Agenda Item No. 26
CITY OF YUCAIPA
AGENDA REPORT
TO: Honorable Mayor and City Council
FROM: Fermin Preciado, Director of Development Services„ - Benjamin J. Matlock, City Plannerr#.---
FOR: City Council Meeting of June 26, 2023
SURIECT. Hal Hays Construction (Case No. 21-013/GPA/CUPNAR): A Minor General Plan Amendment to change the land use designation of a "landlocked" parcel from the City's RM-10M (Multiple Residential) Land Use District to CS (Service Gonunercial), two (2) Variance requests for the reduction of the rear yard setback and reduction in minimal required landscaping and a Conditional Use Permit to permit a phased expansion of a 5.19-acre construction storage and mechanized equipment repair yard, which will include additional covered storage areas, an equipment and truck repair building, and a future office/antique truck museum located at 32384 Dunlap Blvd (APN: 0301-164-63), 32370 Dunlap Blvd (APN: 0301-164-65), 32360 Dunlap Blvd (APN: 0301-164-72), 32342 Dunlap Blvd (APN: 0301-164-57) and 32354 Dunlap Blvd (APN: 0301-164-36)
RECOMMENDATION:
That the City Council conduct a Public bearing, and consider the Planning Commission's recommendation to:
Approve the General Plan Amendment, Conditional Use Permit (Case No. 21-013/GPA), and two Variance requests subject to the Conditions of Approval as contained in this Agenda Report; and
2. Adopt Resolution No. 2023-18, approving a Minor General Plan Amendment of landlocked parcel from RM-IOM (Multiple Residential) Land Use District to CS (Service Commercial) designation; and
3. Approve first reading, by the title only, as read by staff, of Ordinance No. 427, amending Ordinance No. 343, amending the Official Land Use Plan and Zoning Ordinance as adopted by the City of Yucaipa; and
4. Adopt the General Plan Amendment Findings as contained in this Agenda Report; and
5. Adopt the Conditional Use Permit Findings as contained in this Agenda Report; and
6. Adopt the Variance Findings as contained in this Agenda Report; and 576
Hal Hays Construction (Case No. 21-013/GPA/CUP/VAR)
City Council Meeting of June 26, 2023
7. Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, finding the mitigation measures and standard measures and procedures will reduce the potential level of environmental impact to less than significant; and Direct staff to file a Notice of Determination.
BACKGROUND:
Area Land Use District Designations; Improvement Levels (IL); and existing land uses:
.Location
Land Use District
Imp.
Existing Land Uses
Levels
Site
CS (Service Commercial) and RM-
IL-1
Construction storage and
10M (Multiple Residential 10,000
mechanized equipment repair yard
square foot minimum lot size)
North
CS (Service Commercial) and RM-
IL-1
Storage yard, horse stables,
IOM (Multiple Residential 10,000
residences
square foot minimum lot size
South
CS (Service Commercial)
IL-1
Residences, equipment storage
yard, upholstery shop
East
FW (Floodway) followed by RM-
IL-1
Flood control channel followed by
10M (Multiple Residential 10,000
residences
square foot minimum lot size
West
CS Service Commercial
IL -I I
Construction storage yard 71
Location History:
The Project is located along Dunlap Boulevard, which has been historically used for a variety of commercial and industrial uses, including during the decades prior to City incorporation, These uses, which included storage for such businesses, developed when Dunlap Boulevard was part of Route 99, and is identified in the City's General Plan as a 150-acre industrial and manufacturing district that is home to the majority of industrial and regional commercial businesses. The General Plan further states that "with convenient access to the I-10 freeway at two interchanges, the Dunlap Industrial Corridor is well suited to businesses serving the greater Inland Empire." Several of the parcels that comprise the site have been used by Hal Hays Construction since their establishment in 2002, and prior to that had been used by Hal Hays Forestry. Various improvements have occurred at the site, including those associated with Case No. 00-018/PUP, that helped to further expand the site. Over time, Hal Hays Construction acquired several adjoining parcels, including those that had been used for storage operations and some that have incomplete records on prior uses. These records relate to sites that had been developed or operated prior to City incorporation, and therefore would not have obtained permits from the City. Further, several additional structures have been developed onsite, with some that were permitted and some that were not. A Conditional Use Permit has been submitted to accommodate the applicant's goals for the site and rectify any unpermitted construction.
577
Hal Hays Construction (Case No. 21-013/GPA/CUP/VAR)
City Council Meeting of June 26, 2023
Planninz Commission Hearin
The proposed Project was reviewed at the regular Planning Commission Meeting of June 7, 2023, and was recommended for approval. During the hearing, the Planning Commission discussed the General Plan Amendment (GPA) and recognized the unique location of the RM-designed property.
Minutes are attached for Council's reference.
DISCUSSION:
Location and Setting:
The Project is located on a 5.19-acre site along the east side of Dunlap Boulevard, north of 14th Street, and is currently developed with construction equipment storage operations. The site is relatively flat, and features a residential structure, several storage buildings, and 8-foot by 40-foot "sea containers," along with the storage of construction equipment and trailers. The site includes street improvements along the roadway frontage, including curb, gutter, and sidewalks. The site is surrounded by similar uses for properties fronting Dunlap Boulevard, and a drainage channel along the east.
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To the north of site are horse stables, to the south are single-family residences, an equipment storage yard, and an upholstery shop, to the east is a flood control channel followed by single- family residences, and to the west is a construction storage yard. 578
Hal Hays Construction (Case No. 21-01316PAICUPIVAR)
City Council Meeting of June 26, 2023
Project Site Aerial Map
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Minor General Flan Amendment.
The Project site includes a parcel that does not have direct access to a roadway, also known as a "landlocked" parcel, that is currently designated as Multiple -Family Residential. Because of the location and constraints of that parcel for residential development, the proposal includes a Minor GPA that would change the land use designation to Service Commercial, which is consistent with the land use designation of the contiguous parcels owned by the applicant. 579
Hal Hays Construction (Case No. 21-013/GPAICUP/VAR)
City Council Meeting of June 26, 2023
Project General Plan Land Use and Zoning Map
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Conditional Use Permit.
,Along with the GPA, the proposed Project includes a Conditional Use Permit to facilitate the phased expansion of the construction storage operations at the site. The land uses proposed as part of the Project are considered as Class I - Limited Wholesale/Warehouse Operations and Contract Construction Services under Section 84.0240, Industrial Land Use Types, of the City Development Code. Per the City Development, Code, the proposed use is allowed in the CS District subject to the Conditional Use Permit review process.
As noted in the location history section, the Project is for the expansion of the applicant's business, Hal Hays Construction. The business provides construction services for moderate and large-scale construction projects throughout southern California, and the subject site has been used to store their heavy equipment and construction materials, and the repair and maintenance of the equipment and other vehicles. In addition to their active construction equipment, they also store some of their personal antique construction equipment onsite and along the public right -of way (see above photo). The Conditional Use Permit is intended to improve the site to better accommodate their existing operations, to provide enclosed buildings for their repair and vintage equipment storage that will be part of a museum, and to support the transition of their corporate office from its current location in the City of Riverside to this Project site.
Hal Hays Construction (Case No. 21-013/GPA/CUP/VAR)
City Council Meeting of June 26, 2023
The following structures are proposed:
• Permitting existing canopy structures that were previously constructed without building permits.
• 7,500 square foot repair building.
+ 3,900 square foot truck and equipment wash canopy.
• 25,000 square foot multipurpose building consisting of 6,000 square foot office and a 19,000 square foot museum.
Yard operations include vehicle maintenance and repair, vehicle and material staging for construction jobsites, and the management of stored materials. There are approximately 10 yard/shop crew employees for these operations, which start at 7:00 AM and end at 5:00 PM. The shop operations include standard vehicle maintenance (oil/transmission fluid changes, tire repair/replace, wash, etc.), hydraulic system repairs, and engine repair for their equipment, and has been active on the site since the applicant's original land use approval.
The City of Yucaipa, through CalFire, conducts annual inspections on materials stored onsite.
The following quantities of fluid are stored on site:
• Diesel Fuel: 6,000 gallons
• Gasoline: 20 gallons
+ Waste Oil: 200 gallons (collected for disposal every 6 months) + Misc. Oils: 300 gallons
For the future multipurpose building, it is expected that approximately 40 employees will occupy the office area and be onsite between 6:00 AM and 7:00 PM, Monday through Friday. For the museum area of the structure, the applicant's collection of fully refurbished antique trucks will be stored and available for display by the public. As identified by the applicant, there may be occasional viewing events to permit the public access to the museum. These events are to be held quarterly, during the weekend. Based on the size of the museum, it is anticipated that the attendance of these events would not exceed 100 visitors.
Project Phasing, -
Pursuant to the CLIP exhibits, the proposed Project will be built out over three different phases.
The initial phase consists of the permitting of the existing (unpermitted) structures along the rear of the site, which may include reconstruction as necessary to ensure compliance with the current building code. The following phase would result in the construction of an employee parking lot, vehicle repair structure, and a wash canopy. The final phase would include the development of administrative office space and the antique truck museum. 581
Hal Hays Construction (Case No. 21-01310PAICUPNAR)
City Council Meeting of June 26, 2023
SITE PLAN. PHASE 1
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Hai Hays Construction (Case No. 21-013/GPAJCUPNAR)
City Council Meeting of June 26, 2023
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Hal Hays Construction (Case No. 21-013/GPA/CUP/VAR)
City Council Meeting of June 26, 2023
Variance Requests:
As part of the Project, two different Variances are proposed. One variance is for the reduction of the rear yard setback located in the Project's northernmost parcel (APN 0301-164-36), which is to allow for a rear yard setback of 7.5 feet in lieu of 15 feet for storage structures.
The second Variance is for a reduction of the required landscaping for the site, where 6.2 percent of the site would be landscaped in lieu of 10 percent. To allow for all phases of project expansion to occur, all four (4) of the mandatory Findings required for the approval of a Variances must be adopted (see attached Findings). These Findings recognize that there are extraordinary or unusual circumstances that apply to the property or to the intended use that justify the reduction of a particular development standard. Below are the four (4) Variance Findings and staffs recommendation that the Findings have been met for each.
Variance Request No. 1: Reduction in, required rear setback Variance Finding 1:
The granting of this variance will not be materially detrimental to other properties or land uses in the area and will not substantially interfere with the present or future ability to use solar energy systems.
Staff Response:
The granting of the Variance will not be materially detrimental to other properties or land uses in the area and will not substantially interfere with the present or future ability for solar use within this portion of the Project site. The setback reduction in allowing for a rear yard setback of 7.5 feet in lieu of the required 15 feet would only to be applied to an irregular, triangular -shaped parcel (APN 0301-164-36) of approximately 0.56 acres that encompasses the Project area's northern portion which also abuts up next to a designated flood channel. The Variance would not alter but would allow for existing working bay structures to be slightly adjusted in placement by being pushed back from the northern boundary of the subject parcel to a fixed rear setback position of
7.5 feet and thereby would continue to provide sufficient accessibility by the Fire Department to access the rear setback in the event of an emergency.
Variance Finding 2:
There are exceptional circumstances and conditions applicable to this property and its permitted use that do not apply to other properties in the vicinity and in particular the same subdivision,
Staff Response:
There are exceptional or extraordinary circumstances or conditions applicable to the property or to the intended use that do not apply to other properties in the same district or vicinity because the MI
Hal Hays Construction (Case No. 21-013/CPA/CUP/VA.R)
City Council Meeting of June 26, 2023
existing 0.56-acre parcel (APN 0301-164-36) that is irregular and triangular -shaped creates the inability to appropriately place structural buildings within the rear yard setbacks.
Variance Findinz 3.
The strict application of the land use district deprives this property of privileges enjoyed by other properties enjoyed by others in the vicinity or in the same Iand use district.
Staff Response:
The strict application of the land use district deprives such property of privileges enjoyed by other properties in the vicinity or in the same land use district. This is because the irregular and triangular -shaped parcel and size (0.56-acre) prevents the landowner from fully utilizing the parcel to the full extent due to the parcel's geometric constrictions that limit the ability to place structural working bays on the parcel.
Variance Finding A;
The granting of the variance is compatible with the objectives, policies, general land uses and programs specified in the General Plan and any applicable plan.
Staff Response:
The granting of the variance is compatible with the objectives, policies, general land uses and programs specified in the General Plan and any applicable plan, because it will mirror the existing development pattern of the adjacent developed parcels to the northwest (Law Plumbing Company and Verizon utility building) and to the southeast (DLS Landscape construction storage yard) and supports General Plan policy CDL-7.6. This policy encourages areas to be designed with consideration for other contiguous areas, ensuring compatible and complementary development, circulation patterns, infrastructure, and services. The request for the reduction of the rear yard setback from 15 feet to 7.5 feet would not have an impact in decreasing the project's compatibility and complimentary development with adjacent development establishments.
Variance Request No. 2: Reduction in required Landsca in.
Variance Finding 1;
The granting of this variance will not be materially detrimental to other properties or land uses in the area and will not substantially interfere with the present or future ability to use solar energy systems.
Staff Response:
The granting of the variance will not be materially detrimental to other properties or land uses in the area and will not substantially interfere with the present or future ability for solar use on this portion of the Project site. The requested reduction in minimum required landscaping for the 585
Hal Hays Construction (Case No. 21-013/GPA/CUP/VAR)
City Council Meeting of June 26, 2023
Page l I
Project site would not be visibly noticeable and would not result in the reduction or removal of existing tree and shrub planted landscaping along the Project's right-of-way abutting Dunlap Blvd.
Furthermore, the project would apply planted landscaping to the proposed onsite parking lot during Phase 2 development.
Variance Finding 2:
There are exceptional circumstances and conditions applicable to this property and its permitted use that do not apply to other properties in the vicinity and in particular the saute subdivision.
Staff Response:
There are exceptional or extraordinary circumstances or conditions applicable to the property or to the intended use that do not apply to other properties in the same district or vicinity. This is because the Project site's physical layout and placement of existing working bay structures, repair bays and parking of equipment vehicles do not provide available room to install additional landscaping in order to meet the minimal landscape area requirement. Regardless, the interior of the project site would not be visible from Dunlap Blvd. due to existing planted tree and shrub landscaping and pedestrian sidewalk extending along the project's entire right-of-way frontage on Dunlap Blvd.
Variance Finding 3
The strict application of the land use district deprives this property of privileges enjoyed by other properties enjoyed by others in the vicinity or in the same land use district.
Staff Response:
The strict application of the land use district deprives such property of privileges enjoyed by other properties in the vicinity or in the same land use district. This required minimal landscaping would be difficult to incorporate into the existing lot configuration (rectangular, triangular) and physical layout of existing working bay structures, repair bays and parking of equipment vehicles would otherwise require the Project to re -design Project Phases 2 and 3 through the relocating of existing working bay structures and relocating the proposed truck museum with an increased frontage setback for landscaping in order to meet this requirement.
Variance Finding d;
The granting of the variance is compatible with the objectives, policies, general land uses and programs specified in the General Plan and any applicable plan.
Staff Response:
The granting of the variance is compatible with the objectives, policies, general land uses and programs specified in the General Plan and any applicable plan. This is because the Project would
Hat Hays Construction (Case No. 21-013/GPAICUPNAR)
City Council Meeting of June 26, 2023
continue to provide the already established planted landscaping strip with pedestrian sidewalk along the entire frontage of Dunlap Blvd, which supports General Plan Policy CDL-8.8 by encouraging projects to improve the streetseape by installing sidewalks, street rehabilitation, landscaping treatments, lighting, curbs and gutter, flood control devices, and code enforcement activities.
Consistency with the General Plan and Development Cade:
The proposed Project is located within the CS (Service Commercial) Land Use District. The table below provides an evaluation of the proposed Project's consistency with adopted development standards with the City Development Code.
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City Council Meeting of June 26, 2023
COMPLIANCE WITH GENERAL
CRITERIA
PROPOSAL
PLAN AND DEVELOPMENT
CODE
Land Use
Equipment repair storage yard and
Yes., CS standards allow for mini -
anti ue truck museum
storage land uses.
Building
• The proposed truck wash canopy
Yes: CS Development standards allow
Height
and vehicle canopy would reach a
a building height of 45 feet.
height of 22 feet.
* The proposed antique truck
museum would reach a height of 25
feet
Building and
Approximately 24 percent at Phase 3
Yes: CS Development standards allow
Lot
build -out.
a maximum lot coverage and a
Coverage
maximum building coverage of 90
ercent and 65 percent, respectively.
_
Landscaping
13,940 square feet or approximately
No: A minimum of 15 percent of the
6.2 percent of the Project site is to be
site must be landscaped. Applicant has
landscaped.
filed for Variance for reduction in
required landscaping.
Building
. Front Yard: 38 Feet
No: CS Development standards are as
Setback
. West Side Yard: 87 Feet'
follows:
e East Side Yard: 3 Feet2
a Front Yard Setback: 15 Feet - Yes
Rear Yard: 7.5 Feet
• Side Yard Setbacks: 10 feet on one
(1) side and 0 feet on the other
(when adjacent to a commercial or
industrial land use district) - Yes
• Rear Yard Setback: 15 Feet - No
Applicant has filed for Variance for
a reduction in required rear setback
from 15 feet to 7.5 feet.
Parking
. Project proposes 58 non -delineated
Yes: CS Parking standards is as
Spaces
striped parking stalls under Phase 1
follows:
development to accommodate for
I stall per 250 sf of gross floor office
existing office, storage units, shop
area.
and work bays and storage
1 stall for each four (4) persons using
buildings.
or attending the facilities.
• Project proposes 51 standard
The Applicant anticipates a
parking stalls and 2 ADA stalls
maximum of 100 visitors to the
upon completion of Phase 2
antique truck museum (at any given
development prior to addition of
time). Therefore, a minimum of 25
proposed antique truck museum
stalls and 1 ADA shall be required for
(Phase 3). Upon completion of
the antique truck museum.
Phase 3, the proposed parking lot
would provide an additional surplus
of 26 stalls and 1 ADA stall.
Hal Hays Construction (Case No. 21-013IGPA/CUP/VAR)
City Council Meeting of dune 26, 2023
The proposed Project supports a number of General Plan policies. These include the following:
• CDL-10.1 Development Review. Implement and adhere to development review procedures and design guidelines in the City of Yucaipa Municipal Code that advance the visual quality of the community.
• CDL-10.3 Site Planning. Identify and preserve the positive characteristics and features of a site, such as viewsheds, heritage trees, and rock outcroppings, during the design and development of new projects.
CDL-5.2 Districts. Recognize the strong identities of individual districts —North Bench, Wildwood Canyon, Central Core, Dunlap Acres, Chapman Heights, and the Freeway Corridor —with entry monuments, street signs, and/or landscaping and lighting. a CDL-7.5 Adjacent Development. Comprehensively plan the area with consideration of other contiguous areas to ensure compatible and complementary development, circulation patterns, infrastructure, and services.
a CDL-8.5 District Design. Improve the appearance and cohesive design of the Dunlap Industrial Corridor through more unified project- and building -level design guidelines, code enforcement where appropriate, and incentives.
• CDL-8.7 Gateway. Establish and improve the gateways, signage, and monumentation at the north and south edges of the Dunlap Industrial Corridor to improve the entryways into the corridors.
• CDL-8.8 Streetscape Condition. Improve the streetscape by installing sidewalks, street rehabilitation, landscaping treatments, lighting, curbs and gutters, flood control devices, and code enforcement activities.
• CDL-10.4 Design Variation. Encourage identifiable architectural designs, design variations, and well -planned projects that are visually interesting, neighborhood or district oriented, and well -integrated with the surroundings.
* CDL-10.7 Basins. Design retention/detention basins to be visually attractive, with natural landscaping and a public use component such as trails, and well -integrated with any associated project and with adjacent land uses.
Environmental Review:
The Initial Study prepared for this Project, which was made available for comment for 20 days beginning on May 5, 2023, and ending on May 25, 2023, considered the potential environmental impacts that could occur as a result of the Project. Based upon the analysis conducted by staff, all available evidence indicated that any adverse impacts that could occur are at a less -than -significant level, and consequently, the Planning Commission has recommended the adoption of a Mitigated Negative Declaration (MND) for City Council approval, Mitigation measures reflect the comments received through tribal consultation as part of SBI8/AB52. To date, no comments were received on the environmental review for the Project.
87-foot setback measured from to west boundary to vehicle repair building.
Existing residence with a three (3) foot side yard setback.
Hal Hays Construction (Case No. 21-0131GPA1CUPNAR)
City Council Meeting of June 26, 2023
Processin-and Procedural Actions:
Notices of the Project were sent to all surrounding property owners within a 300-foot radius of the Project site, and no responses were written regarding the Project.
CONCLUSION:
With approval of the Minor General Plan Amendment, the two (2) Variance requests and the proposed Conditional Use Permit, the Project would be consistent with the Yucaipa General Plan, Development Code, and adopted standards. Appropriate Conditions of Approval have been applied to the Project to ensure compliance with City, state, and federal regulations. The required findings for approval for the Minor General Plan Amendment, the Conditional Use Permit and the two (2) Variances have been made and are attached. The Planning Commission reviewed the Project at their regular meeting of June 7, 2023, and has recommended approval of the Project.
FISCAL IMPACT:
Based on a net3 46,400 square feet of industrial development on one (1) acre, the Project can be expected to generate S258,71$.23 in Development Impact Fees, using the current (2023) fee schedule, as follows:
Attachments:
Drainage Facilities $ 15,226.94
Traffic (circulation) Facilities $ 200,521.69
Public Facilities $ 27,027.38
Fire Facilities $ 15,942.22
Total $ 258,718.23
1. General Plan Amendment Findings
2. Conditional Use Permit Findings
3. Variance Findings
4. Land Use District & Location Map
5. Site Photos
6. Conditions of Approval
7. Planning Conunission Minutes from June 7, 2023
8. Ordinance No. 427
9. Resolution No. 2023-18
10. Mitigation Monitoring and Reporting Program
11. Initial Study/Mitigated Negative Declaration
12. Project Plans
3 Assumes the new structures plus 10,000 square feet of unpermitted structures, and one acre of new development including the "landlocked" parcel
590
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City Council Meeting of June 26, 2023
Approved by:
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City Council Meeting of June 26, 2023
ATTACHMENT 1
FINDINGS: GENERAL PLAN AMENDMENT NO. 21-013
1. The Initial Study prepared for this proposal adequately discusses the potential impacts of the Project and indicates that all potentially significant environmental impacts that could occur are at a level that is considered to be less -than -significant. The Project will not have a significant adverse effect on the environment.
2. The proposed General Plan Amendment has been referred to the public water purveyor, and pursuant to the Governmental Code Section 65958.1, an adequate water supply exists or is planned that will serve any future project that could be proposed.
3. The proposed Land Use District Change is in the public interest, there will be a community benefit, and other existing and permitted uses will not be compromised, because the change will result in enhanced land use compatibility and will provide additional commercial service -related uses within the City. The General Plan Amendment to change the land use designation of the "landlocked" parcel (APN 03 b 1-164-36) from Multiple -Family Residential (RM-1 OM) to Service Corwriercial (CS) would become consistent with the land use designation of the contiguous parcels also owned by the applicant. The single land use designation along the developable portion of the site would permit a more cohesive project design, where the land use density and setback requirements are consistent for a commercial project, Further, the proposed density would be comparable to the existing development surrounding the site, including parcels to the northwest (Law Plumbing Company, Verizon utility building) and to the southeast (construction storage yard).
4. The proposed Land Use District Change is consistent with the goals and policies of the General Plan, and it will provide for a reasonable and logical extension of the existing land use pattern in the surrounding area (Service Commercial), because the change in land use designation of the "landlocked" parcel from Multiple Residential (RM-10M) to Service Commercial (CS), at the northern portion of the site, would become consistent with the land use designation of the contiguous parcels also owned by the applicant and thus would maintain a uniformity of land uses as the entire subject site would have a single land use designation along the developable portion of the site.
The proposed Land Use District Change does not conflict with provisions of this Code, or any applicable specific plan, because it will provide compatibility with the surrounding land use designations, and all applicable residential development standards would be implemented by future projects, including the proposed Conditional Use Permit. The subject property is also not located in a specific plan.
6. The proposed Land Use District Change will not have a substantial adverse effect on surrounding property, because the Project°s future phases of development will be subject to departmental review by the City and designed, conditioned and constructed to mitigate any adverse conditions, 592
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City Council Meeting of .tune 26, 2023
Page IS
and appropriate public improvements will be required to provide sufficient capacity in the infrastructure required to support the project development. 593
Hal Days Construction (Case No. 21-013/GPA/CUP/VAR)
City Council Meeting of June 26, 2023
ATTACHMENT 2
FINDINGS: CONDITIONAL USE PERMIT NO.21-013
1. The proposed project with facilitation of the Minor General Plan Amendment will be consistent with the general plan policies and zoning regulations for the Service Commercial (CS) Land Use District and will not have a significant impact on the environment because the mitigation measures contained in the Mitigated Negative Declaration will reduce the potential level of impact to less than significant,
2. The site for the proposed use is adequate in size and shape to accommodate the proposed use and all yards, open spaces, setbacks, landscaping (outside of the reduced rear yard setback and reduced landscaping area as discussed in the preceding Variance Findings section), walls and fences, parking areas and other features pertaining to the application, because the site is large enough and the design layout of the Project, through facilitation of the Minor General Plan Amendment, would accommodate the existing Project and subsequent phases of development (Phases 1, 2 and 3).
3. The site for the existing use has adequate access, meaning that the site design incorporates the appropriate size of two existing driveways from Dunlap Blvd for emergency access, and contains appropriate internal driveway circulation to meet emergency access requirements.
4. The proposed use will not have a substantial adverse effect on abutting property or the permitted use thereof, meaning that the use will not generate excessive noise, vibration, traffic, or other disturbances, because: 1) The Project design provides for adequate building setbacks within the City's CS Land Use District, with the reduced side yard setback 'Variance Findings discussed and evaluated above; 2) The existing Project complies with City development standards; 3) Improvements have been conditioned to occur prior to and for post construction operation of all Project Phases of development; 4) Dual driveway access is to be provided along Dunlap Blvd.; and; 5) Adequate on -site landscaping is already provided along the Project's right-of-way abutting Dunlap Blvd.; however, additional landscaping per Phase 2 development will also be installed around the perimeter and within in planters and island dividers of the proposed onsite parking lot. In addition, the use will not substantially interfere with the present or fixture ability to use solar energy systems because the height of the proposed vehicle repair building and antique truck museum building will not substantially hinder the use of such devices on surrounding properties.
