............. 3-8 Figure 3-3 Conceptual Street Layout ........................................................................................... ..... 3-9 Figure 3-4 Conceptual Architectural Elevations .............................................................................. 3 -10 Figure 3-5 Fencing Plan ....................................................................................................... ............ 3-11 Figure 3-6 Conceptual Landscaping Plan ........................................................................................ 3-12 Figure 3-7 Conceptual Utility Plan ............................................................................................ ...... 3-13 Figure 3-8 Conceptual Storm Drain Plan ........................................................................................ . 3-14

Addendum to Mitigated Negative Declaration Planning Case PR-2020-000519 TT&B Planning, Inc. Page iv

LIST OF TABLES
Table Name and Number Page
Surrounding Land Uses and Development ...................................................................... 2-1 Surrounding General Plan and Zoning ............................................................................. 2-2 Anticipated Construction Equipment Assumptions and Duration .................................. 3-5 Overall Construction Emissions Summary (Without Mitigation) ................................... 5-25 Summary of Peak Operational Emissions ...................................................................... 5-26 Operational Emissions Comparison ............................................................................... 5-26 Localized Construction-Source Emissions -Without Mitigation .................................... 5-28 Localized Significance Summary of Operations - Without Mitigation ........................... 5-29 Project GHG Emissions ................................................................................................... 5-49 Adopted MND GHG Emissions ....................................................................................... 5-49 GHG Emissions Comparison ........................................................................................... 5-50 Typical Construction Noise Analysis .............................................................................. 5-67 Operational Exterior Noise Level Compliance ............................................................... 5-67 Daytime Project Operational Noise Level Increases ...................................................... 5-68 Nighttime Operational Noise Location Increases .......................................................... 5-68 Construction Equipment Vibration Levels ..................................................................... 5-70 Trip Generation Comparison ......................................................................................... 5-79

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519 TT&B Planning, Inc. Page v

LIST OF TECHNICAL APPENDICES
Appendix Document Title
A Initial Study/Mitigated Negative Declaration, City of Riverside Case Nos. P14-0841, P14- 0842, P14-0843, P14-0844, P14-0846 & P14-0847

B Air Quality Impact Analysis, dated October 26, 201 and prepared by Urban Crossroads, Inc.

C Cultural Resources Report, dated February 16, 2021 and prepared by Brian F. Smith and Associates, Inc.

D1 Geotechnical Investigation Report Update, dated April 4, 2019 and prepared by Salem Engineering Group, Inc.

D2 Change of Geotechnical Consultant of Record, dated September 13, 2021 and prepared by NorCal Engineering

E1 Phase I Environmental Site Assessment, dated December 14, 2020 and prepared by Hazard Management Consulting, Inc.

E2 Limited Phase II Soil Vapor Investigation, dated January 7, 2021 and prepared by Hazard Management Consulting, Inc.

F Greenhouse Gas Analysis, dated October 26, 2021 and prepared by Urban Crossroads, Inc.

G Paleontological Assessment, dated October 5, 2021 and prepared by Brian F. Smith and Associates, Inc.

H1 Preliminary Hydrology Calculations, dated February 19, 2021 and prepared by Thienes Engineering

H2 Project Specific Water Quality Management Plan, dated March 2021 and prepared by Thienes Engineering

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519 TT&B Planning, Inc. Page vi
I Noise Impact Analysis, dated October 18, 2021 and prepared by Urban Crossroads, Inc.

J Trip Generation Assessment, dated May 18, 2021 and prepared by Urban Crossroads, Inc.

K Determination of Biologically Equivalent or Superior Preservation Analysis, dated October 9, 2018 and prepared by Helix Environmental Planning

L Mobile Source Health Risk Assessment, dated October 26, 2021 and prepared by Urban Crossroads, Inc.

M Focused Traffic Assessment, dated July 28, 2022 and prepared by Urban Crossroads, Inc.

