Date of Execution Inland Empire Utilities Agency President of the Board of Directors
ATTEST:
Secretary of the Board of Directors
Date of Execution City of Chino
Mayor
ATTEST:
City Clerk
Date of Execution City of Chino Hills
Mayor
ATTEST:
City Clerk
Date of Execution Cucamonga Valley Water District Board President
ATTEST:
Secretary of the Board of Directors
Date of Execution City of Fontana
Mayor
ATTEST:
City Clerk
Date of Execution City of Montclair
Mayor
ATTEST:
City Clerk
Date of Execution City of Ontario
Mayor
ATTEST:
City Clerk
Date of Execution City of Upland
Mayor
ATTEST:
City Clerk
NOTICE OF EXEMPTION
WHEN RECORDED PLEASE RETURN TO:
To: Office of the County Clerk Office of the City Clerk County of San Bernardino City of Upland
385 N.Arrowhead Avenue,2nd Floor 460 N. Euclid Ave San Bernardino,CA 92415-0130 Upland,CA 91786-4732
CITY OF UPLAND
NOTICE OF EXEMPTION
Project Title: Inland Empire Utilities Agency Regional Sewage Service Contract Project Applicant: City of Upland
Project Location -Specific: Citywide
Project Location -City: Upland Project Location -County: San Bernardino Description of Nature, Purpose, and Beneficiaries of Project:
The City of Upland is a sewage collection agency and provides sewer service for residential, commercial, and other municipal and industrial uses within the City's existing boundaries and must outsource treatment and disposal of the sewage that is collected. Beneficiaries of the sewage collection, treatment, and disposal include all residents, businesses, and municipal agencies within the City of Upland boundaries.
Name of Public Agency Approving Project: City of Upland Name of Person or Agency Carrying Out Project: City of Upland Exempt Status: (check one)
Ministerial(Sec.21080(b)(1); 15268);
Declared Emergency(Sec.21080(b)(3); 15269(a));
Emergency Project(Sec. 21080(b)(4); 15269(b)(c));
X Categorical Exemption(14 Cal.Admin. Code Sec. 15300 et. seq.
State class and section number: Section 15301(c), "Existing Facilities" Statutory Exemption(14 Cal. Admin. Code Sec. 15260 et. seq.
This contract involves ongoing sewage collection and treatment service to the City within existing parameters,using existing facilities and their ongoing operations to serve land uses within the City's existing Reasons why project is exempt: boundaries.
Lead Agency
Contact Person: Nicole deMoet Area Code/Telephone/Extension: (909) 291-2970 If filed by applicant:
1. Attach certified document of exemption finding.
2. Has a Notice of Exemption been filed by the public agency approving the project? Yes No Signature: Date: Title: Associate Planner
Joshua Winter
X Signed by Lead Agency Date received for filing at OPR:
Signed by Applicant
4,a rrpl CI FUPLAND
i• "The City of Gracious Living"
Stalf(kr
C�tIFOB�S
DATE: September 25,2023
TO: MAYOR AND CITY COUNCIL
FROM: MICHAEL BLAY,CITY MANAGER
PREPARED BY:ROBERT D.DALQUEST,DEVELOPMENT SERVICES DIRECTOR
LORALEE FARRIS,PLANNING MANAGER
SUBJECT: CONSIDER A RESOLUTION AND ORDINANCE AMENDING THE GENERAL PLAN AND ZONING DESIGNATION OF A PARCEL LOCATED AT 1225-1281 WEST 9TH ST. (APN:
1007-511-09)
RECOMMENDED ACTION
It is recommended that the City Council conduct a public hearing and take the following actions: 1)Approve an addendum to the Final Program Environmental Impact Report for the City of Upland's General Plan Update (GPU 08-03), Zoning Code Update (ZCU 08-03), Climate Action Plan (CAP), and the Cable Airport Land Use Compatibility Plan Update(CALUCP), State Clearinghouse No. 2012041006;2)Adopt a Resolution approving General Plan Amendment No.GPA-22-0002 to amend the General Plan designation of a 7.90-acre parcel developed as an industrial business park,located at 1225-1281 West 9th Street(APN:
1007-511-09) from Commercial/Office Mixed-Use (C/O-MU) to Commercial/Industrial Mixed-Use (C/I- MU); and 3) Hold first reading by title only, waive further reading, and introduce an Ordinance (Zone Change No. ZC-22-0001), to amend the Zoning designation of the same 7.90-acre parcel from Commercial/Office Mixed-Use(C/O-MU)to Commercial/Industrial Mixed-Use (C/I-MU).
GOAL STATEMENT
The proposed action supports the City's goals of retaining and attracting land uses that generate revenue to the City,provide employment for residents while balancing other community needs such as housing,parks and open space, and public facilities; and supporting the continuation of mixed residential and industrial uses located along 9th Street between Central and San Antonio Avenues.
BACKGROUND
The property contains an existing industrial business park with eleven (11) tilt-up style buildings totaling 112,905 square feet of building area on 7.90-acres located west of Mountain View Avenue on the north side of 9th Street. The building sizes range from approximately 7,089 square feet to 13,204 square feet in size. Two of the buildings are further subdivided into several smaller tenant spaces, ranging in size from approximately 1,715 to 2,886 square feet. The industrial business park was constructed in 1975, with the approval of Site Plan No. SP-10-793 (398)when the property was located within the ML(Light Industrial) zone. The applicant has indicated that amending the General Plan and Zoning designation to Commercial/Industrial Mixed-Use would allow additional uses to operate within the industrial business park, particularly light industrial and manufacturing uses for which the center was developed to accommodate. The leasing agent for the industrial business park has indicated that it has been difficult to lease spaces in the industrial business park to uses that are allowed in the existing Commercial/Office Mixed-Use (C/O-MU) zone. Uses such as office, restaurant, and many types of retail uses often locate in more commercial-oriented developments and along arterial streets.The leasing agent has also indicated that they have had to turn away several perspective tenants because they were not permitted in the C/O-MU zone,but would fit well within an industrial business park setting, such as pharmaceutical manufacturing, small machine shops, light assembly uses, woodworking uses, cabinet manufacturing shops, and screen printers.
On July 5, 1988, County Assessor's Office records indicate the current property owner, Industrial Plaza, acquired ownership of the industrial business park.
On April 8, 1996,the City Council adopted an updated citywide Upland General Plan,which changed the land use designations of a number of properties throughout the City. This update created areas within the City where the current zoning did not reflect the General Plan land use designation. As part of this update, the General Plan land use designation of the property was changed from Light Industrial to Highway Commercial.
On August 11,2003,the City Council adopted Ordinance No. 1755 (ZC-02-07/EAR 1420),a city-initiated zone change application that was part of a citywide consistency zone change program to update the zoning designation of properties to be consistent with the General Plan,totaling approximately 23.1 acres,located at the intersection of Mountain Avenue and West 9th Street. The associated Zone Change application amended the underlying zoning district of the industrial business park from ML (Light Industrial) to CH (Highway Commercial),making several of the industrial uses on-site legally non-conforming.
On September 14, 2015, the City Council adopted Resolution No. 6298, which certified a Final Environmental Impact Report(FEIR), SCH#2012041006,prepared for the General Plan Update(GPU-08- 03), comprehensive Zoning Code Update (ZCU-08-03), Cable Airport Land Use Compatibility Plan (CALUCP), Climate Action Plan(CAP),and adopting the General Plan Update, CALUCP, CAP, findings in support for the FIER, a statement of overriding considerations, findings of fact, and a Mitigation Monitoring and Reporting Program. The General Plan Update amended the General Plan designation of the property to Commercial/Office-Mixed Use.
On September 28th,2015,the City Council adopted Ordinance No. 1897,which amended the zoning district of the property to Commercial/Office-Mixed Use as part of a comprehensive zoning code update (ZC-08- 03) establishing new zoning districts and development standards implementing the and ensuring compatibility with the General Plan Update.
On August 23, 2023, the Planning Commission held a noticed public hearing and discussed the proposed General Plan Amendment and Zone Change application to amend the designation of both to Commercial/Industrial Mixed-Use for the 7.90-acre parcel. The Commission unanimously adopted a Resolution recommending that the City Council adopt the proposed Resolution and Ordinance, approving an addendum to the Final Program Environmental Impact Report for the City of Upland's General Plan Update (GPU 08-03), Zoning Code Update (ZCU 08-03), Climate Action Plan (CAP), and the Cable Airport Land Use Compatibility Plan Update (CALUCP), State Clearinghouse No. 2012041006, and approving General Plan Amendment No. GPA-22-0002 and Zone Change No. ZC-22-0001.
ISSUES AND ANALYSIS
General Plan Amendment
The subject property is located within the Commercial/Office Mixed-Use General Plan designation,which is intended to accommodate multi-story office buildings along Foothill Boulevard near San Antonio Hospital and along Mountain Avenue near the I-10 Freeway,to support regional employment opportunities.
Commercial uses are also supported within this designation and are expected to be integrated into an office complex.
The applicant proposes to amend the General Plan land use designation to Commercial/Industrial Mixed- Use (C/I-MU). The C/I-MU designation is designed to accommodate a variety of industrial and regional retail uses and to support commercial activities to satisfy a range of shopping needs for residents of the community. The property is developed with an industrial business park since 1975, and as such, fits the stated intent of the C/I-MU more consistently. The business park includes eleven(11)tilt-up style industrial buildings,with tenant spaces that maximum open floor area and contain minimal office space,as needed to support the uses for which the center was designed to accommodate upon its construction.
The request to amend the General Plan and Zoning designations of the property are consistent with the General Plan goals and/or policies as detailed below in the General Plan Amendment Findings section below. Image 1, below, illustrates the current and proposed General Plan designation, as well as the immediate surrounding area.
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With the proposed General Plan land use designation change,the area of C/I-MU will serve as a transition between the Commercial/Office — Mixed Use that fronts on Mountain Avenue to the east and the Light Industrial/Business Park designation to the west, allowing a mix of both commercial and industrial uses.
General Plan Amendment Findings
Upland Municipal Code Section 17.49.060 provides that the City Council may approve a General Plan Map Amendment,provided all of the following findings can be made first:
1. The proposed General Plan Amendment is in the public interest.
Evidence: The proposed General Plan Amendment is in the public interest because the amendment will maintain the long-term viability of an existing industrial business park by allowing it to be utilized in the purpose for which it was originally developed and that is consistent with the surrounding area. The amendment will resolve outstanding non-conforming uses and will allow the property to serve as a transition between the Commercial/Office Mixed Use (C/O-MU) along Mountain Avenue and the Light Industrial/Business Park to the west.
2. The proposed General Plan Amendment is consistent and compatible with the rest of the General Plan.
Evidence: The amendment identifies consistency with the General Plan elements including the following goals and polices:
a. Land Use Element Policy LU-3.1: Economic Development.Retain and attract land uses that generate revenue to the City,provide employment for residents while balancing other community needs such as housing, parks and open space, and public facilities.
Fact: The General Plan Amendment (GPA) will allow the industrial business park to retain existing uses, will allow uses that became legally non-conforming when the zone previously changed to become
conforming uses again, and continue to allow a wide variety of commercial uses,allowing the center to be viable and utilized to its full potential.
a. Land Use Element Policy LU-3.8: 9th Street Industrial. Support the continuation of mixed residential and industrial uses located along 9th Street between Central and San Antonio Avenues.
Fact: The industrial business park, located at 1225-1281 W. 9th Street,is best supported by this policy with approval of the GPA and ZC application,as it will directly support the continuation of industrial uses along 9th Street between Central and San Antonio, within an appropriate C/I-MU zoning designation, that best meets the objective of this policy.
b. Economic Sustainability Element Policy ES-4.3: Economic Impacts of Land Conversion. Consider long-term fiscal and economic impacts of any conversion of employment lands to other uses when updating zoning.
Fact: Approval of the GPA and ZC would support the long-term viability of the industrial business park, allowing for a wide variety of businesses to occupy a center, and the buildings within, that were designed within an industrial business park setting. Amending the land use designation of the property from C/O- MU to C/I-MU will both allow the continuation of existing retail and office uses that are supported in the C/O-MU, while allowing light industrial and service type uses for which the buildings were originally designed to accommodate. The improved economic viability within the center will continue to generate sales and property taxes.
3. The potential effects of the proposed General Plan Amendment have been evaluated and have been determined not to be detrimental to the public health, safety,or welfare.
Evidence:The proposed General Plan Amendment has been evaluated and determined not to be detrimental to the public health,safety,or welfare. The industrial business park has been designed to accommodate the uses that the land use designation change would permit and the addition of light industrial uses will be consistent with the surrounding area. The project will result in less daily vehicular trips on the roadways by allowing less intense industrial uses within spaces that have been designed to accommodate them and will eliminate legal non-conforming uses.Furthermore,the amendment will be consistent with all local and state regulations.
4. The proposed General Plan Amendment has been processed in accordance with the applicable provisions of the California Government Code and CEQA.
Evidence: The proposed General Plan Amendment has been processed in accordance with the applicable provisions of the California Government Code. including CA Government Code §65352.3 which regulates tribal consultation requirements for General Plan Amendments and CA Government Code §65358 which regulates amendments to General Plans.A previous analysis of environmental impacts has been conducted for the Final Program Environmental Impact Report for the City of Upland's General Plan Update (GPU 08-03), Zoning Code Update (ZCU 08-03), Climate Action Plan (CAP), and the Cable Airport Land Use Compatibility Plan Update (CALUCP), State Clearinghouse No. 2012041006. The Proposed Project will not involve new significant environmental effects or a substantial increase in the severity of significant effects already identified in the Certified EIR,adopted in September 2015. Therefore, an Addendum to the existing EIR is appropriate and has been prepared for the project; no further environmental review is required.
Zone Change
The subject property is located within the Commercial/Office Mixed-Use(C/O-MU)zoning district,which is consistent to the General Plan land use designation, which is intended to accommodate multiple story office buildings, with ground floor local-serving retail uses, service oriented commercial uses, and small-
scale office uses,with a preference of land uses that consist of vertical mixed-use developments.The C/O- MU district was established on the property in 2015, at which time it was amended as part of a comprehensive zoning update coinciding with the City's General Plan Update.
The applicant proposes to amend the zoning designation to Commercial/Industrial Mixed-Use (C/I-MU) zoning district,as the entire center was initially designed and constructed as an industrial business park and the C/O-MU does not allow any light industrial land uses, which are defined in Section 17.51.010 (Definitions)as follows:
"Light Industrial' means a use that is intended to allow for light industrial and business park uses with little potential to create noise, odor, vibration, or other similar impacts to surrounding areas, and is intended to generate employment opportunities in the City. This definition includes clothing and fabric product manufacturing;food and beverage product manufacturing; catering operations and wholesale bakeries;laundry, dry-cleaning, and carpet cleaning plants;establishments manufacturing and assembling small products primarily by hand, including jewelry,pottery and other ceramics;woodworking, including cabinet making and furniture manufacturing; repair of scientific or professional instruments and electric motors; and printing,publishing and lithography."
The applicant has indicated that they regularly have had to turn potential light industrial tenants away who are seeking to establish within a smaller tenant space within an industrial business park setting,as the C/O- MU zoning designation does not allow these uses. The proposed change to C/I-MU zone allows a mix of commercial and light industrial uses,allowing the business park to maintain existing uses and accommodate lower intensity light industrial uses.
The applicant initially explored the possibility of amending the zoning designation from C/I-MU to LI (Light Industrial), similar to the zone that was in place at the time the business park was constructed and the present zone for the properties located immediately to the west along most of the north and south side of 9th Street. However, after a review of the proposal was found to conflict with updates to State law adopted through Senate Bill 330.
Senate Bill(SB)330(Housing Crisis Act of 2019)
Senate Bill 330, also known as the Housing Crisis Act of 2019, became effective on January 1, 2020, and expanded and/or amended state legislation with broad goals of facilitating increased production of housing.
The bill added Section 66300(b)(1) to the California Government Code, which prohibits a city from changing the general plan land use designation or zoning designation of parcels to a less intensive residential use or reducing the residential intensity allowed through a reduction to density, or development standards that would apply to residential development(i.e.height,floor area ratio,open space or lot size requirements, setbacks, lot coverage) that would lessen the intensity of housing. These regulations ensure that there be no net loss of residential capacity within the City,unless this loss is replaced concurrently elsewhere.
Changing the zone from Commercial/Office Mixed-Use(C/O-MU)to Light Industrial(LI)would result in a loss of residential capacity that triggers SB 330's "no net loss" provisions. Even though there are no residential uses existing within the industrial business park and residential development is not likely in the near or distant future due to the existing improvements on-site,the underlying C/O-MU zone allows for the development and/or establishment of future residential uses,such as Commercial and Industrial-Live Work, Senior Citizen Housing and SROs (Single Room Occupancy) at a residential density of 10 dwelling units per acre. The Light Industrial (LI) zone, however, does not permit residential uses. This approach would result in downzoning the residential density allowed on the property, which would violate the provisions added by SB 330. Amending the zoning designation to the C/I-MU zone, however, would maintain these residential uses and allow a maximum density of 15 units per acre. This approach would ensure there is no net loss in residential potential, through the changing in General Plan and zoning designation, while also adequately meeting the needs of the property owner and serving as a transition area between commercial and industrial areas along 9th Street.
Image 2, below, illustrates the current and proposed zoning designation, as well as the immediate surrounding area.
Image 2 Existing Proposed
11 N
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Zone Comparison
The C/O-MU and C/I- MU zones are largely similar, in that both zones allow for a variety of commercial and office uses as well as a residential mixed use or live work component. A table providing a full side- by-side comparison of the allowable uses within each zone has been provided within Attachment D to this report. Only a few differences between the zoning districts exist,with the primary use allowed in the C/I- MU that would most benefit the industrial business park being the"light industrial uses".
The change in zoning district to allow "light industrial" uses, which is supported within an industrial business park setting,would allow the property to be utilized in the same fashion it was originally approved and constructed in 1975, while also allowing existing commercial and office uses to remain as permitted uses as well.
Table 3,below,outlines which uses would be allowed in the proposed CA-MU district, and which uses would be removed as available uses with the zone change:
Table 3
New Uses (Added with C/I-MU) Permit Required
Condominiums Conditional Use Permit
Industrial Live-Work Conditional Use Permit
Multi-Family Residential(Apartments) (3 Conditional Use Permit or more attached)
Correctional Institutions and Facilities Conditional Use Permit Funeral Homes/Mortuaries Conditional Use Permit
Adult Businesses The subject center does not meet the minimum separation requirement
from residential districts and uses to
allow for approval of a Conditional
Use Permit.
Tattoo Parlor Conditional Use Permit
Light Industrial Permitted
Removed Uses with Zone Change Change
Skilled Nursing Facility From Conditional Use Permit to Not Permitted
Child Care/Day Care Centers From Conditional Use Permit to Not Permitted
Private Educational Institution or Trade From Administrative Use Permit to Schools Not Permitted
Pawning From Administrative Use Permit to
Not Permitted
The primary use that is permitted by-right that would be added with approval of the zone change to C/I- MU would be the"Light Industrial"listing. Two legally non-conforming light industrial businesses operate within the center currently and would become conforming uses. Every other use added as an available option within the C/I-MU zone would require Planning Commission approval of a Conditional Use Permit, so that it may be reviewed on a case-by-case basis, evaluated based on any potential impacts, and conditioned appropriately. Lastly, although Adult Businesses are listed as a conditionally permitted use within the C/I-MU zone, Section 17.20.080 (Site Criteria), requires that Adult Businesses be located no closer than 800 feet from a residential use or zone, as measured from the center of the unit to the property line of the residential zone. The entire industrial business park, as measured from the southern-most property line, is located within 675 feet of a multi-family residential district to the north, located at 1256 W. Arrow Highway. As such, there are no existing units within the center, nor any area within the center where new units can be constructed,that would be located outside of the 800-foot radius requirement. As such, an adult business would not meet the site criteria required for approval of a Conditional Use Permit and would not be permitted within this industrial business park. Further,the property owner has stated that they have no interest in allowing this use within the center.