5. The existing use with future phased development uses is, and would be, consistent with the goals, policies, standards, and maps of the General Plan Amendment, with the goals, policies, standards, and maps of the General Plan and any applicable plan, because the Project and associated uses are permitted in the CS Land Use District of the Yucaipa General Plan.
6. The lawful conditions stated in the approval are deemed necessary to protect the public health, safety, and general welfare, because they ensure adequate circulation, drainage, and compatibility with surrounding land uses.
594
Hal Hays Construction (Case No. 21-013/GPAICUPIVAR)
City Council Meeting of June 26, 2023
7. The design of the site has considered the potential for the use of solar energy systems and passive or natural heating and cooling opportunities, because there are no obstructions to the collection of solar energy or the natural movement of wind toward or around surrounding properties.
595
Hal Hays Construction (Case No. 21-013/GPA/CUP/VAR)
City Council Meeting of June 26, 2023
ATTACHMENT 3
FINDINGS: VARIANCE 21-013 — Rear yard setback
The granting of the variance will not be materially detrimental to other properties or land uses in the area and will not substantially interfere with the present or future ability for solar use on this portion of the Project site. The setback reduction in allowing for a rear yard setback of 7.5 in lieu of the required 15 feet would only to be applied to an irregular, triangular -shaped parcel (APN 0301-164-36) of approximately 0.56 acres that encompasses the project area's northern portion which also abuts up next to a designated flood channel. The Variance would not alter but would allow for existing working bay structures to be slightly adjusted in placement by being pushed back from the northern boundary of the subject parcel to a fixed rear setback position of 7.5 feet and thereby would continue to provide sufficient accessibility by the Fire Department to access the rear setback in the event of an emergency.
2. There are exceptional or extraordinary circumstances or conditions applicable to the property or to the intended use that do not apply to other properties in the saute district or vicinity because the existing 0.56-acre parcel (APN 0301-164-36) that is irregular and triangular -shaped creates the inability to appropriately place structural buildings within the rear yard setbacks.
3. The strict application of the land use district deprives such property of privileges enjoyed by other properties in the vicinity or in the same land use district. This is because the irregular and triangular -shaped parcel and size (0.56-acre) prevents the landowner from fully utilizing the parcel to the full extent due to the parcel's geometric constrictions that limit the ability to place structural working bays on the parcel.
4. The granting of the variance is compatible with the objectives, policies, general land uses and programs specified in the General Plan and any applicable plan, because it will mirror the existing development pattern of the adjacent developed parcels to the northwest (Law Plumbing Company, Verizon utility building) and to the southeast (DL5 Landscape, Inc.
Construction storage yard) and supports General Plan policy CDL-7.6. This policy encourages areas to be designed with consideration for other contiguous areas, ensuring compatible and complementary development, circulation patterns, infrastructure, and services. The request for the reduction of the rear yard setback from 15 feet to 7.5 feet would not have on impact in decreasing the project's compatibility and complimentary development with adjacent development establishments.
596
Hal Hays Construction (Case No. 2l-0l3/GPA/CUPNAR)
City Council Meeting of June 26, 2023
FINDINGS, VARIANCE 21-013 — Landscape Covera c
The granting of the variance will not be materially detrimental to other properties or land uses in the area and will not substantially interfere with the present or future ability for solar use on this portion of the Project site. The requested reduction in minimum required landscaping for the subject site would not be visibly noticeable and would not result in the reduction or removal of existing tree and shrub planted landscaping along the project's right-of-way abutting Dunlap Blvd, Furthermore, the project would apply planted landscaping to the proposed onsite parking lot during Phase 2 development.
2. There are exceptional or extraordinary circumstances or conditions applicable to the property or to the intended use that do not apply to other properties in the same district or vicinity. This is because the project site's physical layout and placement of existing working bay structures, repair bays and parking of equipment vehicles do not provide available room to install additional landscaping in order to meet the minimal landscape area requirement, Regardless, the interior of the project site would not be visible from Dunlap Blvd. due to existing planted tree and shrub landscaping and pedestrian sidewalk extending along the project's entire right-of-way frontage on Dunlap Blvd.
3. The strict application of the land use district deprives such property of privileges enjoyed by other properties in the vicinity or in the same land use district. This required minimal landscaping would be difficult to incorporate into the existing lot configuration (rectangular, triangular) and physical layout of existing working bay structures, repair bays and parking of equipment vehicles would otherwise require the Project to re -design Project Phases 2 and 3 through the relocating of existing working bay structures and relocating the proposed truck museum with an increased frontage setback for landscaping in order to meet this requirement.
4. The granting of the variance is compatible with the objectives, policies, general land uses and programs specified in the General Plan and any applicable plan, This is because the Project would continue to provide the already established planted landscaping strip with pedestrian sidewalk along the entire frontage of Dunlap Blvd, which supports General Plan policy CDL-S.S by encouraging projects to improve the streetscape by installing sidewalks, street rehabilitation, landscaping treatments, lighting, curbs and gutter, flood control devices, and code enforcement activities.
597
Hal Hays Construction (Case No. 21-013/GPA/CUP/VAR)
City Council Meeting of June 26, 2023
ATTACHMENT 4
LAND USE: SERVICE COMMERCIAL, (CS)
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PROJECT LOCATION
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598
Hal Hays Construction (Case No. 21-013/GPA/CUP/VAR)
City Council Meeting of June 26, 2023
ATTACHMENT 5
Project bite Main Entrance - facing northeast
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Project Site - facing northwest
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599
Hal Hays Construction (Case No. 21-013/GPA/CUP/VAR)
City Council Meeting of June 26, 2023
Project Site - facing northeast
- - _ .1 -- I
.11
ATTACHMENT 6
601
Applicant Name: Hal Hays Construction Inc.
Case No. 21-0131GPA/CUPNAR
Conditions of Approval; 6-26-2023
CONDITIONAL USE PERMIT
ON -GOING CONDITIONS/GENERAL REQUIREMENTS:
PLANNING DIVISION 909 797-2489 EXT. 224
This General Plan Amendment is for the proposal to change the land use designation of a "landlocked" parcel from the City's RM-10M (Multiple Residential) Land Use District to CS (Service Commercial), two (2) Variance requests for the reduction of the rear yard setback and reduction in minimal required landscaping and a Conditional Use Permit to permit a phased expansion of a 5.19-acre construction storage and mechanized equipment repair yard, which will include additional covered storage areas, an equipment and truck repair building, and a future office/antique truck museum located at 32384 Dunlap Blvd.
In summary, the Project is do be developed in three (3) phases as follows:
Phase 1: Expand the existing construction yard land use into additional parcels owned by the applicant and obtain building permits for existing unpermitted structures.
Phase 2: Construct a 7,500 square foot truck repair building and a 3,900 square foot truck wash canopy with parking lot and relocate onsite storage containers and storage areas as necessary.
Phase 3. Construct a 20,000 square foot multipurpose building comprised of a 6,000 square foot office and a 19,000 square foot antique truck museum.
Any alteration, expansion or increase in the Project's developed area of the site from that shown on the approved site plan, or any changes to a specific Phase of development as described above, or any changes to project area land use dedication percentages may require the submission of a new application or an additional application for Revisions subject to review and approval.
2. The applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any claim, action or proceeding attacking or seeking to set aside, void or annul the approval of all or part of the matters applied for, or any other claim, action or proceeding relating to or arising out of such approval.
This obligation includes the obligation to reimburse the City, its agents, officers and employees for any court costs or attorney fees which the City, its agents, officers, or employees are required by a court to pay as a result of such claim, action or proceeding. The City agrees to notify the applicant of any such claim, action or proceeding promptly after the City becomes aware of it. The City may participate in the defense of the claim, action or proceeding, but such participation will not relieve the applicant of applicant's defense and Indemnification obligations, including City expenses.
602
Applicant Name: Hal Hays Construction Inc.
Case No. 21-013/GPAICUPIVAR
Conditions of Approval; 6-26 2023
2 3. This Conditional Use Permit shall become null and void if all conditions have not been complied with and the occupancy or use of the land has not taken place within three (3) years of the date of approval. One extension of time, not to exceed three (3) years, may be granted upon written request and submittal of the appropriate fee not less than 30 days prior to the date of expiration. PLEASE NOTE: this will be the only notice given for the above specified expiration date.
The applicant is responsible for the initiation of an extension request.
4. he applicantlowner shall pay a fee of $2,764,00, pursuant to Senate Bill 1535. This fee shall be submitted to the Planning Division within three (3) days after the effective date of conditional approval along with a $50.00 administrative handling fee required by the Clerk. Payments shall be made with a Check, Money Order or Cashier's Check for $2,814.00 made payable to the "Clerk of the Board".
The Planning Division shall then file the Notice of Determination within three (3) days after the effective date of conditional approval. The applicant should be aware that Section 21089(b) of the Public Resources Code provides that any project approved under CEQA is not operative, vested or final until the required fee is paid. Proof of fee payment will be required prior to issuance of building permits.
5. All conditions of this Conditional Use Permit are continuing conditions. Failure of the applicant and/or operator to comply with any or all of said conditions at any time may result in the revocation of the permit granted to use the property.
6. The applicantlowner shall always maintain in good condition all permanent plantings as identified on the approved landscape plan, as well as all exterior finishes, and architectural and site design elements.
7. All new utility lines shall be placed underground. Existing overhead distribution lines shall be placed underground when four (4) or more utility poles on the same street are located on or adjacent to the project site.
S. Mail delivery shall be by neighborhood boxes or other delivery as approved by the U.S. Postal Service.
9. All signs proposed by this project may only be lit by steady, stationary, shielded light directed at the sign, by light inside the sign, by direct stationary neon lighting or by an alternating lighting system that changes no more than once per hour. The glare from the luminous source shall not exceed one-half (0.5) foot candle. 10, Parking and on -site circulation requirements shall be maintained at all times.
A. Any occupancies which require additional parking that has not been provided for through this Conditional Use Permit, such as restaurants or places where food or refreshments are dispensed which have seating, shall not be approved until an application for revision is submitted for review and approval showing the additional parking.
603
Applicant Name: Hal Hays Construction Inc.
Case No. 21-013/GPAICUPA/AR
Conditions of Approval; 6-26-2023
9 B, All markings to include parking spaces, directional designations, "No Parking" designations, and "Fire Lane" designations shall be clearly defined and said markings shall be maintained in good condition at all times.
B. Parking and site circulation surfaces (City Road Specification #39) shall be maintained in good condition at all times.
11. Noise levels shall not exceed City Standards as required by Development Code Section 87.0905(b).
12. All refuse generated at the premises shall at all times be stored in approved containers and shall be placed in a manner so that visual and public health nuisances are minimized.
13, All refuse containing garbage shall be removed from the premises at least two times per week in conformance with Municipal Code Section 8.24.030(B).
14. The applicant shall maintain best management practices in keeping all automotive repair parts, physical and pneumatic toots, oils, paints and solvents within proper storage as approved by the Fire Department and inside the building assigned to conduct repair to trucks and vehicles.
15. The applicant shall implement the approved "Solid Waste Recycling Plan" for any new commercial uses located on the property. The developer and all occupants of the property shall make a good faith effort to fully comply with each component of the approved Plan. Any proposed revision to this Plan shall be subject to the review and approval of Yucaipa Disposal, Inc. (909) 797-9125.
16. Developers of commercial/industrial/institutional projects shall attempt to ensure that at feast 20% of the total cost of the project shall be spent with Yucaipa businesses and/or the hiring of Yucaipa residents.
17, The project site shall remain in full compliance with all City Sign Regulations at all times.
18. The applicant/property owner shall be required to apply an anti -graffiti coating, and/or provide a landscape design of a type and nature that is acceptable to the City Planner, to each of the publicly viewable surfaces deemed by the City Planner to be likely to attract graffiti (i.e., existing split -face pilasters fronting Dunlap Blvd.).
19. New projects with a landscape area of 500 square feet or more shall comply with Sections 492.6(a)(3)(b) (c), (d) and (g) of the MWELO including the use of renewable organic waste products such as compost and mulch where applicable.
20. Projects rehabilitating an existing landscape area of 2,500 square feet or more shall comply with Sections 492.6(a)(3)(b) (c), (d) and (g) of the MWELO including the use of renewable organic waste products such as compost and mulch where applicable.
=
Applicant Name: Hal Hays Construction Inc.
Case No. 21-013/GPA/CUPNAR
Conditions of Approval; 6-26-2023
4 21. Compost and mulch made by the City's franchised hauler, Yucaipa Disposal, Inc. (909) 797-9125, or other designee from recovered organic waste products pursuant to 14 CCR Section 18993.1 shall take precedence over inorganic or virgin forest products when available locally.
22, The Project Applicant shall comply with all Mitigation Measures as identified in the Project -assigned Mitigation Monitoring and Reporting Plan.
ENGINEERING DIVISION 909 797-2489 EXT. 228
23. Submit WQMP Plan for Approval.
24. Then natural drainage courses traversing the site shall not be occupied or obstructed.
25. Applicant shall demonstrate that the site does not create concentrated discharges to adjacent properties and/or public right-of-way in excess of historical flows. If project does create concentrated or sheet flows off -site that are greater than historical, the applicant shall demonstrate that the downstream facilities can accommodate flows; otherwise, applicant shall provide on -site detention for excess flows in accordance with the approved WQMP.
20. Adequate provisions shall be made to intercept and conduct the tributary drainage flows around or through the site in a manner which will not adversely affect adjacent or downstream properties at the time the site is developed.
27. Final improvement plans and profiles shall indicate the location of any existing utility facility which would affect construction. Existing utility poles shall be shown on the improvement plans and relocated as necessary without cost to the City.
28. Continuous water spraying or other approved methods must be used during grading operations to control fugitive dust,
29. Improvement plans for infrastructure adjacent to flood control facilities and storm drain improvement plans for drainage outlets into a San Bernardino County Flood Control District (SBCFCD) facility shall be prepared by a Registered Civil Engineer and submitted to the SBCFCD for review, approval and encroachment permit as required,
FIRE DEPARTMENT (909) 797-2489 EXT. 246
30. This project is protected by the Yucaipa Fire Department / CalFire. Prior to any construction occurring on any parcel, the applicant shall contact the Fire Marshall for verification of current fire protection development requirements. All new construction shall comply with the adopted California Fire Code and all applicable statutes, codes, ordinances, standards and policies of the Yucaipa Fire Department/CalFire.
605
Applicant Name: Hal Hays Construction Inc.
Case No. 21-013/GPA/CUP/VAR
Conditions of Approval; 6-26-2023
5 31. Fire Department access roads and/or public/private streets shall meet the Fire Department minimum width standard of twenty-four (24) feet. Within FRA zone minimum width shall be twenty-six (26) feet. Access roads shall be paved (asphalt/concrete) and in place prior to placement of combustible material on site.
Fire Department minimum paving thickness shall be no less than four (4) inches.
This standard shall not lessen other agency requirements.
32. Fire Department access roads and/or public/private streets and residential driveways shall have a minimum vertical clearance of thirteen (13) feet and six (6) inches.
33. Fire Department access roadways and/or public/private streets and driveways shall not exceed 12% grade (please note: Engineering Division requirements may be more restrictive).
34. Cul-de-sac and dead-end streets shall not exceed 350 feet in FR-1 areas. In all other areas, cul-de-sacs shall not exceed six hundred (600) feet in total length, unless otherwise approved by the Fire Department.
35. Required fire flow for this project, as determined by California Fire Code Appendix 'B', is as follows: GPM = 1,500 at 20 psi residual; for 2 hour duration A reduction in the required fire flow rate may be allowed per the exceptions specified in the California Fire Code. System shall be looped with minimum eight (8) inch mains; six (6) inch laterals; six (6) inch risers; six (6) inch diameter hydrants with one 2 1/2" outlet and one 4" outlet.
36. Approved fire hydrants capable of supplying required fire flow shall be provided to all premises upon which facilities, buildings or portions of buildings are constructed or moved within the jurisdiction. When any portion of the facility or building protected is in excess of 400 feet from a fire hydrant on a public street, as measured by an approved route around the exterior of the facility or building, additional fire hydrants meeting the required fire flow shall be provided.
37. Fire hydrants shall be installed at locations to be determined by the California Fire Code (2022) Appendix "C". Required fire flow to be determined by the California Fire Code (2022) Appendix °B". Minimum fire flow shall not be less than 1500 gpm.
38. Where an automatic extinguishing system or standpipe system is in place, system shall be serviced and maintained in operating condition according to NFPA and California State Fire Marshall requirements.
THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF A GRADING PERMIT:
PLANNING DIVISION 909 797-2489 EXT. 224
•1•
Applicant Name; Hal Hays Construction Inc.
Case No. 21-013/GPA/CUPNAR
Conditions of Approval; 6-26 2023
0 39. No archaeological work is required; however, if prehistoric or historic artifacts over 50 years of age are encountered during land modification, then activities in the immediate area of the finds shall be halted and an on -site inspection performed by a qualified archaeologist, to assess the find, determine its significance, and make recommendations for appropriate mitigation measures, For more information, contact the County Museum at 909-307-26% If human remains are encountered on the property, then the San Bernardino County Coroner's Office MUST be contacted within 24 hours of the find, and all work halted until a clearance is given by that office and any other involved agencies, Contact the County Coroner at 175 South Lena Road, San Bernardino, CA 92415-0037 or (909) 387-2543.
40. The project shall implement the mitigation measures listed in the adopted Mitigation Monitoring and Reporting Program.
ENGINEERING DIVISION 909 797-2489 EXT. 228
41. Applicant shall submit a Notice of Intent and comply with the requirements of the General Construction Activity Storm Water Permit from the State Water Resources Control Board if the project site is greater than 1 acre or greater. In addition, the Storm Water Pollution Prevention Plan (SWPPP) is required to be submitted the City Engineer for review and approval.
42. Prior to alteration of any wetlands habitats, the required permits or authorized clearance shall be obtained from the Department of Fish and Game in accordance with the Section 1600 et. seq. of the State Fish and Game Code, from the United States Army Corps of Engineers in accordance with Section 404 of the Clean Water Act, and from the California Regional Water Quality Control Board Santa Ana Region in accordance with Section 401of the Clean Water Act,
43. Groundwater pollution from urban runoff water generated by the project shall be mitigated using various structural and non-structural best management practices (BMPs), per the requirements of the California Regional Water Quality Control Board, Santa Ana Region and/or as indicated in the "New Development/Redevelopment Guidelines." All provisions of the Water Quality Management Plan (WQMP) consistent with the 2010 MS4 permit and most recent regulatory mandates shall be met.
44. The applicant shall provide documentation indicating that the WQMP, grading plan, erosion control plan and landscape plan are consistent with each other. The documentation shall indicate that each document has been reviewed by the applicant for consistency.
45. The applicant's plans indicate approximately 48% of the site to be improved with impervious surfaces. Design features shall be included to direct storm water run- off flows into landscaped pervious areas before any run-off flows into public rights - of -way.
607
Applicant Name: Hal Hays Construction Inc.
Case No, 21-013/GPA/CUP/VAR
Conditions of Approval; 6-26-2023
7 46. Permanent drainage improvements are required, per the appropriate Master Plan of Drainage, to intercept and conduct the regional and/or local flows through or around the site in an approved manner.
47. The proposed storm drain facilities will intercept and provide for collection of runoff generated on -site (and off -site flows that drain onsite). All facilities will be designed in accordance with current City and County policy and requirements including applicable Development Code Sections (pertaining to Flood Plain Safety Overlay Districts). Final facility design and location must be approved prior to issuance of grading permits. All on site storm drain facilities will be designed to convey flows which could be expected from a storm with a 10-year recurrence interval with additional design factors of safety and freeboard to provide a 100-year level of flood protection to inhabited structures. During storms of intensity greater than the 10-year storm, additional flood protection is provided by utilizing the local storm drain system and conveying additional runoff onto streets. Storm drain facilities which intercept canyon flows upstream of development area will be designed to convey the 100-year rather than 10-year design flow. For the sizing of roadway storm drains and locations of catch basins in streets the storm drain system shall be designed to:
A. Collect a 25-year storm recurrence interval within the street section (top of curb to top of curb).
B. Collect and contain the 100-year interval within the roadway right-of-way.
48. In addition to the drainage, traffic related, or other requirements stated herein, other "on -site" improvements may be required which cannot be determined from tentative plans at this time and would have to be reviewed after more complete improvement plans and profiles have been submitted to the City Engineer.
49. A thorough evaluation of the structural road section, to include parkway improvements, from a qualified materials engineer, shall be submitted to the Engineering Division.
50. Existing City roads which will require reconstruction shall remain open for traffic at all times, with adequate detours, during actual construction. A cash deposit may be required to cover the cost of grading and paving. Upon completion of the grading and paving to the satisfaction of the Engineering Division, the cash deposit will be refunded.
51, Prior to signing of the improvement plans, any proposed grading within the road right-of-way shall be done under the direction of a Soils Testing Engineer, hired by the applicant. Compaction tests of embankment construction, trench backfill, and all subgrades shall be performed at no cost to the City. Prior to placement of any base materials, and/or paving, a written report shall be submitted by the applicant's engineer to the City Engineer for review and approval.
o.
Applicant Name: Hal Hays Construction Inc. 8
Case No. 21-0131GPAICUPNAR
Conditions of Approval; 6-26-2023
52. A topographic map shall be provided to facilitate the design and review of necessary drainage facilities at the time the site is developed.
53. Additional three (3) foot dedication is required to provide for a thirty-three (33) foot half -width right-of-way. A copy of the Grant Deed for all properties affected by this requirement must be submitted to the City Engineer prior to document preparation.
54. Future building pads shall be elevated adequately, a minimum of 1 foot above established Flood Impact Area to reduce damage from flooding. In addition, construction is not permitted in FEMA designated Floodway Areas.
55. Dunlap Blvd shall be designed as a water -carrying street and its water carrying capacity shall be maintained.
BUILDING AND SAFETY DIVISION (909) 7 7-2489 EXT. 263
56. This project will require one or more building permits. Permits will require a complete permit application and complete building plans to be submitted for approval prior to commencement of work.
57. The site shall be developed in compliance with all current model codes. All plans shall be designed in compliance with the latest editions of the California Building Codes, California Energy Codes, California Accessibility Codes, and Yucaipa Municipal Codes as adopted by the City of Yucaipa.
5& Site development shall be designed to provide access to all public entrances and exterior ground floor exits and access to normal paths of travel, and where necessary to provide access. Paths of travel shall incorporate (but not limited to) exterior stairs, landings, walks and sidewalks, pedestrian ramps, curb ramps, warning curbs, detectable warnings, signage, gates, lifts, and walking surface material. The accessible route(s) of travel shall be the most practical direct route between accessible building entrances, site facilities, accessible parking, public sidewalks, and the accessible entrance(s) to the site. California Building Code (CBC) 11A and 11 B.
a. City of Yucaipa enforces the State of California provisions of the California Building Code disabled access requirements. The Federal ADA standards differ in some cases from the California State requirements. It is the building owner's responsibility to be aware of those differences and comply accordingly.
b. Disabled access parking shall be located on the shortest accessible route.
Relocate parking spaces accordingly.
59. Structures on the site shall be accessible per California Building Code (CBC) 11 B. •1•
Applicant Name: Hal Hays Construction Inc. 9
Case No. 21-0131GPAICUPNAR
Conditions of Approval; 6-26-2023
60. Separate submittals and permits are required for all accessory structures such as but not limited to, trash enclosures, patios, block walls and storage buildings.
61. Pursuant to California Business and Professions Code Section 6737, this project is required to be designed by a California licensed architect or engineer.
62. The perimeter of the jobsite shall have a properly installed, 6' high, construction fence with privacy cloth attached. The fencing and cloth shall be maintained and kept in good condition until such a time that the project has been completed, or a permanent perimeter wall is in place. All construction entranceslexits shall be approved in advance by city personnel.
63. Three (3) copies of the grading plan shall be submitted to the Building and Safety Division for review and approval. A copy of the grading plan shall be submitted to the Planning Division when graded slopes exceed five (5) feet in height. All on - site cut and fill slopes shall:
A. Be a part of the downhill lot when between individual lots, or as approved by the City Planner and City Engineer,
B. Incorporate recommendations of the approved geology and soils reports.
C. Be contour graded to blend with existing natural contours.
D. Be limited to a maximum slope ratio of two -to -one (2:1) and a maximum vertical height of thirty (30) feet. Setbacks from the top and bottoms of slopes shall be a minimum of one-half (112) the slope height or per CBC.
E. Preclude damage to the site and downstream properties during heavy storm run-off, especially during the construction stage by including a stringent slope, erosion, and sediment control program on the proposed grading plan.
Any such damage allowed to occur will be the responsibility of the applicant.
F. Provide letters of consent from adjacent property owners for proposed offsite grading.
THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF A BUILDING PERMIT:
PLANNING DIVISION (909) 797-2489 EXT. 224
64. The Project Applicant shall comply with all Mitigation Measures as identified in the Project -assigned Mitigation Monitoring and Reporting Plan (MMRP).
65. An application along with the required fee shall be filed by the applicant with the Planning Division for a mitigation monitoring program.
610
Applicant Name: Hal Hays Construction Inc.
Case No. 21-613/GPA/CUPA/AR
Conditions of Approval; 6-26-2023
19 66. The enrollment of the Yucaipa Joint Unified School District is severely impacted by new development. To mitigate the impact of this project, developer shall pay such taxes as are required by the Yucaipa Joint Unified School District Community Facilities District No. 1, and any other fees assessed by Government Code Section 53086, and 65995-65997.
67. The City of Yucaipa has implemented development impact fees for various infrastructure and capital facilities needs generated by new development. These fees will provide for various capital facilities including, but not limited to, roads, parks, flood control and drainage, public facilities, and fire fighting facilities, This project shall be subject to all such development impact fees which are in effect at the time building permits are issued.
68. Provide detailed building elevations including materials, finishes, colors, and signage for all buildings for Planning Division review and approval prior to issuance of building permits. Building elevations shall be consistent with those approved by the Planning Commission.
69. Submit to the City's Landscape Architect a full set of detailed landscape and irrigation plans for Phases 2 and 3 of project development for review and approval.
70. The applicantlowner shall process a Condition Compliance Review through the City for verification of conditions prior to the issuance of building permits.