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519

AACRONYMS AND ABBREVIATIONS
Acronym Definition
T&B Planning, Inc. Page vii
AB-# Assembly Bill
ALUC Airport Land Use Commission
ALUCP Airport Land Use Compatibility Plan
AMSL Above Mean Sea Level
APN Assessor Parcel Number
APZ II Accidental Potential Zone II
AQMP Air Quality Management Plan

B/OP Business/Office Park
BMP Business and Manufacturing Park
BMPs Best Management Practices

C Commercial
CALGreen California Building Standards Code Title 24
CAP Climate Action Plan
CARB California Air Resources Board
CBC California Building Code
CDFW California Department of Fish and Wildlife
CEQA California Environmental Quality Act
CR Commercial Retail
CR-SP Commercial Retail and Specific Plan
CWA Clean Water Act

dBA A-weighted decibels
DPM Diesel Particulate Matter
DR Design Review

e.g. exempli gratia meaning “for example”
EIR Environmental Impact Report
ESA Environmental Site Assessment

FTA Federal Transit Administration

GHG Greenhouse Gas
GPA General Plan Amendment

HRA Health Risk Assessment

i.e. id est meaning “that is”
IRWMP Integrated Regional Water Management Plan

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519

AACRONYMS AND ABBREVIATIONS
Acronym Definition
T&B Planning, Inc. Page viii
IS Initial Study
ISR Indirect Source Rule
ITE Institute of Transportation Engineers
IWMA Integrated Waste Management Act

Leq Equivalent continuous (average) sound level
LOS Level of Service
LSTs localized Significance Thresholds

MARB/IP March Air Reserve Base/Inland Port
MEIR Maximally Exposed Individual Receptor
MEIW Maximally Exposed Individual Worked
MND Mitigated Negative Declaration
MRZ Mineral Resource Zone
MSHCP Multiple Species Habitat Conservation Plan
MTCO2e Metric Tons of Carbon Dioxide Equivalent per year

NPDES National Pollutant Discharge Elimination System
NWP Nationwide Permit

RCALUCP Riverside County Airport Land Use Compatibility Plan RCRCD Riverside-Corona Resources Conservation District
RFD Riverside Fire Department
RRG-CAP Riverside Restorative Growthprint Climate Action Plan RWQCB Regional Water Quality Control Board

SB-# Senate Bill
SCAQMD South Coast Air Quality Management District
SGMA Sustainable Groundwater Management Act
s.f. Square Feet
SPA Specific Plan Amendment
SWPPP Stormwater Pollution Prevention Plan

TCRs Tribal Cultural Resources

USACOE United States Army Corps of Engineers
USFWS United States Fish and Wildlife Service
UWMP Urban Water Management Plan

VMT Vehicle Miles Traveled

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519

AACRONYMS AND ABBREVIATIONS
Acronym Definition
T&B Planning, Inc. Page ix
VOCs Volatile Organic Compounds

WMA Waste Management Act
WQMP Water Quality Management Plan
WRCOG Western Riverside Council of Governments

ZCA Zone Change Amendment

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519 TT&B Planning, Inc. Page 1-1

1.0 Introduction

1.1 PRIOR CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) COMPLIANCE The California Environmental Quality Act (CEQA), a statewide environmental law contained in California Public Resources Code §§ 21000-21177, applies to most discretionary public agency decisions to carry out, authorize, or approve actions that have the potential to adversely affect the environment.

This document is an Addendum to a Mitigated Negative Declaration (MND) that the City of Riverside City Council adopted on January 21, 2016, and which evaluated Case Nos. P14-0841, P14-0842, P14-0843, P14- 0844, P14-0846 & P14-0847 (hereafter “Adopted MND”). Specifically, the City Council previously approved the following entitlements, which were evaluated in the Adopted MND: 1) an amendment to the Land Use and Urban Design Element of the General Plan to change the land use designation of approximately 3.7 acres from B/OP – Business Office Park to C – Commercial; 2) an Amendment to the Sycamore Canyon Business Park Specific Plan to expand the area in which commercial uses are permitted within the Sycamore Canyon Business Park area; 3) an Amendment to the Riverside Municipal Code (Title 19 - Zoning) to change the zoning designation of approximately 3.7 acres from BMP – Business and Manufacturing Park to CR – Commercial Retail; 4) Conditional Use Permit to modify and relocate an existing approximately 880 square foot (s.f.) vehicle wash facility; 5) Conditional Use Permit to establish a vehicle fuel station with an approximately 2,572 s.f. canopy to primarily serve diesel trucks; and 6) Design Review of the plot plan and building elevations related to the proposed construction of one 73,200 s.f. industrial building, two 4,000 s.f. commercial buildings, a 7,000 s.f. commercial building, a 2,572 s.f. diesel canopy and relocation of an existing 880 s.f. automated car wash.

