HomeMy WebLinkAbout2025-086 - Resolution RESOLUTION NO.2025-086
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO
CUCAMONGA, CALIFORNIA, APPROVING DESIGN REVIEW, MASTER
PLAN, VESTING TENTATIVE PARCEL MAP, CONDITIONAL USE
PERMIT, AND TREE REMOVAL PERMIT PERTAINING TO A REQUEST
FOR A PHASED REDEVELOPMENT AND EXPANSION OF AN
EXISTING BEVERAGE DISTRIBUTION FACILITY TO INCLUDE
PRODUCTION, BOTTLING AND DISTRIBUTION OPERATIONS ON
APPROXIMATELY 30.1 ACRES IN THE MIXED EMPLOYMENT 2 (ME2)
ZONE; APNS: 0209-411-02, -03, -04, -23, -24, -32, -34, -35. AN
ENVIRONMENTAL IMPACT REPORT (SCH No. 2023080369) HAS
BEEN PREPARED FOR THIS PROJECT
A. Recitals.
1. Lone Oak — Rancho LLC, filed an application for the issuance of Design Review
(DRC2023-00067), Master Plan (DRC2023-00072), Vesting Tentative Parcel Map
(SUBTPM20713), Conditional Use Permit (DRC2023-00068), and Tree Removal Permit
(DRC2023-00070), as described in the title of this Resolution. Hereinafter in this Resolution, the
subject entitlements request is referred to as "the application."
2. On the 8'h of October 2025, the Planning Commission of the City of Rancho
Cucamonga conducted a duly noticed public hearing on said applications recommending that the
City Council approve the proposed project, and concluded said hearing on that date
RECOMMENDING THAT THE City Council approve the project as proposed.
3. On the 5th day of November 2025, the City Council of the City of Rancho Cucamonga
conducted a duly noticed public hearing on said application and concluded said hearing on that
date.
4. All legal prerequisites prior to the adoption of this Resolution have occurred.
B. Resolution.
NOW, THEREFORE, it is hereby found, determined, and resolved by the
City Council of the City of Rancho Cucamonga as follows:
1. This City Council hereby specifically finds that all of the facts set forth in the Recitals,
Part A, of this Resolution are true and correct.
2. Based upon the substantial evidence presented to this Commission during the above-
referenced public hearing on November 5, 2025, including written and oral staff reports, together
with public testimony, this Council hereby specifically finds as follows:
a. The project site consists of approximately 30.1 acres, generally located in the
southern portion of Racho Cucamonga, bounded by Haven Avenue to the west, 7'h Street to the
north, Utica Avenue to the east, and 6th Street to the south and comprising the following Assessor
Parcel Numbers (APN: 0209-411-02, -03, -04, -23, -24, -32, -34, and -35);and
Resolution No. 2025-086 — Page 1 of 8
b. The site is developed with existing beverage distribution, office and warehouse
facilities on the northern and southern portions of the property, and a former vineyard which is
currently vacant land located on the central portion; and
c. The applicant proposes to demolish existing buildings, except for an office
building at 9267 Haven Avenue, and construct 959,441 square feet of new beverage
manufacturing, light industrial distribution, and office space, along with a 4-story parking structure
totaling 208,444 feet; and
d. The applicant is proposed development to occur in two phases, with the second
phase having two options (Phase 2A or Phase 2B):
1. Phase 1 includes retention of one existing office building, addressed
9267 Haven Avenue, construction of a new Production Center (PC),
Distribution Center (DC), Automated Storage and Retrieval System
(ASRS), and the parking structure.
2. Phase 2A would retain an existing 62,210 square foot warehouse
addressed 10655 7'h Street.
3. Phase 2B would demolish the warehouse and replace it with a new
40,085 square foot light industrial building.
e. The existing land uses, General Plan land use designations, and zoning
designations for the project site and the surrounding properties(relative to the above-noted parcel)
are as follows:
Land Use General Plan Zoning
Site Existing office, 21s' Century Employment District Mixed-Employment 2 (ME2)
beverage distribution
facility, industrial and
vacant
North Office/Industrial 21s' Century Employment District Mixed-Employment 2 (ME2)
South Hotel/Industrial 21"Century Employment District Mixed-Employment 2 (ME2)
East Office/Commercial/Indu 21" Century Employment District Mixed-Employment 2 (ME2)
stria)
West Office/Commercial 21s' Century Employment District Mixed-Employment 2 (ME2)
f. In addition to the Design Review application which permits the construction of
the proposed development, the Project also includes a Master Plan which is a legislative action
which establishes site-specific development standards. Proposed site-specific development
standards for this project include unique building typology, building facades, building articulation,
ground floor entrances, other ground floor treatments, corridor fronting ground floor use
restrictions, build-to-line and frontage areas, parking standards, bicycle parking, signage open
space standards, walls and fences, and parking lot landscape standards.
g. The project includes Vesting Tentative Parcel Map SUBTPM20713 for the
consolidation and reconfiguration of eight (8) parcels totaling approximately 30.1 acres to
Resolution No. 2025-086— Page 2 of 8
accommodate the phased redevelopment and expansion of an existing beverage distribution
facility. Parcel 1 proposed to be 25.48 acres and would accommodate a new industrial building, an
existing office building to be remodeled in the same footprint, a proposed parking structure, surface
parking areas and new office building. Parcel 2 proposed to be approximately .68 acres and would
be dedicated for new site access from 7"' Street. Parcel 3 is proposed to be approximately 3.89
acres and would contain the existing 7th Street warehouse building and its associate parking; and
h. The Project includes a Conditional Use Permit to allow a Light-Large
Manufacturing use. The project also includes a master plan which establishes that this use is
permitted upon the approval of a CUP; and
i. The project includes Tree Removal Permit DRC2023-00070 to allow the removal
of existing on-site trees, including 24 heritage trees, necessary to accommodate new building
footprints, parking, circulations and utility improvements. Replacement trees will be installed on-site
in compliance with the City's tree replacement requirements; and
3. The City Council hereby approves Design Review (DRC2023-00067) as part of the
application and makes the following findings pursuant to Development Code Section 17.20.040
in support of the recommendation:
a. The proposed project is consistent with the General Plan and any applicable
specific plan. The project site is designated 21'Century Employment District and is zoned Mixed
Employment 2 (ME-2). The proposed project aligns with the land use goals and policies identified
in the general plan, including supporting economic development, job creation, and high-quality
design standards for major employment centers. No General Plan amendment was required; and
b. The proposed project is in accord with the objective of this Development Code
and the purposes of the zone in which the site is located. The Mixed Employment 2(ME-2)zoning
is intended to accommodate employment centers with office, research and complementary
commercial uses that contribute to the City's economic base. The project proposes a campus
style project with quality architecture, integrated mobility and streetscape improvements, and
employment supporting amenities consistent with ME-2 purposes. The project's design
standards, sustainability measures and transportation and demand management strategies also
align with the Development Code objectives for modern, efficient and well-designed employment
areas; and
c. The proposed project is in compliance with each of the applicable provisions of
the Development Code. The project meets the required standards for site design, circulation,
landscaping, parking and signage as outline din the Development Code. Where items deviate
from the Mixed Employment 2 (ME-2) zone standards, they are included under the Master Plan.
The project provides justification through enhanced designed features pedestrian connectivity
and public open space improvements that achieve the intent of the Code while supporting
cohesive site planning; and
d. The proposed use, together with the conditions applicable thereto, will not be
detrimental to the public health, safety, or welfare, or materially injurious to properties or
improvements in the vicinity. The proposed projects more environmental impacts, including traffic
circulation, noise and air quality, will be reduced to less than significant level with implementation
of mitigation measure. However, certain impact such as regional air emission and cumulative
traffic effect remain significant and unavoidable. The City Council has adopted findings pursuant
to CEQA and a Statement of Overriding Considerations, balancing these impacts against the
project's economic development,job creation and infrastructure improvements benefits that align
with the City's long-term goals.
Resolution No. 2025-086— Page 3 of 8
4. The City Council hereby approves Master Plan (DRC2023-00072) as part of the
application and makes the following findings pursuant to the Development Code section
17.22.020 in support of the recommendation:
a. The proposed Master Plan is consisted with the goals, policies, and objectives
of the City's General Plan, including the 215' Century Employment District designation. The
proposed project supports the General Plan by creating a modern employment center with office,
industrial uses, integrating transportation improvements, pedestrian connectivity, and public open
spaces. The Master Plan also incorporates streetscape enhancements, sustainable design
features, and coordinated site planning that aligns with the city's General Plan objectives for
economic development, mobility and high-quality urban design; and
b. The proposed Master Plan meets the applicable requirements of the
Development Code by providing a coordinated framework for land use, circulation, building
design, and open space within the Mixed Employment 2 (ME-2) zoning. The Master Plan
establishes a clear development standard, such as building configuration, parking strategies
consistent with the City's Transportation Demand Management program and accessible open
space areas requirements. Where deviations from the standard zoning provisions are requested,
the Master Plan provides a comprehensive approach ensuring orderly development, compatibility
with surrounding land uses and consistency with the City design and mobility standards.
5. The City Council hereby approves Vesting Tentative Parcel Map (SUBTPM20713) as
part of the application and makes the following findings pursuant to Rancho Cucamonga Minucpal
Code Chapter 16.49 (Vesting Tentative Maps) in support of the recommendation:
a. The proposed subdivision, together with its provisions for its design and
improvements, is generally consistent with the General Plan. The proposal is to consolidate and
reconfigure eight (8) contiguous parcels totaling approximately 30.1 acres to accommodate the
phased redevelopment and expansion of an existing beverage distribution facility. The underlying
General Plan land use designation is 21st Century Employment, which is intended for
manufacturing, warehousing, distribution, office and related uses. The proposed subdivision
supports the General Plan by facilitating a coordinated campus-style layout for new
manufacturing, light industrial and office buildings, as well as associated parking, circulation and
utility improvements; and
b. The project site is physically suitable for the proposed subdivision at the
proposed intensity. The Vesting Tentative Parcel Map allows for the phased redevelopment of an
existing beverage distribution facility which has been located at the site since the 1980s. The
subdivision will accommodate the construction of up to approximately 959,441 square feet of new
building area, along with a 4-story parking structure, in a manner that supports safe circulation for
passenger vehicles and truck traffic; and
c. The design of the subdivision is not likely to cause substantial environmental
damage or substantially and avoidably injure wildlife or their habitat. The site is currently
developed with industrial buildings, paved areas, and is surrounded by existing urban
development. As evaluated in the Environmental Impact Report (SCH No. 2023080369), the
project would not have significant adverse impacts to biological resources with implementation of
identified mitigation measures; and
d. The design of the subdivision is not likely to cause serious public health
problems. The Environmental Impact Report prepared for the project(SCH No. 2023080369)and
concluded that potential effects related to traffic, safety, noise and water quality would be less
than significant with mitigation. While the ER determined that some regional air quality and
greenhouse gas impacts remain significant and unavoidable, these are evaluated under CEQA
as regional and cumulative issues. The subdivision findings on public health address whether the
Resolution No. 2025-086— Page 4 of 8
project design would create direct local health or safety problems, such as traffic hazards, water
quality or localized emissions. With mitigation, these local effects were found to be less than
significant. The broader regional impact will be considered by the City Council through CEQA
certification and adoption of a statement of overriding consideration; and
e. The design of the subdivision or the type of improvements related to the project
will not conflict with any easements acquired by the public at large for access through or use of
property within the proposed subdivision. Existing public right of way and easements will be
maintained or modified as necessary to ensure proper access and utility service.
6. The City Council hereby approves Conditional Use Permit (DRC2023-00068) as part
of the application and makes the following finding pursuant to the Development section code
17.20.060.E in support of the recommendation:
a. The proposed use is consistent with the General Plan. The site has a General
Plan designation of 21st Century Employment District, which supports a mix of office, industrial
and distribution activities. The project involves the expansion of an existing beverage distribution
facility to include manufacturing, bottling, warehousing and office components. The project is
consistent with the vision of the General Plan land use designation as it promotes employment
growth, introduces sustainable energy systems, and supports economic development goals
without requiring a General Plan Amendment; and
b. The proposed use is consistent with the purposes of the Development Code
and the purposes of the applicable zone as well as any applicable specific plans and city
standards. The project site is zoned Mixed Employment 2 (ME-2) which envisions medium to
medium-high intensity development focused on professional office, creative industrial and
employment uses along active,walkable streets.Approval of the Conditional Use Permit will allow
the applicant to expand an existing use and increase operations which will in turn create additional
employment, a stated goal of the ME-2 zone; and
c. The site is physically suitable for the type, density, and intensity of the use
being proposed, including access, utilities, and the absence of physical constraints that would
make conduct of the use undesirable. The project site is 30.1 acres, which is suitable for the
proposed development. It is bounded by arterial roadways (Haven Avenue, 6th Street, 7th Street,
and Utica Avenue), has access to regional freeways (I-10 and I-15) and is served by existing
infrastructure. Utilities including water (CVWD), sewer, and energy are adequate with planned
improvements. Geology, soil, and hydrology studies did not identify constraints that would
preclude safe development; and
d. The design, location, size and operating characteristics of the proposed use
would be compatible with the existing and other permitted uses in the vicinity including
transportation and service facilities. The project proposes the expansion of an existing beverage
distribution facility which has been located at this site since the 1980s.Also,the site is surrounded
by other employment and commercial uses. The environmental analysis conducted for this project
determined that operating characteristics, such as noise and traffic, will be compatible with
surrounding uses upon the implementation of all identified mitigation measures. Although air
quality and greenhouse gas analyses identified regional NOx and GHG emissions as significant
and unavoidable even with mitigation(Impacts AIR-1,AIR-2,AIR-5, GHG1, GHG-3), The project's
design, location, size and operating characteristics remains compatible with the area's character;
and
e. Granting the permit would not constitute a nuisance or be injurious to or
detrimental to the public interest, health, safety, convenience or welfare or materially injurious to
people, property or improvements in the vicinity and zone in which the property is located. Studies
Resolution No. 2025-086— Page 5 of 8
prepared for the project evaluated potential effects related to noise, air emissions, traffic,
hazardous materials, dust, vibration, and lighting. These studies determined that, with
implementation of project design features and mitigation measures, localized impacts such as
noise, dust, odor and traffic circulation can be reduced to an acceptable level and will no create
nuisance conditions for adjacent properties. The studies also identified that regional emissions of
nitrogen oxides and greenhouse gases would exceed established thresholds, and these impacts
cannot be fully reduced. These effects are regional and cumulative in nature and do not result in
direct nuisance conditions. Accordingly, a Statement of Overriding Considerations is included with
this project for consideration by the City Council; and
f. The proposed use will not pose an undue burden on city services including
police,fire/police services, streets and other public utilities, such that the city is unable to maintain
its current level of services due to the use. Studies prepared for the proposed project evaluated
demands on water supply, wastewater, energy, and roadway infrastructure. Service providers
confirmed adequate capacity and response times, and standard development impact fees and
project improvements will ensure that the city can maintain service levels for utilities, police, fire
and transportation. Although regional emissions of air pollutants and greenhouse gases will
remain above established thresholds, these impacts do not directly affect the city's ability to
provide or maintain core public services. With identified project improvements and funding
mechanisms, the project will not create an undue burden on city services; and
g. The proposed project has been reviewed in compliance with the California
Environmental Quality Act (CEQA). Environmental studies were prepared and reviewed
addressing the projects' potential effects on air quality greenhouse gases, traffic, noise, biological
resources, cultural resources, hazards, utilities and public services. These studies identified
where mitigation and project design features are required to avoid or reduce impacts. While most
potential impacts can be reduced to acceptable levels the studies determined that some regional
emissions of air pollutants and greenhouse gases will remain above established thresholds.
These residual impacts have been disclosed, and the City Council must consider them along with
the projects economic, employment and sustainability benefits in making its decision.
7. The City Council hereby approves Tree Removal Permit (DRC2023-00070) as part of
the application and makes the following findings pursuant to Development Code section
17.16.080.J in support of the recommendation:
a. For the development project, every effort has been made to incorporate the
tree(s)into the design of the project and the only appropriate alternative is the removal of the tree.
Adjustments to parking, circulation, and utility alignment were considered, however, due to
required fire access clearances, grading for building pads, and infrastructure placement the trees
cannot be preserved without significantly compromising project safety,functionality or compliance
with City development standards. As a result, the only appropriate alternative is removal, with
replacement trees required as part of the landscape plan to ensure continuity of canopy cover
and along term aesthetic value; and
b. For requests not associated with a development project, the tree presents a
threat to public health and safety and must be removed. This finding does not apply, as the tree
removal request is directly associated with a development project. The trees do not pose a public
health and safety threat independent of site development activity; and
c. The removal of the trees will not have a negative impact on the health, safety,
or viability of surrounding trees, nor will it negatively impact the aesthetics or general welfare of
the surrounding area. Studies prepared for the project found that the trees to be removed are
ornamental landscape trees and not part of a sensitive biological community. Their removal will
not affect the health or stability of nearby trees, as no root systems or structures supports of
Resolution No. 2025-086 — Page 6 of 8
adjacent trees will be disturbed. Replacement planting is required to offset the canopy removed,
ensuring that aesthetics are maintained and the character of the surrounding area is preserved.