71. The applicant shall submit a "Solid Waste Recycling Plan" for review and approval.
This Plan shall address two (2) principal recycling programs: 1) the recycling of construction waste/debris during the development phases of the project, and 2) the recycling of the solid waste that is generated daily by each proposed use during the operational phase of the project. The construction waste component shall include: complete information on the individual or firm that will be responsible for implementing the recycling plan; complete information on all proposed recycling facilities that will receive waste products; and estimates of the volume or weight of each type of material that will be recycled. The operational waste component shall include: complete information on the location, access, sizes, and numbers of solid waste and recycling bins needed to serve each proposed use that is located within the project. For information on the types of waste disposal services that are available, you may contact Yucaipa Disposal, Inc. at (909) 797-9125 for assistance.
72. The applicant shall submit plans showing the location of motion detecting security cameras for all phases of development.
73. The applicant/property owner shall grant to the City, in writing, the irrevocable right of entry over, and access to, such property, upon twenty-four (24) hours' posted notice, by authorized City employees or agents, for the purpose of removing or painting over graffiti on any designated graffiti attracting surfaces. 611
Applicant Name: Hal Hays Construction Inc. 11
Case No. 21-013/GPA/CUPNAR
Conditions of Approval; 6-26-2023
74. Water service shall be by Western Heights Water Company. Submit evidence of service to Building and Safety at time of Condition Compliance review.
75. Sewage disposal shall be by Yucaipa Valley Water District. Submit evidence of service to Building and Safety at time of Condition Compliance review.
76. Proof of fee payment of Fish and Game fees and/or County Administrative handling fees pursuant to California State Assembly Bill 3158 shall be submitted.
ENGINEERING DIVISION (909) 797-2489 EXT. 228
77. Submit engineered road improvement plans to the City Engineer. 78, The WQMP shall be approved and the developer shall provide a financial mechanism for the maintenance of the detention basins which shall be set in place and approved by the City Engineer. The WQMP maintenance agreement shall be executed and recorded by the applicant.
BUILDING AND SAFETY DIVISION,(909) 797-2489 EXT. 263
79. This project will require one or more building permits. Permits will require a complete permit application and complete building plans to be submitted for approval prior to commencement of work.
80. The site shall be developed in compliance with all current model codes. All plans shall be designed in compliance with the latest editions of the California Building Codes, California Energy Codes, California Accessibility Codes, and Yucaipa Municipal Codes as adopted by the City of Yucaipa.
81. Site development shall be designed to provide access to all public entrances and exterior ground floor exits and access to normal paths of travel, and where necessary to provide access. Paths of travel shall incorporate (but not limited to) exterior stairs, landings, walks and sidewalks, pedestrian ramps, curb ramps, warning curbs, detectable warnings, signage, gates, lifts, and walking surface material. The accessible route(s) of travel shall be the most practical direct route between accessible building entrances, site facilities, accessible parking, public sidewalks, and the accessible entrance(s) to the site. California Building Code (CBC) 11A and 11 B.
C. City of Yucaipa enforces the State of California provisions of the California Building Code disabled access requirements, The Federal ADA standards differ in some cases from the California State requirements. It is the building owner's responsibility to be aware of those differences and comply accordingly.
612
Applicant Name: Hal Hays Construction Inc.
Case No. 21-013/GPA/CUPNAR
Conditions of Approval; 6-26-2023
12 d. Disabled access parking shall be located on the shortest accessible route.
Relocate parking spaces accordingly.
82. Structures on the site shall be accessible per California Building Code (CBC) 11 B.
83. Separate submittals and permits are required for all accessory structures such as but not limited to, trash enclosures, patios, block walls and storage buildings.
84. Pursuant to California Business and Professions Code Section 6737, this project is required to be designed by a California licensed architect or engineer.
85. The perimeter of the jobsite shall have a properly installed, 6' high, construction fence with privacy cloth attached. The fencing and cloth shall be maintained and kept in good condition until such a time that the project has been completed, or a permanent perimeter wall is in place. All construction entrances/exits shall be approved in advance by city personnel.
86. Three copies of a Landscape Documentation Package shall be submitted for Building & Safety Division review and approval. Said Landscape Documentation Package shall be consistent with the requirements of Chapter 4, of Division 10, of the Development Code and include all of the following elements:
A. Project Information
(1) Date
(2) Project Applicant
(3) Project Address (if available, parcel and/or lot number(s)) (4) Total Landscape Area (square feet)
(5) Project Type (e.g., new, rehabilitated, public, private, cemetery, homeowner -installed)
(6) Water Supply Type (e.g., potable, recycled, well) and identify the local retail water purveyor if the applicant is not served by a private well
(7) Checklist of All Documents in Landscape Documentation Package (8) Project Contacts (to include contact information for the project applicant and property owner)
613
Applicant Name: Hal Hays Construction Inc.
Case No. 21-013/GPAICUPNAR
Conditions of Approval; 6-26-2023
13 (9) Applicant Signature and Date (with statement, "I agree to comply with the requirements of the water efficient landscape ordinance and submit a complete Landscape Documentation Package"),
(B) Water Efficient Landscape Worksheet
(1) Hydrozone Information Table
(2) Water Budget Calculations
(1) Maximum Applied Water Allowance (MAWA)
(II) Estimated Total Water Use (ETWU)
(C) Soil Management Report
(D) Landscape Design Plan
(E) Irrigation Design Plan
(F) Grading Design Plan
(G) Certification of Substantial Completion (to be submitted after installation of the project).
A copy of the approved Landscape Documentation Package shall be provided to the property owner or site manager along with the record drawings and any other information normally forwarded to the property owner or site manager. A copy of the Water Conservation Concept Statement and the Certificate of Substantial Completion shall be sent by the project manager to the local retail water purveyor.
87. Three (3) copies of a landscape and irrigation plan prepared by a Registered Landscape Architect for the planting (drought tolerant landscaping shall be utilized to minimize water consumption) and permanent irrigation system for the development, including setback areas and parkways, shall be submitted to the Building & Safety Division for review and approval. Said plans must be consistent with the City of Yucaipa Landscape Design and Installation Guidelines and include the following details.
A. Voltage boxes, mailboxes, trash enclosures, maintenance structures, backflow devices, automatic controls, air conditioning/heating units, etc., to be shown on the plan and screened with landscaping and/or decorative fencing/trim.
B. A permanent automatically -controlled irrigation system. 614
Applicant Name: Hal Hays Construction Inc.
Case No. 21-0131GPAICUPNAR
Conditions of Approval; 6-26-2023
14 C. Landscaping shall consist of drought tolerant vegetation appropriate to the local climate. Trees, shrubs and ground covers in the following quantities shall be required as follows:
1. Compost
Compost at a rate of a minimum of 4 cubic yards per 1,000 square feet of permeable area shall be incorporated to a depth of six (6) inches into the soil. Soils with greater than six percent (6%) organic matter in the top six (6) inches of soil are exempt from adding Compost and tilling.
2. Tree planting (15 gallon size):
a. 1 for each 600 sq. ft. of total landscaped
area (one required, minimum);
b. 80% of total trees required to be 15 gallon;
e. 1 for every 12 parking stalls;
3. 24 to 96 inch box trees:
a. 20% of total trees required (one required, minimum).
4. Tree Spacing/location:
a. small trees: 20 feet O.C. max.;
b. large trees: 30 feet O.C. max.;
C. street trees: 15 gal. min.130 feet O.C. max.;
d. min. 6 feet from curbs, paving and sidewalks;
trees in parkway between sidewalk and curb
shall be provided with a linear root barrier.
5. 6 gallon shrubs:
a. 60% of total shrubs required to be 5 gallon;
b. 10 for each 300 sq. ft. of landscaped area.
6. 1 gallon shrubs:
a. 40% of total shrubs required.
7. Ground Cover:
a. Drought tolerant adapted when mature, or native;
615
Applicant Name: Hal Hays Construction Inc.
Case No. 21-013/GPA/CUPNAR
Conditions of Approval; 6-26-2023
OR
b. Maximum spacing: 12 inches O.C., or as suitable for planting material;
C. Hydroseeding (establish recommended mixture), specify weight or volume per unit area.
7. Mulch:
a. Apply a minimum three- (3-) inch layer of mulch on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. To provide habitat for beneficial insects and other wildlife, leave up to five percent (5%) of the landscape area without mulch. Designated insect habitat must be included in the landscape design plan as such
D. Parking/vehicular circulation areas screened with landscaped berms adjacent to streets.
E. Landscape detail of trash enclosures, to be located within 200 ft. of building pad.
F. All walls and fences shall be shown, at the top of slope (if applicable), with the style, design, materials, and colors indicated.
G. Design features to direct storm water run-off into landscaped pervious areas to achieve percolation into the ground before run-off flows reach the public right-of-way of Dunlap Boulevard.
H. Detector -check valve assembly screening and camouflage, which shall include landscaped berms and/or depressions, shrub screening, and the painting of the equipment to match the landscaping. The height of the equipment shall not exceed the minimum ground clearance established by the applicable code. It is not permitted to be located within the front yard building setback area, unless otherwise approved by City Inspector.
88. New projects with a landscape area of 500 square feet or more shall comply with Sections 492.6(a)(3)(b) (c), (d) and (g) of the MWELO including the use of renewable organic waste products such as compost and mulch where applicable.
89. Projects rehabilitating an existing landscape area of 2,500 square feet or more shall comply with Sections 492.6(a)(3)(b) (c), (d) and (g) of the MWELO including the use of renewable organic waste products such as compost and mulch where applicable
90. Compost and mulch made by the City's franchised hauler, Yucaipa Disposal, Inc. (909) 797-9125, or other designee from recovered organic waste products 616
Applicant Name: Hal Hays Construction Inc.
Case No. 21-013/GPA/CUPNAR
Conditions of Approval; 6-26-2023
16 pursuant to 14 CCR Section 18993.1 shall take precedence over inorganic or virgin forest products when available locally.
FIRE DEPARTMENT (909) 797-2489 EXT. 246
91. Three sets of water delivery system plans, designed to meet the required fire flow for this project and/or development shall be submitted to the Fire Department for approval.
92. Applicant -developer shall provide the Fire Department with a letter from the water company serving the project -development, verifying that financial arrangements have been made and bonds posted for the required Fire Department approved water improvements.
93. A fuel break of one hundred (100) feet (brush and weed clearance) is required prior to construction. The clearance shall be maintained on a year-round basis.
94. Fire hydrants shall be installed and operational as per approved water system delivery plans prior to any framing, construction, or delivery of combustible materials to project site.
SUBJECT PROPERTY SHALL NOT BE OCCUPIED AND/OR USED FOR
PURPOSES APPLIED FOR UNTIL THE FOLLOWING CONDITIONS
HAVE BEEN MET:
PLANNING DIVISION (909) 797-2489 EXT. 224
95. Parking and on -site circulation requirements shall be provided for as identified on the approved site plan.
96. All access drives shall be a minimum of 24 feet wide to facilitate two-way traffic.
97. All access drives and parking areas shall be surfaced with a minimum of 2 inches of asphalt concrete surfacing, City Road Specification No. 39, which shall be appropriately striped to accommodate safe vehicular circulation.
98. Any lights used to illuminate the site shall be hooded and designed so as to reflect away from adjoining properties and public thoroughfares,
99. All landscaping areas (trees, shrubs and ground cover) identified on the approved Site Plan for Phase 2 development shall be installed and completed with a fully functioning irrigation system. Provide the City with a Certificate of Substantial Completion from the certified professional that prepared the approved landscape and irrigation plans.
100. All landscaping areas (ground cover) identified on the approved Site Plan for Phase 3 development shall be installed and completed with a fully a functioning irrigation system. Provide the City with a Certificate of Substantial Completion from 617
Applicant Name: Hal Hays Construction Inc.
Case No. 21-0131GPA/CUP/1/AR
Conditions of Approval,, 6-26-2023
17 the certified professional that prepared the approved landscape and irrigation plans.
101, All roof top mechanical equipment is to be screened from ground vistas. 102. Developers of commercial/industrial/institutional projects shall submit a report detailing the percentage of project costs spent in the City of Yucaipa. At a minimum, this report shall contain a list of local businesses/individuals that have been solicited for bids and/or received contracts for materials or services. 103. Developers of commercial, industrial, or institutional projects shall submit all applicable documentation that is required to verify the volume of weight of each type of construction waste or debris that has been recycled or otherwise disposed of in a lawful manner.
104. Developers shall ensure that they recycle and/or salvage for reuse a minimum of 65 percent of the nonhazardous construction and demolition waste. 105. Developers of residential development projects greater than a single dwelling unit, commercial properties and multi -family dwellings shall submit a report, including invoices or proof of recovered organic waste product procurement (either through purchase or acquisition) pursuant to 14 CCR Section 18993.1, and submit records to the City's designee. Records shall include the source of product, including name, physical location, and contact information for each entity, operation, or facility from whom the recovered organic waste products were procured, type of product, quantity of product in tons or yards, invoice or other record demonstrating procurement,
106. Motion detector security cameras shall be installed and fully operational prior to completion of all phases of development.
107. The Project Applicant shall comply with all Mitigation Measures as identified in the Project -assigned Mitigation Monitoring and Reporting Plan (MMRP).
BUILDING AND SAFETY DIVISION (909) 797-2489 EXT. 263
108. The building(s) shall meet all handicapped requirements. 109. The building(s) shall comply with all structural and non-structural provisions of the California Building Code.
110. The building(s) shall meet all exiting requirements of Chapters 10 and 11 of the California Building Code.
111. Any change of occupancy will require submission of plans for approval to Building and Safety. It is the applicant's responsibility to contact the local Building and
Applicant Name: Hal Hays Construction Inc.
Case No. 21-013/GPA/CUP/VAR
Conditions of Approval; 6-26-2023
W.
Safety Division for a pre -construction inspection prior to occupancy of the building(s).
112. The building(s) or structure(s) shall meet all applicable requirements of the adopted model codes and amendments.
ENGINEERING DIVISION (909) 797-2489 EXT. 22
113. Construct driveway approach/entrance. Commercial driveways require radius type approaches.
114. Developer shall be required to place construction traffic control in public right-of- way during the construction of off -site improvements. Traffic control devices shall be maintained 24 hours a day 7 days a week as directed by the City Engineer, 115. The Applicant shall provide written documentation that the WQMP is consistent with the BPMs shown on the as -built grading plans and landscape plans. In case of inconsistency, the Applicant shall revise the WQMP to match the as -built plans.
FIRE DEPARTMENT 909 797-2489 EXT. 246
116. Fire Department access roadways and/or public/private streets exceeding one hundred fifty (150) feet in length shall have a Fire Department approved turn- around at the terminus (cul-de-sac). Minimum radius shall be not less than 40 feet. 117, Driveways exceeding 150 feet shall have a Fire Department approved turn -around at the terminus (hammer -head tee).
118. Fire Department access roadways and/or public/private streets and driveways shall extend to within one hundred fifty (150) feet of and shall give reasonable access to all portions of the exterior walls of the first story of any building or facility.
An access road, approved by the Fire Department, shall be provided to within fifty (50) feet of all structures when the natural grade between access road and structure is in excess of 30%. Where an approved access road cannot be provided, a fire protection system shall be required and approved by the Fire Department.
119. Manual operated gates across Fire Department access roadways, public and/or private streets and driveways, shall be equipped with approved emergency key - operated ("Knox" type) locks. For automatic gates, a "Knox" keyed emergency access switch shall be installed at location determined by Fire Department, and shall over -ride all command functions and open gate automatically upon activation.
All automatic gates shall have a manual over --ride for use during loss of electric power. "Knox box" request forms are available from the Fire Department. 619
Applicant Name. Hal Hays Construction Inc.
Case No. 21-0131GPAICUPNAR
Conditions of Approval; 6-26-2023
19 120_ Address numbers shall be placed on all new and existing commercial and multi- family residential structures in such a manner as to be plainly visible and legible from the access roadway or street. Structures shall have numbers of 8" height, 3/8" stroke on contrasting background. Address numbers shall be illuminated so as to be visible and legible from access roadway or street. Industrial occupancies shall have address numbers of 12" height, 1/" stroke and shall be illuminated so as to be visible and legible from access roadway or street. Where structure setback exceeds one hundred (100) feet from the access roadway or street, additional non - illuminated numbers are 6" in height, 318" stroke, on contrasting background shall be displayed at property access entrance.
121. "No Parking - Fire Lane" signs shall be posted at locations designated by Fire Marshall. Fire lane curbs shall be painted red with white letters stating "No Parking — Fire Lane".
122. On site fire hydrants capable of supplying required fire flow shall be installed at locations identified by the Fire Marshall. System shall be looped with minimum eight (8) inch mains; six (6) inch laterals; six (6) inch risers; six (6) inch diameter hydrants with one 2 Ufa" outlet and one 4" outlet.
123. Approved fire hydrant pavement markers shall be installed. 124. Dependent on information provided, an automatic fire sprinklers may be required to be installed according to NFPA 13 and Fire Department requirements. Submit three (3) sets of shop plans with material cut sheets and hydraulic calculations, indicating the type of occupancy, type of materials to be stored (if any), for Fire Department review and approval prior to any installation. Submit copy of California C-16 license.
125. Automatic fire sprinkler control devices (P.I,V. & O.S.&Y.) shall be visible from Fire Department access roadway, and identify system being controlled and address of structure. Fire Department Connection (FDC) shall be located no closer than fifty (50) feet and not to exceed one hundred fifty (150) feet from structure. Required fire hydrant shall have a maximum distance from FDC of thirty (30) feet. FDC shall identify address and system of structure being protected. 126. A minimum of one 2A-10BC fire extinguisher shall be installed for each 3,000 sq. ft. of floor area. Travel distance to any one fire extinguisher shall not exceed 75 feet. Additional fire extinguishers, size and class to be determined by Fire Department, may be required. Fire extinguishers shall be serviced annually and shall have a current sfm service tag attached.
127. An automatic fire detection and alarm system meeting the requirements of UFC Article 10, CBC and NFPA 72 shall be installed. Three (3) sets of shop plans with material cut sheets and calculations shall be submitted to the Fire Department for review and approval prior to installation.
620
Applicant Name: Hal Hays Construction Inc.
Case No. 21-013/GPA/C U P/VAR
Conditions of Approval; 6-26-2023
128. The main electrical panel and all sub -panels shall be labeled on inside cover for all circuits.
129. Water heater (fuel fired) shall be properly vented to exterior of structure. Water heater shall be seismic strapped to wall and be located 18" above a garage floor. 130. Commercial and industrial structures/occupancies and gated complexes shall have a "knox box" system installed on the exterior of the buildings or complex.
Location of device to be determined by the Fire Department. The box shall contain keys necessary to gain access and may contain pre -plans and msds information as required by the Fire Department,
131. Commercial exit requirements:
A. Required exit doors shall be maintained in an operable condition at all times.
B. Required exit doors shall swing outward and away in the direction of exit travel.
C. Obstructions shall not be placed in the required width of an exit. Exits shall not be blocked or locked shut or obstructed in any manner during business hours.
D. Exit paths shall be illuminated when structure is occupied.
E. Exit path illumination shall be supplied from two (2) sources of power when occupant load is one hundred (100) persons or more.
F. When exit way/exit pathway and/or exit doorway is not easily identified, additional exit signs shall be installed.
G. Exit signs shall be internally or externally illuminated by two lamps or shall be of the self -luminous type.
132. All flammable and combustible liquid storage and dispensing shall be in accordance with applicable sections of the CFC Article 79 and City codes and ordinances. Plan review and annual permit to operate from the Fire Department is required. Nate: Vehicles are not allowed to be used as storage for fuel per CFC and CBC. A plan for tank storage must be submitted and a permit pulled for any fuel storage.
END OF CONDITIONS
621
ATTACHMENT 7
622
Agenda Item No.
City of Yucaipa
PLANNING COMMISSION MINUTES
Regular Meeting of June 7, 2023
A Regular meeting of the Planning Commission of the City of Yucaipa, California was called to order in the Council Chambers, 34272 Yucaipa Boulevard, Yucaipa, on June 7, 2023, at 6:30 PM, PRESENT: I.R. Allgower, Chair
Richard Beck, Commissioner
Donna Snodgrass, Commissioner
Lyle Vick, Commissioner
ABSENT: Tony Hicks, Vice Chair
Stacey Chester, Commissioner
David Higginson, Commissioner
CITY STAFF: Benjamin Matlock, Planning Manager/City Planner Katrina Kunkle, Assistant City Engineer
Michael Reiter, Assistant City Attorney
Madeline Jordan, Associate PIanner
Christian Farmer, Assistant Planner
Maria Koolhoven, Planning Commission Assistant
CONVENE PLANNING COMMISSION
The meeting was called to order at 6:33 p.m., with the Pledge of Allegiance led by Commissioner Lyle Vick.
ROLL CALL
PUBLIC COMMENT: No public comments on items not on the agenda.
CONSENT AGENDA
The following Consent Agenda items are expected to be routine and non -controversial. The Planning Commission will act upon them, at one time, without discussion. Any Councilmember or staff member may request removal of an item from the Consent Agenda for discussion.
The title is deemed to be read, and further reading waived on any ordinance listed on the Consent Agenda for second reading and adoption.
Planning Commission Minutes 623 Page 1
6-7-23
1. SUBJECT: Approve Item No. 1, Planning Commission Minutes of May 3, 2023.
ACTION: MOTION BY Commissioner Snodgrass, SECOND BY Commissioner Vick, CARRIED, 4-0-3-0, TO APPROVE CONSENT AGENDA ITEM NO. 1.
NEW BUSINESS:
2. SUBJECT: FX Signs Inc. (Case No. 23-061/LUCR/SIGN): A Land Use Compliance Review for an architectural review of a proposed 4-foot tall and 24.91 square foot illuminated monument sign to advertise a new car wash facility previously approved as Case No. 17-103/CUPIARC at 34142 County Line Rd; APN: 0318-235-40, -41.
RECOMMENDATION:
That the planning Commission review, and if appropriate:
A) Approve Land Use Compliance Review No. 23-061, subject to the Conditions of Approval as contained in this Agenda Report; and
B) Find that the Project is exempt from CEQA pursuant to Section 15311 of the State CEQA Guidelines.
DISCUSSION:
Associate Planner Madeline Jordan provided a brief presentation.
ACTION: MOTION BY Commissioner Vick, SECOND BY Commissioner Beck, CARRIED, 4-0-3-0, TO APPROVE CONSENT AGENDA ITEM NO. 2.
PUBLIC HEARINGS: The order of Business for the Public Hearing Shall Be:
A. Disclosure of Ex Parte Disclosure
B. Staff Presentation
C. Applicant/Representative Presentation
D. Public Comments
E. Applicant Rebuttal (if necessary)
F. Public Hearing Closed
G. Commission Discussion
Planning Commission Minutes 624 Page 2
6-7'-23
3. SUBJECT: Hal Hays Construction (Case No. 21-013/GPA/CUPNAR): A Minor General Plan Amendment to change the land use designation of a "landlocked" parcel From the City's RM-10M (Multiple Residential) Land Use District to CS (Service Commercial), two (2) Variance requests for the reduction of the rear yard setback and reduction in minimal required landscaping and a Conditional Use Permit to permit a phased expansion of a 5.19-acre construction storage and mechanized equipment repair yard, which will include additional covered storage areas, an equipment and truck repair building, and a future office/antique truck museum located at 32384 Dunlap Blvd (APN: 0301-164-63), 32370 Dunlap BIvd (APN: 0301-164-65), 32360 Dunlap Blvd (APN: 0301- 164-72), 32342 Dunlap Blvd (APN: 0301-164-57) and 32354 Dunlap Blvd (APN: 0301-164-36).
That the Planning Commission conduct a public hearing, and recommend that the City Council:
A) Approve the Conditional Use Permit (Case No. 21-013/GPA), two Variance requests subject to the Conditions of Approval as contained in this Agenda Report; and B) Adopt Resolution No. 2023-18, approving a Minor General Plan Amendment of a landlocked parcel from RM-10M (Multiple Residential) Land Use District to CS (Service Commercial) designation; and
C) Approve first reading, by the title only, as read by staff, of Ordinance No. 427, amending Ordinance No. 343, amending the Official Land Use Plan and Zoning Ordinance as adopted by the City of 'Yucaipa; and
D) Adopt the Conditional Use Permit Findings as contained in this Agenda Report; and E) Adopt the General Plan Amendment Findings as contained in this Agenda Report; and F) Adopt the Variance Findings as contained in this Agenda Report; and G) Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, finding the mitigation measures and standard measures and procedures will reduce the potential level of environmental impact to less than significant; and, H) Direct staff to file a Notice of Determination.
DISCUSSION:
Planning Manager/City Planner Benjamin Matlock presented the Agenda Report.
The applicant's representative, Jasmin Hancock, noted that she agrees with all the conditions rioted in the presentation and she is also available to answer any questions.
Commissioner Vick requested that the property owner start cleaning up the area and addressing the landscape in the front yard. Ms. Hancock agreed with Commissioner Vick's request, and she additionally noted that it will have nice curb appeal once the updates are done.
Planning Commission Minutes 62$ Page 3
6-7-23
Public Comments; No comments received.
ACTION: MOTION BY Commissioner Beck, SECOND BY Commissioner Vick, CARRIED, 4-0-3-0, TO APPROVE AGENDA ITEM NO.3,
4. SUBJECT: City of Yucaipa (Case No. 2I-113/DCA): Consideration of a Development Code Amendment (Ordinance No. 401), amending Division 7, Chapter 7 of the Development Code to replace regulations requiring the biennial renewal of commercial signage with a one-time sign registration with additional provisions to remove the requirement for a separate entitlement to be processed for freestanding signs which are reviewed concurrently with an application that includes architectural review.
That the Planning Commission conduct a public hearing, and recommend that the City Council:
A) Approve first reading, by title only, as read by staff, of Ordinance No. 401, amending Development Code Section 87.0705 of Chapter 7 of Division 7 of the Development Code to replace regulations requiring the biennial renewal of commercial signs with a one-time sign registration without the need for a Sign Registration Decal and further remove the requirement for a separate entitlement for a freestanding sign that is reviewed concurrently with another project subject to architectural review; and B) Find that the Ordinance is exempt from Environmental Review pursuant to Public Resources Code Section 15061(b)(3), Section 15303 (Consists of Small Structures) and Section 15311(a) (Accessory Structures).
DISCUSSION:
Assistant Planner Christian Farmer presented the Agenda Report.
Commissioner Vick asked if there would be any fiscal impact due to the registration. Planning Manager/City Planner Benjamin Matlock noted that the fee had been previously modified in the city-wide user fee for this process.