Pursuant to a determination of Substantial Conformance dated October 11, 2018, Planning Cases P14- 0841, P14-0842, P14-0843, P14-0844, P14-0846 and P14-0847 were modified to avoid an existing wetland on the subject property. Approved modifications included the following:

1. Removing the two 4,000 s.f. commercial buildings;

2. Decreasing the size of the Diesel Truck Fuel Canopy from 2,572 s.f. to 2,543 s.f.;

3. Increasing the overall size of the industrial building from 73,200 s.f. to 77,000 s.f. including:

4. Increasing the warehouse space from 52,937 s.f. to 74,500 s.f;

5. Increasing the office space from 3,500 s.f. to 5,000 s.f:

6. Removing the 17,645 s.f. manufacturing use;

7. Building elevations were modified to be consistent with the revised floor plan and original architectural design; and

8. Decreasing the number of parking spaces.

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519 TT&B Planning, Inc. Page 1-2

1.2 PROJECT OVERVIEW
On January 19, 2021, the Project Applicant, OZI Alessandro, LLC submitted the following applications to the City of Riverside pertaining to the same property evaluated in the Adopted MND:

x Planning Case No PR-2020-000519 including:
x General Plan Amendment - (DP-2021-00052)
x Specific Plan Amendment (DP-2021-00053)
x Zoning Code Map Amendment (Rezone) (DP-2021-00054))
x Variance (DP-2021-00511)
x Grading Exception (DP-2021-00512)
x Design Review (DP-2021-00055)

The Project’s application materials are on file with the City of Riverside Planning Division at 3900 Main Street, Riverside, CA 92501 and are hereby incorporated by reference. The Project Applicant filed the above applications with the City of Riverside seeking to revise the project that was previously approved and evaluated in the Adopted MND.

Pursuant to the Adopted MND and the subsequent Substantial Conformance, as part of the proposed Project, the Project Applicant would not construct the previously entitled commercial buildings, the vehicle fuel station or the vehicle wash facility, but would construct the previously entitled industrial building, at a larger size than previously approved. Specifically, the previously approved industrial warehouse building was planned at 73,200 s.f. and the currently proposed industrial warehouse building is planned at 115,676 s.f. (38,676 s.f. larger). Other changes compared to the previously entitled project include, but are not limited to, a reduction in the number of passenger automobile parking spaces from 304 spaces to 140 spaces; the addition of 34 truck trailer parking spaces; and an increase in the number of dock doors on the industrial building from four doors to 16 doors. The proposed Project is projected to generate approximately 232 employees, which is 68 fewer employees than the 300 employees projected for the previously-approved project. The site’s driveway access point would occur at the same location (i.e., a shared driveway onto Alessandro Boulevard) as the previously entitled project. A small amount of land that was subject to the previously-approved entitlement and evaluated as part of the Adopted MND, specifically 13,532 SF (0.31 acre) is not a part of the currently-proposed Project.

The operational characteristics associated with the proposed warehouse use (e.g., traffic and traffic- related impacts) are less intensive than the commercial and industrial land uses evaluated for the Project site as part of the Adopted MND. Furthermore, re-design of the proposed warehouse building and the orientation of its dock doors further reduce any potential environmental impacts compared to those described in the Adopted MND.

A. Findings Pursuant to Section 15162 of the CEQA Guidelines The provisions of CEQA Guidelines §§ 15162, 15163, and 15164 apply when the project being analyzed is a change to, or further approval for, a project for which an MND was previously adopted. CEQA Guidelines § 15162 states that if none of the circumstances listed below occur and only minor technical changes or

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519 TT&B Planning, Inc. Page 1-3
additions are necessary to update the previously approved/certified CEQA document, an Addendum may be prepared. In this case, none of the circumstances warranting a supplemental or subsequent MND exist.

Thus, this document is an Addendum to the Adopted MND.

1. Substantial changes are proposed in the project which will require major revisions of the Adopted MND due to the involvement of environmental effects or a substantial increase in the severity of previously identified significant effects:

a. Finding: As documented by the Project’s Environmental Analysis (included herein in Section 5.0), there are no components of the currently proposed Project that would result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects beyond the impacts that were evaluated, disclosed, and mitigated to below a level of significance as part of the Adopted MND. The currently proposed Project would be subject to all applicable mitigation measures identified by the Adopted MND as would be enforced through the City’s conditions of approval for the Project. Furthermore, the Adopted MND remains relevant to the currently-proposed Project and retains informational value, as the environmental setting is substantially similar to what is described in the Adopted MND and the currently proposed Project is substantially consistent with, and less development intensive overall, compared to the project described and evaluated by the Adopted MND.