Existing Uses
Staff reviewed the active business licenses for the businesses that currently occupy the industrial business park to determine how these uses may be affected by a general plan amendment and zone change to Commercial/Industrial Mixed Use. As indicated in Table 3 below,the uses occupying the center are those that typically utilize large open tenant spaces for an ancillary warehousing component of a primary use.
Two legally non-conforming businesses were identified that would be made conforming businesses upon a change to C/I-MU, including a sign manufacturer and Lamb Components, a manufacturing business that has occupied the center since 1978. No businesses with active business licenses would be made non- conforming as a result of the general plan amendment or zone change.
Table 4
Address Business Land Use Permitted in C/O- Permitted in C/I- MU MU
1225 Flick& Artist Studio(Non- Permitted Permitted Rankaitis Assembly)
Studio
1229 Wayne Paradise Sign Manufacturing Non-conforming Permitted Signs
1235 McGinnis' General Building Permitted Permitted Remodeling Contractor Office
Inc.
1237 Red Door and Glazing and Door Permitted Permitted Hardware Contractor Office
1241 Questophobia Warehousing Permitted Permitted Corp
1243 JMK Garage Garage Door Permitted Permitted Doors Sales/Service Office
1245 The Enjoy Co, Office for web design Permitted Permitted LLC and online retail,with
ancillary
warehousing
1249 Legend 7 Used Car Dealer Permitted under Permitted under Motorsports (Office Only)with AUP-20-0006 AUP-20-0006 indoor car storage
1251 Sew Happy Embroidery/Screen Permitted Permitted Printing
1253 DFS Flooring Flooring Permitted Permitted LP Subcontractor office,
ancillary
warehousing
1255 Liquidation Retail Permitted Permitted Center
1259 Lamb Manufacturing Non-Conforming Permitted
Components
1261 Woodson Online Retailer with Permitted Permitted Group ancillary
warehousing
1269 Auxusa Best Wholesale Permitted Permitted Houseware Office/Warehousing
1271 Innovative Tek Develop/Manufacture Permitted Permitted Inc hardware
1281 Tom Duffy Wholesale Office Permitted Permitted Company/B.R. /Warehousing
Funsten&Co
Existing Site Considerations
Several existing site conditions also support changing the General Plan land use designation and the zoning designation to Commercial/Industrial Mixed Use (C/I-MU). The center was originally constructed as an industrial business park and has largely operated in this capacity ever since, accommodating for newer commercial uses with the change in zoning districts that have occurred over the years. As an industrial business park, the center was constructed with industrial parking standards. With 112,905 square feet of gross floor area and 381 parking stalls, the center has a parking ratio of 1 stall per 296 square feet. The Municipal Code's parking requirement for light industrial uses only requires 1 stall per 500 square feet of light industrial/manufacturing area. Warehousing only requires 1 stall per 1,000 square feet,plus 1 per 300 square feet of office. More intense commercial uses require significantly more parking spaces per square foot than light industrial or warehousing uses. For example, restaurant uses require 1 stall per 100 square feet and retail uses require 1 stall per 250 square feet. The industrial business park is not adequately parked to accommodate primarily office and retail uses, such as would be emphasized in the currently Commercial/Office Mixed Use zone, thereby making the establishment of primarily commercial uses within the center unfeasible without generating a significant parking shortage. To be fully used with only commercial retail uses, the center would have had to provide 452 parking stalls, which are simply not available on the property. Allowing a mix of commercial, office, light industrial, and warehousing uses in the industrial park allows for a balance between higher and lower intensity uses that can be accommodated by the existing off-street parking lot.
Additionally, the buildings were constructed with industrial improvements, such as open floor plans, loading docks, roll up doors, and screened outdoor storage areas that best suit small light industrial, small manufacturing,service,and storage-based uses.The industrial business park is also set back from Mountain
Avenue, the primary commercial thoroughfare, connected only by a single driveway that extends out like a flag lot between two multi-tenant commercial buildings. The center's primary access comes from three driveways on West 9th Street, for which the property is fully addressed off. This corridor of 9t' Street provides several other light industrial properties between Mountain Avenue and Benson Avenue. As such, allowing light industrial uses to reestablish within the center would not introduce a use not already readily present along 9th Street.
Zoning Map Amendment Findings
Upland Municipal Code Section 17.48.060 provides that the City Council,before approving a Zoning Map Amendment, shall make all of the following findings:
1. The proposed amendment is consistent with the General Plan and any applicable community or specific plan as provided by Government Code Section 65860.
Evidence: This Zoning Amendment is to amend the Zoning District of the project site from Commercial/Office Mixed Use to Commercial/Industrial Mixed Use. Government Code Section 65860 requires a city's zoning ordinance to be consistent with the General Plan,therefore the project is consistent with Government Code Section 65860.
2. Finding: The proposed amendment will not be detrimental to the public interest, health, safety, or welfare of the City.
Evidence: The proposed Zoning Amendment will not be detrimental to the public interest, health, safety, or welfare because the amendment will result in allowing less intense industrial uses to occupy an industrial business park that was built and designed to accommodate such uses. Furthermore,light industrial uses are consistent with the Light Industrial zoning district, located immediately to the west and south, and would not result in bringing in conflicting land uses within the area. The zone change would comply with Senate Bill 330,would continue to allow the same commercial uses within the business park,and would not result in any additional vehicle trips based on a Traffic Memorandum prepared by Urban Crossroads on February 27,2023.
3. The affected site is physically suitable in terms of design, location, shape, size, and other characteristics to ensure that the proposed uses and development will not endanger, jeopardize, or otherwise constitute a hazard to the property, surrounding properties,and the community at large.
Evidence: The affected site is physically suitable in terms of design, location, shape, size, and other characteristics to ensure that the proposed uses because it was originally designed, approved, and constructed as an industrial business park that was intended to support the inclusion of light industrial uses.
The Zone Change will not endanger, jeopardize, or otherwise constitute a hazard to the property, surrounding properties, and the community at large as the site is capable of supporting uses within the Commercial/Industrial Mixed-Use zone.
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act (Cal. Code Regs., Title 14, § 15162 and § 15164), after an EIR has been certified for a project,if some minor technical changes to the previously certified EIR are necessary,preparation of an Addendum to the EIR is appropriate.A previous analysis of environmental impacts has been conducted for the Final Program Environmental Impact Report for the City of Upland's General Plan Update (GPU 08-03), Zoning Code Update (ZCU 08-03), Climate Action Plan (CAP), and the Cable Airport Land Use Compatibility Plan Update(CALUCP), State Clearinghouse No.2012041006.
The Proposed Project will not involve new significant environmental effects or a substantial increase in the severity of significant effects already identified in the Certified EIR,adopted in September 2015.Therefore, an Addendum(Attachment E and F)to the existing EIR is appropriate and has been prepared for the project; no further environmental review is required.
FISCAL IMPACTS
Approval of the General Plan Amendment and Zone Change will support the long-term viability of the industrial business park,allowing for a wide variety of commercial and light industrial businesses to occupy the center, and the buildings within, that were designed within an industrial business park setting. The improved economic viability within the center will continue to generate sales and property taxes. No budget adjustments are necessary at this time.
ALTERNATIVES
Provide alternative direction to staff.
CEQA: Determine to be Exempt.
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
UPLAND, CALIFORNIA APPROVING AN ADDENDUM TO
THE UPLAND GENERAL PLAN UPDATE ENVIRONMENTAL
IMPACT REPORT (SCH#2012041006) THAT GENERAL
PLAN AMENDMENT NO. GPA-22-0002, ZONE CHANGE
NO. ZC-22-0001 DOES NOT REQUIRE ANY FURTHER
REVIEW FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA) PURSUANT TO SECTION 21166 OF
THE STATE PUBLIC RESOURCES CODE AND SECTION
15162 OF THE CEQA GUIDELINES; AND APPROVING
GENERAL PLAN AMENDMENT NO. GPA-22-0002 TO
AMEND THE GENERAL PLAN LAND USE DESIGNATION
OF ONE VACANT LOT FROM COMMERCIAL/OFFICE
MIXED USE (C/O-MU) TO COMMERCIAL/INDUSTRIAL
MIXED USE (C/I-MU). THE PROJECT SITE IS LOCATED
AT APN: 1007-511-09 (1225- 1281 WEST 9th STREET).
WHEREAS, Industrial Plaza LP, c/o Sam Greek, has filed applications requesting approval of the General Plan Amendment No. GPA-22-0002, Zone Change No. ZC-22-0001 and Environmental Assessment Review No. EAR-22-0001 (the "Project") for APN: 1007-511-09 (1225-1281 West 9th Street); and WHEREAS, Upland Municipal Code Section 17.49.050 requires that the City Council take action on General Plan Amendments; and
WHEREAS, Upland Municipal Code Section 17.48.050 requires that the City Council take action on Zone Changes; and
WHEREAS, on August 23, 2023 at 6:30 p.m. the Planning Commission conducted a public hearing for the project and heard and considered both oral and written evidence and recommended that the City Council adopt a resolution and an Ordinance approving the project; and
WHEREAS, a notice of a public hearing on said application has been given in the manner and for the time required by law; and
WHEREAS, on September 25, 2023 at 7:00 p.m. the City Council conducted a public hearing for the project and heard and considered both oral and written evidence.
NOW, THEREFORE, the City Council of the City of Upland hereby finds, determines and resolves as follows:
Section 1. The above recitals are true and correct and are incorporated herein by this reference.
Section 2. Findings: Upland Municipal Code Section 17.49.060 provides that the City Council, before it may approve a General Plan Map Amendment, shall
Resolution No.
make a determination to allow the activity based upon the following findings:
1. Finding: The proposed General Plan Amendment is in the public interest.
Evidence: The proposed General Plan Amendment is in the public interest because the amendment will maintain the long term viability of an existing industrial business park by allowing it to be utilized in the purpose for which it was originally developed and that is consistent with the surrounding area. The amendment will resolve outstanding non- conforming uses and will allow the property to serve as a transition between the Commercial/Office Mixed Use (C/O-MU) along Mountain Avenue and the Light Industrial/Business Park to the west.
2. Finding: The proposed General Plan Amendment is consistent and compatible with the rest of the General Plan.
Evidence: The amendment identifies consistency with the General Plan elements including the following goals and polices:
a. Land Use Element Policy LU-3.1: Economic Development. Retain and attract land uses that generate revenue to the City, provide employment for residents
while balancing other community needs such as housing,
parks and open space, and public facilities.
Fact: The General Plan Amendment (GPA) will allow the
industrial business park to retain existing uses, will allow uses that became legally non-conforming when the zone
previously changed to become conforming uses again,
and continue to allow a wide variety of commercial uses, allowing the center to be utilizes to its full potential. b. Land Use Element Policy LU-3.8: 9th Street Industrial.
Support the continuation of mixed residential and industrial uses located along 9th Street between Central and San Antonio Avenues.
Fact: The industrial business park, located at 1225-1281 W. 9th Street is best supported by this policy with approval of the GPA and ZC application, as it will directly support the continuation of industrial uses along 9th Street between Central and San Antonio, within an appropriate C/I-MU zoning designation, that best meets
the objective of this policy.
c. Economic Sustainability Element Policy ES-4.3:
Economic Impacts of Land Conversion. Consider long-
term fiscal and economic impacts of any conversion of
Resolution No.
employment lands to other uses when updating zoning.
Fact: Approval of the GPA and ZC would support the long- term viability of the industrial business park, allowing for a wide variety of businesses to occupy a center, and the buildings within, that were designed within an industrial business park setting. Conversion of the property from C/O-MU to C/I-MU will both allow the
continuation of existing retail and office uses that are supported in the C/O-MU, while allowing light industrial and service type uses for which the buildings were originally designed to accommodate. The improved economic viability within the center will continue to generate sales and property taxes.
3. Finding: The potential effects of the proposed General Plan Amendment have been evaluated and have been determined not to be detrimental to the public health, safety, or welfare.
Evidence: The proposed General Plan Amendment has been evaluated and determined not to be detrimental to the public health, safety, or welfare. The industrial business park has been designed to accommodate the uses that the land use designation change would permit and the addition of light industrial uses will be consistent with the surrounding area. The project will result in less daily vehicular trips on the roadways by allowing less intense industrial uses within spaces that have been designed to accommodate them and will eliminate legal non-conforming uses. Furthermore, the amendment will be consistent with all local and state regulations.
4. Finding: The proposed General Plan Amendment has been processed in accordance with the applicable provisions of the California Government Code and CEQA.
Evidence: The proposed General Plan Amendment has been processed in accordance with the applicable provisions of the California Government Code. including CA Government Code §65352.3 which regulates tribal consultation requirements for General Plan Amendments and CA Government Code §65358 which regulates amendments to General Plans. A previous analysis of environmental impacts has been conducted for the Final Program Environmental Impact Report for the City of Upland's General Plan Update (GPU 08- 03), Zoning Code Update (ZCU 08-03), Climate Action Plan (CAP), and the Cable Airport Land Use Compatibility Plan Update (CALUCP), State Clearinghouse No. 2012041006. The Proposed Project will not involve new significant environmental effects or a substantial increase in the severity of significant effects already identified in the Certified EIR, adopted in September 2015.
Resolution No.
Therefore, an Addendum to the existing EIR is appropriate and has been prepared for the project; no further environmental review is required.
Section 3. Determination. The City Council approves an addendum to the Upland General Plan Update Environmental Impact Report (SCH#2012041006) that the Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 21166 of the State Public resources Code and Section 15162 of the CEQA Guidelines._The General Plan Land Use Designation of the following parcels shall be changed from Commercial/Office Mixed Use to Commercial/Industrial Mixed Use as shown in Exhibit A, attached hereto and incorporated herein by reference for APN: 1007-511-09 (1225-1281 West 9th Street).
Section 4. Compliance with California Environmental Quality Act. The adoption of the General Plan Amendment and Zone Change does not: (1) trigger the need for subsequent environmental review pursuant to Section 21166 of the Public Resources Code and Section 15162 of the CEQA Guidelines; (2) require major revisions of the Final Program Environmental Impact Report for the City of Upland's General Plan Update (GPU 08-03), Zoning Code Update (ZCU 08-03), Climate Action Plan (CAP), and the Cable Airport Land Use Compatibility Plan Update (CALUCP), State Clearinghouse No. 2012041006 due to new or substantially increased significant environmental effects as demonstrated in the prepared addendum; or(3) result in any substantial changes with respect to the circumstances under which the project will be undertaken that would require major revisions of the Final EIR due to new or substantially increased significant environmental impacts; and there has been no discovery of new information of substantial importance that would trigger or require major revisions of the Final EIR due to new or substantially increased significant environmental effects.
Section 5. Certification. The City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original resolutions.
Section 6. Severability. If any section, subsection, subdivision, sentence, or clause or phrase in this Resolution or any part thereof is for any reason held to be unconstitutional, invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this Resolution or any part thereof. The City Council hereby declares that it would have adopted each section irrespective of the fact that any one or more subsections, subdivisions, sentences, clauses, or phrases are declared unconstitutional, invalid, or ineffective.
Section 7. Effective Date. This Resolution shall become effective immediately.
Resolution No.
PASSED, APPROVED and ADOPTED this 25th day of September, 2023.
Bill Velto, Mayor
I, Keri Johnson, City Clerk of the City of Upland, do hereby certify that the foregoing Resolution was adopted at a regular meeting of the City Council held on the 25th day of September 2023, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAINED:
ATTEST:
Keri Johnson, City Clerk
GENERAL PLAN AMENDMENT NO.
GPA-22-0002
EXHIBIT A
The parcel highlighted below is to be amended. The General Plan land use designation shall be changed from Commercial/Office Mixed Use to Commercial/Industrial Mixed Use.
ow. "'a_ I.• mom-,I+ ., .7z- 1 T.x ,,.
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I I I
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
UPLAND, CALIFORNIA, APPROVING ZONE CHANGE NO.
ZC-22-0001 TO AMEND THE ZONING DESIGNATION OF AN
EXISTING 7.90-ACRE PARCEL DEVELOPED AS A
COMMERCIAL/INDUSTRIAL BUSINESS PARK KNOWN AS
THE "MOUNTAINVIEW INDUSTRIAL PARK" TO THE
COMMERCIAL/INDUSTRIAL MIXED USE. THE PROJECT
SITE IS LOCATED AT 1225-1281 WEST 9TH STREET (APN
1007-511-09).
WHEREAS, Industrial Plaza LP, c/o Sam Greek (Applicant) has filed applications requesting approval of the General Plan Amendment No. GPA-22-0002 Zone Change No. ZC-22-0001, and Environmental Assessment Review No. EAR-22- 001 for APN: 1007-511-09 (1225-1281 West 9th Street); and WHEREAS, Upland Municipal Code Section 17.48.050 requires that the City Council take action on Zone Changes; and
WHEREAS, on August 23, 2023 at 6:30 p.m. the Planning Commission conducted a public hearing for the project and heard and considered both oral and written evidence and recommended that the City Council adopt an Ordinance approving the project; and
WHEREAS, a notice of a public hearing on said application has been given in the manner and for the time required by law; and
WHEREAS, on September 25, 2023 at 7:00 p.m. the City Council conducted a public hearing for the project and heard and considered both oral and written evidence.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF UPLAND DOES ORDAIN AS FOLLOWS:
Section 1. The above recitals are true and correct and are hereby incorporated herein by this reference.
Section 2. The Planning Commission hereby makes the following findings and determinations in connection with the approval of the Project:
A. Upland Municipal Code Section 17.48.060 provides that the Planning Commission, before it may recommend a Zoning Map Amendment, shall make a determination to allow the activity based upon the following findings:
1. Finding: The proposed amendment is consistent with the General Plan and any applicable community or specific plan as provided by Government Code Section §65860.
Evidence: This Zoning Amendment is to amend the Zoning District of the project site from Commercial/Office Mixed Use to Commercial/Industrial Mixed Use. Government Code Section 65860
Ordinance No.
requires a city's zoning ordinance to be consistent with the General Plan, therefore the project is consistent with Government Code Section 65860.
2. Finding: The proposed amendment will not be detrimental to the public interest, health, safety, or welfare of the City.
Evidence: The proposed Zoning Amendment will not be detrimental to the public interest, health, safety, or welfare because the amendment will result in allowing less intense industrial uses to occupy an industrial business park that was building and designed to accommodate such uses. Furthermore, light industrial uses are consistent with the Light Industrial zoning district, located immediately to the west and south, and would not result in bringing in conflicting land uses within the area.
The zone change would comply with Senate Bill 330, would continue to allow the same commercial uses within the business park, and would not result in any additional vehicle trips based on a Traffic Memorandum prepared by Urban Crossroads on February 27, 2023.
3. Finding: The affected site is physically suitable in terms of design, location, shape, size, and other characteristics to ensure that the proposed uses and development will not endanger, jeopardize, or otherwise constitute a hazard to the property, surrounding properties, and the community at large.
Evidence: The affected site is physically suitable in terms of design, location, shape, size, and other characteristics to ensure that the proposed uses because it was originally designed, approved, and constructed as an industrial business park that was intended to support the inclusion of light industrial uses. The Zone Change will not endanger, jeopardize, or otherwise constitute a hazard to the property, surrounding properties, and the community at large as the site is capable of supporting uses within the Commercial/Industrial Mixed Use zone.
Section 3. Ordinance: Amending the Zoning District. The Zoning District will change from Commercial/Office Mixed Use to Commercial/Industrial Mixed Use and Zoning District from Commercial/Office Mixed Use (C/O-MU) to Commercial/Industrial Mixed Use (C/I-MU) as shown in Exhibit A, attached hereto and incorporated herein by reference.