Commissioner Snodgrass asked staff what the current fee is at this time. Assistant Planner Christian Farmer noted that the sign registration fee is $129,00, and the Land Use Compliance Review for Signage is $1,529.00.
Public Comments: No comments received.
ACTION: MOTION BY Commissioner Vick, SECOND BY Commissioner Beck, CARRIED, 4-0-3-0, TO APPROVE AGENDA ITEM NO. 4.
Planning Commission Minutes 626 Page 4
6-7-23
5. SUBJECT: Robert and Rand Hawkins (Case No, 22-181/SUP/ARC): A Special Use Permit for the Architectural Review of a 27-foot-tall and 2,510 square foot garage/workshop that has been designed to match the existing home on a single -residential property located at 35886 Oak Glen Road; APN: 0321-071-39.
That the Planning Commission conduct a public hearing, and:
A) Review the architectural design of the proposed oversized structure, and if it is acceptable, approve the design subject to the Conditions of Approval; and B) Adopt the Special Use Permit Findings as contained in the Agenda Report; and C) Adopt a Categorical Exemption pursuant to the California Environmental Quality Act of 1970 and the CE.QA Guidelines, as amended, Section 15303 (Class 3); and, D) Direct staff to file a Notice of Exemption.
DISCUSSION:
Assistant Planner Christian Farmer presented the Agenda Report.
Commissioner Snodgrass noted that it is a beautiful project and Commissioner Vick agreed.
Public Comments: No comments received.
ACTION: MOTION BY Commissioner Snodgrass, SECOND BY Commissioner Vick, CARRIED, 4-0-3-0, TO APPROVE AGENDA ITEM NO. 5.
G. $UBJECT: City of Yucaipa (Case No. 23-022/GPA/CUPNAR): A minor General Plan Amendment to change the land use designation of an approximately 1.5-acre portion of a property from the City's Institutional (IN) Land Use District to the City's General Commercial (CG) Land Use District. The site is currently improved with the City's Business Incubator Office building, located at 34282 Yucaipa Boulevard; Portions of Assessor Parcel Number (APN): 0303-131-05 & 0303-131-63.
That the Planning Commission conduct a public hearing, and recommend that the City Council:
A) Adopt resolution No. 2023-19, approving the minor General Plan Amendment / Land Use District Change to change the Land Use Designation of approximately 1.5 acres (the existing Incubator Center) to have a designation as General Commercial (CG); and Planning Commission Minutes 62% Page 5
6-7-23
B) Approve first reading, by the title only, as read by staff, of Ordinance No. 428, amending Ordinance No. 343, amending the Official Land Use Plan and Zoning Ordinance as adopted by the City of Yucaipa; and
C) Adopt the Findings as contained in this Agenda Report; and D) Find that the Project is exempt from the environmental review requirements of the California Environmental Quality Act ("CEQA") pursuant to Section 15061(b)(3) of Title 14 of the California Code of Regulations (the "CEQA Guidelines"); and, E) Direct staff to file a Notice of Exemption.
DISCUSSION:
Planning Manager / City Planner Benjamin Matlock presented the Agenda Report.
Public Comments: No comments received.
ACTION: MOTION BY Commissioner Deck, SECOND 13Y Commissioner Vick, CARRIED, 4-0-3-0, TO APPROVE AGENDA ITEM NO.6.
7. SUBJECT: La Quinta (Case No. 23-0311MJV): A Major Variance for an increase in the attached building sign requirement to permit two (2) signs which total 360 square feet in lieu of a total of 200 square feet to provide visibility for travelers along the I-10 Freeway and to be in line with the La Quinta corporate design requirements.
That the Planning Commission conduct a public hearing and if appropriate:
A) Approve Major Variance No. 23-031, subject to the Conditions of Approval as contained in this Agenda Report; and
B) Adopt the Major Variance Findings as contained in the Agenda Report; and C) Find that the Project is exempt from CEQA pursuant to Section 15311 & 15305 of the State CEQA Guidelines, and,
D) Direct staff to file a Notice of Exemption.
Planning Commission Minutes 628 Page 6
6-7-23
DISCUSSION:
The Planning Commissioners noted they had no ex parte communications to disclose.
Assistant Planner Christian Farmer presented the Agenda Report.
The applicant's representative, Scott Mann, thanked the Commissioners and he is excited to open the hotel soon. Scott Mann noted that the sizing of the sign is a corporate standard from La Quints Hotels and provides freeway visibility.
Commissioner Vick asked Mr. Mann if he could provide any customer acquisition information based on walk-ins. Mr. Mann noted that he did not have that information, but that the hotel's management company might be able to provide that.
PUBLIC COMMENT: One public speaker slip was received.
1. Kristine Mohler — Fawn Ridge Place - She noted that the sign is beautiful, however a major variance is still a major variance. She stated that the Commission is setting a precedence when major variances are given away, and that there are too many signs on Oak Glen Road at this time.
The Public Hearing was then closed.
Chair J.R. Allgower noted that the City tries to be business friendly, and that signage is important for businesses.
Commissioner Snodgrass asked how long ago the sign had been installed and if the builder knew of the sign parameters. It was determined that the sign was installed about a month and a half ago.
Assistant Planner Christian Farmer stated that sign permits are a separate submittal, and at that point, the applicant was informed that the sign was too large. Planning Manager/City Planner Benjamin Matlock informed the Commissioners that the sign registration is not part of the architectural review package and typically done by separate contractors from the overall project. Mr. Matlock stated that the content of the sign itself is not anything the Planning Commission would have authority over.
ACTION #1: MOTION TO APPROVE BY Commissioner Snodgrass, SECOND BY Chair Allgower, NOT CARRIED, 2-2-3-0, FOR AGENDA ITEM NO. 7.
ACTION #2: MOTION TO CONTINUE THE ITEM TO ANOTHER DATE IN ORDER FOR ADDITIONAL INFORMATION TO BE PROVIDED BY Commissioner Vick, SECOND BY Chair Allgower, CARRIED, 3-1-3-0, TO MOVE AGENDA ITEM NO. 7.
Planning Commission Minutes 629 Page 7
6-7-23
8. SUS.IECT: City of 'Yucaipa (Case No, 23-078/DCA); Consideration of Ordinance No. 426, amending Division 4 of the Yucaipa Development Code to update regulations pertaining to accessory dwelling units to ensure compliance with State law (including AB 2221, AB 345, and SB 897) and the City's updated Housing Element. Among other things, the proposed Ordinance will update the permitting requirements, development standards, and height restrictions for accessory dwelling units with further clarification of previous requirements.
That the Planning Commission conduct a public hearing, and recommend that the City Council:
A) Approve first reading, by title only, as read by staff, of Ordinance No. 426 amending Division 4 of the Yucaipa Development Code to update regulations pertaining to accessory dwelling units to ensure compliance with state law (including AB 2221, AB 345, and SB 897) and the City's Housing Element; and
B) Find that the Ordinance is exempt from Environmental Review pursuant to Public Resources Code Section 21080.17 and CEQA Guidelines Section 15303(e).
DISCUSSION:
Assistant Planner Christian Farmer presented the Agenda Report.
Commissioner Snodgrass noted questions about ADU's allowed on a multi -family property. Planning Manager/City Planner Benjamin Matlock noted that the multi -family standards will likely be a future clean up item in the State Legislature, as there are several unclear elements.
PUBLIC COMMENT: One public speaker slip was received.
1. Hansen Wang — Quartz Street — He noted concerns about the size the units could go up to.
Commissioner Vick asked for clarification on square footage. Planning Manager/City Planner Benjamin Matlock informed the Commission that the 1,200 square foot requirement is set by state law. City staff set the threshold for an attached garage and patio to be within. reason.
The Public_ Hearing was then closed.
ACTION: MOTION BY Commissioner Snodgrass, SECOND BY Commissioner 'Vick, CARRIED, 4,0,3,0, TO APPROVE AGENDA ITEM NO. S.
ANNOUNCEMENTS: Planning Manager/City Planner Benjamin Matlock stated the next Planning Commission Meeting will likely be on June 28'h, 2023.
ADJOURNMENT:
Planning Commission Minutes 630 Page 6
6-7-23
The meeting adjourned at 7.51 PM.
Benjamin Matlock JR Allgower
Planning Manager/City Planner Chair of the Planning Commission Planning Commission Minutes 631 Face 9
b-7-23
ATTACHMENT S
632
ORDINANCE NO, 427
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF YUCAIPA, CALIFORNIA, AMENDING ORDINANCE NO. 343, AMENDING THE
OFFICIAL LAND USE PLAN AND ZONING ORDINANCE OF THE CITY 101 &1Irv.1 171
THE CITY COUNCIL OF THE CITY OF YUCAIPA, CALIFORNIA, DUES HEREBY ORDAIN AS FOLLOWS:
Section 1. A, public hearing has been held before the City Council of the City of Yucaipa (the "City"), duly noticed and conducted pursuant to the Planning and Zoning Laws of the State of California and applicable provisions of Division 3 of the Development Code as adopted by Ordinance No, 124; and the Official Land Use Plan of the City, as adopted by Ordinance No. 343, is hereby amended as provided in Section 2 herein below as part of the City's 2nd Quarter General Plan Amendment.
Section 2. The proposed land use designation contained on the "Official Land Use Districts Map„ on file with the City, and bearing the file number Case No. 21-013/GPA/CUP, changes the Land Use District designation of a 0.56-acre "landlocked" parcel from the City's RM-10M (Multiple Residential) Land Use District to CS (Service Commercial) as shown on the attached Exhibit A.
Section 3. The City Clerk is hereby directed to cause the following summary of this Ordinance to be published by two (2) insertions in the Yucaipa News Mirror, a newspaper of general circulation that is printed, published, and circulated in the City of Yucaipa, and hereby designated for that purpose by said Council of the City of Yucaipa through the fourth quarter General Plan Amendment: "Ordinance No. 427 changes the Land Use Designation of a 0.56-acre "landlocked" parcel from the City's RM-10M (Multiple Residential) Land Use District to CS (Service Commercial) as part of Case No 21-013/GPA/CUP."
PASSED, APPROVED and ADOPTED on this day of , 2023.
ATTEST:
Ana V. Sauseda, CMC
Director of General Services/City Clerk
Justin Beaver, Mayor
APPROVED AS TO FORM
Steven Graham, City Attorney
633
Exhibit A
PROPOSED GENERAL PLAN CHANGE AREA
634
ATTACHMENT 9
635
RESOLUTION NO.2023-18
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUCAIPA,
CALIFORNIA, APPROVING A MINOR GENERAL PLAN LAND USE
DISTRICT AMENDMENT NO. 21-013, TO CHANGE THE LAND USE
DESIGNATION OF A 0.56-ACRE "LANDLOCKED" PARCEL FROM THE CITY'S R.M-10M (MULTIPLE RESIDENTIAL) LAND USE DISTRICT TO
CS (SERVICE COMMERCIAL)
WHEREAS, the City Council of the City of Yucaipa (the "City Council") has before it a request for approval of a General Plan Amendment through the second quarter General Plan Amendment to change a Land Use District designation (the "Project"); and WHEREAS, the Initial Study which has been prepared for the Project evaluated and determined that any potentially significant environmental impacts that occur are at a level that are less -than -significant; and
WHEREAS, the General Plan Land Use District Amendment is in the public interest, and there will be a community benefit, because the development would provide a service to the local community and enhanced land use compatibility; and
WHEREAS, the General Plan Land Use District Amendment is consistent with General Plan goals and policies regarding commercial uses, and it will provide additional commercial opportunities within the City; and
WHEREAS, the General Plan Land Use District Amendment will not have a substantial adverse effect on surrounding properties as any future project will require improvements and include development standards to ensure compatibility with surrounding land uses.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF YUCAIPA HERESY FINDS, DETERMINES, ORDERS, AND RESOLVES AS FOLLOWS:
It has reviewed and considered the information contained in General Plan Land Use District Amendment No. 21-013, approving the change of the Land Use Designation of an approximate 0.56-acre parcel (APN 0301-164-36) from the City's R-M-10M (Multiple Residential) Land Use District to CS (Service Commercial) as shown on the attached Exhibit A, incorporated herein by this reference, and now approves this project.
PASSED, APPROVED and ADOPTED on this 26"' day of June, 2023.
EN01CM1
Ana V. Sauseda, CMC
Director of General Services/City Clerk
Justin Beaver, Mayor
636
Exhibit A
PROPOSED GENERAL PLAN CHANGE AREA
637
ATTACHMENT 10
.:
Case 21-0131GPAICUP Hal Hays Construction Project
MITIGATION MONITORING AND REPORTING PROGRAM
FOR THE HAL HAYS CONSTRUCTION PROJECT
CASE No. 21-013/GPA/CUP
This Mitigation Monitoring and Reporting Program (MMRP) has been prepared pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines to provide for monitoring of the mitigation measures required by adoption of a Mitigated Negative Declaration prepared for a Minor General Plan Amendment to change the land use designation of a "landlocked" parcel from the City's RM-10M (Multiple Residential) Land Use District to CS (Service Commercial), two (2) Variance requests for the reduction of the rear yard setback and reduction in minimal required landscaping and a Conditional Use Permit to permit a phased expansion of a construction storage and mechanized equipment repair yard, which will include additional covered storage areas, an equipment and truck repair building, and a future office/antique truck museum located at 32354 Dunlap Blvd (APN: 0301-164-63), 32370 Dunlap Blvd (APN: 0301-164-65), 32360 Dunlap Blvd (,APN: 0301-164-72), 32342 Dunlap Blvd (APN:
0301-164-57) and 32354 Dunlap Blvd (APN: 0301-164-36).
Section 21081.6 of the Public Resources Code and Section 15091(d) of the CEQA Guidelines require public agencies to "adopt a reporting or monitoring program for changes to the Project which it has adopted or made a condition of project approval in order to mitigate or avoid significant effects on the environment." The lead agency must define specific reporting and/or monitoring requirements to be enforced during Project implementation prior to final approval of the proposed Project.
The City of Yucaipa (City) is the lead agency for the proposed Project and is responsible for administering and implementing the MMRP. The MMRP stipulates how all required mitigation measures are to be implemented and completed during the appropriate Project phase. It also facilitates documentation necessary to verify that mitigation measures were in fact properly implemented.
3.7.1 Mitigation Monitoring and Reporting Program Procedures This MMRP gives the City the primary responsibility for taking all actions necessary to implement the mitigation measures according to the specifications provided for each measure and for demonstrating that the action has been successfully completed. The City, at its discretion, may delegate responsibility for measure implementation and monitoring, or portions thereof, to other responsible individuals, such as a licensed contractor. Specific responsibilities for the City include:
• Coordination of all mitigation monitoring activities
• Management of the preparation, approval, and filing of monitoring or permit compliance reports
• Maintenance of records concerning the status of all approved mitigation measures City of Yucaipa 1
639
Case 21-013lGPAICUP Hal Hays Construction Project
• Quality control assurance of field monitoring personnel • Coordination with other agencies regarding compliance with mitigation or permit requirements
• Reviewing and recommending acceptance and certification of implementation documentation
+ Acting as a contact for interested parties or surrounding property owners who wish to register complaints, observations of unsafe conditions, or environmental violations; verifying any such circumstances; and developing any necessary corrective actions
3.7.2 Mitigation Monitoring and Reporting Program Matrix The MMRP is organized in a matrix format. The first column identifies the mitigation measure.
The second column titled "Responsible for Monitoring," refers to the agency responsible for ensuring that the mitigation measure is implemented. The third column "Monitoring Frequency" and the fourth column "Timing of Verification" refer to when monitoring will occur. The fifth column "Method of Verification" will be used by the lead agency to ensure what implementation of the mitigation will look like. The sixth column "Verified Date/Initials" will document the person who verified that the mitigation measure was satisfactorily implemented and will include the date on which this verification occurred. The last column titled "Sanctions for Non -Compliance" will be used to assist the lead agency in determining consequences for failing to comply with the mitigation measure. The mitigation measures are presented by environmental issue area, City of Yucaipa 2
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HAL HAYS
CONSTRUCTION
FACILITY EXPANSION
PROJECT
MITIGATED NEGATIVE
DECLARATION (MND)
May 2023
City of Yucaipa
Development Services Department
34272 Yucaipa Boulevard
Yucaipa, CA 92399
643
CITY OF YUCAIPA
INITIAL STUDY
ENVIRONMENTAL CHECKLIST FORM
1. Project Title: Case No. 21-013/GPA/CUP
2. Lead Agency Name and Address: City of Yucaipa, 34272 Yucaipa Blvd., Yucaipa, CA 92399
3. Contact Person and Phone Number: Benjamin Matlock, (909) 797-2489 x 261
4. Project Location: 32384 Dunlap Blvd (APN: 0301-164-63), 32370 Dunlap Blvd (APN: 0301-164-65), 32360 Dunlap Blvd (APN: 0301-164-72), 32342 Dunlap Blvd (APN: 0301-164-57), and 32354 Dunlap Blvd (APN: 0301-164-36)
5. Project Sponsor's Name and Address: Hal Hays Construction, 4181 Latham Street, Riverside, CA 92501.
6. General Plan Designation: CS (Service Commercial) with a small portion designated RM-10M (Multiple Residential)
7. Description of the Project: Case No. 21-013/GPA/CUP: A Minor General Plan Amendment to change the land use designation of a "landlocked" parcel from the City's RM-1 OM (Multiple Residential) Land Use District to CS (Service Commercial), and a Conditional Use Permit (CUP) to permit a phased expansion a construction storage yard, which will include additional covered storage areas, an equipment and truck repair building, and an office/antique truck museum.
8. Surrounding Land Uses and Setting: Single family residences to the northeast, and industrial uses surround the other sites.
9. Other public agencies whose approval is required (e.g. permits, financing approval, or participation agreement): A Development Agreement with the Yucaipa Valley Water District for sewer service, and water connection provided by Western Heights Water Company.
City of Yucaipa 2
Hal Hays Construction Facility Expansion MND
M
TABLE OF CONTENTS
ENVIRONMENTAL CHECKLIST FORM.............................................................................................................2 Introduction...................................................................................................................................................................4 Environmental Review Process.....................................................................................................................................4 DetailedProject Description..........................................................................................................................................5 Projectand Location Setting......................................................................................................................................5 PreliminaryDevelopment Plan..................................................................................................................................7 Tentative Tract Map/Final Development Plan...........................................................................................................8 ProjectPhasing..........................................................................................................................................................9 Aesthetics....................................................................................................................................................................13 AgriculturalResources................................................................................................................................................16 AirQuality ............................................................................................................................................ .......................17
BiologicalResources...................................................................................................................................................20 CulturalResources.......................................................................................................................................................21 Energy.........................................................................................................................................................................22 Geologyand Soils........................................................................................................................................................25 GreenhouseGas Emissions..........................................................................................................................................27 Hazards and Hazardous Materials...............................................................................................................................29 Hydrologyand Water Quality.....................................................................................................................................31 LandUse and Planning................................................................................................................................. ..............36
MineralResources.......................................................................................................................................................37 Noise............................................................................................................................................................................3 8 Populationand Housing...............................................................................................................................................40 PublicServices............................................................................................................................................................41 Recreation....................................................................................................................................................................43 Transportation/Traffic.................................................................................................................................................44 TribalResources..........................................................................................................................................................46 Utilitiesand Service Systems......................................................................................................................................47 Wildfire........................................................................................................................................................................48 MandatoryFindings of Significance............................................................................................................................50 Appendices:
Appendix A - Air Quality, Global Climate Change, and Energy Impact Analysis Appendix B —Noise and Vibration Impact Analysis
City of Yucaipa 3
Hal Hays Construction Facility Expansion MND
645
INTRODUCTION
This section explains the background and purpose of this Mitigated Negative Declaration (MND), which is the environmental review document prepared pursuant to the provisions of the California Environmental Quality Act (CEQA) for a Minor General Plan Amendment to change the land use designation of a "landlocked" parcel from the City's RM-10M (Multiple Residential) Land Use District to CS (Service Commercial), and a Conditional Use Permit to allow for a phased expansion a construction storage yard, which will include additional covered storage areas, an equipment and truck repair building, and an office/antique truck museum ("Project"). It establishes the context and scope for the MND, and outlines the process for reviewing the Draft MND and issuing the Final MND. The City of Yucaipa is the lead agency under CEQA. A "lead agency" is defined by Section 21067 of CEQA as "the public agency which has the principal responsibility for carrying out or approving a project which may have a significant effect upon the environment."
ENVIRONMENTAL REVIEW PROCESS
This IS and Notice of Intent (NOI) to adopt a MND is being circulated for agency and public review and comment for 20 days beginning May 5, 2023. All written comments must be received by 5:30 p.m. May 25, 2023. Written comments or questions concerning this document should be directed to:
City of Yucaipa
ATTN: Benjamin Matlock
bmatlockkyucaipa.org
34272 Yucaipa Boulevard
Yucaipa, CA 92399
4 DETAILED PROJECT DESCRIPTION
Project and Location Setting
The Project site is located on a 5.19-acre site along the east side of Dunlap Boulevard, north of 14" Street, and is currently developed with construction equipment storage operations. The site is relatively flat, and features a residential structure, several storage buildings, and 8-foot by 40-foot "sea containers," along with the storage of construction equipment and trailers. The site includes street improvements along the roadway frontage, including curb, gutter, and sidewalks. The site is surrounded by similar uses for properties fronting Dunlap Boulevard, and a drainage channel along the east.
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City of Yucaipa 5
Hal Hays Construction Facility Expansion MND
i
647
Prior Site Histo
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Figure 2 — Aerial of Site —1978
The Project is located along Dunlap Boulevard, which has been historically used for a variety of commercial and industrial uses, including during the decades prior to City incorporation. These uses, which included storage for such businesses, developed when Dunlap Boulevard was part of Route 99, and is identified in the City's General Plan as a 150-acre industrial and manufacturing district that is home to the majority of industrial and regional commercial businesses. The General Plan further states that "with convenient access to the I-10 freeway at two interchanges, the Dunlap Industrial Corridor is well suited to businesses serving the greater Inland Empire."
City of Yucaipa 6
Hal Hays Construction Facility Expansion MND
X:
2020
2018
2016
2014
2012
2010
2009
2005
2002
1995
1985
1980
1978
1969
1968
1967
1966
1959
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Figure 3 — Aerial of Site - 2005
Several of the parcels that comprise the site have been used by Hal Hays Construction since their establishment in 2002, and prior to that had been used by Hal Hays Forestry. Various improvements have occurred at the site, including those associated with Case No. 00-018/PUP, that helped to further expand the site. Over time, Hal Hays Construction acquired several adjoining parcels, including those that had been used for storage operations and some that have incomplete records on prior uses. These records relate to sites that had been developed or operated prior to City incorporation, and therefore would not have obtained permits from the City. Further, several additional structures have been developed onsite, with some that were permitted and some that were not. A Conditional Use Permit has been submitted to accommodate the applicant's goals for the site and rectify any unpermitted construction.
Minor General Plan Amendment
The Project site includes a parcel that does not have direct access to a roadway, also known as a "land- locked" parcel, that is currently designated as Multiple -Family Residential. Because of the location and constraints of that parcel for residential development, the proposal includes a Minor General Plan Amendment that would change the land use designation to Service Commercial, which is consistent with the land use designation of the contiguous parcels owned by the applicant.
City of Yucaipa 7
Hal Hays Construction Facility Expansion MND
Figure 4 — GPA Exhibit
Conditional Use Permit
Along with the GPA, the proposed Project includes a Conditional Use Permit to facilitate the phased expansion of the construction storage operations at the site. The land uses proposed as part of the Project are considered as Class I - Limited Wholesale/Warehouse Operations and Contract Construction Services under Section 84.0240, Industrial Land Use Types, of the City Development Code. Per the City Development Code, the proposed use is allowed in the CS District subject to the Conditional Use Permit review process.
As noted in the site history section, the Project is for the expansion of the applicant's business, Hal Hays Construction. The business provides construction services for moderate and large-scale construction projects throughout southern California, and the subject site has been used to store their heavy equipment and construction materials, and the repair and maintenance of the equipment and other vehicles. In addition to their active construction equipment, they also store some of their personal antique construction equipment onsite. The Conditional Use Permit is intended to improve the site to better accommodate their existing operations, to provide enclosed buildings for their repair and vintage equipment storage that will be part of a museum, and to support the transition of their corporate office from its current location in the City of Riverside to this Project site. The following structures are proposed:
• Permitting existing canopy structures that were previously constructed without building permits • 7,500 square foot repair building
• 3,900 square foot truck and equipment wash canopy
• 25,000 square foot multipurpose building consisting of a 6,000 square foot office and a 19,000 square foot museum
City of Yucaipa
Hal Hays Construction Facility Expansion MND
650
Yard operations include vehicle maintenance and repair, vehicle and material staging for construction jobsites, and the management of stored materials. There are approximately 10 yard/shop crew employees for these operations, which start at 7:00 AM and end at 5:00 PM. The shop operations include standard vehicle maintenance (oil/transmission fluid changes, tire repair/replace, wash, etc.), hydraulic system repairs, and engine repair for their equipment, and has been active on the site since the applicant's original land use approval.
The City of Yucaipa, through CalFire, conducts annual inspections on materials stored onsite. The following quantities of fluid are stored on site:
• Diesel Fuel: 6,000 gallons
• Gasoline: 20 gallons
• Waste Oil: 200 gallons (collected for disposal every 6 months) • Misc. Oils: 300 gallons
For the future multipurpose building, it is expected that approximately 40 employees will occupy the office area and be onsite between 6:00 AM and 7:00 PM, Monday through Friday. For the museum area of the structure, the applicant's collection of fully refurbished antique trucks will be stored and available for display by the public. As identified by the applicant, there may be occasional viewing events to permit the public access to the museum. These events are to be held quarterly, during the weekend. Based on the size of the museum, it is anticipated that the attendance of these events would not exceed 100 visitors.
Variances: As part of the Project, two different variances are proposed. One variance is for the reduction of the rear yard setback, which is to allow for a rear yard setback of 7.5 in lieu of 15 feet for storage structures.
The other variance is for a reduction of the required landscaping for the site, where 6.2 percent of the site would be landscaped in lieu of 10 percent.
Project Phasing
Pursuant to the CUP exhibits, the proposed Project will be built out over three different phases. The initial phase consists of the permitting of the existing (unpermitted) structures along the rear of the site, which may include reconstruction as necessary to ensure compliance with the current building code. The following phase would result in the construction of an employee parking lot, vehicle repair structure, and a wash canopy. The final phase would include the development of administrative office space and the antique truck museum.