2. Substantial changes occur with respect to th e circumstances under which the project is undertaken, which will require major revisions of the Adopted Mitigated Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of Previously identified significant effects; or,

a. Finding: Subsequent to the City’s approval of Case Nos. P14-0841, P14-0842, P14-0843, P14-0844, P14-0846 & P14-0847 and adoption of the Adopted MND, no substantial changes in the circumstances under which the Project would be undertaken have occurred that would require major revisions to the Adopted MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. The physical condition of the Project site is the same or substantially similar as existed when the Adopted MND was prepared and the proposed Project is less development intensive than the previously-approved project.

3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the Adopted Mitigated Negative Declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the Adopted Mitigated Negative Declaration; (B) Significant effects previously examined will be substantially more severe th an shown in the Adopted Mitigated Negative Declaration; (C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, and (D) Mitigation measures or a lternatives which are considerably dif ferent from those analyzed in

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519 TT&B Planning, Inc. Page 1-4
the Adopted Mitigated Negative Declaration, wo uld substantially reduce one or more significant effects on the environment.

a. Finding: No new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the MND was adopted, has become available. The changes proposed as part of the currently proposed Project will not result in new significant environmental effects, or increase the severity of previously identified significant effects disclosed in the Adopted MND.

If none of the circumstances listed above have occurred and only minor technical changes or additions are necessary to update the previously approved/certified CEQA document, an Addendum may be prepared (see CEQA Guidelines § 15164). As described in detail herein, none of the above circumstances that warrant the preparation of a subsequent MND are present. Furthermore, the Adopted MND remains relevant to the currently-proposed Project and retains informational value, as the environmental setting is substantially similar to what is described in the Adopted MND, and the currently proposed Planning Case No. PR-2020-000519 is substantially consistent with the project described and evaluated by the Adopted MND and the subsequent Substantial Conformance. The proposed changes reflect a less development-intensive project and minor technical changes, none of which generate new significant effects that were not previously analyzed in the Adopted MND. Therefore, preparation of an addendum pursuant to CEQA Guidelines § 15164 is appropriate.

1.3 FINDINGS FOR THE PROPOSED PROJECT
The City of Riverside, serving as the CEQA Lead Agency for the proposed Project (See CEQA Guidelines §§ 15050–15051), determined in its independent judgement that the Project does not meet any of the circumstances from CEQA Guidelines § 15162 and that an Addendum to the Adopted MND (previously prepared for Case Nos. P14-0841, P14-0842, P14-0843, P14-0844, P14-0846 & P14-0847) is the appropriate CEQA compliance document for the Project. The City’s finding is based on the following facts:

a. As demonstrated in detail in Section 2.0, Environmental Setting, of this document, the Project would not require major revisions to the Adopted MND because implementation of the Project would neither result in any significant impacts to the physical environment that were not already disclosed in the Adopted MND nor result in substantial increases in the severity of the environmental impacts previously disclosed in the Adopted MND.

b. Subsequent to the adoption of the MND, no substantial changes in the circumstances under which the Project would be undertaken have occurred that would require major revisions to the Adopted MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

There is no evidence in the public record that new information of substantial importance has become available that is applicable to the Project and/or the Project site, and which was not known and could not have been known with the exercise of reasonable diligence at the time the City of Riverside prepared the

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519 TT&B Planning, Inc. Page 1-5
Adopted MND. None of the conclusions of the Adopted MND would be altered as a result of current conditions or implementation of the proposed Project.

1.3.1 Lead Agency Contact Information
Candice Assadzadeh, Senior Planner
Community & Economic Development Department - Planning Division City of Riverside City Hall
3900 Main Street, 3rd Floor
Riverside, CA 92522
Email: [email protected]
Phone: (951) 826-5667

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519 TT&B Planning, Inc. Page 2-1

2.0 Environmental Setting

2.1 EXISTING CONDITIONS

2.1.1 Project Location
As shown on Figure 2-1, Regional Map and Figure 2-2, Vicinity Map, the Project site is located at the northeast corner of the intersection of Interstate 215 (I-215) and Alessandro Boulevard in the City of Riverside, California. The Project site includes Assessor Parcel Numbers (APNs) 263-100-005, 263-100- 019, and 263-091-008; Section 10, Township 3 South, Range 4 West.