As a result, tree removal will not negatively impact the health, safety or viability of surroundings
trees, nor aesthetics or welfare of the community. '
•
8. The City Council hereby makes the following environmental findings and
determinations in connection with approval of the application:
a. Pursuant to the California Environmental Quality Act(CEQA)an Environmental
Impact Report (EIR) (SCH No. 2023080369), has been prepared for this project. The EUIR was
circulated for pubic and agency comment and proper notification was provided in accordance with
CEQA and CEQA Guidelines; with the public comment period commencing on April 29, 2025
through June 13, 2025, after which the City prepared a Final ER (FEIR); and
b. The FEIR has been completed, and has analyzed the environmental impacts
of the construction and operation of the proposed project; and
c. The FEIR contains the information required by CEQA Guidelines Section
15132, including without limitation, the Draft EIR and all revisions and additions thereto,
comments on the Draft EIR received from various agencies,organizations,companies, individuals
or other interested parties, and the City's responses to the comments received on the Draft EIR,
and findings as required by CEQA statue; and
d. The EIR concludes that upon implementation of the project and all
recommended mitigation measures, certain impacts would result in significant and unavoidable
impacts. Specifically, these impacts include air pollutant emissions which exceed SCAQMD daily
NOx thresholds specifically for project operations, as well as an exceedance of regional
construction thresholds even with implementation of all mitigations. Also, the project will result in
greenhouse gas emissions (GHG) which exceed Southern California Air Quality Management
District(SCAQMD)daily thresholds. These impacts will remain after implementation of all feasible
mitigation measures; and
e. As part of project approval, the City Council has considered a Statement of
Overriding Considerations which acknowledges these unavoidable impacts, but which also
acknowledges project benefits. Findings pursuant to CEQA, as well as the Statement of
Overriding Considerations is included with this Resolution as "Exhibit A" and is hereby adopted
upon approval of the project.
9. Based upon findings and conclusions set forth in Paragraphs 1, 2, 3, 4, 5, 6, 7 and 8
above, this City Council hereby approves the application subject to each and every condition set
forth in the Conditions of Approval, attached hereto and incorporated herein by this reference.
10. The City Clerk shall certify the adoption of this Resolution.
Resolution No. 2025-086— Page 7 of 8
PASSED,APPROVED, and ADOPTED this 5'h day of November, 2025.
J�
.. Dennishael, Mayo
ATTEST:
Sevy, City Clerk
STATE OF CALIFORNIA
COUNTY OF SAN BERNARDINO ) ss
CITY OF RANCHO CUCAMONGA )
I, Kim Sevy, City Clerk of the City of Rancho Cucamonga, do hereby certify that the foregoing
Resolution was duly passed, approved, and adopted by the City Council of the City of Rancho
Cucamonga, at a Regular Meeting of said Council held on the 5'h day of November, 2025.
AYES: Hutchison, Kennedy, Michael, Scott, Stickler
NOES: None
ABSENT: None
ABSTAINED: None
Executed this 6'" day of November, 2025, at Rancho Cucamonga, California.
m Sevy, Cliy Clef-
Resolution No. 2025-086— Page 8 of 8
Findings of Fact and Statement of Overriding Considerations
Exhibit A
El Camino Project EIR Findings of Fact
and Statement of Overriding Considerations
Revised September 24, 2025
1 OVERVIEW AND INTRODUCTION
These Findings of Fact and this Statement of Overriding Considerations are made with respect
to the Final Environmental Impact Report (EIR)(SCH# 2023080369) for the El Camino Project
(the "Project") considered by the City Council of the City of Rancho Cucamonga (the "City")
relating to the potentially significant environmental effects of the Project.
The following Findings of Fact and Statement of Overriding Considerations are required by the
California Environmental Quality Act("CEQA"), California Public Resources Code Section 21081,
21081.5 and 21081.6, and Title 14, California Code of Regulations (the "CEQA Guidelines")
Sections 15091 through 15093, for the Project.
This document provides the findings required by CEQA and the CEQA Guidelines and the specific
reasons for finding the Project acceptable notwithstanding that the Project results in significant
adverse and unavoidable impacts that are infeasible to mitigate. Section 7 of this document
addresses these unavoidable adverse impacts through a Statement of Overriding Considerations.
Environmental Impact Report(EIR)
According to Section 15161 of the CEQA Guidelines, "the most common type of EIR examines
the environmental impacts of a specific development project. This type of EIR should focus
primarily on the changes in the environment that would result from the development project. The
EIR shall examine all phases of the project including planning, construction, and operation."This
City Council concludes that the El Camino Project meets the definition of a project under CEQA
so the El Camino Project EIR is a project-level EIR as described in CEQA Guidelines Section
15161 and contains all the sections and information required in CEQA Guidelines Sections 15120
to 15132.
2 PROJECT DESCRIPTION
A private company, Lone Oak — Rancho LLC, is proposing to expand an existing beverage
distribution facility. Existing development currently occupies the southern and northern portions
of the site (approx. 17.9 acres) while the central portion (a former vineyard) occupies 12.2 acres
of the site. The southern portion is developed with a beverage distribution facility and two office
buildings. The northern portion of the site contains an existing 62,210-square foot warehouse on
approximately 3 acres. The Project applicant is proposing to demolish up to 237,895 square feet
of existing buildings and construct up to 1,054,541 square feet of new manufacturing, light
industrial, and office uses on the Project site. Building heights will range from 34 to 130 feet and
the Project will have a solar energy/battery storage system and a cogeneration system to help
reduce energy consumption.
The proposed Project includes two different development options. Phase 1 plus Phase 2A results
in 783,741 net square feet of building area of non-residential uses (Industrial and Office), not
including a new parking structure which does not generate vehicular trips or house employees. In
contrast, Phase 1 plus Phase 2B results in 761,616 square feet of building area, or 22,125 less
El Camino Project EIR Findings of Fact 1
Draft August 25, 2025
Findings of Fact and Statement of Overriding Considerations
square feet than Phase 1 plus Phase 2A. The difference between the two options is that Phase
2A would reuse the existing 62,210 square-foot warehouse building while Phase 2B would
demolish the existing warehouse building and construct a new 40,085 square foot light industrial
building.
2.1 —PROJECT BACKGROUND
The City of Rancho Cucamonga (City or Lead Agency) has prepared an Environmental Impact
Report (EIR) for the proposed El Camino Project ("proposed Project" or "the Project"). The
adoption and implementation of the Project is discretionary and defined as a "project' and is
subject to review under the California Environmental Quality Act(CEQA) 1970 (Public Resources
Code, Section 21000 et seq.), and the State CEQA Guidelines (California Code of Regulations,
Section 15000 et. seq.).Accordingly,the City has prepared this environmental impact report(EIR)
to assess the short term, long term and cumulative environmental consequences that could result
from adoption and implementation of the proposed Project. This report has been prepared in
accordance with the CEQA Statutes and Guidelines and with the City's local rules and procedures
for implementing CEQA. It was prepared by professional planning consultants under contract to
the City. The City is the Lead Agency for the preparation of this EIR (State Clearinghouse No.
2023080369), as defined by CEQA (Public Resources Code, Section 21067, as amended),
because it has primary discretionary authority with respect to the adoption and implementation of
the proposed Project.The content of this document reflects the independent judgment of the City.
The approach to the analysis presented in this EIR is at a project level because specific
development information is available regarding the proposed Project. Each environmental issue
is analyzed at a similar project level, starting with a discussion of the existing environmental
setting, including physical conditions of the site and surrounding area, pertinent City General Plan
goals, and policies and City Municipal Code requirements. Thresholds of significance are then
defined and are used to measure the proposed Project's potential impact to the environment.
Thresholds of significance are based on a broad list of questions and impact topics set forth in
Appendix G of the State CEQA Guidelines and the typical CEQA thresholds used by the City.
The impact analysis provided for each the 20 topical areas examines the specific short-and long-
term environmental effects resulting from implementation of the proposed industrial development
Project, including compliance with applicable General Plan goals and policies and City Municipal
Code requirements. The assessment of impacts focuses on how the impact in question could
occur and whether aspects of the proposed Project would reduce or ameliorate such impacts.
The presence of sensitive environmental resources, hazards onsite or in the immediate area, and
the broad implications of the General Plan relative to the proposed Project are considered in the
determination of impact significance. If the analysis indicates that a significant impact could occur,
then mitigation measures are specified.
2.2—PROJECT LOCATION
The 30.1-acre Project site is located in the southern area of the City of Rancho Cucamonga in
southwestern San Bernardino County. The Project site is bounded on all sides by public
roadways: 7th Street to the north, Utica Avenue to the east, 6th Street to the south, and Haven
Avenue to the west. The Project is located approximately 1.8 miles west of the I-15 Freeway and
approximately 1.2 miles north of the 1-10 Freeway. The Project site is comprised of eight
contiguous Assessor Parcels (APNs 209-411-02, -03, -04, -23, -24, -32, -34, and -35).
2 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
2.3—EXISTING CONDITIONS
Regional Setting
The Southern California Association of Governments (SCAG) is the nation's largest metropolitan
planning organization (MPO), representing six counties, 191 cities and more than 19 million
residents. SCAG is currently the MPO of six of the ten counties in Southern California, serving
Imperial County, Los Angeles County, Orange County, Riverside County,San Bernardino County,
and Ventura County.
The SCAG Regional Council adopted the 2020-2045 Regional Transportation Plan/Sustainable
Communities Strategy (2020-2045 Regional Transportation Plan/Sustainable Communities
Strategy(RTP/SCS), now called "Connect SoCal", in September 2020. The 2020-2045 RTP/SCS
includes goals and policies applicable to transportation and land use projects.
The City is within the South Coast Air Basin (SoCAB) which is under South Coast Air Quality
Management District (SCAQMD) jurisdiction. The SoCAB includes portions of San Bernardino
County, Los Angeles County, and Riverside County, and all of Orange County. The SCAQMD is
the entity responsible for mitigating emissions from stationary, mobile and indirect sources.
SCAQMD utilizes a sequence of Air Quality Management Plans (AQMPs)that contain rules and
regulations directed at attaining the National Ambient Air Quality Standards (NAAQS) and
California Ambient Air Quality Standards (CAAQS).
The entire Southern California region contains many regional and local faults which results in the
area being subject to moderate to high levels of groundshaking from earthquakes. The Project
site is located in the Upper Santa Ana Valley Basin-Chino Subbasin and Chino Creek Watershed.
Runoff out of the mountains to the north can result in areas of localized flooding during heavy
storms.
The City of Rancho Cucamonga is within the western part of the San Bernardino Valley on a deep
alluvial plain formed by runoff from the San Gabriel Mountains to the north. The general area
supported agriculture, mainly citrus and vineyards, since the late 1800's but now it is largely
urbanized. Past agricultural uses used hazardous chemicals in some locations for pesticides,
fungicides, etc.
The mountain foothills to the north and some of the drainages out of the foothills support native
vegetation but much of the land has been covered over by development and supports mainly
weedy invasive species and wildlife tolerant of human activity. The region has been occupied by
Native Americans for thousands of years and grading activities sometimes yield historical and
archaeological artifacts.
Surrounding Land Uses
The Project site is surrounded by land designated in the City's General Plan as 21s' Century
Employment District. Existing land uses in this district include warehousing, commercial, vacant
land, medical offices, hospitality uses, and other professional offices. A day care/pre-school is
located near the southeast corner of the site,just east of Utica Ave. and just north of 6'" Street.
El Camino Project EIR Findings of Fact 3
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
Onsite Conditions
The 30.1-acre Project site is developed with beverage distribution, warehousing, and offices
totaling 270,800 square feet. According to the County Assessor's Office website, the Project site
is located on eight contiguous parcels:Assessor's Parcel Numbers(APN)209-411-023, 209-411-
024, 209-411-032, 209-411-034, 209-411-035, 209-411-002, 209-411-003, and 209-411-004.
At the time the NOP was issued, the southern three parcels (APNs 209-411-23, 209-411-24,209-
411-34) contained a Distribution Center (DC) facility, two office buildings and support
infrastructure with 208,590 square feet of space.The central two parcels(APNs 209-411-32, 209-
411-35) are currently vacant. The northern three parcels (APNs 209-411-02, 209-411-03, 209-
411-04) located along 7'h Street are developed with an existing 62,210 square foot industrial
warehouse (total existing building area is 270,800 SF).
The Project site is generally flat and gently slopes from the northwest towards the southeast.
Project site elevations range from approximately 1,091 feet above mean sea level (ems!) on the
northwest corner down to 1,067 feet amsl on the southeast corner of the Project site with a total
elevation difference of approximately 24 feet. The existing building pads and developed parcels
have been graded and are generally flat. Ground surface cover of the vacant parcels consists of
sparse to moderate native and non-native grasses and shrubs.
The Project site is partially developed with warehouse and office buildings and is surrounded by
other industrial and commercial land uses in all directions. The Project site has a General Plan
designation of 21st Century Employment District and is within the Mixed Employment 2 (ME2)
zone. The Project will not require a general plan amendment or a change of zone. The site also
has a former vineyard in the northern half of the Phase 1 property and the entire site has over
200 landscape trees throughout the site including along the north side of the former vineyard.
Site History
For the purposes of this discussion, the southern and central portions of the site (25.5 acres)
constitute Phase 1 while the northeasterly portion (4.6 acres)of the site constitutes Phase 2.
Phase 1 Site. The Project site supported agricultural uses in the past, including an orchard in the
1930s and grapevines in the southern and central portions of the site. The existing beverage
distribution facility was developed in 1981-1982 in the southern portion of the site and currently
supports a beverage distribution facility, but which once included the manufacturing and bottling
of beverages, office uses, and drink distribution'. This facility now includes a warehouse, office,
fleet service shop, 126 parking spaces, and landscaping. The main warehouse building was
expanded in 1986 and again in 1998. The site of the existing beverage facility is a 9.1-acre parcel
(APN 209-411-34). The existing beverage facility office and warehouse occupy a total of 160,020
square feet and has been in operation since its construction in 1981. The two existing office
buildings in the southwest corner of the site were constructed in 1990 as a multi-tenant office
development and are currently occupied by various office uses. In December 2022 the Project
applicant acquired this part of the Project site. These offices occupy APNs 209-411-23 and 209-
411-24. At present there is no beverage production or bottling at the facility only warehousing and
distribution activities.
Phase 2 Site. The northeastern portion of the site contains the 7'h Street warehouse building(i.e.,
Phase 2 property) which was developed in 1986 on the corner of Utica Avenue and 7th Street
(APNs 209-411-02, 209-411-03, and 209-411-04). The 62,210-square foot warehouse was
4 El Camino Project ER Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
originally developed as a three-unit concrete tilt-up complex constructed by General Dynamics.
Since 1996, this building is currently occupied and has housed a series of unrelated industrial
manufacturing uses in the past.
3 PROJECT OBJECTIVES
The Project is intended to implement the goals and policies of the City's General Plan. The
purpose of this Project is to implement the vision laid out in the Project objectives. The Project
would generally increase the City's production capacity and further fortify the economic base of
the City. It would also revitalize a portion of the City with new and renovated industry and
production. The Project is proposed to be developed to accomplish the following objectives:
Objective 1: Facilitate the continued operation of the existing distribution facility with expanded
operations and employment capacity.
Objective 2: Redevelop an existing industrial site with modern and sustainable facilities,
including large-scale buildings, intricate manufacturing processes, and large employment
opportunities.
Objective 3: Develop and operate an attractive state-of-the-art manufacturing and distribution
facility in the City that meets industry standards to be competitive with similar facilities in the
region.
Objective 4: Maximize the efficiency of the existing operations during the expansion process
by providing interim manufacturing steps within the same building envelope.
Objective 5: Develop and operate a production and bottling facility that positively contributes
to the local economy through new capital investment and the creation of new employment
opportunities, including opportunities for highly trained workers.
Objective 6: Develop an industrial and manufacturing facility that is in close proximity to
Interstate 10, Interstate 15, and other major transportation arterial roadways, to support the
production of consumer goods and the distribution of manufactured goods throughout the region.
Objective 7: Implement a microgrid energy production system via cogeneration at an existing
manufacturing site to minimize manufacturing waste and to reduce the demand on existing public
services and systems while employing carbon-reducing technologies and reduce the facility's
potential climate impact.
Ft Camino Project EIR Findings of Fact 5
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
4 DISCRETIONARY APPROVALS
4.1 —LEAD AGENCY, CITY OF RANCHO CUCAMONGA
The entitlement process will require review and approval from the City's Design Review
Committee(DRC),the Planning Commission, and the City Council. Due to its size and scale, the
Project must implement a Master Plan as an entitlement tool to adopt specific development
standards for the Project that vary from the City codes but incorporate various community benefits
in exchange for the identified deviations from the City Code requirements. The Project requires
the following discretionary actions/approvals:
• Environmental Impact Report (SCH#2023080369)
• Master Plan (DRC2023-00072)-The Project site is presently zoned ME2 Mixed Employment
designation with a Corridor Fronting Commercial and Retail Overlay along the Haven Avenue
frontage. The Project Master Plan identifies specific exceptions to the zone development
standards. It also includes building details, elevations, landscaping and fencing plans, and
other design elements. It should be noted the RCMC requires this document and the City is
not offering any discretionary reductions in zoning standards.
• Design Review (DRC2023-00067) — The Design Review of the site plan and architectural
design for the development of the bottling and distribution facility. The Project is being
developed in two Phases which are evaluated in the EIR for potential impacts (Phase 1 and
Phase 2). A new Design Review or Minor Design Review application will be required by the
City for approval once plans for Phase 2 are completed. The City will review Phase 2 plans
for consistency with the environmental analysis of the potential environmental impacts for
Phase 2 included in this EIR. This applies to both Phase 2A(reuse of the existing building) as
well as Phase 2B (demolition of the existing building and construction of a new building).
• Conditional Use Permit(DRC-2023-00068)—The Project will operate a"Manufacturing, Light-
Large" land use as defined in the City's zoning ordinance and continue operations of
"Wholesale and Distribution, Medium" land use in the Mixed Employment 2 (ME2) District. A
Conditional Use Permit(CUP)for Wholesale and Distribution has been included for the Project
since this use is no longer permitted in the ME2 zone per the City's updated development
standards. Impacts associated with the Project and the CUP (including 1,000 square feet of
cold storage space)will be analyzed in the EIR and evaluated in the technical studies.
• Vesting Tentative Parcel Map (original SUB TPM20713 to VTPM20713) — The proposed
Vesting Tentative Parcel Map(VTPM)would include a request to consolidate the eight existing
parcels and create three new parcels for the Project. The VTPM would create the following
three lots: Parcel 1 would be approximately 25.39 acres in size for the new industrial buildings,
parking structure and office building; Parcel 2 would be 0.68 acres and would provide a new
access from 7th Street to the Project site; and Parcel 3 would be 3.88 acres and would
encompass the existing 7th Street warehouse building and parking area. Additionally, three
lettered lots would be created for access.