Section 4. Compliance with California Environmental Quality Act. The adoption of the General Plan Amendment and Zone Change does not: (1) trigger the need for subsequent environmental review pursuant to Section 21166 of the Public Resources Code and Section 15162 of the CEQA Guidelines; (2) require major revisions of the Final Program Environmental Impact Report for the City of Upland's General Plan Update (GPU 08-03), Zoning Code Update (ZCU 08-03), Climate Action Plan (CAP), and the Cable Airport Land Use Compatibility Plan Update (CALUCP),
Ordinance No.
State Clearinghouse No. 2012041006 due to new or substantially increased significant environmental effects as demonstrated in the prepared addendum; or (3) result in any substantial changes with respect to the circumstances under which the project will be undertaken that would require major revisions of the Final EIR due to new or substantially increased significant environmental impacts; and there has been no discovery of new information of substantial importance that would trigger or require major revisions of the Final EIR due to new or substantially increased significant environmental effects.
Section 5. Severability. If any section, subsection, subdivision, sentence, or clause or phrase in this Ordinance or any part thereof is for any reason held to be unconstitutional, invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this Ordinance or any part thereof. The City Council hereby declares that it would have adopted each section irrespective of the fact that any one or more subsections, subdivisions, sentences, clauses, or phrases are declared unconstitutional, invalid, or ineffective.
Section 6. Effective Date. This Ordinance shall become effective thirty (30) days from its adoption.
Section 7. Publication. The City Clerk shall certify to the adoption of this Ordinance and cause it, or a summary of it, to be published in a newspaper of general circulation printed and published within the City of Upland, pursuant to all legal requirements.
PASSED, APPROVED, AND ADOPTED this 9th day of October, 2023.
Bill Velto, Mayor
I, Keri Johnson, City Clerk of the City of Upland, California, do hereby certify that the foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Upland held on the 25th day of September, 2023, and was adopted at a regular meeting of the City Council of the City of Upland on the day of , 2023, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAINED:
ATTEST:
Keri Johnson, City Clerk
ZONE CHANGE NO. ZC-22-0001
EXHIBIT A
The parcel highlighted below is to be amended. The zoning designation shall be changed from Commercial/Office Mixed Use to Commercial/Industrial Mixed Use.
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Land Use Comparison Chart
C/O-MU vs. C/I-MU
TABLE 17.05-1 PERMITTED LAND USES IN THE MIXED-USE ZONES Key
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin. Use Permit Req.
— Use Not Allowed C/O-MU C/I-MU
Residential Land Uses
Accessory Dwelling Unit
Accessory Structures,Non-Habitable[1] — —
Animal Keeping for Non-Commercial Purposes
Boarding House
Condominiums — CUP[9]
Duplex Home — —
Emergency Shelters CUP CUP
Family Day Care
Small(8 or fewer) — —
Large(9 to 14)
Guest House — —
Home Occupations
Minor
Major
Live/Work Units
Commercial Live-Work CUP CUP
Industrial Live-Work — CUP
Mobile Home/Manufactured Home — —
Multi-family Residential(Apartments)(3 or more attached) — CUP[9]
Residential Care Facilities
Small(6 or fewer) — —
Large(7 or more) — —
Rest Home CUP CUP
Senior Citizen Housing CUP CUP
Skilled Nursing Facilities CUP —
Single-Family Dwelling
Single-Room Occupancy Units CUP CUP
Supportive and Transitional Housing
Small(6 or fewer) — —
Large(7 or more) — —
Community Uses
Airport or Aircraft Land Field
Cemeteries — —
Child Care/Day Care Centers CUP —
Community Assembly
Community Center,operated by governmental agency,
philanthropic organization,or private agency AUP AUP Community Gardens — —
Cultural and Religious Facilities and Institutions(assembly) AUP AUP Correctional Institutions and Facilities — CUP
Cultural and Religious Facilities and Institutions(non-assembly) AUP AUP Equestrian Establishments — —
Funeral Homes/Mortuaries — CUP
Golf Courses and Country Clubs — —
Hospital CUP CUP
Libraries P P
Office,Governmental P P
Parks and Playgrounds,operated by governmental agency,
philanthropic organization,or private agency P P Post-secondary Educational Institution or Trade Schools AUP AUP Private Educational Institutions(K-12) AUP —
Public Safety Facilities P P
Commercial Uses
Adult Businesses — CUP
Alcohol Sales,off-site CUP CUP
Alcohol Sales,on-site as part of a restaurant CUP CUP Alcohol Sales,on-site as part of a bar or entertainment use (other than a restaurant) CUP CUP
Animal Care,Sales,and Services
Non-boarding/Boarding Indoor P P
Boarding Outdoor AUP AUP
Animal Hospitals and Veterinary Services P P Art Gallery(non assembly) P P
Automobile/Vehicle Sales and Services
Automobile Repair AUP AUP
Automobile Rental AUP AUP
Automobile Service Station AUP AUP
Automobile Storage/Towing and Impound — —
Automobile/Vehicle Sales and Leasing, Used — —
Automobile/Vehicle Sales and Leasing[3] AUP AUP Automobile/Vehicle Washing AUP AUP
Auto Accessory/Equipment Installations AUP AUP Smog Check Testing AUP AUP
Banks and Financial Institutions
ATM P P
ATM—drive through AUP AUP
ATM—walkup P P
Banks and Credit Unions P P
Check Cashing Businesses P P
Bicycle Rental,Sales,and Repair P P
Cottage Food Operations — —
Dry Cleaners
Drop-Off Only P P
Processing
Eating and Drinking Establishments
Bars/Nightclubs/Lounges CUP CUP
Restaurants,Full-Service,Limited-Service, Take-Out P P Restaurants,with Drive-Through Facilities CUP CUP Restaurants,with Live Entertainment/Dancing CUP CUP
With Outdoor Dining and Seating AUP AUP
Beer, Wine and Liquor for Sale CUP CUP
Fire Arms Clubs and Establishments CUP CUP
Food and Beverage Sales
Bakery P P
Catering Businesses P P
General Market/Convenience Store/Specialty Store(less than 10,000 sq.ft.) P[4] P[4]
Mobile Food Vendor AUP AUP
Supermarket(10,000 sq.ft.or more) P P
Health/Fitness Facility
Dance Studios,Pilates Studio, Yoga Studio,Martial Arts Studio AUP AU P Gymnasiums,Health Clubs,and Similar Uses AUP AUP Lodging
Bed and Breakfast
Hotels and Motels CUP CUP
Marijuana-Related Use and Activity — —
Massage Therapy CUP CUP
Movie Theater AUP AUP
Nursery(wholesale,retail) P P
Outdoor Storage and Display[5] P P
Pawning AUP —
Personal Services(excluding massage) P P
Psychics — —
Public Storage CUP CUP
Recreational Vehicle Storage and Parking CUP CUP Recycling Facilities
Reverse Vending Machines AUP AUP
Small Collection Facilities AUP AU P
Large Collection Facilities CUP CUP
Processing Facility — —
Unattended Collection Containers P P
Retail Stores,General Merchandise P P
Secondhand Goods Store P P
Smoke Shops[6] CUP CUP
Smoke Lounge/E-Vape/Hookah Lounge[7] CUP CUP
Swap Meets and Flea Markets — —
Tattoo Parlors — CUP
Temporary,Seasonal,and Special Events[8] P P
Warehousing P P
Office/Professional Uses
Business Support Services P P
Medical or Dental Laboratory P P
Medical or Dental Office P P
Office P P
Urgent Care Facility P P
Mixed-Use
Mixed-Use AUP AUP
Industrial/Agricultural/Natural Resource Uses
Animal Grazing
Beekeeping
Crop Cultivation(greater than 1 acre) — —
Industrial
Light Industrial — P
Heavy Industrial
Surface Mining and Reclamation/Processing;Development of Natural Resources — —
Telecommunication and Utilities Uses
Utilities, Major AUP AUP
Utilities, Minor AUP AUP
Wireless Telecommunication Facilities
Other Uses
Parking,Structured CUP CUP
Parking,Surface CUP CUP
Notes:
[1] Metal shipping containers designed to carry freight are prohibited. [2] Guest houses shall only be permitted when a single-family dwelling is the primary use on the lot. [3] Used vehicle sales are permitted on up to 20 percent of the sales space of a vehicle sales and leasing business. [4] Markets may not be located less than 1,000 feet from another market. [5] See Chapter 17.16(Property Maintenance and Use)for applicable screening and location standards for outdoor storage. [6] See Chapter 17.42.5(Smoke Shops).
[7] Not permitted as part of a food establishment,unless conducted outside. [8] Only temporary off-site construction yards,mobile home residences,and work trailers are permitted pursuant to Chapter
17.41(Temporary Use Permits and Film Permits).
[9] Administrative telecommunication facilities are prohibited on sites occupied by a residential use. [10] Residential uses shall only be permitted within mixed-use and live/work developments,where each building on site meets the minimum floor area ratio requirement as specified in Section 17.05.030.
Addendum to the
City of Upland
Final Program Environmental Impact Report
(State Clearinghouse No. 2012041006)
Lead Agency:
V
14 r• , `,.. ,
• r . - r
ro
City of Upland
Development Services Department, Planning Division
460 N. Euclid Avenue
Upland, CA 91786
Contact: Loralee Farris, Planning Manager
City of Upland, Development Services Department, Planning Division 460 N. Euclid Avenue
Upland, CA 91786
Prepared with the assistance of:
. Ilig
l ; IJ
PLANNING
T&B Planning, Inc.
3200 El Camino Real, Suite 100
Irvine, CA 92602
Date: May 2, 2023
Addendum Table of Contents
TABLE OF CONTENTS
Section Name and Number Page
1.0 INTRODUCTION 1-1
1.1 California Environmental Quality Act 1-1
1.2 California Environmental Quality Act Requirements 1-2
1.3 Type of CEQA Compliance Document and Level of Analysis 1-4
1.4 Format and Content of this EIR Addendum 1-4
1.5 Preparation and Processing of this EIR Addendum 1-5
1.6 Environmental Assessment 1-5
1.7 Senate Bill No. 330 1-5
1.8 Existing Documents Incorporated by Reference 1-6
1.9 Points of Contact 1-6
2.0 PROJECT DESCRIPTION 2-1
2.1 Project Overview 2-1
2.2 Project Location 2-1
2.3 Surrounding Land Uses 2-1
2.4 Project Objectives 2-1
2.5 Existing General Plan Land Use and Zoning Designations 2-2
2.6 Proposed Project 2-2
3.0 ENVIRONMENTAL DETERMINATION 3-1
4.0 ENVIRONMENTAL ASSESSMENT 4-1
4.1 Land Use 4-1
4.1.1 Finding 4-1
4.2 Population, Housing, and Employment 4-2
4.2.1 Finding 4-3
4.3 Aesthetics 4-4
4.3.1 Finding 4-4
4.4 Transportation and Traffic 4-5
4.4.1 Finding 4-7
4.5 Air Quality 4-8
4.5.1 Finding 4-10
4.6 Greenhouse Gas Emissions 4-13
City of Upland, California PAGE i
Addendum Table of Contents
TABLE OF CONTENTS
Section Name and Number Page
4.6.1 Finding 4-14
4.7 Noise 4-14
4.7.1 Finding 4-15
4.8 Geology and Soils 4-16
4.8.1 Finding 4-16
4.9 Cultural Resources 4-16
4.9.1 Finding 4-17
4.10 Biological Resources 4-18
4.10.1 Finding 4-18
4.11 Agriculture and Forestry Resources 4-19
4.11.1 Finding 4-19
4.12 Mineral Resources 4-19
4.12.1 Finding 4-19
4.13 Hydrology and Water Quality 4-20
4.13.1 Finding 4-21
4.14 Hazards and Hazardous Materials 4-21
4.14.1 Finding 4-22
4.15 Water Supply 4-23
4.15.2 Finding 4-24
4.16 Wastewater 4-25
4.16.1 Finding 4-25
4.17 Fire Protection 4-26
4.17.1 Finding 4-26
4.18 Police Protection 4-26
4.18.1 Finding 4-27
4.19 School Facilities 4-27
4.19.1 Finding 4-27
4.20 Parks and Recreational Facilities 4-28
4.20.1 Finding 4-28
4.21 Solid Waste 4-29
City of Upland, California PAGE ii
Addendum Table of Contents
TABLE OF CONTENTS
Section Name and Number Page
4.21.2 Finding 4-29
4.22 Electricity and Natural Gas 4-30
4.22.2 Finding 4-31
5.0 REFERENCES 5-1
6.0 LIST OF PREPARERS 6-1
6.1 City of Upland Planning Division 6-1
6.2 T&B Planning, Inc.—Consultant 6-1
ATTACHMENT
A. Martin Upland Trip Generation Assessment
City of Upland, California PAGE iii
Addendum Table of Contents
LIST OF FIGURES
Figure Name and Number Page
Figure 2-1 Regional Map Error! Bookmark not defined.
Figure 2-2 Existing General Plan and Zoning Error! Bookmark not defined.
City of Upland, California PAGE iV
Addendum Table of Contents
LIST OF TABLES
Table Name and Number Page
Table 4-1 General Plan 2035 Growth Assumptions 4-3 Table 4-2 Model Trip Generation Rates 4-6
Table 4-3 Model Trip Generation 4-6
Table 4-4 Summary of Estimated Emissions Inventory for the City of Upland 4-9 Table 4-5 Summary of General Plan 2035 Estimated Emissions Inventory 4-9 Table 4-6 Baseline and Projected 2020 and 2035 Emissions 4-14 Table 4-7 City of Upland Projected Water Demand (2035) 4-23 Table 4-8 Use for Potable and Non-Potable Water-Projected 4-24 Table 4-9 Estimated Net Increase in Solid Waste Generation 4-29 Table 4-10 Net Increase in Electricity Demand 4-30 Table 4-11 Net Increase in Natural Gas Demand 4-30 City of Upland, California PAGE V
Addendum 1.0 Introduction
1.0 INTRODUCTION
This document serves as an Addendum to the City of Upland Final Program Environmental Impact Report (hereafter, "Final Program EIR") for the City of Upland's General Plan Update (GPU 08-03), Zoning Code Update (ZCU 08-03),Climate Action Plan (CAP),and the Cable Airport Land Use Compatibility Plan Update (CALUCP) (hereafter, "General Plan 2035") in the City of Upland (City), referred to herein as "Approved Project." The Certified EIR addressed the potential environmental impacts associated with the development for the updates described above. The City of Upland's General Plan 2035, adopted in September 2015, guides the future development for the City and discusses policies that will govern all aspects of development until 2035, including land use, community character, circulation, economics, housing, public facilities and services, safety, open space and conservation, and health.
The Project Applicant is seeking to convert the General Plan land use from Commercial/Office Mixed-Use (C/O-MU) to Commercial/Industrial Mixed-Use (C/IN-MU) and Zoning Map land use from Commercial/Office Mixed-Use (C/O-MU) to Commercial/Industrial Mixed-Use (C/I-MU) for a 7.09-acre site (hereinafter referred as the "Project site").The Project site is located at 1225-1281 West 9th Street in the southern portion of the City of Upland, California and is fully developed with an established industrial park consisting of eleven (11)buildings. Discretionary approvals requested from the City of Upland include a General Plan Amendment and a Zone Change. No site-specific development is being proposed at this time.
This Addendum has been prepared pursuant to CEQA Guidelines Section 15164 and addresses the impacts for the proposed Project relative to the Approved Project.The Approved Project and the Certified Final Program EIR(and supporting technical studies) are available for review at:
City of Upland
Development Services Department, Planning Division
460 North Euclid Avenue
Upland, CA 91786
1.1 CALIFORNIA ENVIRONMENTAL QUALITY ACT
The California Environmental Quality Act (CEQA), a statewide environmental law contained in Public Resources Code §§21000-21177, applies to most public agency decisions to carry out, authorize, or approve actions that have the potential to adversely affect the environment. The overarching goal of CEQA is to protect the physical environment. To achieve that goal, CEQA requires that public agencies inform themselves of the environmental consequences of their discretionary actions and consider alternatives and mitigation measures that could avoid or reduce significant adverse impacts when avoidance or reduction is feasible. It also gives other public agencies and the general public an opportunity to comment on the information. If significant adverse impacts cannot be avoided, reduced, or mitigated to below a level of significance, the public agency is required to prepare an EIR and balance the project's environmental concerns with other goals and benefits, in a statement of overriding considerations.
City of Upland PAGE 1-1
Addendum 1.0 Introduction
1.2 CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS The CEQA Guidelines allow for a lead agency to prepare an addendum to a previously certified EIR for projects that have changed within the following limitations defined by CEQA Guidelines § 15164:
a. The lead agency or responsible agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in § 15162 calling for preparation of a subsequent EIR have occurred.
b. An addendum to an adopted negative declaration may be prepared if only minor technical changes or additions are necessary or none of the conditions described in § 15162 calling for the preparation of a subsequent EIR or negative declaration have occurred. c. An addendum need not be circulated for public review but can be included in or attached to the Final EIR or adopted negative declaration.
d. The decision-making body shall consider the addendum with the Final EIR or adopted negative declaration prior to making a decision on the project.
e. A brief explanation of the decision not to prepare a subsequent EIR pursuant to § 15162 should be included in an addendum to an EIR, the lead agency's findings on the project, or elsewhere in the record. The explanation must be supported by substantial evidence.
As noted above, CEQA Guidelines § 15164(a) and (b)allow for the preparation of an addendum if none of the conditions described in § 15162 are met. CEQA Guidelines § 15162 describes the conditions under which a subsequent EIR must be prepared. As stated in CEQA Guidelines § 15162(a), when an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for the project unless the lead agency determines, on the basis of substantial evidence in light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or
(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 previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following:
City of Upland PAGE 1-2
Addendum 1.0 Introduction
(A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
(B) Significant effects previously examined will be substantially more severe than shown in the previous EIR.
(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, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
If none of these circumstances are present, and only minor technical changes or additions are necessary to update the previously certified Final Program EIR, 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 EIR are present.
The City of Upland has determined that this Addendum should be prepared, rather than a supplemental or subsequent EIR, based on the following facts:
a. As demonstrated in the analysis in Section 4.0, Environmental Assessment, and concluded in Section 3.0, Environmental Determination, the proposed Project would not require major revisions to the previously-certified Final Program EIR because the proposed Project would not result in any new significant impacts to the physical environment nor would it create substantial increases in the severity of the significant environmental impacts previously disclosed in the Final Program EIR. In summary, the maximum total area of potential physical ground disturbance analyzed by the Final Program E1R would be unchanged. As such, there would be no new significant environmental effects or a substantial increase in the severity of previously identified significant effects related to ground disturbance, which primarily fall under the topics of aesthetics, air quality,transportation, noise, cultural resources, and biological resources. b. Subsequent to the certification of the Final Program EIR, no substantial changes in the circumstances under which the Project would be undertaken have occurred. The physical conditions of the Project site and the immediately surrounding area are substantially the same as they were at the time the Final Program EIR was certified. Therefore, no substantial changes in circumstance are known to the City of Upland that would require the preparation of a Supplemental or Subsequent EIR.
c. Subsequent to the certification of the Final Program EIR, no new information of substantial importance has become available which was not known at the time the Final Program EIR was prepared.
City of Upland PAGE 1-3
Addendum 1.0 Introduction
d. The Project would not result in any new or substantially more severe significant environmental impacts beyond those disclosed in the Final Program EIR. Therefore,the Project would not cause or exacerbate any impacts beyond those already identified and disclosed in the Final Program EIR. e. Subsequent to the certification of the Final Program EIR, no new mitigation measures or alternatives have been identified that were infeasible at the time the Final Program EIR was certified and that would substantially reduce the Final Program EIR's identified significant unavoidable impacts.
f. Subsequent to the certification of the Final Program EIR, no new mitigation measures or alternatives that are considerably different from those analyzed in the Final Program EIR have been identified to reduce the Final Program EIR's identified significant unavoidable impacts.