2.1.2 Existing Site and Area Conditions
As depicted on Figure 2-3, Aerial Photograph, the Project site is Phone : approximately 8.82 acres of vacant undeveloped land. As shown on Figure 2-4, USGS Topographic Map , the elevation of the Project site ranges from 1,528 feet above mean sea level (AMSL) to 1,540 feet AMSL and gently slopes to the southwest. An ephemeral drainage bisects the center of the Project site and drains into a culvert off-site.

In addition, there are depressions near the western edge of the Project site and the northeastern corner where water appears to pond seasonally. (HMC, 2020, p. 3) (ICF, 2014, p. 2)

2.1.3 Surrounding Land Uses and Development
As identified on Table 2-1, Surrounding Land Uses and Development , the site is bound on all sides by roadways and developed land.

Surrounding Land Uses and Development

LOCATION EXISTING USE
Project site Vacant undeveloped land
North Commercial development (Tuff Shed, Inland Plastics, Access Electric Supply), north of which is a large industrial warehouse (Fellowship Warehousing & Logistics) South Alessandro Boulevard
East Commercial development (Arco gas station, Meineke Car Care Center, Oil Changers) and a few residential structures

West I-215 Northbound Freeway

2.1.4 Existing General Plan Land Use and Zoning
As part of the Adopted MND, a General Plan Amendment (P14-0841) changed the General Plan Land Use designation of approximately 3.7 acres in the southern portion of the Project site from B O/P - Business/Office Park to C – Commercial. Also, as part of the Adopted MND, Zoning Code Amendment (Rezone) (P14-0843) changed the zoning of approximately 3.7 acres in the southern portion of the Project site from BMP-SP – Business and Manufacturing Park and Specific Plan to CR-SP – Commercial Retail and Specific Plan. Table 2-2, Surrounding General Plan and Zoning, identifies the surrounding General Plan and Zoning.

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519 TT&B Planning, Inc. Page 2-2
Surrounding General Plan and Zoning

LOCATION GENERAL PLAN DESIGNATION ZONING
Project
site
Commercial (C) CR-SP – Commercial Retail and Specific Plan (Sycamore Canyon Business Park) Overlay Zones

North Business/Office Park (B/OP) BMP-SP – Business and Manufacturing Park and Specific Plan (Sycamore Canyon Business Park)
Overlay Zones

South Alessandro Boulevard
East Business/Office Park (B/OP) CR-SP – Commercial Retail and Specific Plan (Sycamore Canyon Business Park) Overlay
Zones; and BMP-SP – Business and
Manufacturing Park and Specific Plan
(Sycamore Canyon Business Park) Overlay
Zones
West Interstate 215

2.1.5 March Air Reserve Base/Inland Port Airport Land Use Compatibility Plan The March Air Reserve Base/Inland Port Airport Land Use Compatibility Plan (ALUCP) identifies land use standards and design criteria for new development located in the proximity of the March Air Reserve Base to ensure compatibility between the airport and surrounding land uses and to maximize public safety. At approximately 1.4 miles from the March Air Reserve Base, the Project site is located within Compatibility Zone B1-APZ II of the March Air Reserve Base /Inland Port ALUCP and is therefore, subject to the ALUCP.

On April 8, 2021, the ALUC Development Review process found the Project to be consistent with the March Air Reserve Base//Inland Port Airport ALUCP subject to conditions as listed in the ALUC Development Review Letter. The ALUC Development Review Letter is a part of the Project’s Administrative Record available at the City of Riverside. (ALUC, 2021)

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519 TT&B Planning, Inc. Page 3-1

3.0 Project Description
The Project evaluated in this Addendum is located on approximately 8.82 acres on Assessor Parcel Numbers (APNs) 263-100-005, 263-100-019, and 263-091-008 at the northeast corner of the intersection of I-215 and Alessandro Boulevard in the City of Riverside, California. The Project involves the construction and operation of one 115,526 s.f. warehouse building and associated improvements. To accomplish the Project, the vacant site and the location of an adjacent car wash facility would be developed, which would entail demolition of the car wash structure and surrounding improvements.