6 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
• Uniform Sign Program (DRC 2023-00069) - The proposed Project includes the review of a
Uniform Sign Program which governs the design and construction of all planned and future
signs.
• Tree Removal Permit (DRC2023-00070) —The Project proposes the removal of a number of
trees that require the submittal of a removal permit as the identified trees meet the intent of
Section 17.80 of the City's Development Code.
4.2—OTHER AGENCIES
Federal Agencies
• None
State and Regional Agencies
• State Water Resources Control Board, Division of Drinking Water for approval of a
domestic water supply permit amendment of a new source and possible treatment
changes (Cal. Code Regs. §64556)
• South Coast Air Quality Management District (SCAQMD) — Permits for individual pieces
of equipment as appropriate.
• South Coast Air Quality Management District(SCAQMD)—Rule 2305—New Warehouses
• Cucamonga Valley Water District(new water well permits for construction and operation)
• Connection permits and approvals by various regional utility providers
Local Agencies
• Connection permits and approvals by various local utility providers
5 RECORD OF PROCEEDINGS
For purposes of CEQA and these Findings of Fact and Statement of Overriding Considerations,
the Record of Proceedings for the Project consists, without limitation, of the following documents:
• Two Notices of Preparation ("NOP") and all other public notices issued by the City in
conjunction with the Project; in this case dated August 17, 2023 and September 14, 2023;
• All comments submitted by public agencies or members of the public during the two (2)
30-day public comment period for the first NOP that began on August 17, 2023 and ran
through September 15, 2023 and the second NOP period that began on September 14,
2023 and ran through October 13, 2023;
• The El Camino Project Draft Environmental Impact Report (sometimes referred to herein
as the "DEIR,") dated April 25, 2025;
• All comments submitted by public agencies or members of the public during the 45-day
public comment period for the DEIR that began on April 29, 2025, and ended on June 13,
2025;
El Camino Project EIR Findings of Fact 7
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
• The El Camino Project Final Environmental Impact Report (including Response to
Comments), dated September 18, 2025;
• The Mitigation Monitoring and Reporting Program (MMRP) for the Project which is
included as Section 4.0 of the FEIR;
• All findings and resolutions adopted by City decision-makers in connection with the
Project, and all documents cited or referred to therein;
• All reports, studies, memoranda, staff reports, maps, exhibits, illustrations, diagrams or
other planning materials relating to the Project prepared by the City, or by consultants to
the City, or responsible or trustee agencies that were submitted to the City with respect to
the City's compliance with the requirements of CEQA and with respect to the City's actions
on the Project;
• All documents submitted to the City by other public agencies or members of the public in
connection with the Project;
• Minutes, as available, of all public meetings and public hearings held by the City in
connection with the Project;
• Any documentary or other evidence submitted to the City at such information sessions,
public meetings, and public hearings;
• Matters of common knowledge within the City, including, but not limited to those cited
above; and
• Any other materials required to be in the record of proceedings by Public Resources Code
Section 21167.6, subdivision (e).
The City Council has relied on all of the documents listed above in reaching its decision on the
Project.The Draft EIR,Final EIR,and administrative record for the El Camino Project are available
for review upon request at:
City of Rancho Cucamonga
Planning Department
10500 Civic Center Drive
Rancho Cucamonga, CA 91730
8 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact anti Statement of Overriding Considerations
6 FINDINGS OF FACT
Pursuant to Public Resources Code Section 21081 and CEQA Guidelines Section 15091, no
public agency shall approve or carry out a project where an Environmental Impact Report("EIR")
has been certified that identifies one or more significant impacts on the environment that would
occur if the project is approved or carried out unless the publicagency makes one or more findings
for each of those significant impacts, accompanied by a brief explanation of the rationale of each
finding. The possible findings, which must be supported by substantial evidence in the record,
are:
(1) Changes or alterations have been required in, or incorporated into, the project
which avoid or substantially lessen the significant effects on the environment.
(2) Those changes or alterations are within the responsibility and jurisdiction of
another public agency and have been, or can and should be, adopted by that other
agency.
(3) Specific economic, legal, social, technological, or other considerations, including
provision of employment opportunities for highly trained workers, make infeasible
the mitigation measures or alternatives identified in the environmental impact
report.
With respect to significant effects which were subject to finding(3)above, the public agency must
find that specific overriding economic, legal, social, technological, or other benefits of the project
outweigh the significant effects on the environment.
References for discussion of environmental impacts within the Final EIR are noted with each
finding. Impact numbers refer to the section number and the threshold letter referenced in the
Draft EIR where the full discussion of impacts is included. The Findings of Fact are presented on
the following pages.
A. Effects Determined to Have No Impact or a Less than Significant Impact
The evaluation prepared in the El Camino Project EIR found and provided substantial evidence
that certain environmental issues related to the El Camino Project would have no impact or have
impacts that are less than significant. The City Council agrees with the characterization of the
FEIR with respect to all of the El Camino Project impacts identified as resulting in "no impact" or
"less than significant" impacts and finds that those impacts have been described and analyzed
accurately and are supported by substantial evidence as described in the FEIR, including the
Draft EIR. Reference should be made to the DEIR and FEIR for a more complete description of
the findings regarding these impacts.
This finding applies to the evaluation of the potential impacts for the following items, as further
described in the DEIR, that the project will either have no impact or a less than significant impact.
El Camino Project EIR Findings of Fact 9
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
Aesthetics
• AES-1: Have a substantial adverse effect on a scenic vista.
• AES-2: Substantially damage scenic resources, including, but not limited to, trees, rock
outcroppings, and historic buildings within a state scenic highway.
• AES-3: Substantially degrade the existing visual character or quality of public views of the
site/planning area or its surroundings.
• AES-4: Create a new source of substantial light or glare which would adversely affect day
or nighttime.
• AES-5: Cause substantial adverse cumulative impacts with respect to aesthetics.
Agricultural Resources
• AG-1: 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 Agency, to non-agricultural use.
• AG-2: Conflict with existing zoning for agricultural use, or a Williamson Act contract.
• AG-3: Conflict with existing zoning for, or cause rezoning of, forest (as defined in Public
Resources Code Section 12220 (g)), timberland (as defined by Public Resources Code
Section 4526), or timberland zoned Timberland Production (as defined by Government
Code Section 51104 (g)).
• AG-4: Result in loss of forest land or conversion of forest land to non-forest use.
• AG-5: Involve other changes in the existing environment which, due to their location or
nature, could result in conversion of Farmland to non-agricultural use or conversion of
forest land to non-forest use.
• AG-6: Cause substantial adverse cumulative impacts with respect to Agriculture and
Forestry Resources.
Air Quality
• AIR-3: Would the project expose sensitive receptors to substantial pollutant
concentrations.
• AIR-4: Result in other emissions such as those leading to odors adversely affecting a
substantial number of people.
Biological Resources
• BIO-2: Have a substantial adverse effect on any riparian habitat or other sensitive natural
community identified in local or regional plans, policies, or regulations, or by the California
Department of Fish and Wildlife or U.S. Fish and Wildlife Service.
10 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
• BIO-3: Have a substantial adverse effect on state or federally protected wetlands
(including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other means.
• BIO-5: Conflict with any local policies or ordinances protecting biological resources, such
as a tree preservation policy or ordinance.
• BIO-6: Conflict with the provisions of an adopted Habitat Conservation Plan, Natural
Community Conservation Plan, or other approved local, regional, or state habitat
conservation plan.
• BIO-7: Cause substantial adverse impacts with respect to biological resources.
Cultural Resources
• CUL-1: Cause a substantial adverse change in the significance of a historic resource as
defined by CEQA Guidelines Section 15064.5.
• CUL-2: Cause a substantial adverse change in the significance of an archaeological
resource pursuant to CEQA Guidelines section 15064.5.
• CUL-3: Disturb any human remains, including those interred outside of dedicated
cemeteries.
• CUL-4: Cause substantial adverse cumulative impacts with respect to cultural resources.
Energy
• ENG-1: Significant environmental impact due to wasteful, inefficient, or unnecessary
consumption of energy resources, during project construction or operation.
• ENG-2: Conflict with or obstruct a state or local plan for renewable energy or energy
efficiency.
• ENG-3: Cause substantial adverse cumulative impacts with respect to energy.
El Camino Project BR Findings of Fact 11
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
Geology and Soils
• GEO-1: Expose people or structures to potential substantial adverse effects, including the
risk of loss, injury, or death involving:
o 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. (Division of Mines and
Geology Special Publication 42)
o Strong seismic ground shaking.
o Seismic-related ground failure, including liquefaction.
o Landslides.
• GEO-2: Result in substantial soil erosion of the loss of topsoil.
• GEO-3: Be located on a geological unit or soil that is unstable, or that would become
unstable as a result of the project and potentially result in an on-or off-site landslide, lateral
spreading, subsidence, liquefaction, or collapse.
• GEO-4: Be located on expansive soil, as defined by Table 18-1-B of the Uniform Building
Code creating substantial director indirect risks to life or property.
• GEO-5: Have soils incapable of adequately supporting the use of septic tanks or
alternative wastewater disposal systems where sewers are not available for the disposal
of wastewater.
• GEO-6: Directly or indirectly destroy a unique paleontological resource or site or unique
geological feature.
• GEO-7: Cause substantial adverse cumulative impacts with respect to geology and soils,
including paleontological resources.
Greenhouse Gases
• GHG-2: Conflict with an applicable plan, policy or regulation adopted for the purpose of
reducing the emission of GHGs.
Hazardous and Hazardous Materials
• HAZMAT-1: Create a significant hazard to the public or the environment through the
routine transport, use, or disposal of hazardous materials.
• HAZMAT-3: Emit hazardous emissions or handle hazardous or acutely hazardous
materials, substances, or waste within one-quarter mile of an existing or proposed school.
12 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
• HAZMAT-4: Be located on a site which is included on a list of hazardous materials sites
compiled pursuant to Government Code Section 65962.5 and, as a result, create a
significant hazard to the public or the environment.
• HAZMAT-6: Impair implementation of or physically interfere with an adopted emergency
response plan or emergency evacuation plan.
• HAZMAT-7: Expose people or structures, either directly or indirectly, to a significant risk
of loss, injury or death involving wildland fires.
• HAZMAT-8: Cause substantial cumulative impacts with respect to hazards and hazardous
materials.
Hydrology and Water Quality
• HYD-1: Violate any water quality standards or waste discharge requirements or otherwise
substantially degrade surface or groundwater quality.
• HYD-2: Would the project substantially decrease groundwater supplies or interfere
substantially with groundwater recharge such that the project may impede sustainable
groundwater management of the basin.
• HYD-3: 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 of
impervious surfaces, in a manner which would; (a) result in substantial erosion or siltation
on- or off-site; (b) substantially increase the rate or amount of surface runoff in a manner
which would result in flooding on-or offsite; (c) create or contribute runoff water which
would exceed the capacity of existing or planned stormwater drainage systems or provide
substantial additional sources of polluted runoff; (d) provide substantial additional sources
of polluted runoff; or(e) impede or redirect flood flows.
• HYD-4: In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project
inundation.
• HYD-5: Conflict with or obstruct implementation of a water quality control plan or
sustainable groundwater management plan.
• HYD-6: Cause substantial adverse cumulative impacts with respect to hydrology and
water quality.
Land Use and Planning
• LAND-1: Physically divide an established community;
• LAND-2: 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 environmental
effect.
• LAND-a Cause substantial adverse cumulative impacts with respect to land use and
planning.
El Camino Project EIR Findings of Fact 13
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
Mineral Resources
• MIN-1: Result in the loss of availability of a known mineral resource that would be of value
to the region and the residents of the state.
• MIN-2: 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 plan.
• MIN-3: Cause substantial adverse cumulative impacts with respect to mineral resources.
Noise
• NOISE-2: Would the project result in generation of a substantial permanent increase in
ambient noise levels in excess of standards established in the local general plan or noise
ordinance, or applicable standards of other agencies.
The EIR found that within this impact category, less than significant impacts without
mitigation were found for: (1) increase in onsite noise levels (Phase 1 Office and Parking
Facilities and Phase 2N2B 7th Street Warehouse Facility); (2) increase in onsite noise
levels (CVWD Well Facility); and (3) increase in offsite traffic noise levels.
• NOISE-3: Would the project generate excessive groundborne vibration or noise levels.
The EIR found that within this impact category, less than significant impacts without
mitigation were found for: (1) temporary construction vibration levels; and (2) operational
vibration levels.
• NOISE-4: 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 working in the area to
excessive noise levels.
• NOISE-5: Cause substantial adverse cumulative impacts with respect to noise or vibration.
Population and Housing
• POP-1: Induce substantial unplanned population growth either directly(e.g., by proposing
new homes and businesses) or indirectly (e.g., through extension of roads or other
infrastructure).
• POP-2: Displace substantial numbers of existing people or housing, necessitating the
construction of replacement housing elsewhere.
• POP-3: Cause substantial adverse cumulative impacts with respect to population and
housing.
14 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
Public Services
• PS-1: 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 would cause significant environmental
impacts, in order to maintain acceptable service ratios, response times, or other
performance objectives for any of the following public services:
o Fire protection
o Police protection
o Schools
o Parks
o Other public facilities.
• PS-2: Cause substantial adverse cumulative impacts with respect to public services.
Recreation
• REC-1: Increase the use of existing neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the facility would occur or be
accelerated.
• REC-2: Include recreational facilities or require the construction or expansion of
recreational facilities which might have an adverse physical effect on the environment.
• REC-3: Cause substantial adverse cumulative impacts with respect to parks and
recreation facilities.
Transportation
• TRANS-1: Conflict with program plan, ordinance or policy addressing the circulation
system, including transit, roadway, bicycle and pedestrian facilities.
• TRANS-3: Substantially increase hazards due to a geometric design feature (e.g., sharp
curves or dangerous intersections) or incompatible uses (e.g., farm equipment).
• TRANS-4: Result in inadequate emergency access.
Tribal Cultural Resources
• TCR-3: Cause substantial adverse cumulative impacts with respect to tribal cultural
resources.
El Camino Project EIR Findings of Fact 15
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
Utilities and Service Systems
• UTS-1: Require or result in the relocation or construction of new or expanded water,
wastewater treatment or storm water drainage, electric power, natural gas, or
telecommunications facilities, the construction or relocation of which could cause
significant environmental effects.
• UTS-2: Have insufficient water supplies available to serve the project and reasonably
foreseeable future development during normal, dry, and multiple dry years.
• UTS-3: Result in a determination by the wastewater treatment provider which serves or
may serve the project that it has adequate capacity to serve the projected demand in
addition to the provider's existing commitments.
• UTS-4: 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 waste reduction
goals.
• UTS-5: Comply with federal, state, and local management and reduction statutes and
regulations related to solid waste.
• UTS-6 Cause substantial adverse cumulative impacts with respect to Utilities and Service
Systems.
Wildfire
• WIL-1: Substantially impair an adopted emergency response plan or emergency
evacuated plan.
• WIL-2: Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and
other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant
concentrations from a wildfire or the uncontrolled spread of a wildfire.
• WIL-3: 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 the environment.
• WIL-4: Expose people or structures to significant risks, including downslope or
downstream flooding or landslides, as a result of runoff post-fire slope instability, or
drainage changes Sensitive receptors to substantial pollutant concentrations.
• WIL-5: Cause substantial adverse cumulative impacts with respect to wildfire.
In addition, the EIR determined that potential impacts with respect to growth-inducing effects and
irreversible environmental changes would be less than significant.
16 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
B. Impacts Determined to Be Less than Significant with Mitigation Incorporated
The Final EIR (including the Draft EIR) identifies the following significant environmental impacts
associated with the Project. Based on the environmental analysis of the Project and the
identification of feasible mitigation measures, potentially significant impacts have been
determined by the City to be reduced to a level of less than significant, and the City has found in
accordance with Public Resources Code Section 21081(a)(1) and State CEQA Guidelines
Section 15091(a)(1)that "changes or alterations have been required in, or incorporated into, the
project which mitigates or avoid the significant effects on the environment." The descriptions of
the impacts in these findings are summary statements. Mitigation Measures are numbered to
correspond to listings in the Draft EIR and Final EIR. Reference should be made to the Draft EIR
and Final EIR for a more complete description.
AIR QUALITY
IMPACT AIR-1: Would the project conflict with or obstruct implementation of the South
Coast Air Quality Management District 2022 Air Quality Management Plan.
The EIR found that within this impact category, regional construction emissions were found to be
potentially significant for VOCs (Phase 1 and Phase 2) and NOx (Phase 1 only) and thus would
conflict with the 2022 AQMP.
Substantial Evidence:
Section 4.3.5 of the DEIR states the proposed Project is under the jurisdiction of the SCAQMD.
Pursuant to the methodology provided in Chapter 12 of the SCAQMD CEQA Air Qualify
Handbook, consistency with the AQMP is affirmed if the Project: (1) is consistent with the growth
assumptions in the AQMP; and (2) does not increase the frequency or severity of an air quality
standards violation or cause a new one. Consistency Criterion 1 refers to the growth forecasts
and associated assumptions included in the AQMP. Projects that are consistent with the AQMP
growth assumptions would not interfere with attainment of air quality standards, because this
growth is included in the projections used to formulate the AQMP. The proposed Project is
estimated to create approximately 289 net new jobs. This value is within the SCAG 2020
RTP/SCS growth projection for the City of Rancho Cucamonga of 420 jobs per year, which is an
average rate across almost three decades (2016 to 2045). The employment growth associated
with the Project(net 289 jobs)represents less than 2"/of the anticipated total employment growth
in the City between 2016 and 2045 (16,800 jobs). Therefore, the proposed Project would not
exceed the growth assumptions contained in the AQMP.