City of Yucaipa
Hal Hays Construction Facility Expansion MND
651
SITE PLAN
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10 652
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below ( ■ ) would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics
Greenhouse Gases
Public Services
Agricultural Resources
Hazards & Hazardous
Materials
Recreation
Air Quality
Hydrology/Water Quality
Transportation/Traffic
Biological Resources
Land Use/Planning
Tribal Resources
Cultural Resources
Mineral Resources
Utilities/Service Systems
Energy
■
Noise
Wildfire
Geology/Soils
Population/Housing
Mandatory Findings of
Significance
DETERMINATION:
(To be completed by the Lead Agency)
On the basis of this initial evaluation:
S
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 X
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 "potential 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.
I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed 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 revisio s or mitigation measures that are imposed upon the proposed project, nothing further is re uire
Name
A>-(5
11 Date
For
7) L
653
1) All answers must take account of the whole action involved, including off -site as well as on -site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 2) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 3) Must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required.
4) "Negative Declaration: Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section 17, "Earlier Analysis," may be cross-referenced). 5) Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(d). In this case, a brief discussion should identify the following:
(a) Earlier Analysis Used. Identify and state where they are available for review. (b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. (c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected.
9) The analysis of each issue should identify: (a) the significance criteria or threshold used to evaluate each question; and (b) the mitigation measure identified, if any, to reduce the impact to less than significance.
City of Yucaipa 12
Hal Hays Construction Facility Expansion MND
654
AESTHETICS
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
1. AESTHETICS. Would theproject:
a Have a substantial adverse effect on a scenic vista?
X
b) Substantially damage scenic resources, including, but not limited to trees, rock outcroppings, and historic buildings within a state scenic highway? X
c) In nonurbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in X
an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
X
a) Policy PR-4.7, Scenic Resources, of the City's 2016 General Plan states that the City will "Protect Yucaipa's scenic resources, including scenic corridors along roads and views of the hillsides, prominent ridgelines, canyons, and other significant natural features, to the extent practical." Resources identified in the General Plan include the City's designated Scenic Corridors (Bryant Street, Yucaipa Boulevard, Wildwood Canyon Road, and Oak Glen Road) and the prominent hillsides, ridgelines, and open space areas that surround the City, including Crafton Hills and the San Bernardino National Forest. The Project site is located along Dunlap Boulevard and is part of the Dunlap Industrial Corridor, and would extend and maintain the existing street improvements, including landscaping and fencing, to provide a cohesive design. Further, based on the location of the Project, the proposed structures, and the use of the site, the development would not obstruct any views or vistas and would no impacts to scenic vistas.
b) According to Caltrans Scenic Highway Program, there are no official state designated scenic highways that exist within the City of Yucaipa. A portion of State Route 38 passes through the City of Yucaipa, and is an eligible state scenic highway that has not been officially designated; however, this roadway is located along the opposite side of the City. The City of Yucaipa has designated Bryant Street, Yucaipa Boulevard, Wildwood Canyon Road, and Oak Glen Road as scenic corridors within the City. The proposed Project would impact a site that has frontage on Dunlap Boulevard, which is not designated as a scenic corridor and instead identified for commercial and industrial uses. As such, there would be no impacts to resources along a scenic route as a result of the proposed Project. c) The Project is located on an existing commercial site with construction equipment storage operations, and includes a number of existing structures, including several that have been permitted as part of prior entitlements approved for the site, as well as several structures along the rear portion of the site that were constructed without permits. The Project site is surrounded by commercial uses to the north, south and west, and residential uses to the east across from a San Bernardino County Flood Control District improved channel. The site is located within an urbanized area within the western edge of the City, within the Dunlap Industrial Corridor. The proposed Project consists of the development of a unified construction equipment storage site, including several repair and storage structures, and a vintage construction truck museum. These are conditionally permitted uses within the CS (Service Commercial) Land Use District, and represents an extension of the existing land use for the site and area. The proposed Project includes a landscaped setback along Dunlap Boulevard that will enhance the roadway corridor, and is consistent with the existing improvements located on the site. Compliance with the Development Code will be verified through the Architectural Review Process for each building. The proposed commercial structures, and their associated landscaping and architecture, are consistent with the applicable zoning and other regulations governing scenic quality, and further improve the appearance of the site from what was approved as part of Case No. 00-018/PUP. Therefore, development of the proposed Project would have a less than significant impact to visual quality.
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~
Figure 7: Street view ofsite
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d) Additional lighting will occur with to the development of the Project to provide security within the interior of the Project.
However, the amount of lighting will be similar to other commercial storage facilities in the surrounding area, including those currently located at the Project site, and the Project will be required to comply with the City's Development Code, which contains property development and general design standards that ensure new developments and expansions of existing developments will not have a negative impact upon surrounding land uses. This includes the requirement that any lighting to be added to the Project shall be shielded to minimize light spillage to adjacent properties, and that light trespass shall not exceed .5 footcandles beyond the site's property line. Therefore, impacts related to light and glare will be less than significant through compliance with the Development Code.
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AGRICULTURAL RESOURCES
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
2. AGRICULTURE RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would theproject:
a) Convert Prime Farmland, Unique Farmland or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources X
Agency to non-agricultural use?
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract?
X
c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as X
defined by Government Code Section 51104 ?
d Result in the loss of forest land or conversion of forest land to non -forest use? X
e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural X
use or conversion of forest land to non -forest use?
a-b) According to the State Dept. of Conservation Important Farmland Map, San Bernardino County 2012, Sheet 2 of 2, the proposed Project site is designated as "urban and built-up land" and does not contain any prime, unique, or important farmland. The Project site is located on several parcels that currently include storage operations associated with the applicant's business and does not feature any current agricultural activities. As such, the proposed improvements to the existing industrial use would not convert farmland to a non-agricultural use. The City of Yucaipa also utilizes a "one map system" in which the General Plan Land Use Designations and Zoning Categories are the same and combined onto one map. The Project site is currently designated as CS (Service Commercial) and RM-10M (Multiple Residential), and the Project proposal includes a General Plan Amendment to designate the entire commercial site as CS. Both the CS and RM- IOM Land Use Districts are not a zoning designation for agriculture uses. In addition, there are no active Williamson Act contracts within the City of Yucaipa. The proposed development would be consistent with the CS Land Use Designation, and would not conflict with zoning for an agricultural use or a Williamson Act contract. c-d) No forest land or timberland is located within the Project site. Therefore, no impacts would occur. e) As noted in items a-d above, the area is designated "urban and built up," and no portions of the area are currently farmed nor subject to Williamson Act contracts. In addition, no portion of the area is located within a forest area. As such, the proposed Project would not affect these resources.
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AIR QUALITY
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
3. AIR QUALITY: Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would theproject:
a) Conflict with or obstruct implementation of the applicable air quality plan? X
b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or X
state ambient air quality standard?
c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed X
quantitative thresholds for ozoneprecursors)?
d) Result in other emissions (such as those leading to odors) adversely affectinga substantial number of people?
X
To support the analysis of the Project, an Air Quality, Global Climate Change, and Energy Impact Analysis, dated March, 2023, was prepared by Roma Environmental and is attached as Appendix A. a) Air quality plans describe air pollution control strategies to be implemented by a city, county, or regional air district. The primary purpose of the air quality plans is to bring an area that does not attain federal and state air quality standards into compliance with those standards pursuant to the requirements of the Clean Air Act and California Clean Air Act. A consistency determination plays an important role in local agency project review by linking local planning and individual projects to the applicable air quality plan.
The proposed Project is within the South Coast Air Basin (Basin), and the South Coast Air Quality Management District (SCAQMD) is the agency principally responsible for comprehensive air pollution control in the Basin. SCAQMD is directly responsible for reducing emissions from stationary (area and point), mobile, and indirect sources, and responded to this requirement by preparing the 2022 Air Quality Management Plan (AQMP), an air quality management plan covering all portions of the Basin.
The regional emissions inventory for the South Coast Air Basin was compiled by SCAQMD, the San Bernardino Association of Governments (SANBAG), and the Southern California Association of Governments (SCAG), and is used for the AQMP. Regional population, housing, and employment projections are based, in part, on the City's General Plan land use designations. The proposed site is mostly designated as CS, with only a small land -locked section that is designated for residential uses, and is therefore subject to a land use designation change as part of the Project approvals. However, based on the limited size of the change, the net development capacity would remain comparable to the General Plan, and the overall project reflects improvements to the site for an existing land use. As such, the proposed Project would have been considered in the assumptions used for the AQMP for the growth expected within the City, and is consistent with the land use designation of the General Plan. Therefore, the Project will not conflict with or obstruct the implementation of the 2022 AQMP.
b-c) The proposed Project consists of a Minor General Plan Amendment to change the land use designation of a "landlocked" parcel from the City's RM-IOM (Multiple Residential) Land Use District to CS (Service Commercial), and a Conditional Use Permit to permit a phased expansion a construction storage yard, which will include additional covered storage areas, an equipment and truck repair building, and an office/antique truck museum. To quantify project -related impacts, the proposed Project was evaluated utilizing the CalEEMod version 2020.4 air quality modeling program for this MND, using very conservative parameters for its assessment and information that was provided by the applicant. The results are as follows:
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Construction - Maximum Daily Emissions'
VOC
NOxCO
LB/DayYear
I S02
Peak Overlap
26.25 40.84
45.18 1 0.08 3.68 2.39
SCAQMD Threshold
75 100
550
150 150 55
Exceed?
No
No
No
No No No
O eration - Maximum Daily Emissions2
VOC
..
NOxCO
S02
Area
0.89 0.00
0.01 0.00
0.00 0.00
Ener
0.03 0.27
0.23 0.00
0.02 0.02
Mobile
0.47 0.59
3.81 0.01
0.71 0.19
Total 1.39
.86
4.04 0.01
0.73 0.22
CAQMD Threshold 55
F
55 550
150
150
55 xceed? No
No
No
No
No
No
Construction related impacts would be reduced by the appropriate dust control measures implemented during each phase of development, as required by SCAQMD Rule 403 - Fugitive Dust. The requirements for Rule 403 include, but are not limited to, applying water in sufficient quantities to prevent the generation of visible dust plumes, applying soil binders to uncovered areas, reestablishing ground cover as quickly as possible, utilizing a wheel washing system to remove bulk material from tires and vehicle undercarriages before vehicles exit the lots, and maintaining effective cover over exposed areas.
Engineering Department specific Conditions of Approval for development proposals include provisions for Rule 403 that will apply during grading and building activities to minimize fugitive dust. Other SCAQMD rules would also apply, such as Rule 1113 for low VOC paints and materials. Operational impacts would be minimized by adherence to the Building Code and Title 24 requirements. As such, impacts would be less than significant. d) The Project site is adjacent to residences, which are considered to be sensitive receptors by the City's General Plan.
During site improvement construction activities that are associated with commercial development, there may be some level of odor and emissions exposure resulting from asphalt paving, grading, and related improvements. A Localized Significance Threshold (LST) analysis has been prepared to determine potential impacts to nearby sensitive receptors during construction of the proposed Project. However, the limited duration and area involved in construction activities would not result in significant levels of odors or other emissions affecting a substantial number of people, as there are a relatively limited number of residences in the direct vicinity of the site. As such, these impacts would be less than significant. t Table 6 of Air Quality, Global Climate Change, and Energy Impact Analysis (Appendix A) 2 Table 9 of Air Quality, Global Climate Change, and Energy Impact Analysis (Appendix A) City of Yucaipa 18
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Localized Significance Thresholds Analysis3
3 Table 8 of Air Quality, Global Climate Change, and Energy Impact Analysis (Appendix A) City of Yucaipa 19
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BIOLOGICAL RESOURCES
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
4. BIOLOGICAL RESOURCES. Would theproject:
a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the X
California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife X
Service?
c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct X
removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife x
corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? X
0 Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or X
state habitat conservationplan?
a-d) The Project site is located within an urbanized area of the City of Yucaipa, surrounded by other commercial and industrial uses as part of the City's Dunlap Corridor. The site had been previously cleared and filled with gravel base material to support the storage operations of the site (refer to figures 1 and 2), and only includes ornamental landscaping along the street frontage and in small areas onsite. As a result of the past disturbances related to the historic use of the site, no significant resources are located onsite.
e) The properties associated with the Project do not feature any Coastal Live Oak Trees, which are protected by the City of Yucaipa pursuant to Chapter 5 of Division 9 of the Yucaipa Development Code. Therefore, there would be no impacts to this resource.
f) A Habitat Conservation Plan (HCP) is a long-term agreement with USFWS designated to offset any harmful effects that a proposed activity might have on federally listed threatened and endangered species. The HCP allows development to proceed while providing a mechanism to conserve listed species and provide for incidental take. A "No Surprises" policy provides assurances to landowners participating in HCP efforts. The Natural Communities Conservation Planning Program (NCCP) of CDFW is an unprecedented effort by the State of California and numerous private and public partners that takes a broad -based ecosystem approach to planning for the protection and perpetuation of biological diversity. An NCCP identifies and provides for the regional or area -wide protection of plants, animals, and their habitats, while allowing compatible and appropriate economic activity. The City of Yucaipa is not a part of any HCP or NCCP. As such, there would be no impacts to any applicable Habitat Conservation Plans, Natural Community Conservation Plans, or other plans for the site.
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CULTURAL RESOURCES
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
5. CULTURAL RESOURCES. Would theproject:
a) Cause a substantial adverse change in the significance of a historical resource pursuantto § 15064.5?
X
b) Cause a substantial adverse change in the significance of an archaeological resources pursuant to Section 15064.5?
X
c) Disturb any human remains, including those interred outside of formal cemeteries?
X
a) The proposed Project is located on a site that had been previously -disturbed with construction equipment storage operations, and several different buildings that includes a residence and enclosed storage structures. The existing structures include a variety of additions that have been completed over the years, and are not designated as a historical structures, nor have other potential historic artifacts been reported onsite. Further, all permitted structures are anticipated to remain, and the overall land use would remain with the proposed Project. As a result, no adverse change to the significance of a historical resource is expected to occur.
b) Figure PR-6 of the City's General Plan identifies that the subject site is located within a Cultural Sensitivity Area.
However, the prior use of the site for storage operations has resulted in a variety of disturbances to the site. Conducting consultation early in the CEQA process allows tribal governments, public lead agencies, and project proponents to discuss the level of environmental review, identify and address potential adverse impacts to tribal cultural resources, and reduce the potential for delay and conflict in the environmental review process.
In accordance with AB 52 and SB 18 requirements, the City sent invitation letters to representatives of the Native American contacts provided by the NAHC and its AB52 contacts on November 15, 2022, formally inviting tribes to consult with the City on the Project. The intent of the consultations is to provide an opportunity for interested Native American contacts to work together with the City during the project planning process to identify and protect tribal cultural resources. Ultimately, all tribes that responded noted no concerns with the proposed Project or the Minor General Plan Amendment action that was proposed. As such, no specific mitigation measures have been identified, and the Project would be subject to the City's standard Condition of Approval related to stopping site preparation work should there be any inadvertent discovery of resources.
c) There are no known human remains on the site. A review of historic aerial photos and maps at Netronline.com was conducted and did not identify possible cemeteries in the area; therefore there is a low likelihood exists that human remains could be uncovered during ground -disturbing activities. However, there is always a possibility that unidentified human remains could be discovered during Project construction. Consistent with State law, if at any time during grading human remains are found, the Project is to be conditioned to halt work and contact made with the San Bernardino County Coroner's Office. Standard Conditions of Approval are included pertaining to State Health and Safety Code Section 7050.5. In addition, any discoveries of remains would also be assessed to determine if they are of Native American origin.
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ENERGY
Issues and Supporting Information
Potentially
Less than
Less Than
No hnpact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
6. ENERGY. Would theproject:
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project X
construction or operation?
FConflict with or obstruct a state or local plan for renewable energy or energy Iefficiency?
X
To support the analysis of the Project, an Air Quality, Global Climate Change, and Energy Impact Analysis, dated March, 2023, was prepared by Roma Environmental and is attached as Appendix A. a) This impact analysis focuses on the three (3) sources of energy that are relevant to the proposed Project: electricity, natural gas, and transportation fuel for vehicle trips associated with project operations as well as the fuel necessary for project construction. The analysis of electricity/natural gas usage is based on the CalEEMod modeling within the Air Quality Study, which quantifies energy use for occupancy. The Project's estimated electricity and natural gas consumption is based primarily on CalEEMod's default settings for San Bernardino County, and consumption factors provided by Southern California Edison (SCE) and Southern California Gas Company, the electricity and natural gas provider for the project site, respectively.
Project Construction Energy Consumption
During construction there would be a temporary consumption of energy resources required for the movement of equipment and materials. Compliance with local, state, and federal regulations would reduce short-term energy demand during the Project's construction to the extent feasible and project construction would not result in wasteful or inefficient use of energy.
As shown in Tables 17 thru 20 of the Energy Impact Analysis, project fuel consumption for construction equipment would amount to approximately 28,886 gallons of fuel, approximately 6,668 gallons for construction workers trips, approximately 4,532 gallons for construction vendors trips, and approximately 2,129 gallons for construction hauling trips. With respect to estimated vehicle miles traveled (VMT), the vendor and hauling trips would generate an estimated 42,998 VMT. Data regarding Project related construction worker trips were based on CaIEEMod 2020.4.0 model defaults.
Construction equipment used over the approximately nine -month construction phase would conform to CARB regulations and California emissions standards and is evidence of related fuel efficiencies. There are no unusual Project characteristics or construction processes that would require the use of equipment that would be more energy intensive than is used for comparable activities; or equipment that would not conform to current emissions standards (and related fuel efficiencies).
Equipment employed in construction of the Project would therefore not result in inefficient wasteful, or unnecessary consumption of fuel.
The Project would utilize construction contractors which practice compliance with applicable CARB regulation regarding retrofitting, repowering, or replacement of diesel off -road construction equipment. Additionally, CARB has adopted the Airborne Toxic Control Measure to limit heavy-duty diesel motor vehicle idling in order to reduce public exposure to diesel particulate matter and other Toxic Air Contaminants. Compliance with these measures would result in a more efficient use of construction -related energy and would minimize or eliminate wasteful or unnecessary consumption of energy. Idling restrictions and the use of newer engines and equipment would result in less fuel combustion and energy consumption.
Below is an image from the applicant's website on their sustainability highlights:
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=
s
;CpN3T1UCTioi1NC,, HOME ABOUT SERVICES PROTECTS CAREERS NEWS Q
SUSTAINABILITY & ENVIRONMENTAL
LEED-certified project portfolio
LEED AP certified team members
Photovoltaic Systems Dealer (Sharp Electronics Corp. & SunPower Corp.) Energy Star Service Partner
CtARB compliant ovrned and operated transportation fleet Figure 8: Excerpt from Applicant's website
Project Operational Energy Consumption
Energy consumption in support of or related to Project operations would include transportation energy demands (energy consumed by employee and patron vehicles accessing the project site) and facilities energy demands (energy consumed by building operations and site maintenance activities). It should be noted that the proposed Project would result in the continued operation of the applicant's existing business, and better facilitate the use of the site in lieu of their additional location in Riverside, resulting in trip reductions between both sites.
Fuel Consumption
Using the CalEEMod output from the air quality and greenhouse gas analyses (Sections 2 and 3 of Appendix A), it is assumed that an average trip for autos and light trucks would be 6.9 miles and 3- 4-axle trucks were assumed to travel an average of 16.6 miles. The Project includes the development and continued use of the site for construction equipment; therefore, in order to present a worst -case scenario, it was assumed that vehicles would operate 253 days per year. Table 21 of the Energy Analysis shows the estimated annual fuel consumption for all classes of vehicles from autos to heavy -heavy trucks would be estimated at approximately 19,111 gallons of fuel throughout the operation of the Project. Furthermore, the state of California consumed approximately 4.2 billion gallons of diesel and 15.1 billion gallons of gasoline in 2015.
Therefore, the increase in fuel consumption from the proposed Project is insignificant in comparison to the State's demand.
As noted previously, the site would also support the existing operations of the applicant's business, and is intended by the applicant to better streamline their equipment deployment. Therefore, Project transportation energy consumption would not be considered inefficient, wasteful, or otherwise unnecessary.
Electrical and Gas Consumption
Building operation and site maintenance (including landscape maintenance) would result in the consumption of electricity (provided by Southern California Edison) and natural gas (provided by Southern California Gas Company).
As shown in Table 22 of the Energy Analysis, the estimated electricity demand for the proposed Project is approximately 369,833 kWh per year. In 2019, the non-residential sector of the County of San Bernardino consumed approximately 9,933 million kWh of electricity. In addition, the estimated natural gas consumption for the proposed Project is approximately 1,003,412 kBTU per year. In 2019, the non-residential sector of the County of San Bernardino consumed approximately 272 million therms of gas. Therefore, the increase in both electricity and natural gas demand from the proposed Project is insignificant compared to the County's 2019 residential sector demand.
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b) The proposed Project will not conflict with or obstruct a state or local plan for renewable energy or energy efficiency.
Regarding the State's Energy Plan and compliance with Title 24 CCR energy efficiency standards, the proposed Project will be required to comply with the California Green Building Standard Code requirements for energy efficient buildings and appliances as well as utility energy efficiency programs implemented by Southern California Edison and Southern California Gas Company.
Regarding Pavley (AB 1493) regulations, an individual project does not have the ability to comply or conflict with these regulations because they are intended for agencies and their adoption of procedures and protocols for reporting and certifying GHG emission reductions from mobile sources. However, the vehicles associated with the proposed Proj ect would be required to comply with federal and state fuel efficiency standards.
Regarding the State's Renewable Energy Portfolio Standards, the Project would be required to meet or exceed the energy standards established in the California Green Building Standards Code, Title 24, Part 11 (CALGreen). CALGreen Standards require that new buildings reduce water consumption, employ building commissioning to increase building system efficiencies, divert construction waste from landfills, and install low pollutant -emitting finish materials. Therefore, impacts in regard to the Project in conflicting with or obstructing a state or local plan for renewable energy would be less than significant.
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•••
GEOLOGY AND SOILS
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
7. GEOLOGY AND SOILS. Would theproject:
a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
(i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to X
Division of Mines and Geology Special Publication 42.
(ii) Strong seismic ground shaking?
X
iii Seismic -related ground failure, including liquefaction? X
iv Landslides?
X
b Result in substantial soil erosion or the loss of topsoil? X
c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site X
landslide, lateralspreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or X
property?
e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the X
disposal of waste water?
f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
X
a) According to the City's General Plan Map S-1, the site is not within the boundaries of an Earthquake Fault Zone as defined by the State of California Alquist-Priolo Earthquake Fault Zoning Act. Therefore, the possibility of significant fault rupture on the Project site is considered to be low. However, the entire Southern California region is a seismically active area, and as such, seismic shaking may occur throughout the community, and seismic ground shaking and ground rupture due to the movement of a fault is a potential hazard in Yucaipa. The Project will be required to comply with the Yucaipa Municipal Code and the Building Code, which is designed to mitigate earthquake hazards. The Uniform Building Code (UBC) has identified groundwater within 50 feet of the surface as a potential problem for seismic -related ground failure, including liquefaction. According to the Yucaipa General Plan ground water can vary within the City from depths lower than 300 feet below surface elevation to as close as 40 feet. Based upon information contained within the Yucaipa General Plan, Yucaipa Valley Water District, and the San Bernardino Municipal Valley Water District, the depth to ground water at the subject property exceeds the 50 feet that is considered a potential problem for seismic -related ground failure. Due to the depth of groundwater, the potential for liquefaction near the subject area is considered minimal. The Project site is also located on and surrounded by relatively flat land, and is therefore not susceptible to seismically induced landslides. For related seismic risks, the permitting of all new structures will include the required structural calculations be included with the building permit submittal materials, which will need to demonstrate that structures meet the latest Building Code standards before permit issuance.
b) The Project site is located adjacent to the channelized drainage channel along the northeastern perimeter of the site boundary that connects to Wilson Creek, which is located along the northern perimeter of the site boundary. Development within the City is required to prepare an erosion control plan to minimize erosion during grading and construction, and such plan is required to be prepared in compliance with the Regional Water Quality Control Board (RWQCB) standards. In addition, the Project's excavation and grading activities will be required to be carried out pursuant to a National Pollutant City of Yucaipa 25
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Discharge Elimination System (NPDES) permit that requires adoption of an appropriate Storm Water Pollution Prevention Plan (SWPPP) and implementation of Best Management Practices (BMPs) to reduce erosion from storm water runoff. Land developers are required to provide the SWPPP and compliance with a Water Quality Management Plan (WQMP) prior to construction. These plans are a standard condition for projects over one (1) acre in size and are intended to minimize soil erosion and prevent the off -site discharge of pollutants. To control post construction erosion and pollution discharge and manage those facilities, a WQMP shall be filed as part of the issuance of building permits. The S WPPP and WQMP establish criteria for reducing sediment and water quality issues during construction and during the operational of the Project.
Additionally, the site has historically been used for equipment storage, and the Project would permit additional site improvements to support the applicant's business operations, including new structures for their vehicles, and a future antique construction vehicle museum. A less than significant impact is anticipated with compliance with standard conditions of approval and no initigation measures are required.
c) See above items 6 (a) and (b). Due to the depth of groundwater and the absence of landslide hazards per the City's General Plan for where the proposed Project is to be located, the potential for liquefaction or landslide is minimal. d) The area subject to the GPA is not identified as being within the City's Geologic Hazard Overlay as shown on General Plan Exhibit S-1, and is not expected to be susceptible to landslides and related phenomenon. The site is relatively flat, and is not located adjacent to any unstable areas, such as steep hillsides. As such, the proposed Project would not impact a geologic unit or soil that is unstable, and would not cause such an area to become unstable as a result of the Project. e) The proposed Project will connect to the Yucaipa Valley Water District (YVWD) sewer services and will not utilize any septic tanks.
f) Figure PR-6 (Cultural and Paleontological Resource Sensitivity Overlay Districts) of the General Plan EIR does not identify that the subject site is located within a Paleontological Resource Sensitivity Area. In addition, based on the existing land use activities, prior site disturbances, and limited new construction that would require substantial excavation of the site, impacts are not expected to occur.
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-9
GREENHOUSE GAS EMISSIONS
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
8. GREENHOUSE GAS EMISSIONS. Would theproject:
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a si nificant impact on the environment?