The proposed Project consists of applications for a General Plan Amendment, Specific Plan Amendment, Zoning Code Map Amendment (Rezone), Variance, Grading Exception, and Design Review to revise the project that was previously approved, to allow for the construction and operation of the singular warehouse. A detailed description of the proposed Project is provided below.

3.1 PROPOSED DISCRETIONARY APPROVALS
The Project Applicant filed applications for the following discretionary actions, which are under consideration by the City of Riverside as Planning Case No. PR-2020-000519:

x General Plan Amendment (DP-2021-00052) . As part of the entitled project, General Plan Amendment (Planning Case P14-0841) changed the General Plan Land Use designation of approximately 3.7 acres in the southern portion of the Project site from B/OP - Business/Office Park to C – Commercial. The proposed Project seeks to change the land use designation of the project site to B/OP - Business/Office Park to allow for the warehouse development.

x Specific Plan Amendment (DP-2021-00053). The Project proposes to amend the Sycamore Canyon Business Park Specific Plan to change the Project site’s land use designation from Industrial Support to Industrial to allow for warehouse development.

x Zoning Code Map Amendment (Rezone) (DP-2021-00054). As part of the entitled project, Zoning Code Map Amendment (Rezone) (Planning Case P14-0843) changed the zoning classification of approximately 3.7 acres in the southern portion of the Project site from BMP-SP - Business and Manufacturing Park and Specific Plan (Sycamore Canyon Business Park) Overlay Zones to CR-SP – Commercial Retail and Specific Plan (Sycamore Canyon Business Park) Overlay Zones. The proposed Project seeks to change the zoning classification of the Project site from CR-SP - Commercial Retail and Specific Plan (Sycamore Canyon Business Park) Overlay Zones to BMP-SP - Business and Manufacturing Park and Specific Plan (Sycamore Canyon Business Park) Overlay Zones, to allow for the warehouse development.

x Variance (DP-2021-00511). The Variance would allow for walls to be greater than 12 feet in height.

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519 TT&B Planning, Inc. Page 3-2
x Grading Exception (DP-2021-00512). The Grading Exception would allow for retaining walls to be higher than allowed by the Grading Code.

x Design Review (DP-2021-00055) is an application for the City’s design review of the Project’s site design and building elevations.

3.2 DEMOLITION PLAN
As shown on Figure 3-1, Demolition Plan, the Project Applicant proposes to demolish an off-site existing 1,073 s.f. building/structure (car wash) as well as the associated existing offsite improvements that occur on the car wash site within 100 feet of the property under existing conditions. As detailed on Figure 3-1, other than the existing building/structure, the demolition plan includes the removal of an existing block wall, chain link fence (portion), surface concrete, canopy, propane tank (propane connections would be capped), curb and gutter, and asphalt pavement. Utility manholes and all associated underground storage tanks would be protected in place.

The concrete materials that are to be demolished would be crushed and stockpiled onsite to be used as fill. In addition, all voids left from removal of the structures would be filled level. According to the Project’s grading plan, the earthwork quantities would balance on site and no export or import of soils would be required.

3.3 OVERALL SITE PLAN
The Project Applicant proposes to consolidate the three parcels in to one 8.82-acre parcel as depicted on Table 3-1, Anticipated Construction Equipment . As shown on Figure 3-2, Overall Site Plan , the Project Applicant proposes to construct one approximately 115,526 s.f. concrete tilt-up warehouse building comprised of approximately 109,126 s.f. of warehouse space, approximately 3,200 s.f. of 1st floor office space, 3,200 s.f. of second floor office space, 16 dock doors, auto and trailer parking, a detention basin, drive aisles, 20-foot wide fire lanes, screen walls, metal entrance gates, a trash enclosure area, exterior ancillary lighting, signage, landscaping, and utility improvements. The office area is planned for the northwest portion of the warehouse building.

3.3.1 Site Access and Circulation
The Project would replace the existing driveway and construct a 47-foot-wide driveway that would provide ingress/egress from/to Alessandro Boulevard. The driveway would replace the existing driveway that currently exists for the offsite (not-a-part) car wash that would be removed. As shown on Figure 3-3, Conceptual Street Layout, the Project would improve Alessandro Boulevard per City of Riverside Public Works standards. Auto vehicles would drive in to the site and access the auto parking lot that would be provided to the southwest of the building. Tractor trailers would enter the site from Alessandro Boulevard and proceed to the interior of the site to the location of the loading docks.