Consistency Criterion 2 refers to AQMP control measures intended to achieve attainment of
ambient air quality standards in the South Coast Air Basin. The Project would comply with
SCAQMD rules developed as part of the AQMP; however, as described under Impact AIR-2, the
proposed Project's mitigated emissions levels are anticipated to exceed SCAQMD NOx emissions
thresholds during Phase 1 and Phase 2 operations and during combined Phase 1 operations and
Phase 2B construction. This increase in emissions above recommended thresholds could result
in new and/or more frequent or more severe exceedances of regional air quality standards. As
such, the proposed Project is determined to have the potential to conflict with the SCAQMD 2022
AQMP due to exceedances of the SCAQMD NOx daily significance threshold even after
mitigation. This impact would be significant and unavoidable even with recommended mitigation
measures MM-AIR-2A and MM-AIR-2B shown below(DEIR pages 4.3-49 to 4.3-50).
Et Camino Project EIR Findings of Fact 17
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
The EIR recommended the following mitigation measures to help reduce potential VOC and NOx
emissions during project construction:
MM-AIR-2A: Reduce Construction VOC Emissions. To reduce construction-related emissions
of volatile organic compounds (VOCs), the City shall require the applicant to implement the
following measures during all Phase 1 and Phase 2 construction activities:
1) Use architectural coatings that meet the South Coast Air Quality Management District's
(SCAQMD) "Super Compliant" VOC standard of 10 grams/liter or less for all interior and
exterior primer, sealer, paint, and other coating applications for which a super compliant
product is commercially available.
a) If feasible given contract, logistical, and other construction factors, avoid painting during
peak smog season (July, August, and September) if super compliant coatings are not
commercially available.
2) Keep all coating containers closed when not in use to prevent VOC emissions.
3) Keep all paint and solvent laden rags and other materials in sealed containers to prevent VOC
emissions.
4) Clean up water-based paints with water only and when possible do not rinse clean-up water
down the drain, onto the ground, or into a storm drain.
5) Use SCAQMD compliant Clean Air Solvents to clean paint application equipment.
6) Recycle leftover paint.
MM-AIR-2B: Reduce Construction NOx and PM Exhaust Emissions. To reduce construction-
related exhaust emissions of oxides of nitrogen (NOx) and particulate matter (PM), including
diesel particulate matter (DPM), the City shall require the applicant to implement the following
measures during all Phase 1 and Phase 2 construction activities:
1) Connect to existing electrical service to power construction trailers and stationary and portable
equipment (e.g., pumps, generators, compressors, and welding sets). This measure shall be
subject to the approval of the local electric utility. If it is not feasible to connect to electrical
service and/or extend electrical service to all work sites, biodiesel (no more than B20 blend),
renewable diesel, or propane shall be used to power stationary and portable equipment
provided the use of such fuels is allowed pursuant to manufacturer's specifications. The use
of stationary or portable diesel-fueled equipment shall be prohibited in the project area unless
electrical service is denied, alternative fuels are not permitted by the manufacturer for the
specific equipment in use, and there are no alternative equipment types capable of being
powered by alternative fuels that can be used instead of the standard diesel-fueled equipment.
2) All construction equipment with a rated power-output of 50 horsepower (hp) or greater shall
be certified to meet U.S. Environmental Protection Agency (EPA)Tier 4 Final nonroad diesel
engine emissions standards for NOx and PM10, or be retrofitted with California Air Resources
Board (CARB)-verified diesel emissions control strategies capable of reducing exhaust NOx
and PMix emissions to levels that meet Tier 4 Final emissions standards, unless the applicant
submits evidence to the City that specific equipment meeting this requirement is not available
on loan, rent, or other terms of use within 200 miles of the City. In this instance, the next
highest available emissions tier (e.g., Tier 4 Interim, Tier 3) for the specific equipment in
question shall be required.
18 El Camino Project FIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
3) Limit idling of diesel-powered construction equipment, vendor delivery trucks, and hauling
trucks to no more than two minutes unless manufacturer's specifications specifically require
main engine idling is necessary to maintain equipment in good working order.
Finding:
The EIR found that with implementation of Mitigation Measures MM-AIR-2A and MM-AIR-2B, the
Project would have less than significant impacts for regional construction emissions of VOCs
(Phase 1 and Phase 2) and NOx (Phase 1 only) and thus would be consistent with the 2022
AQMP(DEIR page 4.3-51)
IMPACT AIR-2: Would the project result in a cumulatively considerable net increase of any
criteria air pollutants for which the South Coast Air Basin is designated non-attainment
under an applicable federal or state ambient air quality standard.
The EIR found that within this impact category, regional construction emissions were found to be
potentially significant for VOCs (Phase 1 and Phase 2) and NOx (Phase 1 only).
Substantial Evidence:
Section 4.3.5 of the DEIR states the Phase 1 regional construction emissions would not exceed
the SCAQMD's recommended threshold for CO, SO2, PM12, or PM2s, but would exceed the
SCAQMD's recommended threshold for VOCs and NOx, both of which are precursors to 03.
SCAQMD's regional criteria air pollutant threshold for VOC is 75 pounds per day and the threshold
for NOx is 100 pounds per day. The Project's construction emissions would exceed SCAQMD-
recommended regional thresholds for VOCs (Phase 1 and Phase 2) and NOx (Phase 1 only),
both of which are precursors to ozone (03, a pollutant for which the region is designated
nonattainment). This is considered a potentially significant impact. Accordingly, the City shall
require the applicant to implement Mitigation Measure AIR-2A, Reduce Construction VOC
Emissions, and Mitigation Measure AIR-2B, Reduce Construction NOx and PM Exhaust
Emissions), which would limit the VOC content in the coatings used during construction and
require construction equipment to meet stringent U.S. EPA / CARB Tier IV Final emissions
standards. These measures would lower maximum daily VOC and NOx emissions by
approximately 67%and 58%, respectively. Mitigation Measures AIR-2A and AIR-2B would reduce
the Projects maximum daily regional NOx emissions to levels below the SCAQMD's thresholds.
This impact would be less than significant with mitigation (DEIR pages 4.3-52 to 4.3-53).
The EIR recommended the following mitigation measures to help reduce potential VOC and NOx
emissions during project construction:
MM-AIR-2A: Reduce Construction VOC Emissions. See Impact AIR-1 above.
MM-AIR-2B: Reduce Construction NOx and PM Exhaust Emissions. See Impact AIR-1
above.
Finding:
The EIR found that with implementation of Mitigation Measures MM-AIR-2A and MM-AIR-2B,the
Project would have less than significant impacts for regional construction emissions of VOCs
(Phase 1 and Phase 2) and NOx (Phase 1 only)(DEIR page 4.3-53).
El Camino Project EIR Findings of Fact 19
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
BIOLOGICAL RESOURCES
IMPACT BIO.1: 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 California Department of Fish
and Game or U.S. Fish and Wildlife Service.
Substantial Evidence:
Section 4.4.4 of the DEIR states that no special-status plant species were observed during field
investigations conducted at the Project site, so no impacts would occur to these species.
Additionally, no special-status wildlife species were observed onsite during field investigations,
and it was determined the Project site does not have the potential to support special-status wildlife
species that would occur in the area. While not federally- or state-listed as endangered or
threatened, the BRA determined the Project site has the potential to support Cooper's hawk,
Costa's hummingbird, and California horned lark, as well as burrowing owl. A pre-construction
nesting bird clearance survey is recommended prior to Project clearing and grading and is
included as Mitigation Measure BIO-1. With implementation of the recommended mitigation,
impacts to special-status wildlife species will be less than significant.
Based on the results of the 2023 burrowing owl focused survey, no burrowing owls or evidence
of recent or historic use by burrowing owls were observed on the Project site. As a result,
burrowing owls are presumed to be absent from the Project site. However,this species can rapidly
occupy a vacant site by taking over small mammal burrows. To ensure burrowing owl remain
absent from the Project site, the BRA and BFS recommended that a pre-construction clearance
survey be conducted in accordance with CDFWs 2012 Staff Report on Burrowing Owl Mitigation
prior to any ground disturbing activities, as is outlined in Mitigation Measure BIO-2. If burrowing
owls are determined to remain absent from the Project site during the pre-construction clearance
survey, no further review will be needed. If burrowing owls are found to occupy the Project site
during the pre-construction clearance survey, a burrowing owl relocation plan will be prepared
and need to be approved by CDFW prior to construction activities. With implementation of the
recommended mitigation, impacts either directly or through habitat modifications, on candidate,
sensitive, or special status species would be reduced to less than significant levels (DEIR page
4.4-12).
The EIR recommended the following mitigation measures to help reduce potential impacts to
nesting birds and burrowing owl prior to grading:
MM-BIO.1: Nesting Bird Survey.Bird nesting season generally extends from February 1 through
August 31 in southern California. To avoid impacts to nesting birds(common and special-status)
during the nesting season, a qualified avian biologist will conduct a pre-construction nesting bird
survey three (3)days prior to project-related disturbance to identify any active nests. If no active
nests are found, no further action will be required.
If an active nest is found, the biologist will set appropriate no-work buffers around the nest which
will be based upon the nesting species, its sensitivity to disturbance, nesting stage and expected
types, intensity and duration of disturbance. The nests and buffer zones shall be field checked
weekly by a qualified biological monitor. The approved no-work buffer zone shall be clearly
marked in the field, within which no disturbance activity shall commence until the qualified
biologist has determined the young birds have successfully fledged and the nest is inactive. This
measure shall be implemented to the satisfaction of the City Community Development Director.
20 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
MM-BIO-2: Burrowing Owl Survey.A pre-construction clearance survey for burrowing owl shall
be conducted in accordance with the Staff Report on Burrowing Owl Mitigation3 (California
Department of Fish and Wildlife 2012) prior to ground disturbance to ensure burrowing owl remain
absent from the project site.
If burrowing owls are found to occupy the project site during the pre-construction clearance
survey, a burrowing owl relocation plan will need to be prepared and approved by CDFW prior to
the commencement of any ground disturbing activities. The burrowing owl relocation plan shall
outline recommended methods proposed to relocate the burrowing owls from the project site and
provide measures that will be implemented for the maintenance, monitoring, and reporting of the
relocated burrowing owls to increase chances of survivorship and better ensure compliance with
CDFW guidelines. This plan should be implemented during the non-breeding season, and prior
to seasonal rains to promote the best outcome for conservation of the burrowing owl. This
measure shall be implemented to the satisfaction of the City Community Development Director.
Finding:
The EIR found that with implementation of Mitigation Measures MM-BIO-1 and MM-BIO-2 prior
to grading, the Project would have less than significant impacts relative to candidate, sensitive,
or special status species in local or regional plans, policies, or regulations or state/federal
regulatory agencies (DEIR page 4.4-13).
IMPACT 810-4: Interfere substantially with the movement of any native resident or
migratory fish or wildlife species or with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery sites.
Substantial Evidence:
Section 4.4.4 of the DEIR states that implementation of the proposed Project is not expected to
have a significant impact to wildlife movement opportunities or prevent local wildlife movement
through the area. The Project site is separated from regional wildlife corridors and linkages by
existing development, and there are no riparian corridors or creeks connecting the Project site to
these areas. The Project site is also not within any existing connectivity areas or wildlife linkages
identified in Figure 5.4-6, Wildlife Movement Linkages Map, of the City General Plan°. Therefore,
the Project site does not function as a major wildlife movement corridor or linkage. Due to the lack
of any identified impacts to wildlife movement, migratory corridors or linkages or native wildlife
nurseries, there are no impacts and no mitigation is required.
The Migratory Bird Treaty Act(MBTA)and the Bald/Golden Eagle Protection Act prohibit impacts
to native resident or migratory wildlife(i.e., birds and raptors)and this issue was largely addressed
in Impact BID-1 relative to listed or sensitive birds that may utilize or reside on the site. That
section determined those impacts were potentially significant and recommended Mitigation
Measures BIO-1 and B10-2 to conduct surveys for nesting birds and burrowing owl on the site
just prior to the start of ground disturbance to prevent impacts to those species. With
implementation of Mitigation Measures BIO-1 and BIO-2,the Project will have less than significant
impacts relative to migratory species or wildlife corridors under either the Phase 1 plus Phase 2A
scenario or under the Phase 1 plus Phase 2B scenario (DEIR page 4.4-15).
The EIR recommended the following mitigation measures to help reduce potential impacts to
nesting birds and burrowing owl prior to grading:
El Camino Project EIR Findings of Fact 21
Revised September 24, 2025
•
Findings of Fact and Statement of Overriding Considerations
MM-BIO-1: Nesting Bird Survey. See Impact BIO-1 above
MM-BIO.2: Burrowing Owl Survey. See Impact BIO-1 above
Finding:
The EIR found that with implementation of Mitigation Measures MM-BIO-1 and MM-BIO-2, the
Project would have less than significant impacts relative to the movement of any native resident
or migratory fish or wildlife species or with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery sites (DEIR page 4.4-15).
HAZARDS AND HAZARDOUS MATERIALS
IMPACT HAZMAT-2: Create a significant hazard to the public or the environment through
reasonably foreseeable upset and accident conditions involving the release of hazardous
materials into the environment.
Substantial Evidence:
Section 4.9.4 of the DEIR stated that three of the recent Phase I/ll ESA documents did not identify
any areas of existing contamination on their portions of the Project site(i.e.,the two existing office
buildings and the vacant property just north of the existing two offices). However, the 2017
Rambo!! ESA indicates the existing beverage distribution facility has had a long-documented
history involving the storage and use of hazardous materials. Based on available information, the
EIR concluded it was at least possible that there may be unanticipated buried materials onsite
from construction or operation of past and present onsite uses(i.e.,orchard,vineyard,farmhouse,
and existing beverage distribution facility). Therefore, Mitigation Measure HAZ-1 was
recommended to assure that any unanticipated hazardous materials that are found during grading
will be identified and properly remediated in a safe and effective manner (DEIR page 4.9-13).
According to the SCAQMD, demolition of older buildings and structures may pose a hazard
regarding asbestos containing materials and lead-based paint. It should be noted that Asbestos
Containing Materials (ACMs) and lead based paint (LBP) do not represent a significant public
health hazard when they are left undisturbed, however, site development requires demolition of
the existing office and warehouse buildings prior to grading. Due to the age of the existing onsite
building, the EIR recommended a survey prior to any demolition on the site to determine if or to
what degree the existing buildings contain ACMs and/or LBP. In this regard, Mitigation Measure
HAZ-2 is recommended to be implemented prior to any demolition activities (DEIR page 4.9-15).
According to the State Water Resources Control Board,there are no leaking underground storage
tank(LUST)cleanup sites or disposal sites within the Project site (DEIR page 4.9-15).
The EIR recommended the following mitigation measures to help reduce potential impacts from
accident conditions involving the release of hazardous materials into the environment.
MM-HAZ-1: Unanticipated Discovery of Hazardous Materials. Prior to issuance of a grading
permit for Phase 1 and/or Phase 2, the project proponent shall retain a qualified environmental
professional (QEP) experienced with remediating hazardous materials from infill urban
22 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
construction sites. The QEP must be on-call and summoned to the site immediately if any
potentially hazardous materials are found during grading. Grading must be halted within 100 feet
of an area that appears to contain hazardous materials. The QEP will halt grading as necessary
to effectively identify the potential contaminated materials, including directing any sampling and
laboratory testing that may be required.
If soils are found to be contaminated at levels that are only slightly in excess of applicable
residential standards, the QEP shall exercise professional discretion and have the option to
coordinate with the grading contractor and developer to either remove contaminated soil and/or
mix the contaminated soil with clean soil from either onsite or offsite to dilute any contaminants to
below applicable exposure standards for residential development.
Remediated areas must be retested to assure potential contaminant levels are below applicable
residential standards. The results of any testing shall be provided to the City or other agencies as
appropriate. Any contaminated soil that must be removed from the site shall be done by a
licensed contractor and hauled to a landfill approved for such materials. This measure shall be
implemented to the satisfaction of the City Community Development Department.
MM-HAZ-2: ACMs and LBP Survey. Prior to demolition of any structures on the project site in
either Phase 1 or 2, the developer shall retain qualified licensed environmental contractor(s) to
survey the existing onsite office and warehouse buildings and any related structures for asbestos-
containing materials (ACMs) and Lead-Based Paints (LBPs). If the survey finds the presence of
any ACMs or LBPs on the site, the contractor(s) shall follow all relevant guidance from affected
regulatory agencies (e.g., CalEPA, SCAQMD, DTSC, County Health Department, etc.) in terms
of safe removal and disposal of the contaminated materials as appropriate.The contractor(s)shall
prepare and submit a final report to the City Community Development Department within 30 days
after completion of demolition/removal for ACMs and LBPs on the project site.
Finding:
The EIR found that with implementation of Mitigation Measures MM-HAZ-1 and MM-HAZ-2, the
Project would have less than significant impacts relative to accident conditions involving the
release of hazardous materials into the environment (DEIR page 4.9-16).
IMPACT HAZMAT-5: For projects 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 or working in
the project area.
Substantial Evidence:
Section 4.9.4 of the DEIR states that the Project site is located 1.95 miles north of the airport. San
Bernardino County has delegated each airport proprietor to create individual Airport Land Use
Compatibility Plans, rather than establish an Airport Land Use Commission. The Ontario
International Airport Land Use Compatibility Plan (ONT ALUCP) serves to promote safe
compatibility between the airport and the surrounding land uses. As stated previously, the site is
zoned as Mixed Employment 2(ME2), allowing for medium to high intensity professional office or
industrial/manufacturing spaces. The Project involves the demolition and new construction of the
existing onsite beverage facility to allow for the new production, bottling, and expanded
distribution of beverage products. The surrounding land uses of the Project site all include
El Camino Project EIR Findings of Fact 23
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
commercial and industrial developments, and development of the proposed Project will be in
compliance with the City's applicable land use designations and zoning.
The Project site will be developed and operated in cooperation with the ONT ALUCP and will not
encroach on airport property. The Project site is outside of the ONT Safety Zones and ALUCP
noise contour maps and will not expose persons residing or working in the Project area to
excessive airport safety hazards or noise.