Based on the above facts and substantial evidence in the Project's administrative record, the City determined that this Addendum to the previously certified Final Program EIR is the appropriate type of CEQA document to prepare for the proposed Project.
1.3 TYPE OF CEQA COMPLIANCE DOCUMENT AND LEVEL OF ANALYSIS This document is an Addendum to the previously certified Final Program EIR (State Clearinghouse No. 2012041006).This Addendum analyzes the potential environmental effects associated with the change in the City's land use designation and change of zone for the Project site. The evaluation herein includes a determination as to whether these changes proposed for the Project would a) result in any new significant impacts; b) result in a substantially more severe significant environmental impact;c) result in a new ability to substantially reduce a significant impact;or d) result in no substantial change from the previous analysis of the Final Program EIR.
The Final Program EIR was prepared as a Program EIR pursuant to CEQA Guidelines § 15168. CEQA Guidelines § 15168 states that a Program EIR can be prepared in connection with the "issuance of rules, regulations, plans, or other general criteria to govern the conduct of a continuing program" The Final Program EIR was prepared for the General Plan Update (GPU), Zoning Code Update (ZCU), Climate Action Plan (CAP), and Cable Airport Land Use Compatibility Plan (CALUCP). Subsequent development projects proposed within the City must be reviewed in the context of the Final Program EIR to determine if additional environmental documentation is required.
The purpose of this Addendum is to make minor technical changes to the previously certified Final Program EIR as needed to make the Final Program EIR adequate for the proposed Project to demonstrate that the conditions that would require a supplemental or subsequent EIR have not occurred.
1.4 FORMAT AND CONTENT OF THIS EIR ADDENDUM
The following components comprise this Addendum in its totality:
a. This Introduction (Section 1.0) and the Project Description (Section 2.0).
City of Upland PAGE 1-4
Addendum 1.0 Introduction
b. The Completed Environmental Determination (Section 3.0). c. The completed Environmental Assessment (Section 4.0), which concludes that the proposed project would not result in any new significant environmental impacts or substantially increase the severity of environmental impacts beyond the levels disclosed in the Final Program EIR. d. The Final Program EIR and its Mitigation, Monitoring, and Reporting Program. Incorporated herein by reference (Section 5.0).
1.5 PREPARATION AND PROCESSING OF THIS EIR ADDENDUM The City of Upland is the Lead Agency as set forth in CEQA Guidelines § 21067 and is responsible for reviewing and approving this Addendum to the Final Program EIR based on the City's independent judgement. The City will consider the following approvals related to the proposed project and this Addendum.
• The approval of this Addendum to the Final Program EIR for the proposed project. • The approval of the Project's General Plan Amendment and Zone Change.
1.6 ENVIRONMENTAL ASSESSMENT
The proposed Project as evaluated in Section 4.0, Environmental Assessment, does not change the conclusions of the Final Program EIR.The proposed Project would convert the General Plan land use from C/O-MU to C/I-MU and Zoning Map land use from C/O-MU to C/I-MU for a 7.09-acre site. No site-specific development is proposed at this time. The analysis in this Addendum concludes that these modifications would not cause new significant impacts or increase the severity of previously identified significant impacts.
1.7 SENATE BILL No. 330
Senate Bill (SB)330 was signed into law on October 9,2019 to address the California housing crisis.SB 330 aims to preserve existing housing inventory, produce new residential units, and expedite the review and approval process.Government Code Section 66300(b)(1)(A)states that where housing is an allowable use, an affected city or county may not change a land use designation (general plan or zoning) to remove housing as a permitted use or reduce the intensity of residential uses permitted under the general plan and zoning codes,that were in place as of January 1, 2018. (CA Legislative Info, 2019). In accordance with Government Code Section 66300(i)(1), an affected city or county may change to a land use designation or zoning ordinance to a less intensive use of the city or concurrently changes the development standards, policies, and conditions applicable to other parcels within the jurisdiction to ensure that there is no net loss in residential capacity.
The Project site is currently designated as Commercial/Office Mixed-Use (C/O-MU) and is zoned as C/O- MU.As stated in the City's Municipal Code Section 17.05.020, residential uses are not currently permitted under the C/O-MU designation, with the exception of emergency shelters, commercial live-work units, City of Upland PAGE 1-5
Addendum 1.0 Introduction
rest home, senior citizen housing, skilled nursed facilities, and single-room occupancy units, with a minimum density of 10 units per acre and a maximum density of 20 units per acre, under a conditional use permit. The proposed Project would convert the General Plan land use from Commercial/Office Mixed-Use (C/O-MU) to Commercial/Industrial Mixed-Use (C/I-MU) and Zoning map land use from C/O- MU to C/I-MU. The C/I-MU designation provides a greater variety of residential uses as part of a mixed- use or live-work development,with a minimum density of 15 units per acre and a maximum density of 20 units per acre,allowed with a conditional use permit.These include condominiums,commercial live-work units, industrial live-work units, multi-family residential (apartments) (3 or more attached), rest home, senior citizen housing, and single-room occupancy units. Therefore, the proposed Project would not conflict with SB 330 because it would not remove housing as a permitted use on the Project site or reduce the intensity of that potential on the Project site.
1.8 EXISTING DOCUMENTS INCORPORATED BY REFERENCE
State CEQA Guidelines §§ 15150 and 15168(c)(3) and (d)(2) permit and encourage environmental documents to incorporate by reference other documents that provide relevant data. The documents listed in Section 5.0, References, are hereby incorporated by reference, and the pertinent material is summarized as needed within this Addendum. All documents incorporated by reference are available for review at the City of Upland Development Services Department, Planning Division, 460 N. Euclid Avenue, Upland, CA 91786.
1.9 POINTS OF CONTACT
The Lead Agency for this Addendum is the City of Upland. Any questions about the preparation of this Addendum, and its assumptions, or its conclusions should be referred to:
Jacqueline Sisk,Associate Planner,
City of Upland
Development Services Department, Planning Division
460 N. Euclid Avenue
Upland, CA 91786
The point of contact for the Project Applicant is:
Sam Greek, President
Martin Commercial Group, Inc.
1495 East Warner Avenue
Santa Ana, CA 92705
City of Upland PAGE 1-6
Addendum 2.0 Project Description
2.0 PROJECT DESCRIPTION
This section provides all of the information required by CEQA Guidelines § 15124, including: a Project overview; a description of the Project's precise location and surrounding land uses; a statement of the Project's objectives; a description of the Project's technical,economic,and environmental characteristics; a list of government agencies that are expected to be involved in the Project's decision-making processes; a list of the permits and approvals that are required to implement the Project; and a list of related environmental review and consultation requirements.
2.1 PROJECT OVERVIEW
The Project Applicant is seeking to convert the General Plan land use from Commercial/Office Mixed-Use (C/O-MU) to Commercial/Industrial Mixed-Use (C/I-MU) and Zoning Map land use from Commercial/Office Mixed-Use (C/O-MU) to Commercial/Industrial Mixed-Use (C/I-MU) for a 7.09-acres site (hereinafter referred as the "Project site"). The Project site is fully developed with an established industrial park consisting of eleven (11) buildings totaling 112,905 square feet. Discretionary approvals requested from the City of Upland include a General Plan Amendment and a Zone Change.
2.2 PROJECT LOCATION
The proposed Project is in the southern portion of the City of Upland, within San Bernardino County, California (Refer to Error! Reference source not found., Error!Reference source not found.). The City of Upland is located east of City of Rancho Cucamonga, north of City of Chino and City of Ontario, west of Los Angeles County, and south of unincorporated San Bernardino County. The Project site is located approximately 0.6 miles north of Interstate 10(1-10); approximately 0.6 miles south of State Route 66(CA- 66); and approximately 2.5 miles south of State Route 210 (CA-210).
At the local scale,the Project site is bound by North Mountain Avenue to the east, West 9th Street to the south, light industrial land uses to the west, and the Pacific Electric Trail to the north. The legal address for the Project site is 1225 West 9th Street, Upland, CA 91786, and the Project site's Assessor Parcel Number (APN) is 1007-511-09.
2.3 SURROUNDING LAND USES
The Project site is surrounded by retail and restaurant space and financial institutions to the east; industrial, retail and restaurant space, and a fuel station to the south; industrial uses (construction material storage) to the west; and the Pacific Electric Trail, residential housing, and a car wash to the north.
2.4 PROJECT OBJECTIVES
1. Convert the Project site's General Plan Land Use and Zoning designations to uses consistent with the Project site's current operation.
City of Upland PAGE 2-1
Addendum 2.0 Project Description
2. Ensure consistency with the General Plan Land Use and Zoning designations surrounding the Project site.
3. Protect the existing small-scale light industrial uses, which historically has been and continues to be viable and necessary.
2.5 EXISTING GENERAL PLAN LAND USE AND ZONING DESIGNATIONS The City of Upland General Plan is the prevailing long-range policy planning document that pertains to the Project site (City of Upland, 2015b). Under existing conditions,the City of Upland General Plan designates the Project site as "Commercial/Office Mixed-Use" (Refer to Error! Reference source not found., Error! Reference source not found.).According to the Upland General Plan,the"Commercial/Office Mixed-Use" land use designation is intended to accommodate multi-story office buildings to support regional employment opportunities. Commercial uses are also supported within this designation and are expected to be integrated into the office complex.
The Project site's current zoning designation is Commercial/Office Mixed-Use (C/O-MU) (Refer to Error! Reference source not found., Error! Reference source not found.). The C/O-MU zoning is intended to accommodate multiple story office buildings.Ground floor uses are intended to include local-serving retail uses, service oriented commercial uses, and small-scale office uses, and office uses are intended as the predominate use above the first floor.
2.6 PROPOSED PROJECT
Prior to the General Plan Land Use Map and Zoning Map update in September 2015, the Project site's zoning designation was Light Industrial/Business Park (LI-BP) and Light Industrial (LI), respectively. The General Plan Land Use Map and Zoning Map update changed the Project site land uses to Commercial/Office Mixed-Use(C/O-MU).The Project Applicant is seeking to convert the General Plan land use from Commercial/Office Mixed-Use C/O-MU to Commercial/Industrial Mixed-Use (C/I-MU) and Zoning map designation from Commercial/Office Mixed-Use (C/O-MU) to Commercial/Industrial Mixed- Use (C/I-MU)for the entire Project site.
The C/I-MU designation is designed to accommodate a variety of industrial and regional retail uses and to support commercial activities to satisfy a range of shopping needs for residents of the community. It is also intended to encourage development of business in the City and to maximize the potential for job generation. Uses supported under this category include commercial and industrial.Typical industrial uses could include general industrial, manufacturing, assembly,warehousing, multi-tenant industrial, research and development, and airport-related uses. Typical commercial uses include retail commercial and durable sales goods, tourist-related commercial, entertainment, recreational uses, administrative and professional offices, commercial activities, business support services, food and institutional uses, as well as residential,subject to a reasonable minimum increment of land area as well as a conditional use permit process.The maximum floor air ratio (FAR)for the C/I-MU designation is 1.0.
The C/I-MU Zone is intended to accommodate a variety of industrial, regional retail, and support commercial activities to satisfy a range of shopping needs for residents of the community. It is also City of Upland PAGE 2-2
Addendum 2.0 Project Description
intended to encourage development of businesses in the City and maximize the potential for job generation. This zone is situated at an important gateway into the City at the west end of Foothill Boulevard and along portions of Central and Benson avenues. Development in this zone is expected to be of high-quality design and address the street front with attractive building facades and pedestrian-friendly sidewalks, trees, and landscaping to facilitate the transformation of this area into an attractive and welcoming gateway into Upland. Uses supported under this category include commercial and industrial, as well as limited residential in the form of live/work developments, subject to a conditional use permit.
The maximum permitted non-residential FAR is 1.0, exclusive of City and state density bonuses. The C/I- MU zone implements the Commercial/Industrial Mixed-Use (C/I-MU) land use designation in the General Plan.
Existing land uses on the Project site include construction supply sales, wholesaling, automobile components sales, service operations, and light manufacturing. In 2015, when the General Plan land use and zoning designations Commercial/Office Mixed-Use (C/O-MU) were adopted, the existing light industrial/warehousing uses on-site became legally non-conforming. The proposed General Plan Amendment and Zone Change to Commercial/Industrial Mixed-Use (C/I-MU) would allow these uses to become conforming land uses. The existing land uses listed are consistent with the C/I-MU land use designation. The Project Applicant is requesting that the City of Upland convert the zone change made in 2015 to C/I-MU, in order for the Project site to provide for the existing and future similar light industrial uses, which are consistent with the C/I-MU designation.
Based on a Project site building coverage of approximately 25 percent, a FAR of 1.5, and allowance for adequate landscaping and parking', buildout for the Project site under the existing C/O-MU designation would provide for a maximum allowable building square footage of approximately 115,815 sf2.
Based on a Project site building coverage of approximately 50 percent and a FAR of 1.0, buildout of the Project under the proposed C/I-MU designation would allow for a maximum building square footage of approximately 154,420 sf.3 Though allowing for a higher percentage of building coverage,the FAR would 1 Per UMC 17.11.030 On-Site Vehicle Parking Requirements,the parking requirement for commercial mixed-use is 1 space per 400 sf(772 parking spaces under the C/O-MU designation for the Project). Per UMC 17.11.100, standard open parking stall spaces shall be 9 feet wide by 19 feet long; resulting in approximately 132,012 sf of area for parking. Based on the net sf of the site(approximately 308,840 sf),the parking will encompass approximately 42.7% of the site. Additionally, per UMC 17.05.040 the minimum landscaped area within the C/a MU zone is 15%. This results in approximately 178,338 sf or 58% of the project site utilized to accommodate parking and landscaping requirements. To provide a conservative environmental analysis, this Addendum assumes 25% building coverage, resulting in sufficient space to accommodate parking, landscaping, and other on-site improvements. See also Footnote 2.
225%of the net sf of the site is 77,210 sf. Based on the maximum FAR(1.5)allowed under the C/O-MU designation, the maximum allowable square footage is 115,815 sf(308,840 sf*25%building coverage=77,210 sf; 77,210 sf*1.5 FAR= 115,815 sf).
3 50% of the next sf of the site is 154,420 sf (308,840 sf *50% building coverage*1.0 FAR = 154,420 sf). Industry standard for light industrial and warehousing uses is approximately 0.45 to 0.50 FAR; therefore, the proposed buildout assumptions for C/I MU are conservative for environmental analysis purposes.
City of Upland PAGE 2-3
Addendum 2.0 Project Description
change from 1.5 to 1.0 resulting in less intensity of development due to the land uses allowed in the C/I- MU versus C/O-MU designations. As discussed in Section 1.7, the Project would not conflict with SB 330, because the proposed land use and zone change would not eliminate the potential for a future residential component or reduce the intensity of that potential on the Project site.
Because both the existing and proposed General Plan land uses and Zoning designations allow for residential development subject to a conditional use permit, the Project would not result in a change in allowable residential uses in the City.
City of Upland PAGE 2-4
Addendum 2.0 Project Description
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Addendum 2.0 Project Description
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City of Upland PAGE 2-6
Addendum 3.0 Environmental Determination
3.0 ENVIRONMENTAL DETERMINATION
On the basis of this initial evaluation:
❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.
❑ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
❑ I find that the proposed project MAY have a "potentially significant impact"or"potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
O I find that the significant effects that would result from the Project have been addressed in an earlier certified City of Upland Final Program EIR (SCH No. 2012041006) and addenda and that none of the determinations set forth in the Public Resources Code Section 21166 and State CEQA Guidelines Section 15162 can be established and, thus, an ADDENDUM to the Final Program EIR shall be prepared.
❑ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.
Prepared By:
Signature: Date: May 2, 2023
Print Name: Loralee Farris
Title: Planning Manager
City of Upland PAGE 3-1
Addendum 4.0 Environmental Assessment
4.0 ENVIRONMENTAL ASSESSMENT
4.1 LAND USE
The Final Program EIR found that implementation of the General Plan 2035 would not physically divide an established community. Given the City's urbanized nature, the parcels anticipated to accommodate development are generally surrounded by existing development. The Final Program EIR concluded that implementation of the General Plan 2035 would have a less than significant impact with regard to division of an established community. (City of Upland, 2015a, p. 5.1-25) The Final Program EIR disclosed that implementation of the General Plan 2035 involves the creation of new zoning districts (i.e, Commercial/Industrial Mixed-Use; Commercial/Residential Mixed Use; Commercial/Office Mixed-use; and Business/Residential Mixed-Use Zones) and development standards to implement the proposed General Plan Mixed-Use and Regional Commercial land use designations.The Final Program EIR concluded that implementation of the General Plan 2035 would result in a less than significant impact involving potential land use conflicts. (City of Upland, 2015a, p. 5.1-48) The Project site is currently designated as Commercial/Office Mixed-Use (C/O-MU) and is zoned as C/O- MU. Mixed uses in the City of Upland occupy approximately one percent of the City's total land area (City of Upland, 2015a, p. 3-4). The General Plan 2035 anticipates that development would occur throughout the City and within the Sphere of Influence (SOI).
The Commercial/Industrial Mixed-Use C/I-MU designation accommodates a variety of industrial and regional retail uses and supports commercial activities to satisfy a range of shopping needs for community residents.Typical industrial uses could include general industrial, manufacturing,assembly,warehousing, multi-tenant industrial, research and development, and airport-related uses. Typical commercial uses include retail commercial and durable sales goods, tourist-related commercial, entertainment, recreational uses, administrative and professional offices, commercial activities, business support services,food and institutional uses,as well as residential,subject to a reasonable minimum increment of land area as well as a special use permit process. (City of Upland, 2015a, p. 3-20) The General Plan 2035 also highlights five special areas in the City: Foothill Boulevard; Southeast Quadrant; College Heights; Euclid Avenue; and Historic Downtown Upland (City of Upland, 2015a, p. 3- 10).The Project site is not located within these five focus areas.
4.1.1 Finding
Existing land uses on the Project site include construction supply sale, wholesaling, automobile components sale, and light manufacturing. The Project site provides small-scale light industrial spaces, which historically has been and continues to be viable and necessary. The uses listed are consistent with the C/I-MU land use designation. The Project site would continue its use of the property as an industrial park, which the C/O-MU general plan land use and zoning does not fully support.
Based on a building coverage of approximately 25 percent of the net acreage of the Project site to allow for adequate parking, buildout for the existing Project site under the C/O-MU designation would allow for City of Upland PAGE 4-1
Addendum 4.0 Environmental Assessment
a maximum allowable building square footage of 115,815 sf. Buildout for the proposed Project under the C/I-MU designation would allow for a maximum allowable building square footage of 154,420 sf.
No development is proposed for the Project site.Therefore, no physical changes would occur. Prior to the General Plan Land Use Map and Zoning Map update in September 2015, the Project site's zoning designation was Light Industrial/Business Park (LI-BP) and Light Industrial (LI), respectively. The Project Applicant is seeking to convert the General Plan land use from Commercial/Office Mixed-Use (C/O-MU) to Commercial/Industrial Mixed-Use (C/I-MU) and Zoning map land use from Commercial/Office Mixed- Use (C/O-MU)to Commercial/Industrial Mixed-Use (C/I-MU)for the entire Project site. The General Plan Amendment would decrease overall anticipated growth for the C/O-MU land use and increase anticipated growth for the C/I-MU land use in the City.The Final Program EIR,Table 3-2, has accounted for 3,710,465 Csf of non-residential development under the C/I-MU designation.A maximum allowable building square footage of 154,420 sf would result in an increase of approximately 4 percent in non-residential development under the C/I-MU designation.