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519 TT&B Planning, Inc. Page 3-3

3.3.2 Parking and Loading
As shown on Figure 3-2, 16 dock doors would be provided on the west side of the warehouse building.

The Project would provide approximately 140 auto parking stalls and include the required standard, accessible, clean air/van pool, electric vehicle (EV) parking. Approximately 34 trailer parking stalls would be provided near the loading dock doors. As part of the application process, the Project Applicant provided an Alternative Site Plan that provides 318 auto parking stalls and no trailer parking, allowing for 85 percent of the building to be used for manufacturing.

3.3.3 Architecture, Lighting, Walls,
As shown on Figure 3-4, Conceptual Architectural Elevations, the proposed warehouse building is designed at a maximum height of 44 feet 9 inches from the finished floor to the top of the concrete parapet. The building would be constructed with painted concrete tilt-up panels and aluminum storefront framing with tempered glass at all doors and sidelights adjacent to doors with glazing. All exterior and interior glazing would be tempered with either insulated glass, single light vision glass or spandrel glass with concrete behind it. Elevation colors would consist of a color scheme of white, gray and blue with gray reflective glazing and clear anodized mullions.

This Addendum assumes that the building would be operational 24 hours per day, seven (7) days per week, with exterior areas safely-lit at night. The Project Applicant submitted a Photometric Plan as part of the Project’s application materials. The height of the lighting fixtures would comply with the development standards of the Sycamore Canyon Business Park Specific Plan as well as the City’s Zoning Code. Plans submitted to the City of Riverside for future implementing permits and approvals (i.e., building permits) would be required to demonstrate compliance with the lighting standards of the City of Riverside.

As shown on Figure 3-5, Fencing Plan, the 8-foot-high neighbor fencing that exists along the northern property line would remain in place. The chain link fence that exists along the eastern property line would be removed and replaced with a 6-foot-high concrete tilt-up combination retaining and screen wall. Per Section 17.28.110.C of the Riverside Municipal Code (RMC), retaining walls exposed to public views shall not exceed 3-feet in height and retaining walls not visible from public view shall not exceed 6-feet in height. An existing off-site Caltrans chain link fence that is present west of the existing wetland and the Project’s proposed detention basin, would remain in place. In areas where the existing offsite Caltrans chain link fence does not occur, the Project would provide a 12-foot-high concrete wall along the western property line and interior to the site on the south side of the trailer parking area and west of the trailer drive aisle. Interior to the site, a retaining wall would be provided around the portion of the auto parking area that faces I-215. An 8-foot-high metal swing gate would be provided at the entrance to the loading dock area with a 42-inch concrete guard wall on both sides of the loading dock area. An 8-foot-high fence with metal swing gate would be provided within the drive aisle on the eastern side of the building.

3.3.4 Conceptual Landscaping Plan
As depicted on Figure 3-6, Conceptual Landscaping Plan, other than the driveway apron, a portion of the auto parking area, and the outer boundary of the existing wetland and the area of the Project’s detention basin, the perimeter of the site would be landscaped. The site is also designed to provide landscaping

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519 TT&B Planning, Inc. Page 3-4
interior to the site adjacent to the building and within the auto parking area. Per RMP Section

19.580.090.A, trees in the auto parking lot would be provided at a ratio of one (1) tree for every four (4) parking spaces and placed in a manner that all portions of the lot receive tree shade. To provide a clear line of sight and avoid damage to landscape material, the truck court would not include landscaping.

3.3.5 On-Site and Off-Site Utility Improvements
As depicted on Figure 3-7, Conceptual Utility Plan and Figure 3-8, Conceptual Storm Drain Plan, infrastructure improvements that are required to be installed on the Project site and connected to the surrounding infrastructure system include new storm drains, stormwater/water quality treatment facilities, sewer lines, water lines, and dry utility sys tems. A detention basin is proposed in the west- central portion of the Project site as part of the Project’s stormwater drainage plan.