Map 2-4, Compatibility Policy Map,Airspace Protection Zones, in the Ontario International Airport
Land Use Compatibility Plan (OIA LUCP) indicates the majority of the Project site is within the
maximum 70 foot building height in the High Terrain Zone and a portion of the site is within the
maximum 70 foot - 100 foot building height area. The Project proposes several tall buildings on
the site (i.e., ASRS is maximum 130 feet and 70 feet average, PC building is maximum 41 feet,
and DC is maximum 45 feet). These buildings are approximately 10,000 feet north-northeast of
the closest ONT runway. Therefore, the Project will need to obtain clearance from the Federal
Aviation Administration (FAA) and comply with its lighting/signage restrictions and warning
improvements. These potential restrictions are addressed in Mitigation Measure HAZ-3 below.
The Project applicant initiated and concluded consultation with the Federal Aviation
Administration (FAA) Obstruction Evaluation / Airport Airspace Analysis (0E/AAA) Group on
January 26, 2024,to determine whether the construction or operation of the Project would affect
the National Airspace System (NAS).The Project applicant provided site plan, building elevation,
and topographical information to the FAA for their review through the FAA OE/AAA online portal.
Email and telephone communication continued through June 11, 2024.
The FAA determined that the main building structure would create no hazard on the NAS on April
4, 2024, and conditioned requirements such as no strobe lighting with which the Project will
comply as required by MM-HAZ 3 listed below. The Project would require the use of a crane
during its construction, which the FAA determined on June 11, 2024, that the crane, as a
temporary structure, would have no hazard on the NAS.
As a result, the construction and operation of the Project would not create a hazard on the NAS
and a less than significant impact would occur with the implementation of the required lighting
restrictions as conditioned by the FAA.
As noted in the existing conditions of the PlanRC General Plan Update, the southern border of
the City is located approximately one mile north of the Ontario Airport's 65 dBA CNEL noise
contour, and as such, aircraft noise does not significantly impact persons on the site. The
proposed Project will adhere to all noise and safety policies as established in the Noise Element
of PlanRC, as well as those policies outlined in the ONT ALUCP.With this regulatory compliance,
potential impacts related to airport hazards will be less than significant and no mitigation is
required (DEIR pages 4.9-19 to 4.9-20).
The EIR recommended the following mitigation measures to help reduce potential impacts related
to proximity to airports:
24 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
MM-HAZ-3: FAA Lighting Hazards. A minimum of 45 days prior to submittal of an application
for a building permit for the project,the applicant shall consult with the City of Rancho Cucamonga
Planning Department in order to demonstrate the Project is consistent with FAA lighting or other
restrictions or prohibitions which may include but are not limited to the following:
a. Any use which would direct a steady light or flashing light of red, white, green, or amber colors
associated with airport operations toward an aircraft engaged in an initial straight climb following
takeoff or toward an aircraft engaged in a straight final approach toward a landing at an airport,
other than an FAA-approved navigational signal light or visual approach slope indicator.
b. Any use which would cause sunlight to be reflected towards an aircraft engaged in an initial
straight climb following takeoff or towards an aircraft engaged in a straight final approach towards
a landing at an airport.
c. Any use which would generate smoke or water vapor or which would attract large
concentrations of birds, or which may otherwise affect safe air navigation within the area.
d. Any use which would generate electrical interference that may be detrimental to the operation
of aircraft and/or aircraft instrumentation.
e. All retention and water quality basins shall be designed to dewater within 48 hours of a rainfall
event.
Finding:
The DR found that with implementation of Mitigation Measure MM-HAZ-3,the Project would have
less than significant impacts relative to proximity to airports (DEIR page 4.9-20).
NOISE
IMPACT NOISE-1: Would the project generate a substantial temporary increase in ambient
noise levels in excess of standards established in the local general plan or noise
ordinance.
Substantial Evidence:
Section 4.13.4 of the DEIR states the proposed Project's potential construction noise impacts
were estimated using the Federal Highway Administration's (FHWA) Roadway Construction
Noise Model(RCNM),Version 1.1,and guidance for conducting general,quantitative construction
noise assessments contained in the FTA's Transit Noise and Vibration Impact Assessment
Manual. Construction activities from Phase 1 and Phase 2B could exceed the City's 70 dBA
construction noise standard for commercial land uses established by Development Code Section
17.66.050. To reduce construction noise levels, the City shall require the applicant to implement
Mitigation Measure N0I-1, which would restrict work hours to periods when humans are less
sensitive to elevated noise levels in accordance with Development Code requirements,implement
construction staging and equipment noise control measures, and require installation of a
temporary noise barrier between work areas and affected properties. The implementation of
Mitigation Measure NOI-1 would reduce construction noise levels by 5 dBA to 7 dBA at individual
receptor locations during the daytime, with the greatest reductions occurring at R07 due to a
greater barrier height next to the well site than at other locations.The implementation of Mitigation
Measure NOI-1 would avoid the potential for Project construction noise levels to exceed
development code standards (DC Section 17.66.050) which would result in a substantial
temporary increase in noise levels and, therefore, results in potential Project construction noise
levels that are less than significant with mitigation (DEIR pages 4.13-31 to 4.13-34).
El Camino Project EIR Findings of Fact 25
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
The EIR recommended the following mitigation measure to help reduce potential impacts related
to construction noise (i.e., substantial temporary increase in ambient noise levels in excess of
local standards):
MM-NOI-1: Reduce Noise Construction Levels. To reduce potential construction noise to
levels that are consistent with the City's 70 dBA Lel standard for commercial land uses, the City
shall require the applicant and/or its designated contractor, contractor's representatives, or other
appropriate personnel to implement the following measures during construction activities:
1. Restrict Work Hours. All construction-related work activities, including material deliveries,
shall be subject to the requirements of Municipal Code Section 17.66.050(D)(4). Construction
activities, including deliveries, shall only occur during the hours of 7:00 AM to 8:00 PM on
weekdays and Saturday, and shall not occur on Sunday. The applicant and/or its contractor
shall post a sign at all entrances to the construction site informing contractors,subcontractors,
construction workers, etc. of this requirement.
2. Construction Staging and Equipment Noise Control Measures.
a) Construction site access and staging activities such as receipt of deliveries, equipment and
material storage, etc., shall occur as far away as possible from occupied parts of land uses
(e.g., buildings, outdoor areas) adjacent to the Project site given site and active work
constraints.
b) All stationary noise generating equipment shall be shielded and located as far as possible
from adjacent land uses given site and active work constraints. Shielding may consist of
trailers, stored materials, or a three- or four-sided enclosure provided the structure/barrier
breaks the line of sight between the equipment and the receptor, provides for proper
equipment ventilation and operations, and complies with all other applicable occupational
safety and health requirements.
c) Heavy equipment shall include standard noise suppression devices such as mufflers,
engine covers, and engine/mechanical isolators, mounts, etc. Equipment and noise
suppression devices shall be maintained in accordance with manufacturer's
recommendations while on-site.
d) Pneumatic tools shall include a suppression device on the compressed air exhaust.
e) Connect to existing electrical service to power stationary and portable equipment (e.g.,
pumps, generators, compressors, and welding sets). This measure shall be subject to the
approval of the local electric utility.
3. Construction Activity Noise Control Measures:
a) Demolition Sequencing: Demolition/deconstruction activities shall be sequenced to take
advantage of existing shielding/noise reduction provided by existing buildings, parts of
buildings, and/or other structures (e.g., construction trailers), and shall use methods that
minimize noise and vibration, such as sawing concrete blocks instead of crushing or other
pulverization activities, unless there are project-specific technical and logistical constraints
that require such activities.
b) Install Phase 1 Construction Noise Barrier. During all Phase 1 demolition, site preparation,
grading, structure foundation work (e.g., excavation, pad pour, etc.), paving, and well
26 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
drilling activities, the applicant shall install and maintain a physical noise barrier along the
portion of the southeast perimeter of the site from 6th Street north (i.e., adjacent to Utica
Avenue) a distance of 500 feet. The barrier shall be installed at-grade (or mounted to
structures located at-grade, such as a K-rail) and extend to a height of at least six (6)feet
above grade, except adjacent to the well drilling area, where the barrier shall extend to a
height of 10 feet above grade, and shall consist of a solid material that is free of openings
or gaps (other than weep holes) and that has a minimum rated transmission loss value of
25 dB adjacent to the well drilling area and 20 dB in all other areas. Potential materials that
are capable of achieving required noise level reductions include nominal 0.5-inch plywood
(20 dB), nominal 0.75-inch plywood (25 dB), commercially available acoustic panels,
blankets, or other products, or any combination of noise barriers and commercial products
that achieve a minimum transmission loss value of 20 dB or 25 dB as required. The barrier
may be removed following the completion of all Phase 1 demolition, site preparation and
grading, structure foundation, paving, and well drilling within the 7-acre southeast quadrant
shown in EIR Exhibit 4.13-3.
c) Install Phase 2B Construction Noise Barrier. During all Phase 2B demolition, site
preparation, grading, structure foundation (e.g., excavation, pad pour, etc.), and paving
work, the applicant shall install and maintain a physical noise barrier along the Phase 2B
northern, eastern, and western boundary. The noise barrier shall be installed at-grade (or
mounted to structures located at-grade, such as a K-rail) and shall extend to a height of at
least six (6)feet above grade. The noise barrier shall consist of a solid material that is free
of openings or gaps (other than weep holes) and has a minimum rated transmission loss
value of 20 dB. Potential materials that are capable of achieving required noise level
reductions include nominal 0.5-inch plywood (20 dB), commercially available acoustic
panels, blankets, or other products, or any combination of noise barriers and commercial
products that achieve a minimum transmission loss value of 20 dB. The barrier may be
removed following the completion of all Phase 2B demolition, site preparation and grading,
structure foundation, and paving work.
Finding:
The EIR found that with implementation of Mitigation Measure MM-NOI-1,the Project would have
less than significant impacts relative to construction noise (DEIR page 4.13-37).
IMPACT NOISE-2: Would the project generate a substantial permanent increase in ambient
noise levels in excess of standards established in the local general plan or noise
ordinance.
Substantial Evidence:
As described in DEIR Section 4.13.5, the DEIR estimated the proposed Project's potential on-
and off-site operational noise levels using empirical equipment noise measurements from a
similar beverage facility (the Downey PC/DC), manufacturer's specifications, Project-specific
development assumptions regarding the location of equipment, trip generation, etc., and the
FHWA Traffic Noise Model. DEIR Section 4.13.5 indicates the increase in onsite noise levels from
Phase 1 PC, DC, and ASRS and Phase 2 cogeneration facilities could be potentially significant
and require mitigation)(DEIR pages 4.13-37 to 4.13-46). The analysis made the following specific
determinations:
El Camino Project EIR Findings of Fact 27
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Findings of Fact and Statement of Overriding Considerations
(a) increases in onsite noise levels from Phase 1 PC, DC, and ASRS and Phase 2
cogeneration facilities would be potentially significant due to an increase in ambient noise
levels in excess of the standards established in Development Code Section 17.66.110.
However, these levels are reduced to less than significant levels with implementation of
Mitigation Measure MM-NOI-2 (see below);
(b) Increases in onsite noise levels from Phase 1 office and parking facilities and Phase 2A/2B
7" Street warehouse facility would be less than significant;
(c) increases in onsite noise levels (backup generator) would be potentially significant by
increasing ambient noise levels in excess of the standards established in Development Code
Section 17.66.110.With implementation of Mitigation Measure MM-NOI-2(see below), impacts
will be reduced to less than significant level;
(d) increases in onsite noise levels from new CVWD well would be less than significant; and
(e) increases in off-site traffic noise levels from Project traffic will be less than significant.
The EIR recommended the following mitigation measure to help reduce potential impacts related
to operational noise (i.e., substantial permanent increase in ambient noise levels in excess of
local standards):
MM-NOl-2: Noise Verification Study. Prior to the issuance of any Phase 1 or Phase 2 grading
permit for the project, the City shall review and approve a final noise analysis, prepared by or on
behalf of the applicant, and based on the final project design, that: 1) Identifies the locations of
the project's final exterior stationary equipment, including backup generators, and truck dock
areas and any screening walls; and 2) Demonstrates the project's noise levels will not exceed the
City's applicable industrial noise standards(as outlined in Development Code Section 17.66.110).
The final analysis shall contain specific and verifiable information pertaining to the project's final
site design and layout and equipment noise levels (e.g., manufacturer's specifications, empirical
noise measurements). The analysis may be prepared for Phase 1, Phase 2, or combined Phase
1 and Phase 2 activities if final information is available.
Finding:
The EIR found that with implementation of Mitigation Measure MM-NOI-2, the Project would have
less than significant impacts relative to operational noise and not result in a substantial permanent
increase in ambient noise levels in excess of local standards (DEIR page 4.13-46).
28 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
TRANSPORTATION
IMPACT TRANS-2: Conflict or be inconsistent with CEQA guidelines section 15064.3(b)
Vehicle Miles Traveled (VMT).
Substantial Evidence:
DEIR Section 4.17.4 states that a Vehicle Miles Traveled (VMT) Study was prepared for the
Project consistent with the requirements of California Senate Bill 743 and the City's transportation
report preparation guidelines. The EIR found the proposed Project did not satisfy any of the City-
established screening thresholds so a quantitative VMT analysis was prepared using the San
Bernardino Transportation Analysis Model (SBTAM) in accordance with the City's guidelines. The
cumulative Project-generated VMT per employee of 16.9 does not exceed the City of Rancho
Cucamonga General Plan Buildout VMT per employee of 17.0 so the proposed Project is forecast
to result in a less than significant VMT impact based on the City-established threshold for
cumulative Project-generated VMT. However, baseline project-generated VMT per employee of
18.3 exceeds the City-established threshold of 17.4 VMT per employee. To reduce the baseline
project-generated VMT to a less than significant level, baseline project-generated VMT must be
reduced by 0.9 VMT per employee, or approximately 4.9 percent. The VMT Study therefore
recommended Mitigation Measure TRA-1 to reduce project VMT below the City's adopted
standard. With implementation of Mitigation Measure TRA-1, Project VMT impacts would be less
than significant under either the Phase 1 plus Phase 2A scenario or the Phase 1 plus Phase 2B
scenario (DEIR pages 4.17-19 to 4.17-23).
The EIR recommended the following mitigation measure to help reduce potential impacts related
to Project VMT to less than significant levels:
MM-TRA-1: VMT Transportation Demand Management Reduction Plan. The proposed
project shall implement a commute trip reduction program consisting of transportation demand
management (TDM) measures that achieve a minimum VMT reduction of 4.9 percent. The VMT
reduction associated with the TDM measures to be implemented shall be quantified in accordance
with the California Air Pollution Control Officers Association Handbook for Analyzing Greenhouse
Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity,
Designed for Local Governments, Communities, and Project Developers (December 2021). Per
General Plan Condition of Approval (COA) 5.17-3, the project shall provide but is not limited to
the following as determined applicable by City staff:
1)Provide car-sharing, bike sharing, or ride-sharing programs;
2)Improve or increase access to transit:
3)Include project measures to reduce transportation requirements such as work from home
and flexible work schedules;
4)Link to existing pedestrian or bicycle networks, or transit service; and/or
5)Provide traffic calming where applicable.
Alternatively,the project may participate in a regional VMT mitigation exchange/banking program
(if one has been established)to reduce VMT from the projector other land uses to achieve stated
levels.
Within one year of Phase 2 becoming fully operational,the developer must demonstrate a project
trip reduction of at least 4.9% from estimated trips based on implementation of the actions and
El Camino Project EIR Findings of Fact 29
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Findings of Fact and Statement of Overriding Considerations
programs outlined in this mitigation measure. If the 4.9% reduction cannot be demonstrated at
that time, the project shall expand its VMT program offerings or participate in a regional VMT
mitigation bank if such a program is available to achieve the 4.9% reduction goal. The project
shall submit annual reports to the City to demonstrate ongoing compliance with this project VMT
reduction goal.
Finding:
The EIR found that with implementation of Mitigation Measure MM-TRA-1,the Project would have
less than significant impacts relative to vehicle miles traveled (DEIR page 4.17-24).
IMPACT TRANS-5: Would the Project cause substantial adverse cumulative impacts with
respect to transportation and traffic.
Substantial Evidence:
Regarding Vehicle Miles Traveled (VMT) impacts, Impact TRANS-2 indicated the Project had a
potentially significant VMT impact but that implementation of Mitigation Measure TRA-1,
implementation of a Transportation Demand Management Program, would reduce this potential
impact to less than significant levels.The VMT analysis for the Project included a regional analysis
that compared the Project VMT levels to City-wide (cumulative) levels by 2040. Cumulative link-
level boundary VMT per employee within the City boundary is estimated to decrease under the
plus Project condition compared to the no Project condition; therefore, the proposed Project is
forecast to result in a less than significant VMT impact based on the City-established threshold
for cumulative project effect on VMT. The VMT Study recommended Mitigation Measure TRA-1
to reduce Project VMT below the City's adopted standard. Cumulative project-generated VMT
and the cumulative project effect on regional VMT is forecast to be less than significant based on
City-established thresholds.
The EIR recommended the following mitigation measure to help reduce potential impacts related
to Project VMT to less than significant levels:
MM-TRA-1: VMT Transportation Demand Management Reduction Plan. See Impact TRA-2
above.
Finding:
The EIR found that with implementation of Mitigation Measure MM-TRA-1,the Project would have
less than significant impacts relative to vehicle miles traveled including any potential cumulative
contributions (DEIR page 4.17-30).
TRIBAL CULTURAL RESOURCES
IMPACT TCR-1: Could the project result in a significant impact if it causes 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 listed or eligible
for listing in the California Register of Historical Resources, or in a local register of
historical resources as defined in Public Resources Code section 5020.1(k).
30 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
IMPACT TCR-2: Could the project result in a significant impact if it causes 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 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
section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources
Code section 5024.1, the lead agency shall consider the significance of the resource to a
California Native American tribe.
Substantial Evidence:
The proposed Project site is located within the ancestral territory of both the Serrano and
Gabrieleno tribal groups and is therefore of interest to both Tribes. However, only the Gabrieleno
tribe requested consultation on this Project. In the past both the San Manuel and Gabrieleno tribes
have expressed concern regarding impacts to artifacts and resources of their tribes and
recommended four measures for tribal cultural resources (presented below) but did not indicate
whether or not the Project would have any specific impacts on any tribal cultural resources. The
text of all tribal measures have been incorporated into the four measures recommended in this
EIR (TCR-1 through TCR-4). The only change is all the measures now apply to both tribal groups
as appropriate (i.e., in those measures where the specific tribes are named).