Accordingly, the proposed change in zoning would not alter the analysis or findings for land use detailed in the Final Program EIR. Based on the foregoing analysis,the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
4.2 POPULATION, HOUSING,AND EMPLOYMENT
According to the Final Program EIR Table 3-5, General Plan 2035 Growth Assumptions,The General Plan 2035's non-residential (i.e., commercial, industrial, etc.) development capacity is approximately 12.236 million square feet, including approximately 12.209 million square feet within the City. The employment projection associated with these non-residential land uses is approximately 24,245 jobs. (City of Upland, 2015a,Table 5.2-7)
The Final Program EIR found that implementation of the General Plan 2035 would induce direct population growth in the Planning Area, due to development of employment-generating land uses.
However,the population growth associated with employment-generating land uses is considered unlikely, given the anticipated residential development and existing unemployment in the City of Upland and surrounding cities.
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Table 4-1 General Plan 2035 Growth Assumptions
2008
2035
Description Existing General Plan Change
Conditions
Housing(Dwelling Units)
City 26,045 28.478 +2,430
Sphere of Influence 1,226 1.622 •595
Total Housing 27,274 30,30E +3.026
Vacancy Rate 5.0% 5.09E —
Households(Occupied Dwelling Units)
City 24,746 27,054 +2,309
Sphere of Influence 1,165 1,731 +566
Total douse&adds 25.910 28785 +2.875
Average Size(Persons per Household) 2.83 2.83 — Population (Persons)l
City 70,03E 76.563 +6,533
Sphere of Influence 3,296 4.898 +1,602
Total ul'atiorr 73.326 81,462 +8,135
Non-Residential Uses(Square Feet
City 5,834,412 12,20g,107 +6,374,695
Sphere of Influence 0 27,323 +27,323
TotadNon-Resideni;ialUses , 834,412 /2,238,430 +6,402,018 Employment(Jobs)2
City 12,458 24,162 +11,724
Sphere of Influence 0 63 +63
Tor&Emrrpdoyrrrenl 12,458 24,245 +11.787
Vacant Acreage(Acres)3 442.4 22.1 -420.3
Notes:
1.Assures 2.83 persons per household and 5.0 percent vacancy rate.
2.Assured employment per 1,Q00 square feet: 4.0 employees for office: 2.0 to 2.5 employees for retail: and 1.0 to 1.5 employees for industrial uses.
3.Assures 95 percent of vacant parcels mould be developed.
Source: The Planning Center I DE,2012.
(City of Upland, 2015a.Table 3-5)
The Final Program EIR concluded that population, housing, and employment impacts resulting from implementation of the General Plan 2035 would be less than significant by implementation of the General Plan 2035 and Housing Element Policies and Actions (City of Upland, 2015a, p. 5.2-21).
4.2.1 Finding
Assuming employment of 4 employees per 1,000 square feet under the existing C/O-MU designation and a maximum allowable building square footage of 115,815 sf, the site would generate approximately 463 jobs. Assuming employment of 1.5 employees per 1,000 square feet under the proposed C/I-MU designation and a maximum allowable building square footage of 154,420 sf, the site would generate approximately 232 jobs.
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Accordingly, buildout under the C/O-MU designation would result in a slightly greater employment generation than buildout under the C/I-MU designation. Under the C/I-MU, the Project would provide approximately 231 less employment opportunities for people to work in the area. The projected 2035 employment in the City is 24,245. The Project's projected employment is within the growth assumptions of the City's General Plan and impacts would be less than significant.
Accordingly, the proposed change in zoning would not alter the analysis or findings for population, housing, and employment in the Final Program EIR. Based on the foregoing analysis, the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
4.3 AESTHETICS
The Final Program EIR disclosed that the City and its SOI are over 95 percent developed with only 4.7 percent of the City remaining vacant. Future development permitted by the General Plan 2035 would consist of infill and redevelopment with limited development on vacant lands. The Final Program EIR found that implementation of the General Plan 2035 would result in the development of approximately 3,026 additional dwelling units and approximately 6.4 million additional square feet of non-residential uses. (City of Upland, 2015a, p. 5.3-16)
The Final Program EIR concluded that future development in accordance with the General Plan 2035 would not significantly impact distant scenic vistas. No officially designated State Scenic Highway traverses through the City. The Final Program EIR disclosed that implementation of the General Plan 2035 would not substantially damage scenic resources within a State Scenic Highway.
The Final Program EIR disclosed new mixed-use zoning districted to implement the General Plan 2035's overall vision.The current land use designation for the Project site, C/O-MU, is under the new mixed-use zoning districts. The Final Program EIR found that implementation of the new zoning district would gradually, but permanently, alter the visual character of the respective development sites and their surroundings. The Final Program EIR disclosed that development in the residential, mixed-use, commercial, industrial, special purpose, and overlay zones would be subject to compliance with the general development standards, and design standards outlined in Title 17 Zoning Ordinance of the City of Upland Municipal Code (UMC). (City of Upland, 2015a, p. 5.3-21, 5.3-25) Impacts were determined to be less than significant with implementation of mitigation measures.
New development could cause light and glare impacts through new light sources. All lighting provided with the City's future development would be subject to compliance with the provisions of UMC Chapter
17.14, Outdoor Lighting,which establishes minimum requirements for outdoor lighting in order to reduce light trespass and glare (City of Upland, 2015a, p. 5.3-34 through 5.3-35).
4.3.1 Finding
Existing land uses on the Project site include retail, office, wholesaling, warehousing, and light manufacturing. The uses listed are consistent with the C/I-MU land use designation. The Project site is located in the southern portion of the City which is situated at a lower elevation and is relatively flat.The City of Upland PAGE 4-4
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Project does not propose any development and the Project site would remain as is after implementation of the proposed Project and no construction activities would occur on the Project site. However, buildout allowed under the C/I-MU designation would also be subject to compliance with the design standards outlined in UMC Chapter 17.05, Mixed-Use Zones, and therefore, would result in design changes to the existing Project site.
Accordingly,the proposed change in zoning would not alter the analysis or findings for aesthetics detailed in the Final Program EIR. Based on the foregoing analysis,the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
In the event future redevelopment occurs on the Project site, the following construction-related mitigation measures from the Final Program EIR would apply:
MM AES-1 For future development located in or immediately adjacent to residentially zoned properties, construction documents shall include language that requires all construction contractors to strictly control the staging of construction equipment and the cleanliness of construction equipment stored or driven beyond the limits of the construction work area. Construction equipment shall be parked and staged within the Project site, as distant from the residential use, as reasonably possible. Staging areas shall be screened from view from residential properties.
MM AES-2 Construction documents shall include language requiring that construction vehicles be kept clean and free of mud and dust prior to leaving the development site. Streets surrounding the development site shall be swept daily and maintained free of dirt and debris.
MM AES-3 Construction worker parking may be located off-site with prior approval by the City. On- street parking of construction worker vehicles on residential streets shall be prohibited.
4.4 TRANSPORTATION AND TRAFFIC
The Final Program EIR disclosed that implementation of the General Plan 2035 may result in the development of new residential and non-residential land uses that may require traffic/circulation improvements. However, development of new uses would not result in inadequate circulation/infrastructure design or incompatible uses. (City of Upland, 2015a, p. 5.4-64) City of Upland PAGE 4-5
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Table 4-2 Model Trip Generation Rates
Land Use Trip Generation Rate Major Function
Single Family Residential 9.00JDU Production
Gondoflownhouse(Owner) 1.00IDU Production
Mobile Home 4.991DU Production
Restaurant 89.96IKSF Attraction
General Commercial 35.0OII SF Attraction
Office 11.01JISF Attraction
Financial Building 148.15/KSF Attraction
Light Industrial 6.97IKSF Attraction
Industrial 1.5OIKSF Attraction
Source: Upland General Plan EIR Traffic Impact Analysis, Fehr& Peers, March 2013. (City of Upland, 2015a)
Table 4-3 Model Trip Generation
Land Use Change Average Daily Trips
Land Use Residential Non-Residential
(Dwelling Units) (1,000 Sq.Feet) Rate Total
Single Family Residenlial +1:097 9.00 9,873 Condo/Townhouse po.inel +1:891 7.00 13,237 Mobile Home +38 4.9' 190
Restaurant +944 89.95 84,913
General Commercial -2:029 35.00 71,015 Dike +366 11.01 4,030
Financial Building +59 148.1E 8.741 Light Industrial -2,947 6.97 20,541 I n d ustnal +176 1.50 267
Total +3,026 +6,523 212,606
Source=: LI: art eenera1 Plan EIR T `Fv Impact Analysis,Fehr&Peers,March 2013. (City of Upland, 2015a)
Table 4-2, Model Trip Generation Rates are based on both Institute of Transportation Engineers (ITE) and observed trip generation for areas similar to the City. Table 4-3, Model Trip Generation summarizes the daily trip generation within the City of Upland Planning Area, based on model inputs and anticipated land use change.As shown,the General Plan 2035 is forecast to generate approximately 212,806 average daily trips.The Final Program EIR found that implementation of the General Plan 2035 would result in less than significant impacts for transportation and traffic following implementation of mitigation measures.
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4.4.1 Finding
The Project site is fully developed with an established industrial park consisting of eleven (11) buildings totaling 112,905 square feet. Existing land uses on the Project site include construction supply sales, wholesaling, automobile components sales, and light manufacturing. In order to develop the traffic characteristics for the existing use, trip-generation statistics published in the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021) for Business Park (ITE Land Use Code 770) was used. As shown,Attachment A,Table 1,the existing use currently generates a total of approximately 1,406 two-way trips per day.
Under the current C/O-MU designation, the City's General Plan states that the preference for land uses consist of vertical mixed-use developments. Allowable ground floor uses include local-serving retail uses, service oriented commercial uses, and some small-scale office uses that generate customer traffic. Office uses are the predominant use above the first floor. Based on the preferred and allowable land uses in the C/O-MU designation and assuming 57,908 sf of general commercial use and 57,907 sf of general office use (for a total of 115,815 sf); buildout under the current C/O-MU designation would result in approximately 3,876 two-way trips per day(see,Attachment A,Table 2).
The Project would convert the General Plan land use from Commercial/Office Mixed-Use (C/O-MU) to Commercial/Industrial Mixed-Use (C/I-MU) and Zoning map land use from Commercial/Office Mixed-Use (C/O-MU) to Commercial/Industrial Mixed-Use (C/I-MU) for the entire Project site, consistent with the current land use. As stated, the C/I-MU designation is intended to accommodate a variety of industrial, regional retail, and support commercial activities to satisfy a range of shopping needs for residents of the community. It is also intended to encourage development of businesses in the City and maximize the potential for job generation.To determine the proposed trip generation 25%general commercial use and 75%general light industrial use was assumed.Specifically, it has been assumed that 38,605 square feet of neighborhood shopping center use and 115,815 square feet of general light industrial use (for a total of 154,420 square feet) would be developed at buildout under the proposed C/I-MU designation, which would result in approximately 3,174 two-way trips per day (see,Attachment A,Table 3).
Therefore, the proposed Project would result in a net reduction of 702 two-way trips per day, 94 in the AM peak hour and 211 in the PM peak hour, as compared to the current General Plan Land Use/Zoning.
As a result, buildout under the existing C/O-MU designation would result in a greater trip generation for the Project site than buildout under the proposed C/I-MU designation.
No development is currently proposed for the Project site. Accordingly, the proposed change in the General Plan land use designation and zoning would not alter the analysis or findings for transportation and traffic detailed in the Final Program EIR. Based on the foregoing analysis,the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
In the event future redevelopment occurs on the Project site,the following mitigation measures from the Final Program EIR would apply:
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MM TRA-1 Prior to issuance of each Building Permit, future development projects that are determined through preparation of a Traffic Impact Analysis(Policy CIR-1.5)to impact the specified intersection, shall make a fair contribution toward implementation of the following improvements. These development projects shall be required to contribute to the implementation of mitigation measures including but not limited to those identified in the General Plan EIR, by the payment of fair share costs, constructing the required improvement, providing right-of-way, or other actions as required by the City. • 16th Street (Baseline)/Benson Avenue (AM) Intersection. The eastbound thru- right lane shall be split to provide a separate eastbound right turn lane and optimize the signal timing at this intersection. Additional right-of-way shall be acquired to accommodate this improvement.
• 16th Street (Baseline)/Mountain Avenue (PM) Intersection.The intersection cycle length and splits shall be optimized to provide more time to the left turn approaches.
• Foothill Boulevard/Mountain Avenue (PM) Intersection. The intersection splits shall be optimized to provide more time at the eastbound and westbound approaches.
• Foothill Boulevard/Euclid Avenue (PM) Intersection. The intersection splits shall be optimized to provide more time at the eastbound and westbound approaches. • 8th Street/Campus Avenue (AM and PM) Intersection. A traffic signal shall be installed at this location.
• 1-10 EB Ramps/Mountain Avenue(PM) Intersection.The intersection cycle length and splits shall be optimized at this intersection.
• 1-10 WB Off Ramp/Second Avenue(AM and PM) Intersection.A traffic signal shall be installed at this location.
• 1-10 EB Ramps/Euclid Avenue (AM) Intersection. The intersection splits shall be optimized to provide more time at the eastbound and westbound approaches.
4.5 AIR QUALITY
The Final Program EIR disclosed that the City's stationary source emissions would primarily consist of industrial, residential, and commercial uses. Indirect sources would consist of electricity usage including the energy usage associated with water consumption. Mobile source emissions would be produced by each trip generating land use within the City (e.g., residential, schools, retail, office, industrial, etc.). The General Plan 2035's anticipated development potential includes 30,300 dwelling units including within specific plan areas, 2,256,570 sf of commercial uses, 2,172,134 sf of industrial uses, 282,185 sf of civic/institutional uses, 7,116,592 sf of mixed use, 322,912 sf in Specific Plan areas, and 1,202 acres of parks and open space. Although the City anticipates future growth, overall emissions are anticipated to be lower than existing conditions for ROG, NOR, and CO. Area and energy source emissions are expected to increase from existing conditions. However,mobile source ROG, NOR,and CO emissions would decrease despite a projected increase in vehicle trips. This can be attributed to improved vehicle emissions standards, improved fuel efficiency, and a newer model year vehicle fleet at buildout. It is noted that City of Upland PAGE 4-8
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mobile source SOx, PMio, and PM2.5 emissions would increase from existing conditions. (City of Upland, 2015a, p. 5.5-19)
Table 4-4 Summary of Estimated Emissions Inventory for the City of Upland Estimated Annual Average Emissions (ronslYear)1
Source Type!Category2
ROG NOx CO Sox PMrlio P1,1=.$
Area Sources 220.65 7 033 575.32 C.2E 27 74 27.73 Energy 'L.53 t .L, 7.25 u.24 3 '3 s 13
IMIcbile 354.55 ' 67.ec 3..,...E2 _ v.'9 57777 . .::.3- Waste -- - -- -- 0 00 CC
's°,a:e' -- - -- -- 0 00 = CC
Grand Total for the City oi Upland 649.74 1,113.6.9 4:275.30 5.71 608.64 91.20 Notes:
1 - Emissions es:irrates:Dab.,bled usirg Ca EE 1cd.
2- Emissions es:irrates:alo,laied usirg the land.ase categories!ntersities depicted in Section 51.Lanc U . (City of Upland, 2015a.Table 5.5-4)
Table 4-5 Summary of General Plan 2035 Estimated Emissions Inventory Estimated Annual Average Emissions(fons/Year)1
Source TypelCategory2
ROG NO2 CD SOx PM1a PI42s
Area (Icarus. consume'procucts, arci,tecura 598. �.11 501.g± 0 32 3.C..67 30.67 coa:ings.aid landscape eq.aiprneI)
Erergy(builcilq slectr c ty aid natural gas use) 4.69 LD.30 18.52 0 26 3.24 3.24 Mobile(vehicle emissions) '59.98 '-38.96 1.924.86 7 97 529.78 '49.25 Waste (ern scions associated with landfill cisposaI; -- -- -- - :CO0.00 Water(electricity associa:ed with trarsDort and - 4 00 0.00 treatmart of water
Grand Total for the City of Upland 7663.22 485.36' 2:445.31 8.56 563.69 183.16 Notes:
1 - Emissions es:irrates 2alculaied usirg Ca EEl 1cd.
2- Emissions es:irrates calculaied usirg the land.ace categories!ntersities depicted in Section 5.1.Land Lss.
Refer to Aapencix D., ;.Quaky D t..
(City of Upland, 2015a.Table 5.5-6)
The General Plan 2035 accommodates development of residential, commercial, industrial, office, civic/institutional, mixed-use, and park uses. These uses are not identified by the SCAQMD as significant odor generators. Industrial uses are generally located in the southwest portion of the City. Additionally, the General Plan 2035's policies would minimize odors associated with cooking activities and waste receptacles by focusing on land use patterns that improve air quality.
The Final Program EIR found that implementation of the General Plan 2035 would result in significant unavoidable impacts to short-term construction emissions, long-term mobile and stationary source emissions,and cumulative short-term construction and long-term mobile and stationary source emissions following implementation of mitigation measures. All other air quality impacts associated with the implementation of the General Plan 2035 would be less than significant through implementation of the City of Upland PAGE 4-9
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policies and actions disclosed in the Final Program EIR for air quality. (City of Upland, 2015a, p. 5.5-33 through 5.5-34)
4.5.1 Finding
Buildout under the existing C/O-MU designation would result in greater emissions than the proposed C/I- MU designation due to the increase in mobile source emissions. Refer to Section 4.4, Transportation and Traffic,for the trip generation comparison between buildout under the existing C/O-MU designation and buildout under the proposed C/I-MU designation. The proposed Project would result in reduced impacts to air quality than the existing C/O-MU designation.
No construction activities are proposed for the Project site.The Project site would remain the same as is.
Future redevelopment of the Project site is expected to result in similar air quality impacts as buildout evaluated in the Final Program EIR. Accordingly, the proposed change in zoning would not alter the analysis or findings for air quality detailed in the Final Program EIR. Based on the foregoing analysis, the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
In the event future redevelopment occurs on the Project site,the following mitigation measures from the Final Program EIR would apply:
MM AQ-1 Prior to issuance of any Grading Permit, the Development Services Director and the Engineering/Land Development Division shall confirm that the Grading Plan, Building Plans, and specifications stipulate that, in compliance with SCAQMD Rule 403, excessive fugitive dust emissions shall be controlled by regular watering or other dust prevention measures,as specified in the SCAQMD's Rules and Regulations. In addition,SCAQMD Rule 402 requires implementation of dust suppression techniques to prevent fugitive dust from creating a nuisance off-site. Implementation of the following measures would reduce short-term fugitive dust impacts on nearby sensitive receptors:
• All active portions of the construction site shall be watered twice daily to prevent excessive amounts of dust;
• Non-toxic soil stabilizers shall be applied to all inactive construction areas (previously graded areas inactive for 20 days or more, assuming no rain), according to manufacturers' specifications;
• All excavating and grading operations shall be suspended when wind gusts (as instantaneous gust) exceed 25 miles per hour;
• On-site vehicle speed shall be limited to 15 miles per hour; • All on-site roads shall be paved as soon as feasible, watered twice daily, or chemically stabilized;
• Visible dust shall not cross the property line;
• All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust prior to departing the job site; • Track-out devices shall be used at all construction site access points; City of Upland PAGE 4-10
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• All delivery truck tires shall be watered down and/or scraped down prior to departing the job site;
• A construction relations officer shall be appointed to act as a community liaison concerning on-site construction activity including resolution of issues related to fugitive dust generation;
• Streets shall be swept at the end of the day if visible soil material is carried onto adjacent paved public roads and use of SCAQMD Rule 1186 and 1186.1 certified street sweepers or roadway; and
• Replace ground cover in disturbed areas as quickly as possible MM AQ-2 All trucks that are to haul excavated or graded material on-site shall comply with State Vehicle Code Section 23114 (Spilling Loads on Highways), with special attention to Sections 23114(b)(F), (e)(4) as amended, regarding the prevention of such material spilling onto public streets and roads. Prior to the issuance of grading permits, the Applicant shall demonstrate to the City how the project operations subject to that specification during hauling activities shall comply with the provisions set forth in Sections 23114(b)(F),(e)(4).