3.4 CONSTRUCTION CHARACTERISTICS
Based on information supplied by the Project Applicant regarding the Project’s construction schedule, as identified in Table 3-1, Anticipated Construction Equipment Assumptions and Duration and the technical reports attached to this Addendum, all anticipate that the proposed Project would be constructed in one phase over the course of approximately 12 to 13 months. For analysis purposes in this Addendum and its supporting technical studies, construction is anticipated to commence in Year 2021 and complete in Year 2022, at which time the building’s eventual user(s) would take occupancy. Although actual construction may commence later, assuming a 2021 construction start date yields conservative analytical results, as older construction equipment is phased out of construction fleets over time and replaced with cleaner and less polluting pieces of equipment. After the car wash structure and its associated improvements are demolished, site preparation would occur. Next, the property would be mass-graded and underground infrastructure would be installed. Then fine grading would occur, surface materials would be poured, and the proposed building would be erected, connected to the underground utility system, and painted.

Lastly, landscaping, fencing, screen walls, lighting, signage, and other site improvements would be installed.

Construction equipment is expected to operate on the Project site eight (8) hours per day. During a typical work day, construction equipment is not in continual use; each piece of equipment is used only periodically during a typical construction work day. Thus, eight (8) hours of daily use per piece of equipment is a reasonable assumption based on similar size and scale developments, and likely overstates the actual amount of time that each piece of construction equipment will operate on a daily basis.

Construction workers would travel to the Project site by passenger vehicle and materials deliveries would occur by medium- and heavy-duty trucks.

3.5 PROJECT OPERATIONAL CHARACTERISTICS
At the time this Addendum was prepared, the future user(s) of the proposed building was unknown. The building is designed such that business operations would be conducted within the enclosed building, with the exception of traffic movement, parking, and the loading, and unloading of tractor trailers at designated loading bays. As a practical matter, dock doors on warehouse buildings are not occupied by a

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519 TT&B Planning, Inc. Page 3-5
trailer at all times of the day. There are typically many more dock door positions on warehouse buildings than are needed for receiving and shipping volumes. The dock doors that are in use at any given time are usually selected based on interior building operation efficiencies. In other words, trucks ideally dock in the position closest to where the goods carried by the truck are stored inside the warehouse. As a result, many dock door positions are frequently inactive throughout the day. Pursuant to State law, on-road diesel-fueled trucks are required to comply with various air quality and greenhouse gas emission standards, including, but not limited to, the type of fuel used, engine model year stipulations, aerodynamic features, and idling time restrictions. Compliance with State law is mandatory and inspections of on-road diesel trucks subject to applicable State laws are conducted by the California Air Resources Board (CARB). During long-term operating conditions, employees, visitors, and vehicles hauling goods will travel to and from the Project site on a daily basis.

Using the trip generation rates given in the Institute of Transportation Engineers (ITE) Trip Generation Manual (10th Edition, 2017) for the proposed warehouse use, the Project is calculated to generate approximately 528 two-way vehicle trips per day (Urban Crossroads, Inc., 2021d, p. 3). Operational characteristics would differ slightly from those described in the adopted MND because the Project would operate as a warehouse facility instead of operating as a mixed commercial and industrial use. As Addendum Section 5.0 explains, the operational characteristics associated with the proposed warehouse use (e.g., traffic and traffic-related impacts) would be less intensive than the commercial and industrial land uses evaluated for the Project site as part of the Adopted MND.

Anticipated Construction Equipment Assumptions and Duration

DAYS ACTIVITY EQUIPMENT AMOUNT HOURS
PER
DAY
10 Demolition/Crushing Concrete/Industrial Saws 1 8
Excavators 3 8
Rubber Tired Dozers 2 8
10 Site Preparation Crawler Tractors 4 8
Rubber Tired Dozers 3 8
20 Grading Crawler Tractors 3 8
Excavators 1 8
Graders 1 8
Rubber Tired Dozers 1 8
230 Building Construction Cranes 1 8
Forklifts 3 8
Generator Sets 1 8
Tractors/Loaders/Backhoes 3 8
Welders 1 8
20 Paving Pavers 2 8
Paving Equipment 2 8
Rollers 2 8

Addendum to Mitigated Negative Declaration Planning Case No. PR-2020-000519 TT&B Planning, Inc. Page 3-6
20 Architectural Coating Air Compressors 1 8
(Urban Crossroads, Inc., 2021a)

Riverside City CouncilDecember 20, 2022

Riverside City Council
December 20, 2022