The Project will be required to comply with all applicable laws and regulations including if
unanticipated Native American artifacts or resources are found during grading. The City General
Plan contains eight standard conditions of approval for cultural resources (5.5-1 through 5.5-8).
However,the four mitigation measures included in Impact TCR-2 below(MM TCR-1 through TCR-
4) include equivalent procedures and requirements so no standard conditions will be applied in
this case. The Project will have less than significant impacts in this regard under either the Phase
1 plus Phase 2A scenario or the Phase 1 plus Phase 26 scenario (DEIR pages 4.18-5 and 4.18-
6).
The EIR recommended the following mitigation measures to help reduce potential impacts related
to tribal cultural resources to less than significant levels:
MM-TCR-1: Tribal Coordination. The Yuhaaviatam of San Manuel Nation Cultural Resources
Department(San Manuel)and the Gabrieleno Band of Mission Indians—Kizh Nation(Gabrieleno)
shall be contacted, as detailed in Mitigation Measure CUL-1, of any pre-contact and/or historic-
era cultural resources discovered during project implementation and be provided information
regarding the nature of the find, so as to provide Tribal input with regards to significance and
treatment. Should the find be deemed significant, as defined by CEQA (as amended, 2015), a
Cultural Resources Monitoring and Treatment Plan shall be created by the archaeologist, in
coordination with San Manuel and Gabrieleno, and all subsequent finds shall be subject to this
Plan. This Plan shall allow for monitors to be present that represent San Manuel and Gabrieleno
for the remainder of the project, should San Manuel and/or Gabrieleno elect to place a monitor or
monitors onsite.
MM-TCR-2: Tribal Monitoring. The project proponent shall retain one or more Native American
Monitor(s) from or approved by the Gabrieleno Band of Mission Indians — Kizh Nation
(Gabrieleno) and the Yuhaaviatam of San Manuel Nation (San Manuel). The monitor(s) shall be
El Camino Project EIR Findings of Fact 31
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Findings of Fact and Statement of Overriding Considerations
retained prior to the commencement of any "ground-disturbing activity" for the subject project at
all project locations (i.e., both on-site and any off-site locations that are included in the project
description/definition and/or required in connection with the project, such as public improvement
work). "Ground-disturbing activity" shall include, but is not limited to, demolition, pavement
removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and
trenching.
A copy of the executed monitoring agreement(s)shall be submitted to the City as the lead agency
prior to the commencement of any ground-disturbing activity or prior to the issuance of any permit
necessary to commence a ground-disturbing activity.
The monitor(s) will complete daily monitoring logs that will provide descriptions of the relevant
ground-disturbing activities, the type of construction activities performed, locations of ground-
disturbing activities, soil types, cultural-related materials, and any other facts, conditions,
materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any
discovered tribal cultural resources (TCRs), including but not limited to, Native American cultural
and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources,
or "TCR"), as well as any discovered Native American (ancestral) human remains and burial
goods. Copies of monitor logs will be provided to the project proponent and/or/lead agency upon
written request to the Tribes.
Onsite tribal monitoring shall conclude upon the latter of the following (1) written confirmation to
the Gabrieleno and San Manuel from a designated point of contact for the project proponent
and/or the City as the lead agency that all ground-disturbing activities and phases that may involve
ground-disturbing activities on the project site or in connection with the project are complete; or
(2) a determination and written notification by the Gabrieleno and San Manuel to the project
proponent and/or the City as the lead agency that no future, planned construction activity and/or
development/construction phase at the project site possesses the potential to impact Gabrieleno
and San Manuel TCRs.
Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery
shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered
TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. The Kizh will recover
and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the
Tribe's sole discretion, and for any purpose the Tribe deems appropriate, including for
educational, cultural and/or historic purposes.
MM-TCR-3: Document Distribution. Any and all archaeological/cultural documents created as
a part of the project (isolate records, site records, survey reports, testing reports, etc.) shall be
supplied to the applicant and Lead Agency for dissemination to the Yuhaaviatam of San Manuel
Nation Cultural Resources Department(San Manuel)and the Gabrieleno Band of Mission Indians
— Kizh Nation (Gabrieleno). The Lead Agency and/or applicant shall, in good faith, consult with
San Manuel and Gabrieleno throughout the life of project construction.
MM-TCR-4: Tribal Human Remains. Native American human remains are defined in PRC
5097.98(d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal
completeness. Funerary objects, called associated grave goods in Public Resources Code
Section 5097.98, are also to be treated according to this statute. If Native American human
remains and/or grave goods are discovered or recognized on the project site, then Public
Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed.
Human remains and grave/burial goods shall be treated alike per California Public Resources
32 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
Code section 5097.98(d)(1) and (2). Preservation in place (i.e., avoidance) is the preferred
manner of treatment for discovered human remains and/or burial goods.Any discovery of human
remains/burial goods shall be kept confidential to prevent further disturbance.
Finding:
The EIR found that with implementation of Mitigation Measures MM-TCR-1 through MM-TCR-4,
the Project would have less than significant impacts relative to tribal cultural resources (DEIR
page 4.18-8).
C. Effects Determined to Be Significant, Adverse, and Unavoidable
As presented in the El Camino Project EIR, the City finds that adverse impacts identified below
pertaining to Air Quality and Greenhouse Emissions cannot be mitigated to less than significant
levels even with implementation of all feasible mitigation recommended in the DEIR.
AIR POLLUTANT EMISSIONS (AIR QUALITY)
IMPACT AIR-1: Would the project conflict with or obstruct implementation of the South
Coast Air Quality Management District 2022 Air Quality Management Plan.
Substantial Evidence:
DEIR Section 4.3.5 found that regional operational NOx emissions were potentially significant for
Phases 1 and 2 and required mitigation. In addition, it found that combined regional Phase 1
operational and Phase 2B regional construction were potentially significant for VOC and NOx and
required mitigation. The proposed Project is within the South Coast Air Basin which is under the
jurisdiction of the SCAQMD. Pursuant to the methodology provided in the SCAQMD CEQA Air
Quality Handbook, consistency with the AQMP is affirmed if the Project: (1) Is consistent with the
growth assumptions in the AQMP; and (2) does not increase the frequency or severity of an air
quality standards violation or cause a new one.
Consistency Criterion 1 refers to the growth forecasts and associated assumptions included in
the AQMP. Projects that are consistent with the AQMP growth assumptions would not interfere
with attainment of air quality standards, because this growth is included in the projections used to
formulate the AQMP. The proposed Project is estimated to create approximately 289 net new
jobs. This value is within the SCAG 2020 RTP/SCS growth projection for the City of Rancho
Cucamonga of 420 jobs per year,which is an average rate across almost three decades (2016 to
2045. The employment growth associated with the Project(net 289 jobs)represents less than 2
of the anticipated total employment growth in the City between 2016 and 2045 (16,800 jobs).
Therefore, the proposed Project would not exceed the growth assumptions contained in the
AQMP.
Consistency Criterion 2 refers to the AQMP which contains control measures intended to achieve
attainment of ambient air quality standards in the South Coast Air Basin. The Project would
comply with SCAQMD rules developed as part of the AQMP; however,as described under Impact
AIR-2 below,however the proposed Project's mitigated emissions levels are anticipated to exceed
SCAQMD NOx emissions thresholds during Phase 1 and Phase 2 operations and during
combined Phase 1 operations and Phase 2B construction. This increase in emissions above
recommended thresholds could result in new and/or more frequent or more severe exceedances
of regional air quality standards. Therefore, the proposed Project has the potential to conflict with
El Camino Project BR Findings of Fact 33
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Findings of Fact and Statement of Overriding Considerations
the SCAQMD 2022 AQMP due to exceedances of the SCAQMD NOx daily significance threshold
even after mitigation.This impact would be significant and unavoidable even with mitigation (DEIR
pages 4.3-49 to 4.3-50).
The EIR recommended the following mitigation measures in an attempt to reduce these air
pollutant emission impacts to less than significant levels:
MM-AIR-2A: Reduce Construction VOC Emissions. To reduce construction-related emissions
of volatile organic compounds (VOCs), the City shall require the applicant to implement the
following measures during all Phase 1 and Phase 2 construction activities:
1) Use architectural coatings that meet the South Coast Air Quality Management District's
(SCAQMD) "Super Compliant" VOC standard of 10 grams/liter or less for all interior and
exterior primer, sealer, paint, and other coating applications for which a super compliant
product is commercially available.
a) If feasible given contract, logistical, and other construction factors, avoid painting
during peak smog season (July, August, and September) if super compliant coatings
are not commercially available.
2) Keep all coating containers closed when not in use to prevent VOC emissions.
3) Keep all paint and solvent laden rags and other materials in sealed containers to prevent
VOC emissions.
4) Clean up water-based paints with water only and when possible do not rinse clean-up water
down the drain, onto the ground, or into a storm drain.
5) Use SCAQMD compliant Clean Air Solvents to clean paint application equipment.
6) Recycle leftover paint.
MM-AIR-2B: Reduce Construction NOx and PM Exhaust Emissions. To reduce construction-
related exhaust emissions of oxides of nitrogen (NOx) and particulate matter (PM), including
diesel particulate matter (DPM), the City shall require the applicant to implement the following
measures during all Phase 1 and Phase 2 construction activities:
1) Connect to existing electrical service to power construction trailers and stationary and
portable equipment (e.g., pumps, generators, compressors, and welding sets). This
measure shall be subject to the approval of the local electric utility. If it is not feasible to
connect to electrical service and/or extend electrical service to all work sites, biodiesel (no
more than B20 blend), renewable diesel, or propane shall be used to power stationary and
portable equipment provided the use of such fuels is allowed pursuant to manufacturer's
specifications. The use of stationary or portable diesel-fueled equipment shall be prohibited
in the project area unless electrical service is denied, alternative fuels are not permitted by
the manufacturer for the specific equipment in use, and there are no alternative equipment
types capable of being powered by alternative fuels that can be used instead of the standard
diesel-fueled equipment.
2) All construction equipment with a rated power-output of 50 horsepower(hp)or greater shall
be certified to meet U.S. Environmental Protection Agency (EPA) Tier 4 Final nonroad
diesel engine emissions standards for NOx and PM,o, or be retrofitted with California Air
Resources Board (CARB)-verified diesel emissions control strategies capable of reducing
exhaust NOx and PMIo emissions to levels that meet Tier 4 Final emissions standards,
unless the applicant submits evidence to the City that specific equipment meeting this
requirement is not available on loan, rent, or other terms of use within 200 miles of the city.
In this instance,the next highest available emissions tier(e.g., Tier 4 Interim, Tier 3)for the
specific equipment in question shall be required.
34 El Camino Project FIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
3) Limit idling of diesel-powered construction equipment, vendor delivery trucks, and hauling
trucks to no more than two minutes unless manufacturer's specifications specifically require
main engine idling is necessary to maintain equipment in good working order.
MM-AIR-2C: Reduce Light-duty Vehicle Trip Emissions. To reduce light duty vehicle trip
emissions (i.e., passenger cars and pick-up trucks with a gross vehicle weight rating of 8,500
pounds or less), the City shall require the applicant to comply with the voluntary Tier 1 designated
parking for clean air vehicles and electric vehicle(EV)charging provisions contained in the version
of the California Green Building Code (CalGreen Code) that is in effect at the time of building
permit approval, unless the City has adopted local requirements that are more stringent than the
CalGreen Code. As of January 1, 2025,the 2022 CalGreen Code includes the following voluntary
clean air vehicle parking and EV charging provisions for non-residential projects:
1) Designated Parking for Clean Air Vehicles Tier 1 Provisions (CalGreen Code Section
A5.106.5.1): The number of combined designated parking spaces for a zero-emitting, fuel-
efficient, and car/vanpool vehicles shall be 35% of the total number of parking spaces
provided by the project. Based on the project's current proposed 521 parking spaces, the
total number of clean air vehicle designated parking spaces for the project equals 182
spaces.
2) EV Charging Tier 1 Provisions (CalGreen Code Section A5.106.5.3): The number of EV
capable spaces, and EV capable spaces with electric vehicle supply equipment (EVSE),
which creates an electric vehicle charging station (EVCS) shall be determined based on
the total number of actual parking spaces as set forth in CalGreen Code Table
A5.106.5.3.1. Based on the project's current proposed number of 521 parking spaces:
a) The number of EV capable spaces shall be 30% of the total parking spaces provided.
Based on the project's current proposed 521 parking spaces, the total number of EV
capable spaces for the project equals 157 spaces.
b) The number of EV capable spaces provided with EVSE shall be 33% of the number of EV
capable spaces provided by the project. Based on the project's estimated total number of
EV capable spaces for the project (157, see subsection a) above), the number of EV
capable spaces with EVSE for the project equals 52 spaces (assuming all EVSE are level
2 charging equipment). The spaces with EVSE count towards the total number EV capable
spaces required by subsection a)above. The EVSE may be any combination of level 2 and
direct current fast charging equipment as permitted by CalGreen Code Section 5.106.5.3.2
(EVCS), and the EVCS may be managed by an automatic load management system
(ALMS) in accordance with CalGreen Code Section 5.106.5.3.3 (ALMS).
MM-AIR-2D: Prepare VMT/TDM Reduction Plan (SAME AS TRA-1). The project shall
implement a commute trip reduction program consisting of transportation demand management
(TDM) measures that achieve a minimum VMT reduction of 4.9 percent. The VMT reduction
associated with the TDM measures to be implemented shall be quantified in accordance with the
California Air Pollution Control Officers Association Handbook for Analyzing Greenhouse Gas
Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity,
Designed for Local Governments, Communities, and Project Developers (December 2021). Per
General Plan Condition of Approval (COA) 5.17-3, the project shall provide but is not limited to
the following as determined applicable by City staff:
1) Provide car-sharing, bike sharing, and ride-sharing programs;
2) Improve or increase access to transit;
El Camino Project EIR Findings of Fact 35
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
3) Incorporate neighborhood electric vehicle networks into the project;
4) Include project measures to reduce transportation requirements such as work from
home and flexible work schedules;
5) Link to existing pedestrian or bicycle networks, or transit service; and/or
6) Provide traffic calming where applicable.
MM-AIR-2E: Reduce Truck Trip Emissions. To reduce truck trip emissions (i.e., light-heavy,
medium-heavy, and heavy-heavy duty trucks with a gross vehicle weight of 8,501 pounds or
greater)and promote the use of near-zero emission (NZE)and zero emission vehicles(ZEV), the
City shall require the applicant to:
1) Exceed the mandatory electric vehicle (EV) charging readiness requirements for planned
off-street loading spaces specified in the version of the California Green Building Code
(CalGreen Code) that is in effect at the time of building permit approval, unless the City
has adopted local requirements that are more stringent than the CalGreen Code. As of
January 1, 2025, the 2022 CalGreen Code, Section 5.106.5.4 (EV charging: medium-duty
and heavy-duty), specifies minimum power requirements for dedicated branch circuits,
reserved locations for medium and heavy-duty ZEV charging cabinets and conduit routing,
and sufficiently sized raceways and busways between electrical service panels and ZEV
charging areas. Therefore, the City shall require the applicant to:
a) Design and include sufficient space for the transformer, main service equipment, and
cabinets/subpanels necessary to accommodate a sufficient number of branch circuits
to provide future installation of electric vehicle service equipment (EVSE) at all truck
docks and main truck parking areas.
b) Design and incorporate a sufficient number of raceways/busways to provide future
EVSE installation at all truck docks and main truck parking areas.
c) Dedicate/preserve convenient locations near all truck docks and main truck parking
areas for the future installation of EVSE and reserve pathways for conduits needed to
connect the EVSE to other electrical service equipment(e.g., raceway, cabinet, etc.)
d) Install EVSE at 10% of the total truck docks included in the final Project design. Based
on the projects estimated total number of truck docks (57, see subsection a) above),
the number of docks with EVSE for the project equals 6 docks.
2) Transport Refrigeration Unit (TRU) Restrictions: The applicant shall prohibit the use of
diesel fueled TRUs on-site. All TRUs operated at the site shall be powered by electricity
3) Idling Signage: Signs shall be posted at all truck access gates and loading dock areas
reminding drivers of idling limitations. The signs shall be clearly visible, readable at a
distance of 10 feet, and notify truck drivers that:
a) The vehicle's primary diesel engine shall be turned off when not in use.
b) The vehicle's primary diesel engine shall not idle for more than 5 consecutive minutes
at any location pursuant to Title 13 of the California Code of Regulations,Section 2485.
MM-GHG-1: Reduce Appliance Energy Consumption and GHG Emissions. To reduce GHG
emissions from appliance-related energy consumption,the City shall require all applicant installed
refrigerators, dishwashers, clothes washers and dryers, and room air conditioners intended for
employee use to be Energy Star certified products.
36 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
MM-GHG-2: Reduce Building Energy Consumption and GHG Emissions. To reduce GHG
emissions associated with the performance of the building envelope and systems components
covered by Title 24 of the California Code of Regulations, the City shall require all new
construction and major renovations undertaken by the applicant associated with the Project to be
designed to have a total energy design rating that is at least 5% less than the standard building
design for Climate Zone 15. The energy budget for the standard design building and the energy
budget for the proposed design building shall be determined in accordance with the definitions
and approach set forth in the version of the Building Energy Efficiency Standards (Energy Code)
that is in effect at the time of building permit approval (currently the 2022 Energy Code), unless
the City has adopted local requirements that are more stringent than the Energy Code. The
requirement to reduce a project's energy budget by 5% below the standard design building shall
not apply if the Energy Code or the City has already established a zero net energy requirement
for the standard design building.
Finding:
The DEIR found that, even with implementation of the recommended mitigation measures, the
Project would still result in significant regional operational NOx emissions for Phases 1 and 2 and
combined regional Phase 1 operational and Phase 2B regional construction emissions were still
significant for NOx. These emissions were significant and unavoidable and require a Statement
of Overriding Considerations.