X
b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhousegases?
X
To support the analysis of the Project, an Air Quality, Global Climate Change, and Energy Impact Analysis, dated March, 2023, was prepared by Roma Environmental and is attached as Appendix A. a) Constituent gases of the Earth's atmosphere, called atmospheric greenhouse gases (GHG), play a critical role in the Earth's radiation amount by trapping infrared radiation emitted from the Earth's surface, which otherwise would have escaped to space. Prominent greenhouse gases contributing to this process include carbon dioxide (CO2), methane (CH4), ozone, water vapor, nitrous oxide (N20), and chlorofluorocarbons (CFCs). This phenomenon, known as the Greenhouse Effect, is responsible for maintaining a habitable climate. Anthropogenic (caused or produced by humans) emissions of these greenhouse gases in excess of natural ambient concentrations are responsible for the enhancement of the Greenhouse Effect and have led to a trend of unnatural warming of the Earth's natural climate, known as global warming or climate change.
To determine whether the Project's GHG emissions are significant, the Global Climate Change Analysis (Appendix A) utilized the SCAQMD draft screening threshold of 3,000 MTCO2e per year for all land uses. CalEEMod Version 2020.4.0 was used to calculate the GHG emissions from the proposed Project. Each source of GHG emissions is described in greater detail below.
Area Sources
Area sources include emissions from consumer products, landscape equipment and architectural coatings. No changes were made to the default area source emissions.
Energy Usage
Energy usage includes emissions from the generation of electricity and natural gas used on -site. No changes were made to the default energy usage parameters.
Mobile Sources
Mobile sources include emissions from the additional vehicle miles generated from the proposed Project. The vehicle trips associated with the proposed Project have been analyzed by inputting the Project -generated vehicular trips from the Project's traffic analysis into the CaIEEMod Model. The program then applies the emission factors for each trip which is provided by the EMFAC2017 model to determine the vehicular traffic pollutant emissions.
Waste
Waste includes the GHG emissions generated from the processing of waste from the proposed Project as well as the GHG emissions from the waste once it is interred into a landfill. AB 341 requires that 75 percent of waste be diverted from landfills by 2020, reductions for this are shown in the mitigated CaIEEMod output values. No other changes were made to the default waste parameters, including any improvements that would occur through implementation of AB 1826 that governs the recycling of organic waste to further reduce GHG emissions.
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Water
Water includes the water used for the interior of the building as well as for landscaping and is based on the GHG emissions associated with the energy used to transport and filter the water. No changes were made to the default water usage parameters.
Construction
The construction related GHG emissions were also included in the analysis and were based on a 30 year amortization rate as recommended in the SCAQMD GHG Working Group meeting on November 19, 2009. The construction related GHG emissions were calculated by CalEEMod.
The GHG emissions were calculated based on the above -described parameters. The Project's total emissions, as identified in Table 12 of Appendix A, are 345.63 MTCO2e per year. According to the thresholds of significance established above, a cumulative global climate change impact would occur if the GHG emissions created from the on -going operations of the proposed Project would exceed the SCAQMD draft threshold of 3,000 MTCO2e per year for all land uses. Therefore, operation of the Project would not create a significant cumulative impact to global climate change. No mitigation is required. b) The proposed Project would not conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases. The City adopted the City of Yucaipa Climate Action Plan (CAP) in September 2015. The CAP presents the greenhouse gas (GHG) inventories, identifies the effectiveness of California initiatives to reduce GHG emissions, and identifies local measures that were selected by the City to reduce GHG emissions under the City's jurisdictional control to achieve the City's identified GHG reduction target. The City of Yucaipa participated in the San Bernardino County Regional Greenhouse Gas Reduction Plan which presents the collective results of all local efforts to reduce GHG emissions consistent with statewide GHG targets expressed in Assembly Bill (AB) 32, the "Global Warming Solutions Act of 2006" and Senate Bill (SB) 375. The City has selected a goal to reduce their community GHG emissions by 15% below 2008 baseline levels by the year 2020.
Because the City's CAP thresholds are currently based on the year 2020, and that the proposed Project is to be operational in 2023, a comparison analysis was required to determine consistency between the City's CAP as well as the CARB Scoping Plan. The procedures for evaluating GHG impacts and determining significance for CEQA purposes are streamlined by (1) applying an emissions level that is determined to be less than significant for small projects, and (2) utilizing Screening Tables to mitigate project GHG emissions that exceed the threshold level. That CAP states that a threshold level of 3,000 MTCO2e per year will be used to identify projects that require the use of Screening Tables or a project -specific technical analysis to quantify and mitigate project emissions.
At a net level of 345.63 MTCO2e per year, the Project's GHG emissions do not exceed the SCAQMD threshold 3,000 MTCO2e per year for all land uses and would be in compliance with the reduction goals of the City's CAP, CARB Scoping Plan, AB-32, SB-32 and, does not need to accrue points through the CAP's Screening Tables. Furthermore, the Project will comply with applicable Green Building Standards and the City of Yucaipa's policies regarding sustainability (as dictated by the City's General Plan). Therefore, the Project's impacts are less than significant.
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670
HAZARDS AND HAZARDOUS MATERIALS
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
9. HAZARDS AND HAZARDOUS MATERIALS. Would theproject?
a) Create a significant hazard to the public or the environment through the X
routine transport, use or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of X
hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or X
proposed school?
d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code § 65962.5 and, as a result, would it X
create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing X
or working in the project area?
f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuationplan?
X
g) Expose people or structures, either directly or indirectly, to a significant risk X
of loss, injury or death involving wildland fires?
a-b) The Proposed Project includes the request for a GPA and issuance of CUP, which will allow the expanded operation of a contractor's storage yard. Hazardous or toxic materials transported in association with construction may include items such as oils, paints, and fuels. These types of materials are not acutely hazardous, and all storage, handling, use, and disposal of these materials are regulated by federal and state requirements, which the project construction activities are required to strictly adhere to. These regulations include: the federal Occupational Safety and Health Act (OSHA) and Hazardous Materials Transportation Act; Title 8 of the California Code of Regulations (CalOSHA), and the state Unified Hazardous Waste and Hazardous Materials Management Regulatory Program. The operational activities of the equipment storage yard would not require routine transport or use of hazardous materials. In addition, the site has been historically used as a construction storage yard, and overall quantities of materials would remain consistent with the existing site conditions and that the Project would not create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the likely release of hazardous materials into the environment. No significant adverse impacts or anticipated and no mitigation measures are required. c-d) The proposed Project is not located within a quarter mile of a school, nor is it included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. No impacts would occur. e) The Project site is not within two miles of a public or private airport. The nearest airport is Redlands Municipal Airport (REI), which is located over five (5) miles north of the Project site. In addition, the Project is not within the Redlands Airport Land Use Compatibility Plan. No impacts would occur with the Project. f) The Project site is located adjacent to Dunlap Boulevard, an existing 2-way local paved roadway that features the frontage improvements required by the General Plan, including curb and gutter, and the onsite improvements would not impact access to users traveling along the public right-of-way street. Figure S-5 of the Yucaipa General Plan does not designate Dunlap Boulevard as a local evacuation route, but the roadway runs parallel to Interstate 10 which is an evacuation route.
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As such, the proposed Project will not impair implementation of, or physically interfere with, an adopted emergency response plan or emergency evacuation plan.
g) The Project site is within an urbanized area, adjacent to existing development but not any wildland areas. However, portions of the Project site are within the Fire Safety Review Area 1 according to the City General Plan, and would be subject to Fire Department conditions of approval to reduce fire related risks. In addition, the City has also adopted the most recent version of the California Building and Fire Codes, which includes sections on fire-resistant construction material requirements based on building use and occupancy. The construction requirements are a function of building size, purpose, type, materials, location, proximity to other structures, and the type of fire suppression systems installed. Many of these requirements are also included as part of the Project's Conditions of Approval as a uniformly applicable development policy, which includes provisions for adequate fire access, sprinkler water systems within indoor spaces, and placement of new fire hydrants at applicable intervals that meet the water flow requirements of the Fire Code. Through these standard requirements, impacts from fire -related hazards would be less than significant.
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672
HYDROLOGY AND WATER QUALITY
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
10. HYDROLOGY AND WATER QUALITY. Would theproject:
a) Violate any water quality standards or waste discharge requirements or X
otherwise substantially degrade surface or ground water quality? b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater X
management of the basin?
c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition X
of impervious surfaces, in a manner which would:
result in a substantial erosion or siltation on- or off -site; X
(ii) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite;
X
(iii) create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial X
additional sources of polluted runoff, or
iv impede or redirect flood flows?
X
d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to X
project inundation?
e) Conflict with or obstruct implementation of a water quality control plan or X
sustainable groundwater managementplan?
a) The proposed Project has the potential to release water pollutants during the construction and operation phases, which would have the potential to violate water quality standards.
Construction:
Three general sources of potential short-term, construction -related stormwater pollution associated with the proposed Project include: 1) the handling, storage, and disposal of construction materials containing pollutants; 2) the maintenance and operation of construction equipment; and 3) earthmoving activities which, when not controlled, may generate soil erosion via storm runoff or mechanical equipment.
The proposed Project would disturb approximately 1.5 acres of land (associated with the new buildings and parking areas) and therefore would be subject to the NPDES permit requirements during construction activities. Prior to issuance of building permits, the Project would be required to comply with all applicable NPDES requirements through adoption and implementation of a submitted SWPPP and WQMP during the construction and operational phases of the Project. The SWPPP shall identify erosion control BMPs to minimize pollutant discharges during construction activities, and would include stabilized construction entrances, sand bagging, designated concrete washout, tire wash racks, silt fencing, and curb cut/inlet protection. The structural and nonstructural BMPs, and other measures included in the SWPPP and WQMP, would address water quality and waste discharge concerns associated with the Project. Compliance with these requirements is included as standard Conditions of Approval for the Project. As part of the review process for these documents, the City also verifies that there is a financial mechanism in place to ensure the continued maintenance of the measures proposed as part of the WQMP. Further, documentation will be provided to ensure all construction -related plans are consistent with each other. Impacts with regard to construction would be less than significant with implementation of existing regulations.
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673
Operation:
The development of the Project would increase the amount of impervious areas onsite by increasing the total hardscape areas onsite for the proposed development, which includes new buildings and additional paved access areas. To address water quality issues, several landscaped detention basins are proposed to receive and filtrate the runoff generated from the impervious surfaces. Compliance with existing federal, State, and local regulations related to water quality, implementation of BMPs included in the Project construction SWPPP, and design recommendations in the WQMP, would result in less than significant impacts.
Wastewater treatment for the Project area is provided by YVWD, and any new wastewater fixtures (such as bathrooms and sinks) of proposed Project would be required to connect to the YVWD sewer service collection and treatment system for the site. The proposed Project would not generate hazardous wastewater that would require any special waste discharge permits. Impacts would be less than significant with implementation of existing regulations. b) The proposed Project will use potable water provided by Western Heights Water Company, and a Preliminary Service Evaluation letter has been provided by the agency indicating that they will be able to serve the Project. No hazardous materials or other materials will be injected into groundwater supplies and no wells are proposed for the Project which would have the potential to draw from the groundwater table. Further, the Project would not impact any existing groundwater recharge areas, or substantially reduce runoff to which recharge facilities would no longer be able to operate. Impacts would be less than significant.
c(i-iii)) The Project site is adjacent to an existing improved and channelized drainage channel along the northeastern portion that would be avoided, with the site instead draining to the south towards Dunlap Boulevard. The site does not feature any significant drainage features within the parcels that make up the Project location. In addition, the Project would not impede nor redirect flood flows.
Onsite runoff will be conveyed downslope and ultimately be discharged into the several onsite, landscaped detention basins that will be designed to accommodate 100-year storm events. In compliance with stormwater discharges, the Project will be conditioned by the City to apply to the State Water Resources Control Board (SWRCB) for coverage under the Construction General Permit (Order No. 99-08-DWQ) (CAS000002), which applies to all stormwater discharges from projects where clearing, grading, and excavation result in soil disturbance of at least one acre or more, which would be exceeded with the development of the Project. The Construction General Permit requires an applicant to prepare and implement a Storm Water Pollution Prevention Plan (SWPPP), which would include a list of best management practices (BMPs) that would be implemented to prevent soil erosion and to contain the potential for discharge of construction -related pollutants that could contaminate nearby water resources. The SWPPP may include, but not be limited to, the following BMPs:
• Temporary Soil Stabilization: sandbag barriers, straw bale barriers, sediment traps, and fiber rolls; • Temporary Sediment Control: hydraulic mulch and geotextiles; • Wind Erosion Control: water of the construction site, straw mulch; • Tracking Control: staging/storage area and street sweeping; • Non-Stormwater Management: clear water diversion and dewatering; and, • Waste Management and Materials Pollution Control: vehicle and equipment cleaning, concrete waste management, and contaminated soil management.
The Project will also be conditioned to prepare and implement a WQMP that would include BMPs to be implemented during post construction operations in order to ensure compliance with RWQCB water quality standards. Examples of WQMP BMP protocol applicable to the Project would include the following:
Education for Property Owners, Operators, Tenants, Occupants, or Employees; Activity Restrictions;
Irrigation System and Landscape Maintenance;
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• Street Sweeping Private Streets and Parking Lots;
• Drainage Facility Inspection and Maintenance; and,
• Spill Prevention Control and Countermeasure Plan (SPCC) The WQMP will be an active plan to be implemented throughout the life of Project and will require routine inspections by a qualified water quality specialist to assure compliance with the Santa Ana RWQCB. These efforts will augment existing requirements that pertain to the existing construction equipment storage operations. This will ensure that the Project's impact with regard to violating any water quality standards will be reduced to less than significant. c(iv)) The proposed Project site features a portion of the site that is located within the 100-year flood plain, based upon a review of the latest FEMA Flood Insurance Rate Map (FIRM) Map, 06071C8740H. This map, revised in 2014 following the approval of a Letter of Map Revision (LOMR) related to various City drainage improvement projects, shows the floodplain crossing along the southwestern portion of the site:
Figure 9: 2014 LOMR for Wilson Creek
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675
- -i
.__..._.._.._, -ten a; aim l euffpa
Figure 10: Existing FEMA Floodplain Line
However, the City has submitted and received approval for a Conditional Letter of Map Revision (CLOMR) for the area, which relate to improvements made to the Dunlap Boulevard Bridge that has the benefit of improving the flows along Wilson Creek. The required improvements for that bridge are under construction, and the City is currently developing the LOMR to memorialize the updated floodplain boundary, which is shown below:
Figure 11: Updated Floodplain - CLOMR
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The improvements made to the channel are consistent with those approved through the CLOMR. With the formal approval of the LOMR, no future structures associated with the Project would be placed within a 100-year flood plain and would therefore not impede or redirect flood flow. No upstream levee or dam would affect the Project site. d) Based on review of the 2016 General Plan and recent aerial photo maps, the proposed Project is not subject to the potential effects of a seiche, tsunami, or mudflows caused by such due to lack of upstream water bodies. The City of Yucaipa is located just east of the I-10 freeway and is over 55 miles east of the Pacific Ocean with an average elevation of 2,400 feet above sea level. As such, the City is not under threat of a tsunami, otherwise known as a seismic sea wave. Similarly, the potential for a seiche to occur is remote, given the limited number of large water bodies within Yucaipa and its sphere of influence. Therefore, no impact is expected.
e) On May 22, 2017, the City Council, adopted Resolution 2017-18, approving a Memorandum of Agreement (MOA) to form the Yucaipa Sub -Basin Groundwater Sustainability Agency (YGSA) with the Cities of Calimesa and Redlands; the South Mesa Water Company; the South Mountain Water Company; the Western Heights Water Company; the Yucaipa Valley Water District; the San Bernardino Valley Municipal Water District; and the San Gorgonio Pass Water Agency. The MOA was formally adopted by all agencies party to the Agreement, and was submitted to the State Department of Water Resources by the San Bernardino Valley Municipal Water District.
The Sustainable Groundwater Management Act (SGMA) provides the YSGA broad powers in the implementation of the YGSP and collaborative management of the Yucaipa Groundwater Sub -Basin. This includes the adoption of rules, regulations, ordinances and resolutions as may be necessary to manage and protect the basin. One of the many goals of the YSGA is the development of groundwater recharge projects. The City, in cooperation with the San Bernardino County Flood Control District, San Bernardino Valley Municipal Water District, and other partners and stakeholders have developed and constructed projects that capture and recharge storm flows for replenishment of the Yucaipa Basin. Future projects will also be developed to allow for active groundwater recharge opportunities. The proposed Project would not conflict with or obstruct implementation of the efforts of the YGSA.
The City is a municipal separate storm sewer system (MS4) stormwater permittee and participates with 20 other municipal agencies in the San Bernardino Valley region to establish Best Management Practices (BMPs) for residents, businesses, students, and governments in preventing and reducing stormwater pollution. Keeping pollutants out of stormwater is an integral component of a sustainable groundwater management program. Under the MS4 permit, the City requires new development to design and implement WQMPs that meet the San Bernardino County Technical Guideline threshold. For the development of the site, the applicant will be required to show implementation of the various structural and non- structural BMPs where applicable, and would therefore not conflict with or obstruct implementation of a water quality control plan.
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677
LAND USE AND PLANNING
Issues and Supporting Information
Potentially
Less than
Less Than
No hnpact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
11. LAND USE AND PLANNING. Would theproject:
a Physically divide an established community?
X
b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an X
environmental effect?
a) Dividing an established community typically involves creating a physical barrier that changes the connectivity between areas of the community. The Project site is located along the Dunlap Commercial Corridor and is comprised of several contiguous parcels along the northern site of Dunlap Street. Currently, the subject site is designated as Service Commercial (CS), which permits the current Contract/Construction Services land use on the site, with the exception of a single landlocked triangular parcel that is designated as Multiple Residential (RM-IOM) that would instead be redesignated as CS with approval of the Project. Due to the surrounding land uses and the access to the RM-IOM site, residential development would not be feasible, and would be incompatible with the surrounding uses in the Dunlap Boulevard corridor. As such, no new structures that could be developed under the proposed project would have the potential to physically divide a community, and the Project does not propose any other action that would physically divide an established community. b) The proposed Project would result in a consolidation of the existing parcels owned by the applicant to be designated as CS by changing the land use designation of a single, land locked parcel from its existing residential classification, and to permit the operation and development of new structures for the existing construction storage at the site. Improvements to the project site are required to occur consistent with adopted development standards and good planning practices, and the Project's grading and building improvements would be undertaken consistent with appropriate City standards and drainage design criteria. No policies or plans exist for avoiding or mitigating an environmental effect that have not been taken into consideration, and the Project would have a less than significant impact.
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MINERAL RESOURCES
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
12. MINERAL RESOURCES. Would theproject:
a) Result in the loss of availability of a known mineral resource that would be a value to the region and the residents of the state?
X
b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use X
plan?
a-b) The City General Plan indicates the entire City is within an MRZ-3 (Mineral Resource Zone 3) classification, in which the significance of mineral deposit cannot be evaluated. No mining activities currently occur in the area, and no significant mineral resources are known to exist within the City of Yucaipa. Due to the size of the Project site and proximity to residential and other commercial uses, the site is unlikely to be considered a viable site for mineral extraction.
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679
NOISE
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
13. NOISE. Would the project result in:
a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the X
local general plan or noise ordinance, or applicable standards of other agencies? b) Generation of excessive groundbome vibration or groundborne noise levels? X
c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or X
working in the project area to excessive noise levels?
To support the analysis of the Project, a Noise and Vibration Impact Analysis, dated October, 2021, was prepared by Roma Environmental and is attached as Appendix B.
a-b) The Project site is adjacent to residential land uses to the north, which are considered noise sensitive land uses in the City General Plan. The General Plan and Municipal Code identify noise levels for various types of land uses, certain activities, and how noise levels are to be measured.
During the construction phases for the Project, noise and vibration will be generated from typical activities associated with new building construction, which includes the use of grading equipment, hammers, nail guns, and other typical construction techniques. No unique construction techniques or pilings would be required as part of construction that might cause excessive ground -borne vibration; however, a vibratory roller could produce 2.3 PPV (in./sec.) at 5 feet and a large bulldozer could produce up to 0.99 PPV (in./sec.) at 5 feet. and would drop below 0.25 PPV at 23 feet and 13 feet, respectively. To not exceed the threshold of 0.3 to sensitive users, Mitigation NOI-1 has been developed. Section 87.0905(e) of the Municipal Code allows for "Temporary construction, repair, or demolition activities between lam and 7pm, except Sundays and Federal holidays." While construction activities will periodically raise noise levels above their current levels, the level of noise increase is not expected to be substantial and will only occur during the limited time associated with these activities and is estimated to range between 64 and 76 dBA Leoq to the nearest receptor. Adherence with the Municipal Code would result in less than significant construction impacts.
The continued operation of the site includes general lot activities that are not expected to contribute significantly to overall noise levels, but some of the proposed operations would include the use of pneumatic tools and/or generators to support repair activities. With the use of this equipment within areas near sensitive uses, the project operational noise is expected to range between 40 and 66 dBA at the nearby residential properties and would exceed the City's noise standards. The site has been designed to locate those activities away from these sensitive uses, and Mitigation Measure NOI-2 has also been developed to address the site design and other recommendations that will ensure less than significant impacts. c) The Project site is not within two miles of a public or private airport. The nearest airport is Redlands Municipal Airport (REI), which is located over five (5) miles north of the Project site. In addition, the Project is not within the Redlands Airport Land Use Compatibility Plan. No impacts would occur with the Project.
Mitigation Measures:
N0I-1: Vibratory rollers shall not be used within 23 feet of a neighboring structure, and large bulldozers shall not be used within 13 feet of a neighboring structure. The construction superintendent shall confirm these distances prior to any grading City of Yucaipa 38
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operation, and a stop work order shall be issued by the City's Building and Safety Inspector if these types of equipment encroach upon those distances.
N0I-2: Either the use compressors and/or pneumatic equipment in the vicinity of the northern, eastern and southwestern property lines is prohibited and limited to the auto repair area in the center of the project site OR a solid barrier of eight feet in height along the northern property line shall be constructed where there are adjacent rural residential uses; and a solid barrier at least six feet in height along the eastern and southeastern property lines shall be constructed where are nearby residential land uses.
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POPULATION AND HOUSING
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
14. POPULATION AND HOUSING. Would theproject:
a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for X
example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?
X
a) The proposed Project site is located within an area generally developed with commercial and industrial uses and involves the construction of new structures to support an existing business located onsite. The proposed Project is consistent with the land use designation for the site, subject to approval of the General Plan Amendment on approximately .5 acres of a land- locked parcel and was otherwise considered in the City's build -out envisioned by the General Plan that was adopted in 2016.
As such, impacts are expected to be less than significant. b) The project would not result in the demolition of any residences displace any housing that would necessitate the construction of replacement housing elsewhere. The proposed Project involves removing approximately .5 acres of a residential land use designation from the City's General Plan. However, the City has recently approved several General Plan Amendment requests to add additional Multiple Residential -designated land use areas or to increase the permitted dwelling unit density, which offsets the removal of this residentially -zoned property. Further, due to the land -locked nature of the parcel and limited availability of infrastructure along this portion of the site, a residential land use would be unlikely to occur.
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PUBLIC SERVICES
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
15. PUBLIC SERVICES. Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services:
a Fireprotection?
X
b Policeprotection?
X
c Schools?
X
d Parks?
X
e Other public facilities?
X
a) The City of Yucaipa is currently served by the California Department of Forestry (CAL FIRE). The Project site is accessible from an existing improved street (Dunlap Boulevard) designed consistent with existing City Engineering and Fire Department standards and would not require unique or altered fire protection services, and interior drive aisles would be installed to provide fire department access to all buildings. In addition, the Project is subject to the current edition of the California Building Code (CBC) requirements, which include provisions for hydrants onsite, fire sprinklers within new buildings, illuminated addresses on buildings, and fire suppression systems. As a standard Condition of Approval, developers are required to pay development impact fees for fire facilities that are assessed from the details of proposed Project. The proposed Project would have a less than significant impact on fire protection services, and would not affect fire department service ratios or response times, nor would it require the construction of any new fire facilities. b) The San Bernardino County Sheriffs Department currently serves the Project site and surrounding area. As a standard Condition of Approval, the Project would be required to pay development impact fees for Public facilities based upon the size of the Project site, which includes police department facilities under the City's development impact fee program. The proposed Project would not require unique police protection services since the site has been and will continue to be accessible, and the payment of development impact fees would off -set potential demands for increased facilities. The proposed Project would therefore have a less than significant impact. Additionally, the Conditions of Approval includes requirements for security cameras onsite, as well as adequate lighting, which would support general provisions of Crime Prevention through Environmental Design (CPTED) for the general operation of the site. c) The Yucaipa-Calimesa School District would serve future development in the area. The Project would not result in any residential growth to the area and would therefore not result in additional students that would increase demand to the District.
No impacts would therefore occur.
d) The proposed Project is to expand an established construction equipment storage facility within the City, and would not establish any additional residential uses that would result in a direct or indirect increase in demand on area parks. No impacts would occur, and no mitigation is required.
e) The proposed Project would not require new or altered public facilities or services. The City requires future development to pay development impact fees for a variety of public facilities, including drainage improvements, traffic, and civic center facilities. In addition, the Project will complete all necessary onsite improvements, including those related to drainage, to meet state and local requirements, and those impacts have been addressed as part of this MND. Other necessary improvements, such as water and sewer facilities, would be provided by other agencies that have the ability to require necessary facilities to be installed by the developer and/or require payment of fees to provide for that service. Other public facilities, such as libraries, are typically provided to serve a residential population. The Project would not establish any City of Yucaipa 41
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additional residential uses, and thus would not create an increase in the demand for those other public facilities. As such, the proposed Project would therefore have a less than significant impact.
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M
RECREATION
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
16. RECREATION.
a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration X
of the facility would occur or be accelerated?
b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect X
on the environment
a-b) See response to 15d. The Project consists of the development and expansion of an existing construction storage commercial site within City of Yucaipa and would not add any additional residences that would increase the demand for area parks. No impacts would occur.
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TRANSPORTATION/TRAFFIC
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
17. TRANSPORTATION/TRAFFIC. Would theproject:
a) Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? X
b) Conflict or be inconsistent with CEQA Guidelines § 15064.3, subdivision b?
X
c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses e.., farm equipment)? X
d Result in inadequate emergency access?