MM AQ-3 Prior to issuance of any Building Permit, the Development Services Director and the Engineering/Land Development Division shall confirm that the Building Plans and specifications include the following measures to reduce VOC emissions resulting from application of architectural coatings:
• Contractors shall use high-volume-low-pressure (HVLP) paint applicators with a minimum transfer efficiency of at least 50 percent;
• Use required coatings and solvents with a VOC content lower than required under Rule 1113;
• Construct/build with materials that do not require painting; and • Use pre-painted construction materials.
MM AQ-4 Prior to issuance of any Grading Permit, the Development Services Director and the Engineering/Land Development Division shall confirm that the Grading Plan, Building Plans and specifications stipulate that ozone precursor emissions from construction equipment vehicles shall be controlled by maintaining equipment engines in good condition and in proper tune per manufacturer's specifications,to the satisfaction of the City Engineer. Equipment maintenance records and equipment design specifications data sheets shall be kept on site during construction. The City Inspector shall be responsible for ensuring that contractors comply with this measure during construction.
MM AQ-5 Electricity from power poles shall be used instead of temporary diesel or gasoline- powered generators to reduce the associated emissions. Approval shall be required by the City Building and Safety Division prior to issuance of grading permits.
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MM AQ-6 Each individual implementing development project shall submit a traffic control plan prior to the issuance of a grading permit. The traffic control plan shall describe in detail safe detours and provide temporary traffic control during construction activities for that project. To reduce traffic congestion, the plan shall include, as necessary, appropriate, and practicable, the following: temporary traffic controls such as a flag person during all phases of construction to maintain smooth traffic flow, dedicated turn lanes for movement of construction trucks and equipment on- and off-site, scheduling of construction activities that affect traffic flow on the arterial system to off-peak hour, consolidating truck deliveries, rerouting of construction trucks away from congested streets or sensitive receptors, and/or signal synchronization to improve traffic flow.
MM AQ-7 Building and grading permits shall include a general note that restricts idling of construction equipment on site to no more than five minutes.
MM AQ-8 Proposed development projects that are not exempt from CEQA shall have construction- related air quality impacts analyzed using the latest available air emissions model, or other analytical method determined in conjunction with the SCAQMD. The results of the construction-related air quality impacts analysis shall be included in the development project's CEQA documentation. To address potential localized impacts, the air quality analysis may incorporate SCAQMD's Localized Significance Threshold analysis or other appropriate analyses as determined in conjunction with SCAQMD. If such analyses identify potentially significant regional or local air quality impacts, the City shall require the incorporation of appropriate mitigation to reduce such impacts.
MM AQ-9 Prior to issuance of Building Permits, the Development Services Director and the Engineering/Land Development Division shall confirm that the Building Plans, and specifications stipulate that proposed developments within the City shall include, to the extent feasible, the following measures:
• All residential and commercial structures shall be required to incorporate high efficiency/low polluting heating, air conditioning, appliances, and water heaters. • All residential and commercial structures shall be required to incorporate thermal pane windows and weather-stripping.
• All new residential, commercial, and industrial structures shall be required to incorporate light colored roofing materials where it would not conflict with other design objectives.
MM AQ-10 Future development projects within the City that include employers with 250 employees or more shall comply with SCAQMD Rule 2202, which requires the implementation of employee commute reduction programs.
MM AQ-11 To identify potential implementing development project-specific impacts resulting from operational activities, proposed development projects that are not exempt from CEQA shall have long-term operational-related air quality impacts analyzed using the latest City of Upland PAGE 4-12
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available air emissions model,or other analytical method determined in conjunction with the SCAQMD (only for projects that are subject to a discretionary action and that require a General Plan amendment and/or Zone Change). The results of the operational-related air quality impacts analysis shall be included in the development project's CEQA documentation. To address potential localized impacts, the air quality analysis may incorporate SCAQMD's Localized Significance Threshold analysis, CO Hot Spot analysis or other appropriate analyses as determined in conjunction with SCAQMD. If such analyses identify potentially significant regional or local air quality impacts, the City shall require the incorporation of appropriate mitigation to reduce such impacts.
MM AQ-12 Prior to the issuance of Building Permits, the Development Services Director and the Engineering/Land Development Division shall confirm that the Building Plans and specifications require signage to be posted at loading docks and all entrances to loading areas prohibiting all on-site truck idling in excess of five minutes.
MM AQ-13 New sensitive land uses such as residential, schools, hospitals, medical offices, day care facilities, and fire stations to be located within the City shall not be located closer than 500 feet to the 1-10 or SR-210 freeways, pursuant to the recommendations set forth in the CARB Air Quality and Land Use Handbook. If new sensitive land uses cannot meet this setback, they shall be designed and conditioned to include mechanical ventilation systems with fresh air filtration. For operable windows or other sources of ambient air filtration, installation of a central heating,ventilation, and air conditioning(HVAC)system that includes high efficiency filters for particulates (Minimum Efficiency Reporting Value [MERV] 13 or higher) or other similarly effective systems shall be required.
MM AQ-14 New sensitive land uses such as residential, schools, hospitals, medical offices, day care facilities, and fire stations shall not be located closer than 1,000 feet from any existing or proposed distribution center/warehouse facility which generates a minimum of 100 truck trips per day, or 40 truck trips with transport refrigeration units (TRUs) per day, or TRU operations exceeding 300 hours per week, pursuant to the recommendations set forth in the CARB Air Quality and Land Use Handbook. If new sensitive land uses cannot meet this setback, they shall be designed and conditioned to include mechanical ventilation systems with fresh air filtration. For operable windows or other sources of ambient air filtration, installation of a central heating,ventilation, and air conditioning(HVAC)system that includes high efficiency filters for particulates (Minimum Efficiency Reporting Value [MERV] 13 or higher) or other similarly effective systems shall be required.
4.6 GREENHOUSE GAS EMISSIONS
The City of Upland, as part of the General Plan 2035, prepared the CAP to address the main sources of GHG emissions. The purpose of the CAP is to guide the development, enhancement, and ultimately the implementation of actions that will reduce the City's GHG emissions. Table 4-6, Baseline and Projected 2020 and 2035 Emissions present the existing and projected GHG emissions.
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Table 4-6 Baseline and Projected 2020 and 2035 Emissions GHG Emissions
Emissions Sector 2008 Baseline 2020 Projected 2035 Projected NMTCO2eg1yr %ofEmissions hTfCO2eglyr %ofEmissions I'.1TCO:egiyr of Ern issiions Community Sector
Residential 144.809 21.7 15'.C43 20 7 1 F8 0_v 19 7 Commercial 7.327 1 1 10.938 1.6 15.453 1.9 Industrial 5.151 0 S 7.55U 1.0 10.54-; 1.3 Mixed Use 14.815 2 2 27:486 3.8 L3.324 5.4 IHstit:Iional 1.356 0 2 1.355 0.2 1.355 0.2 8aeci8c Plan 139 3.02 983 0.' 2.037 0.3 Transporation 493,@20 74.0 528;730 72 6 574.042 71 3 Community Toro!' 667:517 100 728,090 100 805,612 100 3HG=g re.enhcu=e gas:MT 2O2ecig.=merr v ions o-carbcn ciox de eai.iialem per year Flores
1. -ntals may ne alioh I cf due to r- ncina.
(City of Upland, 2015a.Table 5.6-4)
The Final Program EIR found that implementation of the General Plan 2035 would result in less than significant GHG emissions impacts through implementation of CAP strategies, policies, and actions disclosed in the Final Program EIR. No significant unavoidable GHG emissions impacts would occur as a result of the General Plan 2035 implementation.
4.6.1 Finding
According to Table 4-6, the Mixed Use sector would generate 43,324 MTCO2eq per year in 2035 and Commercial sector would generate 15,453 MTCO2eq per year in 2035. The Industrial Sector would generate 10,549 MTCO2eq per year in 2035. Based on the trip generation assumptions in Section 4.4, Transportation and Traffic, and comparison of GHG emissions from the sectors above, buildout under the proposed C/I-MU designation would result in a decrease in GHG emissions for the City of Upland when compared to the existing C/O-MU designation.
No development is currently proposed for the Project site. The Project site would remain the same as is.
Future redevelopment of the Project site is expected to result in similar GHG emissions as buildout evaluated in the Final Program EIR. Accordingly, the proposed change in zoning would not alter the analysis or findings for GHG emissions detailed in the Final Program EIR. Based on the foregoing analysis, the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
4.7 NOISE
The Final Program EIR disclosed that commercial and industrial land uses located near sensitive receptors areas generate occasional stationary noise impacts. The primary noise sources associated with these facilities are caused by delivery trucks, air compressors, generators, outdoor loudspeakers, and gas venting. Other significant stationary noise sources in the City include noise from construction activities and landscaping equipment. Various stationary sources associated with commercial activities have the potential to temporarily disrupt the quietness of an area. Industrial noise sources are not creating large- City of Upland PAGE 4-14
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scale problems, although some localized noise problems related to industrial sources do exist. (City of Upland, 2015a, p. 5.7-14 through 5.7-15)
The Final Program EIR disclosed that noise typically produced in commercial,office,and industrial districts is associated with slow moving truck deliveries, parking areas, landscape maintenance, and similar activities (City of Upland, 2015a, p. 5.7-31).
The Final Program EIR disclosed that all mobile and stationary source impacts would be reduced to less than significant levels through implementation of mitigation measures, General Plan 2035 policies and actions and compliance with the City's Noise Ordinance. Further, in addition to the development standards proposed for each respective zone, the ZCU proposed design standards and guidelines to provide an added level of definition for the intended development character. These design standards require that the location of site uses be coordinated with adjoining properties to avoid creating nuisances such as noise, particularly when development is adjacent to sensitive uses such as residential development. (City of Upland, 2015a, p. 5.7-32)
4.7.1 Finding
Based on the trip generation assumptions in Section 4.4., Transportation and Traffic, buildout under the existing C/O-MU designation would also result in slightly higher mobile source noise impacts when compared to buildout under the proposed C/I-MU designation. In addition, buildout under the existing C/O-MU designation would result in similar stationary source noise impacts when compared to buildout under the C/I-MU designation due to similar sources such as customer trips, delivery trucks, heavy machinery, air compressors, generators, outdoor loudspeakers, and gas vents as discussed in the Final Program EIR (City of Upland, 2015a, p. 5.7-28).
The Project site is not located within the Cable Airport Land Use Compatibility Plan (CALUCP) planning area. No construction activities are proposed for the Project site.The Project site would remain the same as is. Future redevelopment of the Project site is expected to result in similar construction and operational noise impacts as buildout evaluated in the Final Program EIR.Accordingly,the proposed change in zoning would not alter the analysis or findings for noise detailed in the Final Program EIR. Based on the foregoing analysis,the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
In the event future redevelopment occurs on the Project site,the following mitigation measures from the Final Program EIR would apply:
MM NOI-1 During construction, the City shall require future developments to implement the following measures to reduce the potential for human annoyance and architectural/structural damage resulting from elevated groundborne noise and vibration levels.
• Pile driving within a 50-foot radius of historic structures shall utilize alternative installation methods where possible (e.g., pile cushioning, jetting, predrilling, cast-in-place systems, resonance-free vibratory pile drivers) • The preexisting condition of all designated historic buildings within a 50-foot radius of proposed construction activities shall be evaluated during a preconstruction survey. The preconstruction survey shall determine conditions City of Upland PAGE 4-15
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that exist before construction begins for use in evaluating damage caused by construction activities. Fixtures and finishes within a 50-foot radius of construction activities susceptible to damage shall be documented (photographically and in writing) prior to construction. All damage shall be repaired back to its preexisting condition.
• Vibration monitoring shall be conducted prior to and during pile driving operations occurring within 100 feet of the historic structures. Every attempt shall be made to limit construction-generated vibration levels in accordance with Caltrans recommendations during pile driving and impact activities in the vicinity of the historic structures.
4.8 GEOLOGY AND SOILS
The Final Program EIR disclosed the City is located within a seismically active region. The Final Program EIR found that implementation of the General Plan 2035 would result in less than significant impacts to seismic, geologic, and soil conditions following compliance with the established regulatory framework, which includes the Alquist-Priolo Earthquake Fault Zoning Act, and UMC (including the Building Code), National Pollutant Discharge Elimination System (NPDES), and SCAQMD requirements, as well as through prudent civil engineering practice. Potential impacts would be evaluated on a project-by-project basis, in accordance with CEQA. (City of Upland, 2015a, p. 5.8-24)
4.8.1 Finding
The proposed change in zoning would not alter the analysis or findings for geology and soils detailed in the Final Program EIR.Any future redevelopment, as previously analyzed in the Final Program EIR,would be required to comply with the Alquist-Priolo Earthquake Fault Zoning Act. Based on the foregoing analysis,the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
4.9 CULTURAL RESOURCES
The Final Program EIR disclosed 902 structures in the City that have potential National, State, or Local historic significance. In addition,the Final Program EIR found that there are three prehistoric sites located within the City limits, and all are located along the banks of the San Antonio Creek channel. Existing UMC Chapter 17.150, Historic Preservation, establishes policies and procedures for the preservation, restoration, and rehabilitation of buildings, structures, districts, sites, and objects with historical or architectural significance. Additionally, UMC Chapter 17.152, Demolition of Historic Buildings, provides a review process for proposed demolition requests for buildings, structures, or objects that reflect special elements of the City's architectural, cultural, and historic past. The ZCU proposes to consolidate existing UMC Chapters 17.150 and 17.152 into one comprehensive chapter, ZCU Chapter 17.26, Historic Preservation. ZCU Chapter 17.26 is intended to create a method to draw a reasonable balance between private property rights and the public's interest in preserving Upland's unique historic character by ensuring that demolition, moving, or alteration of properties is carefully considered for impact on the property's contribution to Upland's heritage. (City of Upland, 2015a, 5.9-21) City of Upland PAGE 4-16
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Additional residential and non-residential development is anticipated throughout the City, in accordance with the implementation of the General Plan 2035. Due to the conceptual nature of future development, site specific proposals would require individual assessments of potential impacts to historical resources, as part of the future projects' CEQA review processes. Ground-disturbing activities associated with future land development within the City could unearth previously unknown paleontological resources, resulting in their disturbance or destruction.All future development within the City would be subject to compliance with the established Federal and State regulatory framework, which is intended to mitigate potential impacts to historical and cultural resources.The Final Program EIR concluded that implementation of the General Plan 2035 would not cause a substantial adverse change in the significance of a known archaeological resource or historical resource. Compliance with Mitigation Measure CR-1,which requires that all earth-disturbing activities cease, in the event that paleontological resources are unearthed,would ensure that implementation of the General Plan 2035 would result in a less than significant impact involving the potential destruction of a unique paleontological resource or site. (City of Upland, 2015a, p.
5.9-20 through 5.9-25)
The Final Program EIR did not identify the Project site as one of the structures with potential National, State, or Local historic significance. The Final Program EIR disclosed nine (9) historic districts; none of which occur on the Project site.Three resources(i.e., Euclid Avenue,Old San Antonio Hospital,and Upland Carnegie Library) are listed on the National Register; none of which are located on the Project site.
Given the history of Native American's and their presence throughout Upland and the region,there is the potential for human remains, including those interred outside of formal cemeteries, to be encountered during earth removal or disturbance activities resulting from Project implementation. The Final Program EIR disclosed that the planning area is regarded as highly sensitive to the Soboba Band, since it is in proximity to known village sites and a shared use area. Therefore, ground-disturbing activities, such as grading or excavation, resulting from Project implementation have the potential to disturb as yet unidentified human remains. (City of Upland, 2015a, p. 5.9-25)
4.9.1 Finding
Construction activities and deep excavation are not currently proposed for the Project site.The proposed change in zoning would not alter the analysis or findings for cultural resources detailed in the Final Program EIR. Based on the foregoing analysis,the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
In the event future redevelopment occurs on the Project site,the following mitigation measures from the Final Program EIR would apply:
MM CR-1 In the event that cultural resources (archeological or paleontological) are unearthed during excavation and grading activities of any future development project, the contractor shall cease all earth-disturbing activities within a 100-meter radius of the area of discovery and retain a qualified archaeologist/paleontologist to evaluate the significance of the finding and appropriate course of action. Salvage operation City of Upland PAGE 4-17
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requirements pursuant to Section 15064.5 of the CEQA Guidelines shall be followed.
After the find has been appropriately mitigated, work in the area may resume.
4.10 BIOLOGICAL RESOURCES
The Final Program EIR disclosed that the City's native vegetation and wildlife has been largely disrupted by grazing, citrus cultivation and urbanization.The City's vegetation is mostly non-native,ornamental and is found in developed areas. Due to the high degree of urbanization within City limits, no wildlife corridors traverse the City.The Final Program EIR found that implementation of the General Plan 35 would not have a substantial adverse effect on special status species with the City's vicinity, either directly or through habitat modifications, resulting in a less than significant impact with implementation of MM BIO-1 through MM BIO-3. In addition,the Final Program EIR disclosed that implementation of the General Plan 35 could have an adverse effect on a sensitive vegetation community, including riparian habitat and federally protected wetlands, if future development were located on a site that contained these resources.The Final Program EIR concluded that future development would result in less than significant impacts to sensitive vegetation communities with the implementation of the General Plan 2035 policies and actions and MM-BIO-1 and MM-BIO-2 disclosed in the Final Program EIR. (City of Upland, 2015a, p.
5.10-13 through 5.10-17)
4.10.1 Finding
Existing land uses on the Project site include construction supply sales, wholesaling, automobile components sales, and light manufacturing. The Project site is surrounded by retail and restaurant space and financial institutions to the east; industrial, retail and restaurant space,and a fuel station to the south; industrial uses (construction material storage) to the west; and the Pacific Electric Trail, residential housing, and a car wash to the north. The Project site is fully developed and does not contain any habitat value, sensitive species, riparian habitat, or wildlife corridors.
Accordingly,the proposed change in zoning would not alter the analysis or findings for biological resources detailed in the Final Program EIR. Based on the foregoing analysis,the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
In the event future redevelopment occurs on the Project site,the following mitigation measures from the Final Program EIR would apply:
MM BIO-4 To the extent feasible, all vegetation removal activities shall be scheduled outside the nesting season (typically February 15 to August 15) to avoid potential impacts to nesting birds. However,if initial vegetation removal occurs during the nesting season,all suitable habitat shall be thoroughly surveyed for the presence of nesting birds by a qualified biologist prior to commencement of clearing. If any active nests are detected, a buffer of at least 100 feet (300 feet for raptors) shall be delineated, flagged, and avoided until the nesting cycle is complete as determined by the biological monitor to minimize impacts.
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4.11 AGRICULTURE AND FORESTRY RESOURCES
The Final Program EIR disclosed approximately 1,256 acres of Prime Farmland and approximately 17 acres of Unique Farmland are located within the City.An additional 170 acres are classified as Unique Farmland within the City's SOI.The Prime Farmland primarily extends along the City's and SOI's western boundaries, with another large area in the City's northeast quadrant, in the vicinity of the 1-210 Freeway and Campus Avenue. Most of the City's Important Farmlands are not currently in agricultural production.There are no existing timberlands within the City or its SOI. The Final Program EIR disclosed that the General Plan 35 would not include any land use changes involving Prime Farmland. In additional, there are no properties located within the City or its SOI under a Williamson Act contract. The Final Program EIR concluded that implementation of the General Plan 35 would result in less than significant impacts involving agriculture and forestry resources. (City of Upland, 2015a, p. 5.11-11 through 5.11-14)
4.11.1 Finding
There are no farmlands located within the Project site. Existing land uses on the Project site include construction supply sales, wholesaling, automobile components sales, and light manufacturing.