IMPACT AIR-2: Would the project result in a cumulatively considerable net increase of any
criteria air pollutants for which the South Coast Air Basin is designated non-attainment
under an applicable federal or state ambient air quality standard.
Substantial Evidence:
DEIR Section 4.3.5 found the Project would have potentially significant regional NOx emissions
during operation of Phases 1 and 2 and required mitigation. In addition, the EIR found that
combined regional Phase 1 operational and Phase 2B regional construction Project emissions
were potentially significant for VOC and NOx and required mitigation. This is the result of Project
emissions from vehicles and stationary sources exceeding the daily significance thresholds
established by SCAQMD for NOx and VOCs as indicated (DEIR pages 4.3-51 to 4.3-63).
The EIR recommended the following mitigation measures in an attempt to reduce these air
pollutant emission impacts to less than significant levels:
MM-AIR-2A: Reduce Construction VOC Emissions. (see Impact AIR-1 above).
MM-AIR-2B: Reduce Construction NOx&PM Exhaust Emissions. (see Impact AIR-1 above)
MM-AIR-2C: Reduce Light-duty Vehicle Trip Emissions. (see Impact AIR-1 above).
MM-AIR-2D: Prepare VMTITDM Reduction Plan (SAME AS TRA-1).(see Impact AIR-1 above).
MM-AIR-2E: Reduce Truck Trip Emissions. (see Impact AIR-1 above).
MM-GHG-1: Reduce Appliance Energy Consumption & GHG Emissions. (see Impact AIR-1
above).
MM-GHG-2: Reduce Building Energy Consumption & GHG Emissions. (see Impact AIR-1
above).
El Camino Project EIR Findings of Fact 37
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
Finding:
The DEIR found that, even with implementation of the recommended mitigation measures, the
Project would still result in significant regional operational NOx emissions for Phases 1 and 2 and
combined regional Phase 1 operational and Phase 2B regional construction emissions were still
significant for NOx. These emissions were significant and unavoidable and require a Statement
of Overriding Considerations (DEIR page 4.3-63).
IMPACT AIR-5: Would the project cause substantial adverse cumulative impacts with
respect to air quality.
Substantial Evidence:
The level of expected future development in the City and surrounding areas is substantial (i.e.,
174 projects in four jurisdictions with 8,362 residential units and approximately 15 million square
feet of non-residential development). In addition, the City expects continued growth based on its
General Plan population and housing projections. While it is possible that cumulative projects 16-
18 may be under construction during the same timeframe as the Project, it is difficult to predict
with any certainty due to the many factors involved in starting and maintaining construction (e.g.,
financing, equipment and staff availability, weather, etc.).
In developing its CEQA significance thresholds, the SCAQMD considered the emission levels at
which a Project's individual emissions would be cumulatively considerable. As described under
Impact AIR-2A, the proposed Project would result in potentially significant VOC and NOx impacts
for regional construction emissions, regional operational emissions, and combined Phase 1
operational and Phase 2B construction emissions. The Project would incorporate Mitigation
Measures AIR-2A through AIR-2E; however, regional operational emissions for NOx as well as
combined operational and construction emissions for NOx would remain above SCAQMD
thresholds and have the potential cause or contribute to existing or future air quality violations,
thus conflicting with the 2022 AQMP (DEIR pages 4.3-72 and 4.3-73).
The EIR recommended the following mitigation measures in an attempt to reduce these
cumulative air pollutant emission impacts to less than significant levels:
MM-AIR-2A: Reduce Construction VOC Emissions. (see Impact AIR-1 above).
MM-AIR-2B: Reduce Construction NOx&PM Exhaust Emissions. (see Impact AIR-1 above)
MM-AIR-2C: Reduce Light-duty Vehicle Trip Emissions. (see Impact AIR-1 above).
MM-AIR-2D: Prepare VMT(TDM Reduction Plan(SAME AS TRA-1). (see Impact AIR-1 above).
MM-AIR-2E: Reduce Truck Trip Emissions. (see Impact AIR-1 above).
MM-GHG-1: Reduce Appliance Energy Consumption & GHG Emissions. (see Impact AIR-1
above).
MM-GHG-2: Reduce Building Energy Consumption & GHG Emissions. (see Impact AIR-1
above).
Finding:
The DEIR found that, even with implementation of the recommended mitigation measures, the
Project would still result in significant regional operational NOx emissions for Phases 1 and 2 and
38 El Camino Project FIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
combined regional Phase 1 operational and Phase 2B regional construction emissions were still
significant for NOx. These emissions were significant and unavoidable and require a Statement
of Overriding Considerations (DEIR page 4.3-73).
GREENHOUSE GAS EMISSIONS
IMPACT GHG-1: Generate greenhouse gas emissions, either directly or indirectly,that may
have a significant impact on the environment.
Substantial Evidence:
DEIR Section 4.8.5 states the proposed Project would generate GHG emissions from the short-
term construction and long-term operational sources. Construction activities would cease to emit
GHG upon completion, unlike operational emissions that would be continuous year after year over
the life of the Project. Accordingly, the SCAQMD recommends averaging construction GHG
emissions over a 30-year period and combining this average with operational emissions estimates
to facilitate comparison to potential thresholds, standards, plans, etc. that may be based on
annualized GHG emissions estimates or GHG reduction targets.
The Projects construction-related GHG emissions were estimated using Project-specific
construction activities and SCAQMD-recommended air quality and GHG emissions modeling
software (i.e., CalEEMod). Once operational, the Project would generate GHG emissions from
mobile, area, energy, water/wastewater, solid waste, refrigeration, off-road, and stationary
sources. The Project's operational-related energy consumption was estimated using Project-
specific development and operational characteristics, manufacturer's equipment specifications,
and SCAQMD-recommended modeling software (i.e., CalEEMod). It is noted that the proposed
Project's operational GHG emissions would vary by phase, equipment operations (anticipated
minimum or potential maximum operations), and whether or not thermal recovery from the
cogeneration system is used to offset natural gas combustion in Phase 2 boiler operation. The
EIR evaluated worst-case GHG emissions estimates for each Project phase based on maximum
potential stationary source equipment operations (i.e., maximum 100% operating times instead
of anticipated typical operating times).
The proposed Project would result in a net increase in annual GHG emissions compared to
existing conditions for all phases and operating scenarios that is above the SCAQMD's industrial
threshold of 10,000 MTCO2e per year. During initial Phase 1 operations in 2026,the Project would
result in a net increase in GHG emissions equal to 29,822 MTCO2e,with the largest net increases
occurring from trucks and passenger vehicles (approximately 55% of the net increase), building
energy(approximately 20%of the net increase), and the primary boiler's natural gas consumption
(approximately 19% of the net increase). The Project's GHG emissions would increase in Phase
2, beginning in 2027, due to the operation of more stationary source equipment in the PC,
including a second primary boiler and the cogeneration system. The net increase in GHG
emissions during Phase 2 would be contingent on the amount of net electricity and thermal
recovery that occurs from the proposed cogeneration system but would be between
approximately 43,899 MTCO2e per year and approximately 41,126 MMBtu with thermal recovery.
Similar to Phase 1, the largest net increases in GHG emissions during Phase 2 would be from
truck and passenger vehicle trips (approximately 37% to 39% of the net increase) and boilers
(between approximately 27% and 29% of the net increase); however, the planned cogeneration
system would substantially reduce building energy GHG emissions from approximately 7,663
MTCO2e per year in Phase 1 to 4,504 MTCO2e per year in Phase 2.
El Camino Project EIR Findings of Fact 39
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
The proposed Project's net increase in GHG emissions, at worst-case, would be approximately
29,822 MTCO2e per year during Phase 1 and approximately 43,899 MTCO2e per year during
Phase 2, which exceeds the SCAQMD's industrial 10,000 MTCO2e threshold. To reduce the
proposed Project's operational GHG emissions levels, the City will require the implementation of
Mitigation Measures GHG-1, Reduce Appliance Energy Consumption and GHG Emissions, and
GHG-2, Reduce Building Energy Consumption and GHG Emissions. These mitigation measures
will increase the Project's energy efficiency and reduce building energy consumption. Combined,
these measures are estimated to lower GHG emissions between approximately 68 MTCO2e and
150 MTCO2e per year, or 1.5% to 2% of total building energy emissions (DEIR pages 4.8-25 to
4.8-31).
The EIR recommended the following mitigation measures in an attempt to reduce these
greenhouse gas emission impacts to less than significant levels:
MM-GHG-1: Reduce Appliance Energy Consumption and GHG Emissions. To reduce GHG
emissions from appliance-related energy consumption,the City shall require all applicant installed
refrigerators, dishwashers, clothes washers and dryers, and room air conditioners intended for
employee use to be Energy Star certified products.
MM-GHG-2: Reduce Building Energy Consumption and GHG Emissions. To reduce GHG
emissions associated with the performance of the building envelope and systems components
covered by Title 24 of the California Code of Regulations, the City shall require all new
construction and major renovations undertaken by the applicant associated with the Project to be
designed to have a total energy design rating that is at least 5% less than the standard building
design for Climate Zone 15. The energy budget for the standard design building and the energy
budget for the proposed design building shall be determined in accordance with the definitions
and approach set forth in the version of the Building Energy Efficiency Standards (Energy Code)
that is in effect at the time of building permit approval (currently the 2022 Energy Code), unless
the City has adopted local requirements that are more stringent than the Energy Code. The
requirement to reduce a project's energy budget by 5% below the standard design building shall
not apply if the Energy Code or the City has already established a zero net energy requirement
for the standard design building.
Finding:
Even with implementation of Mitigation Measures MM-GHG-1 and MM-GHG-2, the greenhouse
gas emissions of the Project would not be reduced to less than significant levels and a Statement
of Overriding Considerations is required. Impacts are significant and unavoidable.
IMPACT GHG-3: Cause substantial adverse cumulative impacts with respect to GHGs.
Substantial Evidence:
Global climate change is the result of GHG emissions worldwide; individual projects do not
generate enough GHG emissions to influence global climate change. Thus, the analysis of GHG
emissions is by nature, an inherently cumulative analysis focused on whether an individual
project's contribution to global climate change is cumulatively considerable. As described under
Impacts GHG-1 and GHG-2, the proposed Project would not conflict with any applicable plan,
policy, or regulation adopted for the purposes of reducing GHG emissions but would generate
GHG emissions that exceed the SCAQMD's 10,000 MTCO2e per year industrial significance
threshold applied in this EIR. Accordingly, the proposed Project would result in a cumulatively
40 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
considerable and significant GHG emissions contribution even after the incorporation of mitigation
measures.
In addition to the GHG-specific mitigation measures, the City shall also require the applicant to
implement Mitigation Measures AIR-2C, Reduce Light-Duty Vehicle Trip Emissions,AIR-2D/TRA-
1, Prepare VMT/TDM Reduction Plan, and AIR-2E, Reduce Truck Trip Emissions, which would
increase the amount of passenger vehicle and truck EV charging infrastructure installed at the
Project site and reduce employee trips and associated VMT by approximately 5% (DEIR page
4.8-39).
The EIR recommended the following mitigation measures in an attempt to reduce these
greenhouse gas emission impacts to less than significant levels:
MM-GHG-1: Reduce Appliance Energy Consumption & GHG Emissions. (see Impact GHG-
1 above).
MM-GHG-2: Reduce Building Energy Consumption & GHG Emissions. (see Impact GHG-1
above).
MM-AIR-2C: Reduce Light-duty Vehicle Trip Emissions. (see Impact AIR-1 above).
MM-AIR-2D: Prepare VMT/TDM Reduction Plan (SAME AS TRA-1). (see Impact AIR-1 above).
MM-AIR-2E: Reduce Truck Trip Emissions. (see Impact AIR-1 above).
Finding:
Even with implementation of the recommended mitigation measures,cumulative greenhouse gas
emissions of the Project would not be reduced to less than significant levels and a Statement of
Overriding Considerations is required. Impacts are significant and unavoidable.
El Camino Project EIR Findings of Fact 41
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
6 ALTERNATIVES
This section contains a discussion of the alternatives considered and rejected in the El Camino
Project DEIR, including the No Project — No Development; Expand Existing Facility (Alternative
1); Reduced Intensity (Alternative 2); and Mixed Use (Commercial/Residential/Office)(Alternative
3). For alternative locations, "only locations that would avoid or substantially lessen any of the
significant effects of the project need be considered for inclusion in the EIR" (Section
15126.6(f)(2)(A)). The significant impacts of the proposed Project(NOx and GHG emissions)are
based on the type and size of the proposed use so this project on any other site would still result
in significant impacts identified in the EIR. In accordance with CEQA Guidelines section
15126.6(a), this EIR does not evaluate every conceivable alternative. A feasible range of
alternatives that will allow decision-makers to make a reasoned choice and that meet most of the
Project's guiding principles has been evaluated.
Project Objectives
The Project is intended to implement the goals and policies of the City's General Plan. The
purpose of this Project is to implement the vision laid out in the Project objectives. The Project
would generally increase the City's production capacity and further fortify the economic base of
the City. It would also revitalize a portion of the City with new and renovated industry and
production. The Project is proposed to be developed to accomplish the following objectives:
Objective 1: Facilitate the continued operation of the existing distribution facility with expanded
operations and employment capacity.
Objective 2: Redevelop an existing industrial site with modern and sustainable facilities,
including large-scale buildings, intricate manufacturing processes, and large employment
opportunities.
Objective 3: Develop and operate an attractive state-of-the-art manufacturing and distribution
facility in the City that meets industry standards to be competitive with similar facilities in the
region.
Objective 4: Maximize the efficiency of the existing operations during the expansion process
by providing interim manufacturing steps within the same building envelope.
Objective 5: Develop and operate a production and bottling facility that positively contributes
to the local economy through new capital investment and the creation of new employment
opportunities, including opportunities for highly-trained workers.
Objective 6: Develop an industrial and manufacturing facility that is in close proximity to
Interstate 10, Interstate 15, and other major transportation arterial roadways, to support the
production of consumer goods and the distribution of manufactured goods throughout the region.
Objective 7: Implement a microgrid energy production system via cogeneration at an existing
manufacturing site to minimize manufacturing waste and to reduce the demand on existing public
services and systems while employing carbon-reducing technologies and reduce the facility's
potential climate impact.
42 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
Selection of Alternatives
To provide a basis for further understanding of the environmental effects of a proposed project
and possible approaches to reducing its identified significant impacts, the CEQA Guidelines
require an EIR to also"describe a range of reasonable alternatives to the project,or to the location
of the project, which would feasibly attain most of the basic objectives of the project, but would
avoid or substantially lessen any of the significant effects of the project, and evaluate the
comparative merits of the alternatives." In addition to the No Project-No Development Alternative,
which is essentially existing conditions on the site at the time the NOP was issued, the following
three alternatives were selected for detailed evaluation in comparison to the proposed Project:
Alternative 1 - Expand Existing Facility. This alternative would almost double the area of the
existing beverage distribution facility to 400,000 square feet for new non-residential uses and
provide beverage bottling in addition to and in conjunction with the current distribution facility. It
would have no residential units and would allow the existing beverage warehouse/distribution
building to continue operation. This plan would utilize surface parking and the new building would
have a maximum height of approximately 35-40 feet. The land not needed for the new building
footprint or parking would be landscaped with walkways for employees and possibly public use if
such areas were created along the boundaries of the site (i.e., along adjacent roadways). This
alternative would also include use/reuse of the existing warehouse on the Phase 2 property. This
alternative includes a new CVWD well but not cogeneration.
Alternative 2- Reduced Intensity. This alternative would develop about 540,000 square feet of
light industrial(non-residential)use,which is approximately 30%less new building area compared
to the proposed Project. This plan would have no residential units but require demolition of the
existing beverage distribution facility. This plan would eliminate the proposed parking structure
and use the remaining non-built area of the site for surface parking. This plan would have
landscaping and outdoor use areas for employees consistent with the City General Plan and
Development Code requirements. This alternative includes cogeneration and a new CVWD well.
Alternative 3 - Mixed Use (C/R/O). This alternative would develop 675,000 square feet of new
office and commercial uses on the first two floors of three new four-story buildings on the site
(commercial on ground floor and offices on the 2n°floor).This plan would also have 270 residential
units on the top two floors of the three new buildings. The remainder of the site would have
covered and uncovered surface parking, landscaping, and employee and tenant and public use
areas on the remainder of the site (play equipment, pickleball courts, walkways, dog park, etc.).
The site would be developed according to the General Plan and Development Code requirements
for the site with a small internal street east off Haven Avenue visually dividing the property which
would be consistent with the development code and general plan block network standards and
policies. This alternative is consistent with the existing General Plan land use designation (21st
Century Employment District) and the existing zoning classification (ME2). While there are other
possible variations of land plans that meet the General Plan and zoning designations, this one
was selected as a reasonable alternate land plan for evaluation in the EIR.
El Camino Project FIR Findings of Fact 43
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
Evaluation of Alternatives
Substantial Evidence:
No Project Alternative
The No Project Alternative represents existing conditions on the site and would have no impacts
or less than significant impacts compared to those of the proposed Project due to the fact there
would be no new development and only a continuation of uses under this Alternative, and it would
result in no significant and unavoidable impacts. It would also not achieve any of the Project
Objectives which would involve some type of new development on the site.
Alternative 1: Expand Existing Facility
DEIR Section 5.5 concluded this alternative would have the following less than significant impacts
that are equivalent to those of the proposed Project due to the fact the entire site will be disturbed:
Agriculture and Forest Resources; Biological Resources; Cultural Resources; Geology, Soils, and
Paleontological Resources; Mineral Resources; and Tribal Cultural Resources.
DEIR Section 5.5 also concluded that Alternative 1 would have the following reduced and less
than significant impacts relative to those of the proposed Project since it involves less intense
development: Aesthetics; Air Quality (health risks, odors); Energy; Hazards and Hazardous
Materials; Hydrology and Water Quality; Land Use and Planning; Population, Housing, and
Employment; Noise and Vibration; Public Services; Recreation; Utilities and Service Systems;
Transportation; and Wildfire
Alternative 1 would have the following impacts that are less than those of the proposed Project
but are still significant and unavoidable even with implementation of all recommended feasible
mitigation measures: Air Quality (AQMP Consistency, project and cumulative NOx emissions);
and Greenhouse Gas Emissions.