X
a-b) Several of the parcels that comprise the site have been used by Hal Hays Construction since their establishment in 2002, and prior to that had been used by Hal Hays Forestry. Various improvements have occurred at the site, including those associated with Case No. 00-018/PUP, that further expanded the site. Over time, Hal Hays Construction acquired several adjoining parcels, including those that had been used for storage operations and some additional sites that have incomplete records on file with the City, as their uses had been developed or operated prior to City incorporation and therefore would not have obtained permits from the City. The proposed Project consists of two specific elements: a Minor General Plan Amendment that would change the land use designation of a single landlocked parcel within the site to Service Commercial, and Conditional Use Permit for the development of additional structures onsite to support the existing operations. These improvements are intended by the applicant to improve the business operations and would also include an antique construction equipment museum to store and display the applicant's collection of vintage construction equipment. Per the Conditional Use Permit plans, the museum would generate a nominal amount of traffic, with a generally limited number of visitors at a single time. The rest of the operations would continue as they currently exist, and the overall traffic increase would be minimal over existing conditions with the introduction of approximately 40 office staff members. Further, to provide a conservative assessment of noise impacts from new traffic, the largest daily trip rate increase, which would correspond to private events held at the museum, is 150.
The City's Traffic Impact Analysis (TIA) Guidelines specifies that a transportation impact study with level of service (LOS) analysis should be based on one or more of the following criteria:
When the project AM or PM peak hour trip generation is 100 or more trips.
Projects that will add 51 or more trips during either the AM or PM peak hour to any intersection.
When determined by the City Engineer that existing or proposed traffic conditions in the project vicinity have unique characteristics that warrant evaluation.
The proposed Project does not meet any of the above requirements to necessitate an LOS analysis, as an increase of no more than 150 ADT is less than the City's threshold. Further, pursuant to SB 743, LOS impacts are no longer considered as an environmental impact under CEQA. Instead, Section 15064.3 of the CEQA Guidelines requires vehicle miles traveled (VMT) be assessed to determine project impacts. The City's TIA guidelines identify screening criteria for certain types of projects that typically reduce VMT and may be presumed to result in a less than significant VMT impact. One category listed in this screening criteria is for projects generating less than 400 daily vehicle trips.
Based on the worst -case increase of 150 trips that was identified, the proposed Project meets the City -established VMT screening criteria for small projects, and the preparation of a transportation impact study with vehicle miles traveled (VMT) analysis is not warranted. As such, the proposed Project will have a less than significant VMT impact. In addition, the City's TIA also notes the following:
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Please note that the City of Yucaipa is currently a bedroom community. As such, employment uses that create opportunities for the community to stay local should generally reduce trip lengths and reduce VMT.
The addition of the office staff employees would support this detail and context. c) The Project would not result in the modification of existing adjacent roadways in such a way that would increase hazards to the roadway's geometric design. The Project site is located along Dunlap Boulevard, and their existing frontage features the required improvements pursuant to the General Plan, and two driveways would continue to serve the site. No farm equipment, or unique road features and geometry would occur that could create unsafe roadway conditions. Additionally, the Project will be conditioned to pay Development Impact Fees for traffic facilities to fund necessary improvements to the City's transportation network, and these fees represent the City's equivalent of the "fair share" contribution to a local fund to upgrade the area's transportation infrastructure.
d) The Project site is located adjacent to Dunlap Boulevard, an existing 2-way local paved roadway that features curb and gutter, along the frontage and would not impact access to users traveling along the public right-of-way street. Figure S-5 of the Yucaipa General Plan does not designate Dunlap Boulevard as a local evacuation route, but the roadway runs parallel to Interstate 10 which is an evacuation route. The required street improvements, as well as proposed internal circulation requirements, would be designed to meet the City's General Plan and its Fire Code access requirements.
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TRIBAL RESOURCES
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
18. TRIBAL RESOURCES. Would theproject:
a) Cause a substantial adverse change in the significance of a Tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American Tribe, and that is:
(i) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public X
Resources Code section 5020.1 k , or
(ii) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code § 5024.1. In applying the criteria set X
forth in subdivision (c) of Public Resource Code § 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. a) The proposed Project is located on a parcel that is currently developed, and is not identified with having a historic structure nor other potential historic artifacts reported onsite. Figure PR-6 of the City's General Plan doe's identify that the subject site is located within a Cultural Sensitivity Area, however the past disturbances associated with the development of the site would reduce the likelihood of future discovery of materials, and excavation of the site would be limited to the foundation preparation of the new museum building and accessory structures, and the existing grade elevations of the site would otherwise be maintained. In accordance with AB 52 and SB 18 requirements, the City sent invitation letters to representatives of the Native American contacts provided by the NAHC and its AB52 contacts on November 15, 2022, formally inviting tribes to consult with the City on the Project. The intent of the consultations is to provide an opportunity for interested Native American contacts to work together with the City during the project planning process to identify and protect tribal cultural resources. Ultimately, all tribes that responded noted no concerns with the proposed Project or the Minor General Plan Amendment action that was proposed. As such, no specific mitigation measures have been identified, and the Project would be subject to the City's standard Condition of Approval related to stopping site preparation work should there be any inadvertent discovery of resources.
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UTILITIES AND SERVICE SYSTEMS
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
19. UTILITIES AND SERVICE SYSTEMS. Would theproject:
a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or X
telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dears? X
c) Result in a determination by the waste water treatment provider, which serves or may serve the project that it has adequate capacity to serve the X
ro'ect's projected demand in addition to theprovider's existing commitments d) Generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid X
waste reductiongoals?
e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
X
a-c) Western Heights Water Company (WHWC) provides potable water, and the Yucaipa Valley Water District (YVWD) provides wastewater treatment facilities for the Project site. The WHWC is in a controlled overdraft condition as the water table has dropped due to prior years of drought. However, infrastructure improvements have been developed to increase their storage capabilities to meet the demand of future residents and businesses based on the City's General Plan. This includes several recharge facilities developed by the City of Yucaipa. As part of the Project application, the applicant has obtained a letter from the two utility providers noting that they would be able to accommodate the proposed development, and construction efforts would involve onsite improvements to connect to existing services. Therefore, impacts would be less than significant.
d) Solid waste services in the City of Yucaipa are provided by Burrtec, and disposed of within the San Timoteo Sanitary Landfill. According to information from the CalRecycle website, operated by the State of California, this landfill has an average annual receiving capacity of 500,000 to 730,999 tons per year, and has a remaining capacity of over 21.4 million cubic yards'. Information on the CalRecycle website provides solid waste characterization databases by types of use, referenced from various environmental documents. It should be noted that the site has been, and is currently, in operation, and that the proposed Project would expand some of the building facilities and memorialize the current operations. As such, the change in waste generated would be nominal relative to existing conditions and impacts would be less than significant. e) Per Title 8, Chapter 8.28 of the Municipal Code, all properties within the City are required to subscribe to refuse collection and handling services. The program is designed to collect trash, recyclables, green waste, and organic waste and to assist the City in meeting mandated AB 939 diversion goals established by the State of California. Solid waste collection and recycling services pursuant to Chapter 8.28 are a mandatory requirement for all new development in the City of Yucaipa.
The Project will continue to be served by the City -approved waste disposal service, which is currently served by a contract through Burrtec Wastes Industries, Inc. for waste collection. With the Project's adherence to Chapter 8.28 guidelines, Project impacts in regard to compliance with federal, state and local management regulations will be reduced to less than significant. 4 CalRecycle. n.d. SWIS Facility Detail, San Timoteo Landfill. Accessed July 7, 2022. hgps://www2.calrecycle.ca.gov/SolidWaste/Site/DataExport.
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•i•
WILDFIRE
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
Incorporated
20: Wildfire: Would theproject:
a) Substantially impair an adopted emergency response plan or emergency evacuationplan?
X
b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire X
or the uncontrolled spread of a wildfire?
c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to X
the environment?
d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post -fire slope X
instability, or drainage changes?
a) The Project site is located adjacent to Dunlap Boulevard, an existing 2-way local paved roadway that feature the curb, gutter, and sidewalk improvements along the frontage pursuant to the General Plan, and would not impact access to users traveling along the public right-of-way street. Figure S-5 of the Yucaipa General Plan does not designate Dunlap Boulevard as a local evacuation route, but the roadway runs parallel to Interstate 10 which is an evacuation route. Therefore, the Project will not impair implementation of, or physically interfere with, an adopted emergency response plan or emergency evacuation plan and would have a less than significant impact. b-d) According to CAL FIRE, half of the City of Yucaipa is designated as a very high fire severity zone (VHFZ) based on fuels, terrain, and weather, and portions of the Project site are located within Fire Safety Review Area 1 according to the City General Plan, and is depicted in orange on the figure below. The Project site is located within a transitional area of the City of Yucaipa, with rural residential uses and vacant land are located to the west, across the Interstate 10 freeway.
Figure 12: Fire Severity Map from General Plan
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However, risks to future development from fire hazards are addressed through adherence to the City's Standard Conditions of Approval as required by the City Fire Department, which includes provisions for adequate fire access that are addressed through the Project's internal circulation design, sprinkler water systems within habitable living spaces, and the placement of new fire hydrants at applicable intervals that meet the water flow requirements of the Fire Code. With the surrounding urban environment of the Dunlap Commercial Corridor, and direct access to primary City routes, including Oak Glen Road and Interstate 10, fire -related hazards would be minimized. Through the City's standard requirements and the proposed Project design, impacts from fire -related hazards would be less than significant. There are no other factors onsite that would exacerbate wildfire risks, or slopes that would pose significant risks, such as post -fire slope instability, or downstream flooding or landslides.
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691
MANDATORY FINDINGS OF SIGNIFICANCE
Issues and Supporting Information
Potentially
Less than
Less Than
No Impact
Significant
Significant
Significant
Impact
With
Impact
Mitigation
-Incorporated
19. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or X
restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past X
projects, the effects of other current projects, and the effects of probable future projects)?
c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X
a) The proposed Project will not result in significant impacts that have the potential to degrade the quality of the environment. The Project site does not feature any critical natural habitat, and would cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, or reduce the number or restrict the range of a rare or endangered plant or animal. In addition, no significant cultural resources were identified onsite, and the Project would therefore not eliminate important examples of the major periods of California history or prehistory. b) The proposed Project is generally consistent with the City's General Plan, with the exception of the proposed land use district change for a single, landlocked parcel onsite. However, this parcel would be rezoned from residential to Service Commercial, which corresponds with the surrounding land uses for the site. As such, the cumulative effects were evaluated as part of the City's General Plan's Environmental Impact Report. Therefore, development of the proposed Project would be consistent with the assumptions of current long-range planning for the provision of utilities, service systems and public services in the City of Yucaipa. The evaluation of the proposed Project utilized a variety of topical sections, including:
agriculture, biology, cultural, air quality, geology/soils, greenhouse gases, hydrology, land use, noise, land use, mineral resources, population and housing, recreation, traffic, utilities and services. The analysis of the Project did not identify potential significant or cumulative impacts that could not be mitigated to a level that is less than significant. c) Future development as part of the Project will involve site improvements that are to be constructed consistent with existing City regulations, standards, and processes, and those of other agencies. The topical issues discussed within this document did not identify the potential for adverse effects due, in part, to the incorporation of mitigation measures and standard Conditions of Approval that apply to the development, which address potential impacts or adverse effects on human beings.
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692
SUPPORTING INFORMATION SOURCES:
1. City of Yucaipa General Plan, 2016
2. City of Yucaipa General Plan EIR, 2016
3. City of Yucaipa Development Code (as amended). Accessed December 15, 2022. https:Hgcode.us/codes/spa/
4. Caltrans Web Site for Scenic Highways. Accessed December 15, 2022. www.dot.ca.gov .
5. California State Department of Conservation California Important Farmland Finder Interactive Map. Accessed January 10, 2023. https://maps.conservation.ca.gov/DLRP/CIFF/
6. California Department of Toxic Substances Control. Accessed January 10, 2023. www.dtsc.ca.gov .
7. Cal Fire Mapping. Accessed January 30, 2023. www.fire.ca.gov .
8. CalRecycle. n.d. SWIS Facility Detail, San Timoteo Landfill. Accessed April 5, 2023. https://www2.calrecycle.ca.gov/SolidWaste/Site/DataExport .
9. Department of Homeland Security, FEMA Flood Map Service Center. Accessed May 1, 2023. https:Hmsc.fema.gov/portal/home
10. State Water Resources Control Board. Accessed February 7, 2023. https://www.waterboards.ca.gov/
11. US Fish and Wildlife Service National Wetlands Inventory Mapper. Accessed December 5, 2022. littps:Hfwsprimary.wim.usgs.gov/wetlands/apps/wetlands-mapper/
12. Yucaipa Valley Water District. Accessed December 12, 2022. littps:// www.yvwd.us/
13. Surface -Water and Ground -Water Quality in the Yucaipa Area, San Bernardino and Riverside Counties, California, 1996-98 iittps:Hpubs.usgs.gov/wri/wri004269/pdf/wrir004269.pdf Accessed April 27, 2023
14. Yucaipa, CA U.S.G.S. Map
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693
Air Quality, Greenhouse Gas, and
Energy Impact Analysis Report
for
Hal Hays Construction Project
Located in the
City of Yucaipa, California
Prepared for:
Hal Hays Construction Inc.
4181 Latham Street
Riverside, California 92501
Attention:
Mr. Kenneth Hicks
Prepared by:
Roma Stromberg, M.S.
Catherine Howe, M.S.
Roma Environmental
CEQA, NEPA, Noise and Air Quality
[email protected]
951-544-3170
October 6, 2021
Revised March 9, 2023
TABLE OF CONTENTS
EXECUTIVESUMMARY.................................................................................................................................. 1 Construction -Source Emissions........................................................................................................... 1 Operational -Source Emissions............................................................................................................ 1 GreenhouseGases.............................................................................................................................. 1 Energy................................................................................................................................................. 2 1 INTRODUCTION........................................................................................................................................ 1 1.1 Purpose and Objectives............................................................................................................. 1 1.2 Project Location......................................................................................................................... 1 1.3 Project Description.................................................................................................................... 1 1.4 Phasing and Timing.................................................................................................................... 6 1.5 Sensitive Receptors in Project Vicinity...................................................................................... 6 2 AIR QUALITY ANALYSIS............................................................................................................................ 7 2.1 Existing Air Quality Conditions.................................................................................................. 7 2.2 Regulatory Setting................................................................................................................... 12 2.3 Monitored Air Quality............................................................................................................. 22 2.4 Air Quality Standards............................................................................................................... 24 2.5 Short -Term Construction Emissions........................................................................................ 27 2.6 Long -Term Operational Emissions.......................................................................................... 35 2.7 Cumulative Air Quality Impacts...............................................................................................41 3 GLOBAL CLIMATE CHANGE ANALYSIS.................................................................................................... 44 3.1 Existing Greenhouse Gas Environment...................................................................................44
3.2 Global Warming Potential.......................................................................................................46
3.3 Greenhouse Gas Standards and Regulations..........................................................................48
3.4 Significance Thresholds...........................................................................................................67
3.5 Methodology...........................................................................................................................68
3.6 Consistency With Applicable Greenhouse Gas Reduction Plans and Policies ......................... 69 3.7 Cumulative Greenhouse Gas Impacts..................................................................................... 73 4 MITIGATION MEASURES........................................................................................................................74
4.1 Construction Measures........................................................................................................... 74 4.2 Operational Measures.............................................................................................................74 5 ENERGY ANALYSIS.................................................................................................................................. 75 5.1 Existing Conditions.................................................................................................................. 75 5.2 Regulatory Background........................................................................................................... 79 5.3 Project Energy Demands and Energy Efficiency Measures ..................................................... 86 5.4 Renewable Energy and Efficiency Plan Consistency............................................................... 96 5.5 Conclusions..............................................................................................................................98 6 REFERENCES...........................................................................................................................................99 Hal Hays Construction—AQ-GHG-Energy Impact Analysis
695
APPENDICES
Appendix A Glossary of Terms
Appendix B CalEEMod Model Daily Emissions Printouts
Appendix C CalEEMod Model Annual Emissions Printouts
LIST OF TABLES
Table 1.
Local Area Monthly Climate Data.............................................................................................. 9 Table 2.
State and Federal Criteria Pollutant Standards......................................................................13 Table 3.
South Coast Air Basin Attainment Status................................................................................ 14 Table 4.
Air Quality Monitoring Summary............................................................................................ 23 Table 5.
SCAQMD Air Quality Significance Thresholds......................................................................... 28 Table 6.
Construction -Related Regional Pollutant Emissions............................................................... 31 Table 7.
Maximum Number of Acres Disturbed Per Day......................................................................32 Table 8.
Local Construction Emissions at the Nearest Receptors.........................................................34 Table 9.
Regional Operational Pollutant Emissions.............................................................................. 37 Table 10.
Local Operational Emissions at the Nearest Receptors.......................................................... 40 Table 11.
Global Warming Potentials and Atmospheric Lifetimes.........................................................47 Table 12.
Project -Related Greenhouse Gas Emissions........................................................................... 70 Table 13.
Project Consistency with CARB Scoping Plan Policies and Measures ..................................... 72 Table 14.
Total Electricity System Power (California 2019).................................................................... 76 Table 15.
SCE 2019 Power Content Mix.................................................................................................. 78 Table 16.
Project Construction Power Cost and Electricity Usage.......................................................... 88 Table 17.
Construction Equipment Fuel Consumption Estimates.......................................................... 90 Table 18.
Construction Worker Fuel Consumption Estimates................................................................91 Table 19.
Construction Vendor Fuel Consumption Estimates (MHD Trucks) ......................................... 92 Table 20.
Construction Hauling Fuel Consumption Estimates (HHD Trucks)..........................................93 Table 21.
Estimated Vehicle Operations Fuel Consumption...................................................................95 Table 22.
Project Annual Operational Energy Demand Summary.......................................................... 97 Hal Hays Construction AQ-GHG-Energy Impact Analysis
LIST OF FIGURES
Figure 1. Regional Vicinity and Site Location........................................................................................... 3 Figure2. Site Location..............................................................................................................................4 Figure3. Site Plan.....................................................................................................................................5 Hal Hays Construction AQ-GHG-Energy Impact Analysis
697
EXECUTIVE SUMMARY
The purpose of this air quality, greenhouse gas and energy impact analysis is to provide an assessment of the impacts resulting from development of the proposed project and to identify measures that may be necessary to reduce potentially significant impacts.
CONSTRUCTION -SOURCE EMISSIONS
Project construction -source emissions would not exceed applicable screening thresholds of significance established by the SCAQMD. For localized emissions, the project will not exceed applicable Localized Significance Thresholds (LSTs) established by the SCAQMD.
Project construction -source emissions would not conflict with the Basin Air Quality Management Plan (AQMP). As discussed herein, the project will comply with all applicable SCAQMD construction -source emission reduction rules and guidelines. Project construction source emissions would not cause or substantively contribute to violation of the California Ambient Air Quality Standards (CAAQS) or National Ambient Air Quality Standards (NAAQS).
Established requirements addressing construction equipment operations, and construction material use, storage, and disposal requirements act to minimize odor impacts that may result from construction activities. Moreover, construction -source odor emissions would be temporary, short-term, and intermittent in nature and would not result in persistent impacts that would affect substantial numbers of people. Potential construction -source odor impacts are therefore considered less than significant.
OPERATIONAL -SOURCE EMISSIONS
The project operational -sourced emissions would not exceed applicable screening thresholds of significance established by the SCAQMD. Project operational -source emissions would not result in or cause a significant localized air quality impact as discussed in the Operations -Related Local Air Quality Impacts section of this report. Additionally, project -related traffic will not cause or result in CO concentrations (CO "hot spots") exceeding applicable state and/or federal standards. Project operational - source emissions would therefore not adversely affect sensitive receptors within the vicinity of the project.
Project operational -source emissions would not conflict with the Basin Air Quality Management Plan (AQMP). The project's emissions meet SCAQMD regional thresholds and will not result in a significant cumulative impact. The project does not propose any such uses or activities that would result in potentially significant operational -source odor impacts. Potential operational -source odor impacts are therefore considered less than significant.
GREENHOUSE GASES
Project -related GHG emissions do not exceed the SCAQMD draft threshold of 3,000 MTCO2e per year; therefore, GHG emissions are considered to be less than significant. Furthermore, the project would not conflict with the goals of the City of Yucaipa CAP, AB-32, SB-32, or the CARB Scoping Plan; therefore, the project would not conflict with an applicable plan, policy or regulation of an agency adopted for the Hal Hays Construction —AQ-GHG-HRA-Energy Impact Analysis o.
purpose of reducing the emissions of greenhouse gases and impacts are considered to be less than significant.
ENERGY
For new development such as that proposed by the Hal Hays Construction project, compliance with California Building Standards Code Title 24 energy efficiency requirements (CalGreen), are considered demonstrable evidence of efficient use of energy. As discussed below, the project would provide for, and promote, energy efficiencies required under other applicable federal and State of California standards and regulations, and in so doing would meet or exceed all California Building Standards Code Title 24 standards. Moreover, energy consumed by the project's operation is calculated to be comparable to, or less than, energy consumed by uses of similar scale and intensity that are constructed and operating in California. On this basis, the project would not result in the inefficient, wasteful, or unnecessary consumption of energy. Impacts are considered to be less than significant.
Hal Hays Construction AQ-GHG-HRA-Energy Impact Analysis
1 INTRODUCTION
This section describes the purpose of this air quality, global climate change, and energy impact analysis, project location, proposed development, and study area. Figure 1 shows the regional vicinity and site location, Figure 2 shows the site location, and Figure 3 illustrates the project site plan.
1.1 PURPOSE AND OBJECTIVES
This study was performed to address the possibility of regional/local air quality impacts, global climate change impacts, from project related air emissions and energy -related impacts. The objectives of the study include:
■ documentation of the atmospheric setting
■ discussion of criteria pollutants and greenhouse gases ■ discussion of the air quality and global climate change regulatory framework ■ discussion of the air quality and greenhouse gases thresholds of significance ■ analysis of the construction related air quality and greenhouse gas emissions ■ analysis of the operations related air quality and greenhouse gas emissions ■ analysis of the conformity of the proposed project with the South Coast Air Quality Management District (SCAQMD) Air Quality Management Plan (AQMP)
■ discussion of the project's energy use and impacts, and ■ recommendations for mitigation measures
The City of Yucaipa is the lead agency for this air quality, greenhouse gas, and energy analysis, in accordance with the California Environmental Quality Act authorizing legislation. Although this is a technical report, every effort has been made to write the report clearly and concisely. To assist the reader with terms unique to air quality and global climate change, a definition of terms has been provided in Appendix A.
1.2 PROJECT LOCATION
The project is located at 32342 Dunlap Boulevard in the City of Yucaipa. The project site is approximately
5.19 acres.
The majority of the Project Site has a General Plan land use designation of Service Commercial (CS) (-4.62 acres), while the remaining portion (^'0.S7 acres) has a General Plan land use designation of multi -family residential (RM-10m). The project will be applying for a General Plan Amendment to change the RM designation to CS. A map showing the project's regional site and vicinity location is provided on Figure 1.
1.3 PROJECT DESCRIPTION
The proposed project is that of a Conditional Use Permit application submitted to expand the existing construction storage yard land use to include parcels not part of the previously approved Planning Use Permit, amend the General Land Use Map from RM-10m to CS on a portion of the site, and to construct an office/antique truck museum and truck repair buildings. The existing single family dwelling unit is to be used as caretaker's residence.
Hal Hays Construction AQ-GHG-HRA-Energy Impact Analysis
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Hal Hays Construction provides construction services for a number of moderate and large-scale construction projects throughout southern California. The site is currently used to house heavy equipment, construction materials, and the repair and maintenance of the equipment and other vehicles.
The site is also the location for the storage of a large number of antique trucks — some refurbished and some in various stages of disrepair. It is the intent to relocate the corporate office, currently located in Riverside, to the subject site, and to establish an antique truck museum that is currently located in Riverside as well.
The project is proposed to be completed in phases:
■ Phase 1- Expand construction yard land use onto additional parcels. Obtain building permits for all unpermitted structures.
■ Phase 2 - Construct 7,500 square feet truck repair building and 3,900 square foot truck wash canopy and parking lot. Relocate storage containers and storage areas as necessary. ■ Phase 3 - Construct 25,000 square feet multi -purpose building with 6,000 square foot office and 19,000 square foot antique truck museum.
Office staff totals approximately 40 persons with the hours starting at 6:00 AM and ending at 7:00 PM, Monday through Friday. Currently there is no office staff on the site.
Yard operations include vehicle maintenance and repair, vehicle and material staging for the following day's work, and management of stored materials. There are approximately 10 yard/shop crew. The shop operations start at 7:00 AM and end at 5:00 PM. Shop operations include standard vehicle maintenance (oil/transmission fluid changes, tire repair/replace, wash, etc.), hydraulic system repairs, and engine repair. The shop operations have been active on the site since the original land use approval.
The following fluids are stored on site:
■ Diesel Fuel: 6,000 gallons
■ Gasoline: 20 gallons
■ Waste Oil: 200 gallons (collected for disposal every 6 months) ■ Misc. Oils: 300 gallons
CalFire conducts annual inspections to ensure the materials are properly stored and do not exceed approved quantities.
Once the office/truck museum building has been constructed, the collection of fully refurbished antique trucks will be stored and available for display by the public. It is the intention of the applicant to hold occasional viewing events to permit the general public access to the museum. These events are to be held quarterly on weekends, during non -operational hours and are anticipated not to exceed 100 visitors per event.
The majority of the office use (5,000 square feet) is proposed to be located on a second floor, with only a reception area and conference room located on the ground floor.
Figure 2 illustrates the site location and Figure 3 illustrates the proposed site plan.
Hal Hays Construction—AQ-GHG-HRA-Energy Impact Analysis
701
Roma Environmental
Figure 1
Regional Location
A
702
Figure 2
Site Vicinity
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ied
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1.4 PHASING AND TIMING
The proposed project is anticipated to be built in three phases; however, to provide a worst -case analysis, it has been modeled as one phase. Construction activities are anticipated to start no sooner than December 2021 and last approximately nine months and include: grading, building, paving and architectural coating.'