Accordingly, the proposed change in zoning would not alter the analysis or findings for agriculture and forestry resources detailed in the Final Program EIR. Based on the foregoing analysis, the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
4.12 MINERAL RESOURCES
The City of Upland is entirely classified as Mineral Resource Zone 2 (MRZ-2), which is an area where adequate information indicates that significant mineral deposits are present, or where it is judged that a high likelihood exists for their presence. The Final Program EIR disclosed local mineral sectors within the City which contain regionally significant PCC-grade aggregate resources. Implementation of the General Plan 2035 would designate Sector B-10 as Commercial/Industrial Mixed Use (C/I-MU). However,the Final Program EIR found that implementation of the General Plan 2035 would result in no land use changes for Sector B-10. The Final Program EIR concluded that impacts would be less than significant involving the potential loss of availability of a known mineral resource that would be of value to the region and the residents of the state. Additionally, the Final Program EIR found that future development in accordance with the ZCU would not result in the loss of a locally important mineral resource recovery site. (City of Upland, 2015a, p. 5.12-10 through 5.12-13)
4.12.1 Finding
The Project site is located within MRZ-2 and is within Sector B-10 which is designated as C/I-MU. The proposed change in zoning would not alter the analysis or findings for mineral resources detailed in the Final Program EIR. Based on the foregoing analysis, the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
City of Upland PAGE 4-19
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4.13 HYDROLOGY AND WATER QUALITY
The Final Program EIR disclosed that future development associated with the implementation of the General Plan 2035 could contribute to water quality degradation in the City and its SOI. The significance of these water quality impacts would vary depending upon the level of construction activity, weather conditions, soil conditions, and increased sedimentation of drainage systems within the area. New development and significant reconstruction projects within the City would be required to comply with UMC Chapter 13.32, Environmental Quality Enterprise, which provides guidelines, regulations, and funds to meet all stated goals and objectives of the Federal Clean Water Acts of 1972 and 1977 and the Federal Water Quality Act of 1987, as applicable to the City, as well as providing for full compliance with all applicable requirements of the State of California Water Resources Control Board (SWRCB), as implemented by the California Regional Water Quality Control Board, Santa Ana Region. The Final Program EIR concluded that compliance with Federal, State, regional, and UMC regulatory requirements would ensure that the implementation of the General Plan 2035 would not violate water quality standards or waste discharge requirements. (City of Upland, 2015a, p. 5.13-22 through 5.13-23) The Final Program EIR disclosed that future development would not interfere with natural groundwater recharge. However, impacts to groundwater supplies as a result of increased development would occur.
The City of Upland has established permanent conservation measures and a shortage contingency plan to provide for increasingly serious stages of water shortages and to define voluntary and mandatory conservation measures that would be implemented during these stages. UMC Chapter 13.16, Water Conservation, establishes water conservation measures that are to be implemented during various stages of shortage (year round, moderate, high, and severe). Compliance with UMC and implementation of the policies disclosed in the General Plan would ensure that implementation on the General Plan 2035 would not substantially deplete groundwater supplies or interfere substantially with groundwater recharge. (City of Upland, 2015a, p. 5.13-24 through 5.13-27)
The City of Upland has three Master Plans of Drainage which determine drainage impacts of storm flows to existing storm drain facilities and identify facilities required to intercept and convey the tributary storm flows.The Final Program EIR disclosed that subsequent development associated with the implementation of the General Plan 2035 could contribute to the runoff, which may exceed the capacity of the existing drainage system. The potential increase in imperviousness associated with the implementation of the General Plan 2035 could impact existing storm drain and flood control facilities. (City of Upland, 2015a, p.
5.13-28 through 5.13-30)
The Final Program EIR disclosed that implementation of the General Plan 2035 would not alter any drainage patterns. All applicable standards would be applied to future development projects to ensure that they are not constructed in a way that would alter a stream or river, or result in substantial erosion or flooding.There are no areas of the City located within a 100-year flood zone; however,there are areas adjacent to the City's eastern boundary that are located within a 100-year flood zone. The General Plan 2035 does not involve land use changes within any area identified within a 100-year flood zone. The General Plan 2035 planning area is subject to potential flooding in the event of dam failure associated with the San Antonio Dam, which is located within the City's Sal. Implementation of the General Plan 2035 policies and actions, and compliance with the procedures identified in the City's Emergency City of Upland PAGE 4-20
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Operations Plan would reduce potential impacts involving dam inundation to a less than significant level. (City of Upland, 2015a, p. 5.13-30 through 5.13-35)
The Final Program EIR concluded that impacts related to hydrology, drainage, and water quality resulting from implementation of the General Plan 2035 would be less than significant following compliance with the existing regulatory framework and implementation of the General Plan 2035 Policies and Actions disclosed in the Final Program EIR (City of Upland, 2015a, p. 5.13-37).
4.13.1 Finding
The proposed change in zoning would not alter the findings of the Final Program EIR. As required in the Final Program EIR, any future redevelopment of the site would need to comply with UMC Chapter 13.32, Environmental Quality Enterprise, which provides guidelines, regulations, and funds to meet all stated goals and objectives of the Federal Clean Water Acts of 1972 and 1977 and the Federal Water Quality Act of 1987, as applicable to the City, as well as providing for full compliance with all applicable requirements of the State of California Water Resources Control Board, as implemented by the California Regional Water Quality Control Board, Santa Ana Region. In accordance with UMC Section 13.32.050, Interpretation and applicability,waste discharge requirements related to the NPDES program, as ordered by the Santa Ana Regional Water Quality Control Board shall be applied to all project and permit applications identified in the NPDES permit or successor permits, including any applicable requirements relating to the development or redevelopment of property within the City and its jurisdiction.
Future redevelopment on the site would be required to comply with UMC Chapter 13.16, Water Conservation,which establishes water conservation measures that are to be implemented during various stages of shortage (year round, moderate, high, and severe).
Additionally,future redevelopment of the site would be required to ensure project-specific and Citywide drainage systems have adequate capacity to accommodate new development. Also, future redevelopment of the site would be required to pay the storm drain development impact fee to finance public storm drain improvements in accordance with UMC Chapter 3.44.As discussed in the Final Program EIR,the Project site is not located within a 100-year flood zone.
Buildout under the C/O-MU designation would result in similar hydrology and water quality impacts to buildout under the C/I-MU designation.
Accordingly, the proposed change in zoning would not alter the analysis or findings for hydrology and water quality detailed in the Final Program EIR. Based on the foregoing analysis, the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
4.14 HAZARDS AND HAZARDOUS MATERIALS
The Final Program EIR disclosed that any non-residential development that occurs within the City may result in an increase in hazardous materials use, storage, transport, or generation of hazardous waste.
Compliance with measures established by Federal,State, and local regulatory agencies would adequately City of Upland PAGE 4-21
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offset the negative effects related to the generation, use, storage, and transport of hazardous materials in the City. (City of Upland, 2015a, p. 5.14-22 through 5.14-24) The Final Program EIR disclosed that implementation of the General Plan 2035 would increase the residential, commercial, office, and industrial uses throughout the City.This would increase the potential for accidental releases of hazardous materials,which poses a threat to the health and safety of the public and the environment. Accidental releases would most likely occur in the commercial and industrial areas and along transportation routes leading to and from these areas. Any potential hazardous materials release pertaining to soil, surface water, and/or groundwater contamination would be confirmed and, if necessary, characterized and remediated to the standards set by the applicable Federal, State, and local regulatory agencies. Compliance with measures established by Federal, State, and local regulatory agencies would sufficiently offset the negative effects related to the reasonably foreseeable upset and accident conditions involving the release of hazardous materials in the City. Implementation of the General Plan 2035 Policies and Actions disclosed in the Final Program E1R would further minimize potential impacts involving the accidental release of hazardous materials.(City of Upland,2015a,p.5.14-29 through
5.14-30)
Future development proposed by the General Plan 2035 would not result in impacts pertaining to sites listed on the Cortese List, as the sites within the City have achieved a case closure status with the SWRCB (City of Upland, 2015a, p. 5.14-31).
The CALUCP was prepared to provide guidance to affected local land use jurisdictions with regard to airport land use compatibility matters involving Cable Airport.The Project site is located within Zone E of Cable Airport Influence Area which has a low noise and overflight impact and a low level of safety and airspace protection risk. (City of Upland, 2015a, p. 5.14-31 through 5.14-35) The Final Program EIR disclosed that implementation of the General Plan 2035 would not result in changes to the City's Emergency Operations Plan. Impacts regarding potential interference with an adopted emergency or evacuation would be less than significant. (City of Upland, 2015a, p. 5.14-35 through 5.14- 36)
The Final Program EIR disclosed that Industrial parks and Downtown areas located in the southern sectors of the community are the highest urban fire hazard.The City would continue to enforce compliance with the Uniform Fire Code and UMC standards pertaining to minimum road widths, clearance areas, and provision of adequate fire protection services. (City of Upland, 2015a, p. 5.14-36 through 5.14-38) The Final Program EIR concluded that impacts related to hazardous materials,and public health and safety associated with the implementation of the General Plan 2035 would be less than significant by adherence to the established regulatory framework, including the Zoning Change Update regulations, and implementation of the General Plan 2035 Goals and Policies. (City of Upland, 2015a, p. 5.14-39)
4.14.1 Finding
As discussed in the Final Program EIR,the Project site is not listed on the Cortese List, compiled pursuant to Government Code Section 65962.5 (City of Upland, 2015a, p. 5.14-31). Additionally, the Project site is City of Upland PAGE 4-22
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not with the CALUCP planning area.The Project site is located within the"Urban Unzoned" portion of the City's High Fire Hazard Zones.
Commercial and industrial uses both involve the generation,storage,use,and transportation of hazardous materials within the City. Future redevelopment of the Project site would be required to comply with measures established by Federal, State, and local regulatory agencies would adequately offset the negative effects related to the generation, use, storage, and transport of hazardous materials in the City.
Additionally, future redevelopment of the site would be subject to the Uniform Fire Code and UMC standards pertaining to minimum road widths, clearance areas, and provision of adequate fire protection service. Therefore, buildout under the C/O-MU designation and buildout under the C/I-MU designation would result in similar impacts to hazards and hazardous materials.
Accordingly, the proposed change in zoning would not alter the analysis or findings for hazards and hazardous materials detailed in the Final Program EIR. Based on the foregoing analysis,the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
4.15 WATER SUPPLY
The Final Program EIR disclosed that the implementation of the General Plan 2035 would result in an increase in the City's population and businesses, and thus, an overall increase in total water demand.
Table 4-7, City of Upland Projected Water Demand (2035) is based on the 2010 Upland Urban Water Management Plan (UWMP) and shows the projected water demand for a service area population of 82,050 persons and associated water demand of 20,062 acre-feet in 2035. (City of Upland, 2015a, p.5.15- 15 through 5.15-16)
Table 4-7 City of Upland Projected Water Demand (2035) Land Use Volume
(acre-feel)
Single-Family Resident al 11;552.
Multi-Family Res dential 3,4.27
Corirnerc al. lidustrial. IrstitLtionsl 2:972 Landscape 2.132
AQ'icultire
0th sr
Total 20:062
Du'3a C6 of LVa.r.ci UrieriWaerlvlaaagem nt��ar, June 2C01'. (City of Upland, 2015a.Table 5.15-4)
The Final Program EIR disclosed that the General Plan 2035 anticipates a City population of 81,462 persons in 2035,which is slightly less than the 2035 population anticipated by the Upland 2010 UWMP.Therefore, the Final Program EIR found that adequate water supplies would be available to serve the growth anticipated by the implementation of the General Plan 2035. (City of Upland, 2015a, p. 5.15-17) City of Upland PAGE 4-23
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The Final Program EIR concluded that water supply and infrastructure impacts resulting from implementation of the General Plan 2035 would be less than significant by adherence to the UMC and Urban Water Management Plan, and implementation of the General Plan 2035 Policies and Actions disclosed in the Final Program EIR. (City of Upland, 2015a, p. 5.15-23)
4.15.2 Finding
Since certification of the Final Program EIR, the Upland UWMP has been updated to the 2020 Upland Water Management Plan and Water Shortage Contingency Plan (City of Upland, 2021). Refer to Table 4- 8, Use for Potable and Non-Potable Water-Projected,for the updated projected water demand.The City includes industrial use with commercial use.
Table 4-8 Use for Potable and Non-Potable Water-Projected Use Type (Add oddUdorn&&Aaws os Addition Projected Water Use (AF) needed) al yir� r1 - Elms■ 4.0i ' +irl / /�-A •1 1 I .. ornpdown Descri p-
hfayserect each use maaltrpTetimes tion a 2025 2030 2035 2040 2'045 These are the ata0y use Types:hot win be recogfwed (CIA) by the WU€dota online 54.01.130HW ta430 17eedeCi) Single Family 11,629 11,902 12,078 12,309 12,475 Multi Family 3,628 3,692 4,399 4,448 4,5S6
Commercial 1,846 1,887 1,916 2,035 �.04I
Institutional/Governmental 537 541 544 567 510 Landscape 2,652 3,000 s,L:i 3,070 3,SJ
Sales f Transfers f Exchanges to other _
244 246 =-�: 249 2;r 7
Suppliers
Losses 1,129 1,170 1.2_2 1,247 1,2b
Other Potable
TOTAL 21,665 22.438 23.441 23.925 24,300 NOTES: Demand forecast based on the City of Upland general plan land use element_Only passive water savings such as plumbing code changes are incorporated_ Unbilled water of 5.53 provided separately as water losses_ Climate change imparts increased demands by 3% by 2040 (City of Upland, 2021.Table 4-2)
The water demand from Commercial, Industrial, and Institutional land uses are analyzed together as a group. According to Table 4-8, single-family residential uses are projected to be the greatest factor to water demand. The combined water demand for commercial, industrial, and institutional uses would be a minor factor in the City's projected water demand when compared to residential homes.
The Project site is currently in operation, currently receives adequate water services, and is within the growth projections assumed in the 2020 UWMP. Additionally, retail and office uses typically have a greater water demand. As a result, no changes to the findings of the Final Program EIR are anticipated.
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Future redevelopment of the site would be subject to compliance with Senate Bill 610 and 221. Senate Bill 610 requires preparation of a Water Supply Assessment (WSA) for certain projects to evaluate water supplies that are or will be available during normal, single-dry and multiple-dry years during a 20-year projection to meet existing and planned future demands, including the demand associated with the project. Senate Bill 221 requires that the City condition approval of a subdivision map upon proof of sufficient water supply.
Accordingly, the proposed change in zoning would not alter the analysis or findings for water supply detailed in the Final Program EIR. Based on the foregoing analysis,the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
4.16 WASTEWATER
The Final Program EIR found that implementation of the General Plan 2035 would result in an overall increase in wastewater generation.The Final Program EIR disclosed that the City estimates the additional sewerage flow would be 1.32 million gallons per day(mgd)over existing conditions, or an annual increase of approximately 0.066 mgd per year over 20 years. The City does not anticipate a significant impact to sewer facilities associated with the implementation of the General Plan 2035, as demands on the local sewer system can be mitigated. Additionally, the City maintains sewer connection fees that are periodically adjusted and approved by the City Council. (City of Upland, 2015a, p.5.16-7 through 5.16-10) The Final Program EIR concluded that wastewater impacts resulting from implementation of the General Plan 2035 would be less than significant by implementation of the General plan 2035 Policies and Actions. (City of Upland, 2015a, p. 5.16-11)
4.16.1 Finding
The City does not anticipated a significant impact to sewer facilities as demands on the local sewer system can be mitigated. The Project site is currently in operation and receives adequate sewer services.
Additionally, retail and office uses typically have a greater wastewater generation.As a result, no changes to the findings of the Final Program EIR are anticipated.
Future redevelopment of the site would be required to pay applicable fees for sewage treatment and disposal to Inland Empire Utilities Agency (IEUA) or the Sanitation Districts of Los Angeles County.
Accordingly, the proposed change in zoning would not alter the analysis or findings for wastewater detailed in the Final Program EIR. Based on the foregoing analysis,the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
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4.17 FIRE PROTECTION
The Upland Fire Department provides fire protection and emergency medical services to the City of Upland. The Final Program EIR disclosed five fire stations that currently serve the City. The nearest fire station to the Project site is Fire Station No. 161 which is approximately one mile east of the Project site.
The Final Program EIR disclosed that the City's Fire Department has experienced budget restrictions and that future development resulting in increased demand for fire protection services would further strain the abilities of the Fire Administration and the Fire Prevention Bureau, in addition to adding emergency response volume to existing fire station crews (City of Upland, 2015a, p. 5.17-7).
The Final Program EIR disclosed that development would occur over approximately 20 years to the horizon year of 2035. Thus, any increase in demand for fire protection services would occur gradually as additional development is added within the City. New developments would be required to comply with all applicable fire code and ordinance requirements for construction, access,water mains, fire flows, and hydrants. (City of Upland, 2015a, p. 5.17-7)
The Final Program EIR disclosed General Plan 2035 Policies that would ensure that fire protection personnel, facilities, and equipment are available to serve new development. The Final Program EIR concluded that impacts to fire protection services resulting from implementation of the General Plan 2035 would be less than significant through implementation of the General Plan 2035 Policies disclosed in the Final Program EIR(City of Upland, 2015a, p. 5.17-11).
4.17.1 Finding
Buildout under the C/O-MU designation and C/I-MU designation would result in similar impacts to fire protection services.
Future redevelopment of the site would be required to comply with all applicable fire code and ordinance requirements for construction, access, water mains, fire flows, and hydrant. In addition, future redevelopment would be required to pay the Capital Impact Fee in place at the time in order to finance public improvements.
Accordingly, the proposed change in zoning would not alter the analysis or findings for fire protection detailed in the Final Program EIR. Based on the foregoing analysis,the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
4.18 POLICE PROTECTION
The City of Upland Police Department provides police protection to the City and is located at 1499 West 13th Street,which is approximately one mile north of the Project site.The Final Program EIR disclosed that the current staffing levels of the Upland Police Department are adequate to meet the City law enforcement needs, including meeting response targets for Priority 1 calls(City of Upland, 2015a, p. 5.18- 4).
City of Upland PAGE 4-26
Addendum 4.0 Environmental Assessment
The Final Program EIR found that implementation of the General Plan 2035 would result in an overall increase in demand for police protection services. The Final Program EIR disclosed that commercial uses require greater use of law enforcement resources when compared to office and industrial uses. The City charges development impact fees for new development within the City, including for law enforcement. (City of Upland, 2015a, p. 5.18-4)
The Final Program EIR concluded that impacts related to police protection services resulting from implementation of the General Plan 2035 would be less than significant following compliance with the existing regulatory framework and implementation of the General Plan 2035 Policies and Actions. (City of Upland, 2015a, p. 5.18-9)
4.18.1 Finding
Buildout under the C/O-MU designation would result in greater impacts to police protection services than buildout under the C/I-MU designation, because commercial uses require greater use of law enforcement resources when compared to office and industrial uses.
Future redevelopment of the site would be required to comply with UMC Section 3.44.050.B, Development Impact fees for general government, fire and police are established upon issuance of all building permits for development within the boundaries of the City of pay for public improvements.
Accordingly,the proposed change in zoning would not alter the analysis or findings for police protection detailed in the Final Program EIR. Based on the foregoing analysis,the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
4.19 SCHOOL FACILITIES
The Final Program EIR found that implementation of the General Plan 2035 would likely result in new students potentially attending the Upland Unified School District, Ontario-Montclair School District, and Chaffey Joint Union High School District.With implementation of the proposed General Plan 2035 Policies and Actions and payment of statutory fees to the school districts, potentially significant impacts associated with increased student generation with the implementation of the General Plan 2035 would be reduced to a less than significant level. (City of Upland, 2015a, p. 5.19-6)
4.19.1 Finding
The Project site is surrounded by light industrial and mixed uses. No school facilities are located within or adjacent to the Project site. The nearest school, Hillside High School, is approximately 2.500 west of the Project site. Buildout under both the C/O-MU and C/I MU designations would both allow for residential development that could result in new students. The change from C/O MU to C/I MU would not change the potential student generation on site.