1.5 SENSITIVE RECEPTORS IN PROJECT VICINITY
Those who are sensitive to air pollution include children, the elderly, and persons with preexisting respiratory or cardiovascular illness. For purposes of CEQA, the SCAQMD defines a sensitive receptor as a land use such as residences, schools, childcare centers, athletic facilities, playgrounds, retirement homes and convalescent homes (South Coast Air Quality Management District 2008). Commercial and industrial facilities are not included in the definition because employees do not typically remain on -site for 24 hours.
The nearest sensitive receptors to the project site include the existing single-family residential unit located on the project site (caretaker's residence) and the single-family residential uses located adjacent to the north, approximately 55 feet (-17 meters) southwest, and approximately 70 feet (-21 meters) to the east of the project site. Other air quality sensitive land uses are located further from the project site and would experience lower impacts.
1 The project is anticipated to occur in three Phases. Phase 1 does not include construction as it is just expansion of existing construction yard land use onto additional parcels and obtaining building permits for unpermitted structures. Phase 2 is anticipated to last approximately 6 months and Phase 3 is anticipated to last approximately 9 months. Per the project applicant, Phase 2 and Phase 3 of construction are anticipated to occur concurrently. Therefore, project construction was modeled as occurring in one phase with a total duration of approximately 9 months.
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2 AIR QUALITY ANALYSIS
2.1 EXISTING AIR QUALITY CONDITIONS
2.1.1 Local Air Quality
The project site is located in the City of Yucaipa in San Bernardino County, which is part of the South Coast Air Basin (Basin) that includes all of Orange County as well as the non -desert portions of Los Angeles, Riverside, and San Bernardino Counties. The South Coast Air Basin is located on a coastal plain with connecting broad valleys and low hills to the east. Regionally, the South Coast Air Basin is bounded by the Pacific Ocean to the southwest and high mountains to the east forming the inland perimeter. The project site is located toward the northeast portion of the South Coast Air Basin near the foot of the San Bernardino Mountains, which define the eastern boundary of the South Coast Air Basin.
The climate of San Bernardino County, technically called an interior valley sub climate of the Southern California's Mediterranean -type climate, is characterized by hot dry summers, mild moist winters with infrequent rainfall, moderate afternoon breezes, and generally fair weather. Occasional periods of strong Santa Ana winds and winter storms interrupt the otherwise mild weather pattern. The clouds and fog that form along the area's coastline rarely extend as far inland as western Riverside County. When morning clouds and fog form, they typically burn off quickly after sunrise. The most important weather pattern from an air quality perspective is associated with the warm season airflow across the populated areas of the Los Angeles Basin. This airflow brings polluted air into western Riverside County late in the afternoon.
This transport pattern creates unhealthful air quality that may extend to the project site particularly during the summer months.
Winds are an important parameter in characterizing the air quality environment of a project site because they both determine the regional pattern of air pollution transport and control the rate of dispersion near a source. Daytime winds in western Riverside County are usually light breezes from off the coast as air moves regionally onshore from the cool Pacific Ocean to the warm Mojave Desert interior of Southern California. These winds allow for good local mixing, but as discussed above, these coastal winds carry significant amounts of industrial and automobile air pollutants from the densely urbanized western portion of the South Coast Air Basin into the interior valleys which become trapped by the mountains that border the eastern edge of the South Coast Air Basin.
In the summer, strong temperature inversions may occur that limit the vertical depth through which air pollution can be dispersed. Air pollutants concentrate because they cannot rise through the inversion layer and disperse. These inversions are more common and persistent during the summer months. Over time, sunlight produces photochemical reactions within this inversion layer that creates ozone, a particularly harmful air pollutant. Occasionally, strong thermal convections occur which allows the air pollutants to rise high enough to pass over the mountains and ultimately dilute the smog cloud.
In the winter, light nocturnal winds result mainly from the drainage of cool air off of the mountains toward the valley floor while the air aloft over the valley remains warm. This forms a type of inversion known as a radiation inversion. Such winds are characterized by stagnation and poor local mixing and trap pollutants such as automobile exhaust near their source. While these inversions may lead to air pollution "hot spots' in heavily developed coastal areas of the basin, there is not enough vehicular volumes in inland valleys to Hal Hays Construction—AQ-GHG-HRA-Energy Impact Analysis
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cause any winter air pollution problems. Despite light wind conditions, especially at night and in the early morning, winter is generally a period of good air quality in the project vicinity.
The temperature and precipitation levels for the Redlands area, closest monitoring site with data, are shown in Table 1. Table 1 shows that August is typically the warmest month and December is typically the coolest month. Rainfall in the project area varies considerably in both time and space. Almost all the annual rainfall comes from the fringes of mid -latitude storms from late November to early April, with summers being almost completely dry.
2.1.2 Pollutants
Pollutants are generally classified as either criteria pollutants or non -criteria pollutants. Federal ambient air quality standards have been established for criteria pollutants, whereas no ambient standards have been established for non -criteria pollutants. For some criteria pollutants, separate standards have been set for different periods. Most standards have been set to protect public health. For some pollutants, standards have been based on other values (such as protection of crops, protection of materials, or avoidance of nuisance conditions). A summary of federal and state ambient air quality standards is provided in the Regulatory Framework section.
2.1.3 Criteria Pollutants
The criteria pollutants consist of ozone, nitrogen dioxide, carbon monoxide, sulfur dioxide, lead, and particulate matter. These pollutants can harm your health and the environment, and cause property damage. The Environmental Protection Agency (EPA) calls these pollutants "criteria" air pollutants because it regulates them by developing human health -based and/or environmentally based criteria for setting permissible levels. The following provides descriptions of each of the criteria pollutants.
Nitrogen Dioxides
Nitrogen Oxides (NOx) is the generic term for a group of highly reactive gases which contain nitrogen and oxygen. While most NOx are colorless and odorless, concentrations of nitrogen dioxide (NO2) can often be seen as a reddish -brown layer over many urban areas. NOx form when fuel is burned at high temperatures, as in a combustion process. The primary manmade sources of NOx are motor vehicles, electric utilities, and other industrial, commercial, and residential sources that burn fuel. NOx reacts with other pollutants to form, ground -level ozone, nitrate particles, acid aerosols, as well as NO2, which cause respiratory problems. NOx and the pollutants formed from NOx can be transported over long distances, following the patterns of prevailing winds. Therefore, controlling NOx is often most effective if done from a regional perspective, rather than focusing on the nearest sources.
Ozone
Ozone (03) is not usually emitted directly into the air but at ground -level is created by a chemical reaction between NOx and volatile organic compounds (VOC) in the presence of sunlight. Motor vehicle exhaust, industrial emissions, gasoline vapors, chemical solvents as well as natural sources emit NOx and VOC that help form ozone. Ground -level ozone is the primary constituent of smog. Sunlight and hot weather cause ground -level ozone to form with the greatest concentrations usually occurring downwind from urban areas. Ozone is subsequently considered a regional pollutant. Ground -level ozone is a respiratory irritant and an oxidant that increases susceptibility to respiratory infections and can cause substantial damage to Hal Hays Construction—AQ-GHG-HRA-Energy Impact Analysis
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Table 1
Local Monthly Climate Data
Descriptor
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Avg. Max. Temperature
66.9 67.5
71 75.7
81 88.1
94.7 95.6
91.3 82.4
71.4 66.9
Avg. Min. Temperature
41.1 43
45.3 48.4
53.2 57.3
62.1 62.8
59.6 53.1
44.1 40.9
Avg. Total Precipitation
(in.)
2.66 2.88
2.1 0.99
0.35 0.11
0.07 0.16
0.23 0.62
1.01 2.14
Source: https://wrcc.dri.edu/cgi-bin/cliMAIN.pl?ca7306 Data from the Redlands, CA station (047306).
o.
vegetation and other materials. Because NOx and VOC are ozone precursors, the health effects associated with ozone are also indirect health effects associated with significant levels of NOx and VOC emissions.
Carbon Monoxide
Carbon monoxide (CO) is a colorless, odorless gas that is formed when carbon in fuel is not burned completely. It is a component of motor vehicle exhaust, which contributes about 56 percent of all CO emissions nationwide. In cities, 85 to 95 percent of all CO emissions may come from motor vehicle exhaust. Other sources of CO emissions include industrial processes (such as metals processing and chemical manufacturing), residential wood burning, and natural sources such as forest fires. Woodstoves, gas stoves, cigarette smoke, and unvented gas and kerosene space heaters are indoor sources of CO. The highest levels of CO in the outside air typically occur during the colder months of the year when inversion conditions are more frequent. The air pollution becomes trapped near the ground beneath a layer of warm air. CO is described as having only a local influence because it dissipates quickly. Since CO concentrations are strongly associated with motor vehicle emissions, high CO concentrations generally occur in the immediate vicinity of roadways with high traffic volumes and traffic congestion, active parking lots, and in automobile tunnels. Areas adjacent to heavily traveled and congested intersections are particularly susceptible to high CO concentrations.
CO is a public health concern because it combines readily with hemoglobin and thus reduces the amount of oxygen transported in the bloodstream. The health threat from lower levels of CO is most serious for those who suffer from heart disease such as angina, clogged arteries, or congestive heart failure. For a person with heart disease, a single exposure to CO at low levels may cause chest pain and reduce that person's abilityto exercise; repeated exposures may contribute to other cardiovascular effects. High levels of CO can affect even healthy people. People who breathe high levels of CO can develop vision problems, reduced ability to work or learn, reduced manual dexterity, and difficulty performing complex tasks. At extremely high levels, CO is poisonous and can cause death.
Sulfur Dioxide
Sulfur Oxide (SOx) gases (including sulfur dioxide [S02]) are formed when fuel containing sulfur, such as coal and oil is burned, and from the refining of gasoline. SOx dissolves easily in water vapor to form acid and interacts with other gases and particles in the air to form sulfates and other products that can be harmful to people and the environment.
Lead
Lead (Pb) is a metal found naturally in the environment as well as manufactured products. The major sources of lead emissions have historically been motor vehicles and industrial sources. Due to the phase out of leaded gasoline, metal processing is now the primary source of lead emissions to the air. High levels of lead in the air are typically only found near lead smelters, waste incinerators, utilities, and lead -acid battery manufacturers. Exposure of fetuses, infants and children to low levels of lead can adversely affect the development and function of the central nervous system, leading to learning disorders, distractibility, inability to follow simple commands, and lower intelligence quotient. In adults, increased lead levels are associated with increased blood pressure.
Particulate Matter
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Particulate matter (PM) is the term for a mixture of solid particles and liquid droplets found in the air.
Particulate matter is made up of a number of components including acids (such as nitrates and sulfates), organic chemicals, metals, and soil or dust particles. The size of particles is directly linked to their potential for causing health problems. Particles that are less than 10 micrometers in diameter (PM10) are the particles that generally pass through the throat and nose and enter the lungs. Once inhaled, these particles can affect the heart and lungs and cause serious health effects. Particles that are less than 2.5 micrometers in diameter (PM2.5) have been designated as a subset of PM10 due to their increased negative health impacts and its ability to remain suspended in the air longer and travel further.
Reactive Organic Gases (ROG)
Although not a criteria pollutant, reactive organic gases (ROGs), or volatile organic compounds (VOCs), are defined as any compound of carbon —excluding carbon monoxide, carbon dioxide, carbonic acid, metallic carbides or carbonates, and ammonium carbonate —that participates in atmospheric photochemical reactions. Although there are slight differences in the definition of ROGs and VOCs, the two terms are often used interchangeably. Indoor sources of VOCs include paints, solvents, aerosol sprays, cleansers, tobacco smoke, etc. Outdoor sources of VOCs are from combustion and fuel evaporation. A reduction in VOC emissions reduces certain chemical reactions that contribute to the formulation of ozone. VOCs are transformed into organic aerosols in the atmosphere, which contribute to higher PM10 and lower visibility.
2.1.4 Other Pollutants of Concern
Toxic Air Contaminants
In addition to the above -listed criteria pollutants, toxic air contaminants (TACs) are another group of pollutants of concern. Sources of toxic air contaminants include industrial processes such as petroleum refining and chrome plating operations, commercial operations such as gasoline stations and dry cleaners, and motor vehicle exhaust. Cars and trucks release at least forty different toxic air contaminants. The most important of these toxic air contaminants, in terms of health risk, are diesel particulates, benzene, formaldehyde, 1,3-butadiene, and acetaldehyde. Public exposure to toxic air contaminants can result from emissions from normal operations as well as from accidental releases. Health effects of toxic air contaminants include cancer, birth defects, neurological damage, and death.
Toxic air contaminants are less pervasive in the urban atmosphere than criteria air pollutants, however they are linked to short-term (acute) or long-term (chronic or carcinogenic) adverse human health effects.
There are hundreds of different types of toxic air contaminants with varying degrees of toxicity. Sources of toxic air contaminants include industrial processes, commercial operations (e.g., gasoline stations and dry cleaners), and motor vehicle exhaust. According to the 2013 California toxic air contaminants can be attributed to relatively few compounds, the most important of which is diesel particulate matter (DPM).
Diesel particulate matter is a subset of PM2.5 because the size of diesel particles are typically 2.5 microns and smaller. The identification of diesel particulate matter as a toxic air contaminant in 1998 led the California Air Resources Board (CARB) to adopt the Risk Reduction Plan to Reduce Particulate Matter Emissions from Diesel -fueled Engines and Vehicles in September 2000. The plan's goals are a 75-percent reduction in diesel particulate matter by 2010 and an 85-percent reduction by 2020 from the 2000 baseline. Diesel engines emit a complex mixture of air pollutants, composed of gaseous and solid material.
The visible emissions in diesel exhaust are known as particulate matter or PM, which includes carbon Hal Hays Construction—AQ-GHG-HRA-Energy Impact Analysis
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particles or "soot". Diesel exhaust also contains a variety of harmful gases and over 40 other cancer - causing substances. California's identification of diesel particulate matter as a toxic air contaminant was based on its potential to cause cancer, premature deaths, and other health problems. Exposure to diesel particulate matter is a health hazard, particularly to children whose lungs are still developing and the elderly who may have other serious health problems. Overall, diesel engine emissions are responsible for the majority of California's potential airborne cancer risk from combustion sources.
Asbestos
Asbestos is listed as a TAC by the ARB and as a Hazardous Air Pollutant by the EPA. Asbestos occurs naturally in mineral formations and crushing or breaking these rocks, through construction or other means, can release asbestiform fibers into the air. Asbestos emissions can result from the sale or use of asbestos -containing materials, road surfacing with such materials, grading activities, and surface mining.
The risk of disease is dependent upon the intensity and duration of exposure. When inhaled, asbestos fibers may remain in the lungs and with time may be linked to such diseases as asbestosis, lung cancer, and mesothelioma. Naturally occurring asbestos is not present in San Bernardino County. The nearest likely locations of naturally occurring asbestos, as identified in the General Location Guide for Ultramafic Rocks in California prepared by the California Division of Mines and Geology, is located at Asbestos Mountain, approximately 60 miles from the site, in the San Jacinto Mountains. Due to the distance to the nearest natural occurrences of asbestos, the project site is not likely to contain asbestos.
2.2 REGULATORY SETTING
The proposed project is addressed through the efforts of various international, federal, state, regional, and local government agencies. These agencies work jointly, as well as individually, to improve air quality through legislation, regulations, planning, policymaking, education, and a variety of programs. The agencies responsible for improving the air quality are discussed below.
2.2.1 Federal — United States Environmental Protection Agency The United States Environmental Protection Agency (EPA) is responsible for setting and enforcing the National Ambient Air Quality Standards (NAAQS) for atmospheric pollutants. It regulates emission sources that are under the exclusive authority of the federal government, such as aircraft, ships, and certain locomotives. The National Ambient Air Quality Standards (NAAQS) pollutants were identified using medical evidence and are shown below in Table 2.
The EPA and the California Air Resource Board (CARB) designate air basins where ambient air quality standards are exceeded as "nonattainment" areas. If standards are met, the area is designated as an "attainment" area. If there is inadequate or inconclusive data to make a definitive attainment designation, they are considered "unclassified." National nonattainment areas are further designated as marginal, moderate, serious, severe, or extreme as a function of deviation from standards. Each standard has a different definition, or 'form' of what constitutes attainment, based on specific air quality statistics. For example, the Federal 8-hour CO standard is not to be exceeded more than once per year; therefore, an area is in attainment of the CO standard if no more than one 8-hour ambient air monitoring values exceeds the threshold per year. In contrast, the Federal annual PM2.5 standard is met if the three-year average of the annual average PM2.5 concentration is less than or equal to the standard. Attainment status is shown in Table 3.
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Table 2
State and Federal Criteria Pollutant Standards
Concentration / Averaging Time
California
Federal Primary
Air Pollutant
Standards
Standards
Most Relevant Effects
(a) Decline in pulmonary function and localized lung edema in humans and animals; (b) Risk to public health implied by alterations in pulmonary
0.09 ppm/1-hour
morphology and host defense in animals; (c) Increased mortality risk; (d) Risk Ozone (03)
0.070 ppm/8-hour
to public health implied by altered connective tissue metabolism and altered
0.07 ppm/8-hour
pulmonary morphology in animals after long-term exposures and pulmonary function decrements in chronically exposed humans; (e) Vegetation damage; and f Property damage.
Carbon
(a) Aggravation of angina pectoris and other aspects of coronary heart Monoxide
20.0 ppm/1-hour
35.0 ppm/1-hour
disease; (b) Decreased exercise tolerance in persons with peripheral vascular (CO)
9.0 ppm/8-hour
9.0 ppm/8-hour
disease and lung disease; (c) Impairment of central nervous system functions; and (d) Possible increased risk to fetuses.
(a) Potential to aggravate chronic respiratory disease and respiratory Nitrogen
0.18 ppm/1-hour
100 ppb/1-hour
symptoms in sensitive groups; (b) Risk to public health implied by pulmonary Dioxide
0.03 ppm/annual
0.053 ppm/annual
and extra -pulmonary biochemical and cellular changes and pulmonary (NO2)
structural changes; and (c) Contribution to atmospheric discoloration.
Sulfur
p
75 pp ur
(a) Bronchoconstriction accompanied by symptoms which may include Dioxide
.04 m/24hour
0.04 ppm/24-hour
0.14 ppm/annual
m/an
wheezing, shortness of breath and chest tightness, during exercise or (S02)
physical activity in persons with asthma.
Suspended
Particulate
50 µg/m3/24-hour
150 µg/m3/24-
Matter
20 µg/m3/annual
hour
(a) Exacerbation of symptoms in sensitive patients with respiratory or (PMlo)
cardiovascular disease; (b) Declines in pulmonary function growth in children; (c) Increased risk of premature death from heart or lung diseases in Suspended
Particulate
35 µg/m3/24-hour
elderly.
3 12 µg/m /annual
Matter
12 µg/m3/annual
(PM'.$)
No Federal
(a) Decrease in ventilatory function; (b) Aggravation of asthmatic symptoms; Sulfates
25 3
µg/m /24-hour
c A ravation of cardio-pulmonary disease; d Vegetation damage; e ( ) Aggravation p ry () g g ( )
Standards
Degradation of visibility; (f) property damage.
Lead
1.5 µg/m3/30-day
0.15 µg/m3/3-
(a) Learning disabilities; (b) Impairment of blood formation and nerve month rolling
conduction.
Extinction
coefficient of 0.23
Visibility
per kilometer -
Reducing
visibility of 10
No Federal
Visibility impairment on days when relative humidity is less than 70 percent.
Particles
miles or more due
Standards
to particles when
humidity is less
than 70 percent.
Source: http://ww2.arb.ca.gov/sites/default/files/2020-07/aags2.pdf 712
Table 3
South Coast Air Basin Attainment Status
Pollutant
State Status
National Status
Ozone
Nonattainment
Nonattainment (Extreme)
Carbon monoxide
Attainment
Maintenance (Serious)
Nitrogen dioxide
Attainment
Maintenance (Primary)
Sulfur dioxide
Attainment
Attainment/Unclassified
PM10
Nonattainment
Maintenance (Serious)
PM2.5
Nonattainment
Nonattainment (Moderate)
Source (Federal and State Status): California Air Resources Board (2020) https:Hww2.arb.ca.gov/resources/documents/maps-state-and-federal-area- designations & US EPA (2020) https://www.epa.gov/green-book . 713
As part of its enforcement responsibilities, the EPA requires each state with federal nonattainment areas to prepare and submit a State Implementation Plan (SIP) that demonstrates the means to attain the national standards. The State Implementation Plan (SIP) must integrate federal, state, and local components and regulations to identify specific measures to reduce pollution, using a combination of performance standards and market -based programs within the timeframe identified in the State Implementation Plan (SIP).
As indicated below in Table 3, the Basin has been designated by the EPA as a non -attainment area for ozone (03) and suspended particulates (PM10 and PM2.5). Currently, the Basin is in attainment with the ambient air quality standards for carbon monoxide (CO), lead, sulfur dioxide (SO2), suspended particulate matter (PM-2.5), and nitrogen dioxide (NO2).
2.2.2 State — California Air Resources Board
The California Air Resources Board (CARB), which is a part of the California Environmental Protection Agency, is responsible for the coordination and administration of both federal and state air pollution control programs within California. In this capacity, the CARB conducts research, sets the California Ambient Air Quality Standards (CAAQS), compiles emission inventories, develops suggested control measures, provides oversight of local programs, and prepares the State Implementation Plan (SIP). The California Ambient Air Quality Standards (CAAQS) for criteria pollutants are shown in Table 2. In addition, the CARB establishes emission standards for motor vehicles sold in California, consumer products (e.g., hairspray, aerosol paints, and barbeque lighter fluid), and various types of commercial equipment. It also sets fuel specifications to further reduce vehicular emissions.
The South Coast Air Basin has been designated by the CARB as a nonattainment area for ozone, PM10 and PM2.5. Currently, the South Coast Air Basin is in attainment with the ambient air quality standards for CO, lead, S02, NO2, and sulfates and is unclassified for visibility reducing particles and Hydrogen Sulfide.
On June 20, 2002, the CARB revised the PM10 annual average standard to 20 µg/m3 and established an annual average standard for PM2.5 of 12 µg/m3. These standards were approved by the Office of Administrative Law in June 2003 and are now effective. On September 27, 2007, CARB approved the South Coast Air Basin and the Coachella Valley 2007 Air Quality Management Plan for Attaining the Federal 8- hour Ozone and PM2.5 Standards. The plan projected attainment for the 8-hour Ozone standard by 2024 and the PM2.5 standard by 2015.
On December 12, 2008, the CARB adopted Resolution 08-43, which limits NOx, PM10 and PM2.5 emissions from on -road diesel truck fleets that operate in California. On October 12, 2009, Executive Order R-09- 010 was adopted that codified Resolution 08-43 into Section 2025, Title 13 of the California Code of Regulations. This regulation requires that by the year 2023 all commercial diesel trucks that operate in California shall meet model year 2010 (Tier 4) or latter emission standards. In the interim period, this regulation provides annual interim targets for fleet owners to meet. This regulation also provides a few exemptions including a onetime per year 3-day pass for trucks registered outside of California.
The CARB is also responsible for regulations pertaining to toxic air contaminants. The Air Toxics "Hot Spots" Information and Assessment Act (AB 2588, 1987, Connelly) was enacted in 1987 as a means to establish a formal air toxics emission inventory risk quantification program. AB 2588, as amended, establishes a process that requires stationary sources to report the type and quantities of certain substances their facilities routinely release into the South Coast Air Basin. The data is ranked by high, Hal Hays Construction—AQ-GHG-HRA-Energy Impact Analysis
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intermediate, and low categories, which are determined by: the potency, toxicity, quantity, volume, and proximity of the facility to nearby receptors.
In 2004, the California Air Resources Board (CARB) adopted an Airborne Toxic Control Measure to limit heavy-duty diesel motor vehicle idling in order to reduce public exposure to diesel particulate matter and other toxic air contaminants (Title 13 California Code of Regulations [CCR], Section 2485). The measure applies to diesel -fueled commercial vehicles with gross vehicle weight ratings greater than 10,000 pounds that are licensed to operate on highways, regardless of where they are registered. This measure generally does not allow diesel -fueled commercial vehicles to idle for more than 5 minutes at any given location with certain exemptions for equipment in which idling is a necessary function such as concrete trucks.
While this measure primarily targets diesel particulate matter emissions, it has co -benefits of minimizing GHG emissions from unnecessary truck idling.
In 2008, CARB approved the Truck and Bus regulation to reduce particulate matter and nitrogen oxide emissions from existing diesel vehicles operating in California (13 CCR, Section 2025, subsection (h)). CARB has also promulgated emission standards for off -road diesel construction equipment of greater than 25 horsepower such as bulldozers, loaders, backhoes and forklifts, as well as many other self-propelled off - road diesel vehicles. The regulation, adopted by the CARB on July 26, 2007, aims to reduce emissions by installation of diesel soot filters and encouraging the retirement, replacement, or repower of older, dirtier engines with newer emission -controlled models. While these regulations primarily target reductions in criteria air pollutant emission, they also have co -benefits of minimizing GHG emissions due to improved engine efficiencies.
AB 617 Nonvehicular air pollution: criteria air pollutants and toxic air contaminants This bill requires the state board to develop a uniform statewide system of annual reporting of emissions of criteria air pollutants and toxic air contaminants for use by certain categories of stationary sources. The bill requires those stationary sources to report their annual emissions of criteria air pollutants and toxic air contaminants, as specified. This bill required the state board, by October 1, 2018, to prepare a monitoring plan regarding technologies for monitoring criteria air pollutants and toxic air contaminants and the need for and benefits of additional community air monitoring systems, as defined. The bill requires the state board to select, based on the monitoring plan, the highest priority locations in the state for the deployment of community air monitoring systems. The bill requires an air district containing a selected location, by July 1, 2019, to deploy a system in the selected location. The bill would authorize the air district to require a stationary source that emits air pollutants in, or that materially affect, the selected location to deploy a fence -line monitoring system, as defined, or other specified real-time, on -site monitoring. The bill authorizes the state board, by January 1, 2020, and annually thereafter, to select additional locations for the deployment of the systems. The bill would require air districts that have deployed a system to provide to the state board air quality data produced by the system. By increasing the duties of air districts, this bill would impose a state -mandated local program. The bill requires the state board to publish the data on its Internet Web site.
2.2.3 Regional — SCAQMD and SCAG
South Coast Air Quality Management District (SCAG)
The SCAQMD is the agency principally responsible for comprehensive air pollution control in the South Coast Air Basin. To that end, as a regional agency, the SCAQMD works directly with the Southern California Hal Hays Construction —AQ-GHG-HRA-Energy Impact Analysis