Future redevelopment of the site would be required to pay statutory fees to the school districts serving the Project area in order to compensate for the impacts of development on school capacities. Pursuant to SB 50, payment of fees to the School Districts is considered full mitigation for project impacts, including City of Upland PAGE 4-27
Addendum 4.0 Environmental Assessment
impacts related to the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities,the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, or other performance objectives for schools.
Accordingly, the proposed change in zoning would not alter the analysis or findings for school facilities detailed in the Final Program EIR. Based on the foregoing analysis,the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
4.20 PARKS AND RECREATIONAL FACILITIES
The City of Upland contains a total of approximately 286.10 acres of developed parkland and provides 3.6 acres of parkland per 1,000 residents.4.
The Final Program EIR disclosed that the General Plan 2035 does not propose modifications to existing land designated for parks and recreation. However, the City anticipates additional parkland and open space would occur as part of future development projects, which would further contribute to available parkland in order to serve future residents associated with the implementation of the General Plan 2035.
The Final Program EIR concluded that impacts to parks and recreational facilities resulting from implementation of the General Plan 2035 would be less than significant following compliance with the existing regulatory framework and implementation of the General Plan 2035 Policies and Actions. (City of Upland, 2015a, p. 5.20-7)
4.20.1 Finding
The Project site is surrounded by light industrial and mixed uses. No parks or recreational facilities are located within or adjacent to the Project site. Buildout under the C/O-MU designation and buildout under the C/I-MU designation would result in no impacts to parks and recreational facilities because the C/O- MU and C/I-MU use would not result in population growth, as both land uses would allow for residential development.
Future redevelopment of the site would be required to comply with UMC Section 3.44.020 establishes a park acquisition and development fee on issuance of all building permits for development within the boundaries of the City to pay for acquiring of and improvement to land designated for park use, which would contribute to reducing potential parkland impacts on a project-by-project basis.
Accordingly, the proposed change in zoning would not alter the analysis or findings for parks and recreational facilities detailed in the Final Program EIR. Based on the foregoing analysis,the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR. 4 As of January 1, 2023, the Department of Finance estimates a population of 79,376 in the City of Upland (DOF, 2023). 286.10 parkland acres/(79,376 persons/1,000)=3.60 acres of parkland per thousand residents.
City of Upland PAGE 4-28
Addendum 4.0 Environmental Assessment
4.21 SOLID WASTE
The Final Program EIR disclosed that implementation of the General Plan 2035 would potentially impact solid waste disposal services and the capacity of landfill facilities that serve the City and its SOI.Table 4-9, Estimated Net Increase in Solid Waste Generation shows the estimated net increase in solid waste generation associated with implementation of the General Plan 2035. As shown below, implementation of the General Plan 2035 could generate 75,420 pounds of 38 tons of solid waste per day before recycling or other waste diversion activities. Per the City of Upland requirements, future development would adhere to all source reduction programs set forth in the Source Reduction and Recycling Element for the disposal of solid waste including yard waste. (City of Upland, 2015a, p. 5.21-5 through 5.21-6) The Final Program EIR concluded that impacts associated with solid waste resulting from the implementation of the General Plan 2035 would be less than significant following compliance with the existing regulatory framework and implementation of the General Plan 2035 Policies. (City of Upland, 2015a, p. 5.21-8)
Table 4-9 Estimated Net Increase in Solid Waste Generation Land Use Units or Generation Factors Solid Waste Square Feet Generation (Ibsrday)
Residential 3:026 du 12.23 Ihaluniteday 37.003 Non-Residental2 6.432 1v sf Iba/1000sfFday2 3E.4'2 Total 75,420 Ibskday or 38
tonslday
sf=_auBre feet bs=round.2 cu=due ling un t€
1 DDe£r nclade dem i tian inert u,a to.3ene'ation.
2 NDn-res dentin and uses include commeTal.cTce and research park,business park,and civic. instibaticral. 3 Generation Facior for business Da•k.office.and commervia.
Source: waliforn a Integraied Waste R•larage eni Bca'd Solid Waste Information System. 204, Estimated So, 'lasie Gare,r2f orr Fates for Fe iderdia,; Commercial, lndastnal and Insiriuti3nal Esiabirshrrenm. nttD:/:urpH.ca recycle.ua.govivastecharhvas:eoenratesl,accessed February 26,201.6. (City of Upland, 2015a.Table 5.21-2)
4.21.2 Finding
Solid waste collected from the Project site would be disposed of at the Mid-Valley Sanitary Landfill which has a daily permitted capacity of 7,500 tons/day. Based on the City's solid waste generation of 38 tons/day, buildout under both the C/O-MU designation and C/I-MU designation would not result in inadequate land fill capacity. The Project site is currently in operation and receives adequate solid waste services. Additionally, retail and office uses typically generate greater solid waste.As a result, no changes to the findings of the Final Program EIR are anticipated.
Future redevelopment of the Project site is expected to result in similar solid waste generation as buildout evaluated in the Final Program EIR. Future redevelopment of the site would be required to comply with Federal, State, and local statutes and regulations related to solid waste.
City of Upland PAGE 4-29
Addendum 4.0 Environmental Assessment
Accordingly, the change in zoning would not alter the analysis or findings for solid waste detailed in the Final Program EIR. Based on the foregoing analysis, the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
4.22 ELECTRICITY AND NATURAL GAS
The Final Program EIR found that implementation of the General Plan 2035 could result in an increased demand for electricity supplies.As indicated in Table 4-10, Net Increase in Electricity Demand,the General Plan 2035 could result in an increased electricity demand of approximately 101 million KWH/year over the 87.34 billion KWH that Southern California Edison delivered to customers in 2011. This constitutes a
0.12 percent increase in electricity demand through implementation of the General Plan 2035. (City of Upland, 2015a, p. 5.22-5 through 5.22-6)
Table 4-10 Net Increase in Electricity Demand
Land Use Development Consumption Factor Electricity Demand Potential
Residential 3:206 un is 5625.6 kWh/du/yea' 18.038.559 KWh/year Noi-Residential- 5,402.019 SF 12.:5 k'W'9isf+yeer2 82.9.36:1 6.KWhlyear Total 100,914,705 kWhlyear
k011= Ic•natt-ncur k1'l'h=Megawa!t-hour of=square=eet du=du,e Iirg urit 1 =Non-esicential land uses inc ude o nirrercial,office and reaea'n park. bus...less park and civic:in_tii.t anal 2=Office won€amption Factor was app ied.
Source: Consumption factors obtaired f rr South Coast A.r Qua Maragerren:DDisir 'CEQI Air Quality Handocok.Ap~iI 1993:
Table A9-11-A.
(City of Upland, 2015a.Table 5.22-3)
Table 4-11, Net Increase in Natural Gas Demand, shows the anticipated natural gas demand of 464,810 thousand cubic feet per year.
Table 4-11 Net Increase in Natural Gas Demand
Land Use Development Potential Consumption Factor Natural Gas Demand Residential 3:026 du 6:666 cfldulrnon07 20.168 kcfImc•rth Noi-Residential" 6.402..31: sq ft 2.0 cflsf'mon:h 18.566 kcfirn.rth Total 38,734 kcf'month
464,810 kcfiyear
cf=cAbic=eet vc==thousanc cAb u=eet =f=square feet du=dwelling unit 1 =Non-esicential land uses inc ude ocmrrercial,office and resea'on park. bus...less park. and c.ic ins:i:uliona, 2=Office won€.imption Factor was applied.
Source: Consumption factors obtained from South Dori:Air Quality r41ana,oe ment 0 st7ct CEQA Ai,Cual rf-♦andbook. April 1093.
Table A9-12-A.
(City of Upland, 2015a.Table 5.22-4)
The Final Program EIR concluded that impacts to electricity and natural gas supplies and infrastructure resulting from the implementation of the General Plan 2035 would be less than significant following City of Upland PAGE 4-30
Addendum 4.0 Environmental Assessment
compliance with the existing regulatory framework and implementation of the General Plan 2035 Policies and Actions (City of Upland, 2015a, p. 5.22-9).
4.22.2 Finding
Southern California Edison provides electricity to the Project site and Southern California Gas Company provides natural gas service to the Project site. The current uses on the Project site receive adequate electric and natural gas services. As a result, no changes to the findings of the Final Program EIR are anticipated.
Future redevelopment of the Project site is expected to result in similar electricity and natural gas demands as buildout evaluated in the Final Program EIR. In addition, future redevelopment of the site would be subject to the energy conservation standards set forth in Title 24, Parts 6 and 11 of the California Code of Regulations. Future redevelopment of the site would be required to pay applicable fees to extend natural gas lines to serve the site if redevelopment requires new natural gas lines to be installed.
Accordingly, the proposed change in zoning would not alter the analysis or findings for electricity and natural gas detailed in the Final Program EIR. Based on the foregoing analysis,the Project would not result in any new impacts not already analyzed in the Final Program EIR or increase the severity of a significant impact previously identified and analyzed in the Final Program EIR.
City of Upland PAGE 4-31
Addendum 5.0 References
5.0 REFERENCES
Cited As Reference
(CA Legislative Info, California Legislative Information (CA Legislative Info). (2019). Senate Bill 2019) No. 330. Retrieved from:
https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920 200SB330
(City of Upland, 2015a) City of Upland. (2015a). Final Program Environmental Impact Report. (City of Upland, 2015b) City of Upland. (2015b). General Plan. (City of Upland, 2021) City of Upland. (2021). 2020 Urban Water Management Plan and Water Shortage Contingency Plan. Retrieved from:
https://www.upla ndca.gov/uploads/files/PW/Water/Upland%202020%20U rban%20Water%20Management%20Plan.pdf
(Department of California Department of Finance (DOF). (2023). E-5 Population and Housing Finance [DOF], 2023) Estimates for Cities, Counties, and the State. Retrieved from:
https://dof.ca.gov/forecasting/demographics/estimates/estimates-e5- 2010-2021/
(Urban Crossroads, Urban Crossroads, Inc. (2023). Martin Upland Trip Generation Assessment. 2023) Attachment A
City of Upland PAGE 5-1
Addendum 6.0 List of Preparers
6.0 LIST OF PREPARERS
6.1 CITY OF UPLAND PLANNING DIVISION
Loralee Farris, Planning Manager
City of Upland
Development Services Department, Planning Division
460 N. Euclid Avenue
Upland, CA 91786
6.2 T&B PLANNING, INC.—CONSULTANT
T&B Planning, Inc.
3200 El Camino Real, Suite 100
Irvine, CA 92602
(714) 505-6360
Les Johnson, Director of Planning Services
Nicole Morse, Esq. Principal
Justin Nguyen, Environmental Analyst
City of Upland
Addendum Attachment
Exhibit A
Martin Upland Trip Generation
Assessment
City of Upland
URBAN C OSS'OADS
QkOFESSION
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A'rG J
DATE: February 27, 2023 *^
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TO: Nicole Morse,T&B Planning, Inc. * No.TR 2414 FROM: Charlene So, Urban Crossroads, Inc.
JOB NO: 15315-01 TG Memo `r>q TRAFFIC \P h.OF CAl.IF—
MARTIN UPLAND TRIP GENERATION ASSESSMENT
Urban Crossroads, Inc. is pleased to provide the following Trip Generation Assessment for the Martin Upland development(Project), which is located on the northwest corner of Mountain Avenue and 9th Street in the City of Upland. It should be noted that this trip generation assessment has been prepared in accordance with the City of Upland Traffic Impact Analysis Guidelines (dated July 2020) (City Guidelines).
BACKGROUND
The Project would convert the General Plan land use from Commercial/Office Mixed Use (C/O-MU) to Commercial/Industrial Mixed-Use (C/I-MU) and Zoning Map land use from Commercial/Office Mixed-Use (C/O-MU) to Commercial/Industrial (C/I-MU) for the entire Project site, consistent with the current land use (see Exhibit 1).
Nicole Morse, T&B Planning, Inc.
February 27, 2023
EXHIBIT 1: SITE PLAN
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TRIP GENERATION
EXISTING USE
The 7.09-acre Project site is fully developed with an established industrial park consisting of eleven (11) buildings totaling 112,905 square feet. Existing land uses on the Project site include construction supply sales, wholesaling, automobile components sales, and light manufacturing.
In order to develop the traffic characteristics for the existing use, trip-generation statistics published in the Institute of Transportation Engineers (ITE)Trip Generation Manual (11th Edition, 2021)for Business Park(ITE Land Use Code 770) was used. Table 1 presents the trip generation rates and Table 2 summarizes the resulting trip generation, which shows the existing use currently generates a total of 1,406 two-way trips per day.
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Nicole Morse, T&B Planning, Inc.
February 27, 2023
TABLE 1: EXISTING TRIP GENERATION
ITE LU AM Peak Hour PM Peak Hour
Daily
Land Use1 Units2 Code In Out Total In Out Total Business Park TSF 770 1.15 0.20 1.35 0.32 0.90 1.22 12.44 Trip Generation&Vehicle Mix Source: Institute of Transportation Engineers(ITE),Trip Generation Manual,Eleventh Edition(2021). z TSF=thousand square feet
AM Peak Hour PM Peak Hour
Land Use Quantity Unitsl In Out Total In Out Total Daily Existing Use:Business Park 112.905 TSF 130 23 153 36 102 138 1,406 1 TSF=thousand square feet
CURRENT GENERAL PLAN LAND USE/ZONING
Under the current Commercial/Office Mixed-Use (C/O-MU)designation,the maximum allowable building square footage would be 115,815 square feet. The C/O-MU Zone is intended to accommodate multiple story office buildings along Foothill Boulevard near San Antonio Hospital and along Mountain Avenue near the 1-10 Freeway to support regional employment opportunities. This zone is intended to facilitate the transformation of underutilized and auto- oriented sections of boulevards into vibrant, attractive, and pedestrian-friendly mixed-use employment centers that step down in height and mass to adjacent residential neighborhoods.
The preference for land uses consists of vertical mixed-use developments.Allowable ground floor uses include local-serving retail uses, service oriented commercial uses, and some small-scale office uses that generate customer traffic. Office uses are the predominant use above the first floor. The maximum permitted non-residential FAR is 1.5, exclusive of City and state density bonuses. The C/O-MU zone implements the C/O-MU land use designation in the General Plan.
Assuming 57.908 square feet of general commercial use and 57,907 square feet of general office use (for a total of 115,815 square feet), buildout under the current C/O-MU designation would result in approximately 3,876 two-way trips per day(see Table 2).
TABLE 2: CURRENT GENERAL PLAN TRIP GENERATION
ITE LU AM Peak Hour PM Peak Hour
Daily
Land Use1 Units2 Code In Out Total In Out Total General Office3 TSF 710 1.59 0.29 1.88 0.31 1.51 1.82 12.46 Strip Retail TSF 814 1.42 0.94 2.36 3.30 3.29 6.59 54.45 Trip Generation&Vehicle Mix Source: Institute of Transportation Engineers(ITE),Trip Generation Manual,Eleventh Edition(2021). z TSF=thousand square feet
3 Based on the regression equation,rather than average rates.
AM Peak Hour PM Peak Hour
Land Use Quantity Unitsl In Out Total In Out Total Daily General Office 57.907 TSF 92 17 109 18 87 105 722 Strip Retail 57.908 TSF 82 55 137 191 191 382 3,154 Total 115.815 TSF 174 72 246 209 278 487 3,876 TSF=thousand square feet
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Nicole Morse, T&B Planning, Inc.
February 27, 2023
PROPOSED GENERAL PLAN LAND USE/ZONING
Buildout for the proposed Project under the Commercial/Industrial Mixed-Use (C/I-MU) designation would allow for a maximum allowable building square footage of 154,420 square feet. The proposed C/I-MU Zone is intended to accommodate a variety of industrial, regional retail, and support commercial activities to satisfy a range of shopping needs for residents of the community. It is also intended to encourage development of businesses in the City and maximize the potential for job generation.This zone is situated at an important gateway into the City at the west end of Foothill Boulevard and along portions of Central and Benson Avenues. Development in this zone is expected to be of high-quality design and address the street front with attractive building facades and pedestrian-friendly sidewalks, trees, and landscaping to facilitate the transformation of the area into an attractive and welcoming gateway into Upland. Uses supported under this category include commercial and industrial, as well as limited residential in the form of live/work developments, subject to a conditional use permit (CUP) process. The maximum permitted non-residential FAR is 1.0, exclusive of City and State density bonuses. The C/I-MU zone implements the C/I-MU land use designation in the General Plan. The proposed General Plan land use and zoning has been evaluated assuming 25% general commercial use (38,605 square feet)and 75%general light industrial use(115,815 square feet). Specifically, it has been assumed that 38,605 square feet of neighborhood shopping center use and 115,815 square feet of general light industrial use (for a total of 154,420 square feet) would be developed at buildout under the proposed C/I-MU designation would result in approximately 3,174 two-way trips per day(see Table 3).
TABLE 3: PROPOSED GENERAL PLAN TRIP GENERATION
ITE LU AM Peak Hour PM Peak Hour
Daily
Land Use1 Units2 Code In Out Total In Out Total General Light Industrial3 TSF 110 0.651 0.089 0.740 0.091 0.559 0.650 4.870 Passenger Cars 0.645 0.085 0.730 0.086 0.554 0.640 4.620 Trucks 0.006 0.004 0.010 0.005 0.005 0.010 0.250 Shopping Center(no grocery) TSF 821 1.07 0.66 1.73 2.54 2.65 5.19 67.52 1 Trip Generation&Vehicle Mix Source: Institute of Transportation Engineers(ITE),Trio Generation Manual,Eleventh Edition(2021). 2 TSF=thousand square feet
Truck Mix:South Coast Air Quality Management District's(SCAQMD)recommended truck mix,by axle type.
Normalized%-Without Cold Storage:16.7%2-Axle trucks,20.7%3-Axle trucks,62.6%4-Axle trucks.
Normalized%-With Cold Storage:34.7%2-Axle trucks,11.0%3-Axle trucks,54.3%4-Axle trucks.
AM Peak Hour PM Peak Hour
Proposed General Plan Quantity Units1 In Out Total In Out Total Daily General Light Industrial 115.815 TSF
Passenger Cars: 75 10 85 10 64 74 536 Trucks: 1 0 1 1 1 2 30 General Light Industrial Total Trips2 76 10 86 11 65 76 566 Shopping Center(no grocery) 38.605 TSF 41 25 66 98 102 200 2,608 Total 154.420 TSF 117 35 152 109 167 276 3,174 1 TSF=thousand square feet
2 Total Trips=Passenger Cars+Truck Trips.
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Nicole Morse, T&B Planning, Inc.
February 27, 2023
TRIP GENERATION COMPARISON
Table 4 shows the trip generation comparison between the current and proposed General Plan Land Use/Zoning(for each alternative). The resulting net new trips are identified on Table 4. As shown, the proposed Project is anticipated to result in a net reduction of 702 two-way trips per day as compared to the current General Plan Land Use/Zoning.
TABLE 4:TRIP GENERATION COMPARISON
AM Peak Hour PM Peak Hour
Trip Generation Comparison In Out Total In Out Total Daily Current General Plan(C/O-MU) 174 72 246 209 278 487 3,876 Proposed General Plan(C/I-MU) 117 35 152 109 167 276 3,174 Net Change in Trips -57 -37 -94 -100 -111 -211 -702 If you have any questions or comments, I can be reached at [email protected].
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