Alternative 2: Reduced Intensity
DEIR Section 5.6 concluded this alternative would have the following less than significant impacts
that are equivalent to those of the proposed Project due to the fact the entire site will be disturbed:
Agriculture and Forest Resources; Biological Resources; Cultural Resources; Geology, Soils, and
Paleontological Resources; Mineral Resources; and Tribal Cultural Resources.
DEIR Section 5.6 also concluded that Alternative 2 would have the following reduced and less
than significant impacts relative to those of the proposed Project since it involves less intense
development: Aesthetics; Air Quality (health risks, odors); Energy; Hazards and Hazardous
Materials; Hydrology and Water Quality; Land Use and Planning; Population, Housing, and
Employment; Noise and Vibration; Public Services; Recreation; Utilities and Service Systems;
Transportation; and Wildfire
Alternative 2 would have the following impacts that are less than those of the proposed Project
but are still significant and unavoidable even with implementation of all recommended feasible
mitigation measures: Air Quality (AQMP Consistency, project and cumulative NOx emissions);
and Greenhouse Gas Emissions.
44 El Camino Project FIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
Alternative 3: Mixed Use(Commercial/Residential/Office)
DEIR Section 5.7 concluded this alternative would have the following less than significant impacts
that are equivalent to those of the proposed Project due to the fact the entire site will be disturbed:
Agriculture and Forest Resources; Biological Resources; Cultural Resources;Geology,Soils, and
Paleontological Resources; Mineral Resources; and Tribal Cultural Resources.
DEIR Section 5.7 also concluded that Alternative 3 would have the following reduced and less
than significant impacts relative to those of the proposed Project based on the analysis of the mix
of land use proposed for this alternative (i.e., commercial, office, and residential): Aesthetics; Air
Quality (health risks, odors); Energy; Hazards and Hazardous Materials; Hydrology and Water
Quality; Land Use and Planning; Population, Housing, and Employment; Public Services;
Recreation; Utilities and Service Systems; Transportation; and Wildfire.
Alternative 3 would have the following impacts that are less than those of the proposed Project
but are still significant and unavoidable even with implementation of all recommended feasible
mitigation measures: Air Quality (AQMP Consistency, project and cumulative VOC, NOx, CO,
PMw, and PM2.5 emissions); Greenhouse Gas Emissions; and Noise and Vibration (from
increased vehicular traffic)
Meeting Project Objectives
DEIR Section 5.9 indicated the No Project Alternative does not meet the Project Objectives since
it involves no development. Alternatives 1 and 2 do not meet the Project Objectives to nearly the
same degree as the proposed Project because they do not provide sufficient additional space to
adequately manufacture, bottle, and distribute the planned beverages on the scale envisioned by
the Project. In addition, Alternative 3 does not meet the Objectives of the Project because it
proposes land uses that are consistent with the General Plan and zoning but do not provide for
expanded beverage distribution and new bottling capabilities which is proposed by the Project.
Environmentally Superior Alternative
The No Project Alternative eliminates the significant impacts of the Project,so it is environmentally
superior to the Project but it does not achieve any of the Project Objectives. Therefore, one of the
development alternatives must be identified as an environmentally superior alternative as well.
Alternative 1 — Expand Existing Facility, reduces potential impacts of the Project to the greatest
extent practical although it does not eliminate or reduce either of the significant and unavoidable
impacts of the Project (air quality and greenhouse gas emissions)to less than significant levels.
Alternative 2 also reduces impacts of the proposed Project but not nearly to the same degree as
Alternative 1 and also does not eliminate either of the significant impacts of the Project. In addition,
Alternative 3 would likely result in significant noise impacts due to its substantial increase in
vehicular traffic so it would result in three significant and unavoidable impacts compared to the
two significant impacts of Alternatives 1 and 2 and the proposed Project.
Alternatives 1 and 2 do not meet the Project Objectives to nearly the same degree as the
proposed Project because they do not provide sufficient space to create a unified beverage
manufacturing, bottling,and distribution facility as envisioned by the proposed Project.Alternative
3 does not meet the Objectives of the Project because it proposes a mix of land uses that do not
include a larger beverage bottling and distribution facility as included in the proposed Project.
El Camino Project EIR Findings of Fact 45
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
For these reasons, The EIR determined that Alternative 1 — Expand Existing Facility, is the
Environmentally Superior Alternative to the proposed Project.
Findings:
DEIR Section 5.10 found Alternative 1 to be environmentally superior to the Project although it
did not eliminate or reduce either of the significant impacts of the Project (NOx and greenhouse
gas emissions)to less than significant levels. In addition, Alternative 1 does not meet the Project
Objectives to nearly the same degree as the proposed Project because it does not provide
sufficient additional space to adequately manufacture, bottle, and distribute the planned
beverages on the scale envisioned by the Project or needed for the existing facility to operate at
peak efficiency. For these reasons, the City determines that Alternative 1 is less desirable than
the proposed Project and therefore rejects the alternative per Public Resources Code §
21081(a)(3); CEQA Guidelines, §15091(a)(3).
46 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
7 STATEMENT OF OVERRIDING CONSIDERATIONS
CEQA requires that a Lead Agency balance the benefits of a project against its adverse and
unavoidable effects in determining whether to approve the project. If the benefits outweigh the
unavoidable adverse effects, those effects may be considered "acceptable" pursuant to State
CEQA Guidelines Section 15093(a). CEQA requires that a Lead Agency support, in writing, the
specific reasons for considering a project acceptable when significant impacts are infeasible to
mitigate. Those reasons must be based on substantial evidence in the Environmental Impact
Report (EIR) or elsewhere in the administrative record pursuant to State CEQA Guidelines
Section 15093(b). The Lead Agency's written reasons are referred to as a Statement of Overriding
Considerations. For those significant impacts that cannot be mitigated to below a level of
significance, the Lead Agency is required to find that the specific overriding economic, legal,
social, technological, or other benefits of the project outweigh the significant impacts on the
environment.
Regarding a Statement of Overriding Considerations, Section 15093 of the CEQA Guidelines
provides the following:
1. CEQA requires the decision-making agency to balance, as applicable, the economic,
legal, social, technological, or other benefits including region-wide or statewide
environmental benefits of a proposed project against its unavoidable environmental risks
when determining whether to approve the project. If the specific economic, legal, social,
technological, or other benefits including region-wide or statewide environmental benefits
or other benefits of a proposed project outweigh the unavoidable adverse environmental
effects, the adverse environmental effects may be considered "acceptable."
2. When the lead agency approves a project that will result in the occurrence of significant
effects which are identified in the Final EIR but are not avoided or substantially lessened,
the agency shall state in writing the specific reasons to support its action based on the
Final EIR and/or other information in the record. The statement of overriding
considerations shall be supported by substantial evidence in the record.
3. If an agency makes a statement of overriding considerations, the statement should be
included in the record of the project approval and should be mentioned in the Notice of
Determination. This statement does not substitute for, and shall be in addition to, findings
required pursuant to Section 15091.
The City will approve the El Camino Project and has prepared a Final EIR that satisfies the
requirements of CEQA. The following adverse impacts of the project are considered significant
and unavoidable based on the analysis in the Draft EIR(DEIR), Final EIR(FEIR), and the Findings
of Fact.
• Impact AIR-1: Conflict with or Obstruct Implementation of Applicable Air Quality Plans
because it would exceed the growth assumption of the 2022 South Coast Air Quality
Management Plan (AQMP), and Nitrogen Oxides (NOx) emissions would exceed
SCAQMD's regional threshold, thereby impeding AQMP attainment. (Regional
operational and combined phase 1 operational and Phase 2B regional construction).
• Impact AIR-2: Result in a cumulatively considerable net increase of non-attainment criteria
pollutants for which the project region is in non-attainment (including NOx). (Regional
operational and combined Phase 1 operational and Phase 2B regional construction).
El Camino Project EIR Findings of Fact 47
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
• Impact AIR-5: Cause adverse substantial adverse cumulative impacts with respect to air
quality (Cumulative Impact from NOx operational emissions).
• Impact GHG-1: Generate GHG emissions, either directly or indirectly, that may have a
significant impact on the environment.
• Impact GHG-3: Cause a substantial adverse cumulative impact with respect to
greenhouse gas emissions (Cumulative Impact).
The City has determined that the unavoidable adverse environmental impacts identified above
are acceptable because those impacts are outweighed by the economic, social, technological,
and other benefits of the Project, listed below.
• The project will maintain the City's economic viability and productivity over the long term
by encouraging efficient and sustainable use of the overall site, a portion of which at
present is vacant.
• The project increases an employment generating use thereby increasing employment
opportunities within Rancho Cucamonga.
• The project provides for expanded and comprehensive siting of an important employer
and business to help sustain a strong local economy, with design qualities that contribute
to its success.
• The project will expand an industrial and manufacturing facility with ready access to
Interstate 10, Interstate 15, and other major transportation arterial roadways, to support
the production of consumer goods and the distribution of manufactured goods throughout
the region.
• The project provides for the development and maintenance of a citywide bicycle network
of off-street bike paths, off-street sidewalks, and on-street bike lanes, including along
Haven Avenue, 6'h Street, 7'h Street, and Utica Avenue.
• The project proportionally supports a connected, balanced, integrated, safe, and multi-
modal transportation system that accommodates all travel options.
• The project promotes the use of transit within the City as a means of reducing local traffic
congestion, achieving greenhouse gases reduction targets, and connecting the
community physically and socially.
• The project includes energy efficiency and conservation systems and measures that
reduce air pollution and greenhouse gas emissions.
• The project will Implement a microgrid energy production system via cogeneration at an
existing manufacturing site to minimize manufacturing waste and to reduce the demand
on existing public services and systems while employing carbon-reducing technologies
and reduce the facility's potential climate impacts.
48 El Camino Project FIR Findings of Fact
City of Rancho Cucamonga
Findings of Fact and Statement of Overriding Considerations
• The project will increase the potential for beverage manufacturing as a revenue-
generating land use for the City.
The City Council hereby finds that the foregoing benefits provided to the public through the
approval of the project outweigh the identified significant adverse environmental impacts of the
project that cannot be mitigated.The City Council finds that each of the Project benefits separately
and individually outweighs all of the unavoidable adverse environmental effects identified in the
EIR and therefore finds those impacts to be acceptable. The City Council further finds that no
feasible alternative exists that both would provide all of the foregoing benefits to the public and
reduce environmental impacts when compared to the Project.
El Camino Project EIR Findings of Fact 49
Revised September 24, 2025
Findings of Fact and Statement of Overriding Considerations
This Page Intentionally Left Blank
50 El Camino Project EIR Findings of Fact
City of Rancho Cucamonga
Conditions of Approval
RANCHO
CUCAMONGA Community Development Department
Project#: DRC2023-00067 DRC2023-00068, DRC2023-00069, DRC2023-00070,
DRC2023-00072, DRC2024-00163, SUBTPM20713
Project Name: El Camino
Location: 10670 6TH ST-020941134-0000
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Please be advised of the following Special Conditions
1. As a condition of approval, the structure is to be marked/lighted in accordance with FAA Advisory
circular 70/7460-1 M, Obstruction Marking and Lighting, red lights-Chapters 4,5(Red),&15.
Any failure or malfunction that lasts more than thirty (30) minutes and affects a top light or flashing
obstruction light, regardless of its position, should be reported immediately to (877) 487-6867 so a
Notice to Air Missions (NOTAM) can be issued. As soon as the normal operation is restored, notify the
same number.
2. The project shall comply with all site-specific development standards established through the subject
master plan application in addition to all relevant development standards. To the extent any standard
conditions of approval conflict with the site-specific development standards established by the master
plan, then those site-specific development standards take precedent over standard conditions of
approval. Any future deviations from site-specific master plan or development standards may result in
additional entitlements or modifications to project entitlements.
Standard Conditions of Approval
3. For commercial and industrial projects, paint roll-up doors and service doors to match main building
colors.
4. All roof appurtenances, including air conditioners and other roof mounted equipment and/or projections
shall be screened from all sides and the sound shall be buffered from adjacent properties and streets as
required by the Planning Department. Such screening shall be architecturally integrated with the
building design and constructed to the satisfaction of the Planning Director. Any roof-mounted
mechanical equipment and/or ductwork, that projects vertically more than 18 inches above the roof or
roof parapet, shall be screened by an architecturally designed enclosure which exhibits a permanent
nature with the building design and is detailed consistent with the building. Any roof-mounted
mechanical equipment and/or ductwork, that projects vertically less than 18 inches above the roof or
roof parapet shall be painted consistent with the color scheme of the building. Details shall be included
in building plans.
5. The applicant shall sign the Statement of Agreement and Acceptance of Conditions of Approval
provided by the Planning Department. The signed Statement of Agreement and Acceptance of
Conditions of Approval shall be returned to the Planning Department prior to the submittal of
grading/construction plans for plan check, request for a business license, and/or commencement of the
approved activity.
www.CityofRC.us
Printed. ID/27/2025
Project#: DRC2023-00067 DRC2023-00068, DRC2023-00069, DRC2023-00070,
DRC2023-00072, DRC2024-00163, SUBTPM20713
Project Name: El Camino
Location: 10670 6TH ST-020941134-0000
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
6. The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials,
officers, employees, agents, departments, agencies, those City agents serving as independent
contractors in the role of City officials and instrumentalities thereof (collectively "Indemnitees"), from any
and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether
legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolutions
procedures (including, but not limited to, arbitrations, mediations, and other such procedures)
(collectively "Actions"), brought against the City, and/or any of its officials, officers, employees, agents,
departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set
aside, void, or annul, the action of, or any permit or approval issued by, the City and/or any of its
officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including
actions approved by the voters of the City), for or concerning the project, whether such actions are
brought under the California Environmental Quality Act (CEQA), State Planning and Zoning Law, the
Subdivisions Map Act, Code of Civil Procedure Section 1085 or 1094.5, or any other state, federal, or
local statute, law, ordinance, rule, regulation, or any decision of a competent jurisdiction. This
indemnification provision expressly includes losses, judgments, costs, and expenses (including, without
limitation, attorneys' fees or court costs) in any manner arising out of or incident to this approval, the
Planning Director's actions, the Planning Commission's actions, and/or the City Council's actions,
related entitlements, or the City's environmental review thereof. The Applicant shall pay and satisfy any
judgment, award or decree that may be rendered against City or the other Indemnitees in any such suit,
action, or other legal proceeding. It is expressly agreed that the City shall have the right to approve,
which approval will not be unreasonably withheld, the legal counsel providing the City's defense, and
that the applicant shall reimburse City for any costs and expenses directly and necessarily incurred by
the City in the course of the defense. City shall promptly notify the applicant of any Action brought and
City shall cooperate with applicant in the defense of the Action. In the event such a legal action is filed
challenging the City's determinations herein or the issuance of the approval, the City shall estimate its
expenses for the litigation. The Applicant shall deposit said amount with the City or, at the discretion of
the City, enter into an agreement with the City to pay such expenses as they become due.
7. The applicant shall be required to pay California Department of Fish and Wildlife Notice of
Determination & Environmental Impact Report fee in the amount consistent with current fees at the time
of project approval. All checks are to be made payable to the Clerk of the Board Supervisors and
submitted to the Planning Commission Secretary prior to public hearing.
8. Any approval shall expire if Building Permits are not issued or approved use has not commenced within
2 years from the date of approval or a time extension has been granted.
WWN.Qryn(RC.us
Panted.10/27/2025 Page 2 or 19
Project#: 0RC2023-00067 DRC2023-00068, 0RC2023-00069, 0R02023-00070,
0RC2023-00072, DRC2024-00163, SUBTPM20713
Project Name: El Camino
Location: 10670 6TH ST-020941134-0000
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
9. Any modification or intensification of the approved use, including revisions in the operations of the
business including changes to the operating days/hours; change in the location on-site or within the
building of the use/activity that is approved by this Conditional Use Permit; improvements including new
building construction; and/or other modifications/intensification beyond what is specifically approved by
this Conditional Use Permit, shall require the review and approval by the Planning Director prior to
submittal of documents for plan check/occupancy, construction, commencement of the activity, and/or
issuance of a business license. The Planning Director may determine that modifications or
intensifications of use require the submittal of an application to modify this Conditional Use Permit for
review by the City.
10. This project is subject to public art requirement outlined in Chapter 17.124 of the Development Code.
Prior to the issuance of building permits (for grading or construction), the applicant shall inform the
Planning Department of their choice to install public art, donate art or select the in-lieu option as outlined
in 17.124.020.D.
If the project developer chooses to pay the in-lieu fee, the in-lieu art fee will be invoiced on the building
permit by the City and shall be paid by the applicant prior to building permit issuance.
If the project developer chooses to install art, they shall submit, during the plan check process, an
application for the art work that will be installed on the project site that contains information applicable to
the art work in addition to any other information as may be required by the City to adequately evaluate
the proposed the art work in accordance with the requirements of Chapter 17.124.
If the project developer chooses to donate art, applications for art work donated to the City shall be
subject to review by the Public Art Committee which shall make a recommendation whether the
proposed donation is consistent with Chapter 17.124 and final acceptance by the City Council.
If the developer chooses the installation of art option, or chooses a combination of the art installation
and in lieu fee payment option, any public art costs not expended which are equal to the art value must
be paid as part of an in lieu fee prior to certificate of occupancy.
No final approval, such as a final inspection or the a issuance of a Certificate of Occupancy, for any
development project (or if a multi-phased project, the final phase of a development project) that is
subject to this requirement shall occur unless the public art requirement has been fulfilled to the
satisfaction of the Planning Department.
11. Existing trees required to be preserved in place shall be protected with a construction barrier in
accordance with the Development Code Section 17.80.050, and so noted on the grading plans. The
location of those trees to be preserved in place and new locations for transplanted trees shall be shown
on the detailed landscape plans. The applicant shall follow all of the arborist's recommendations
regarding preservation, transplanting, and trimming methods.
Printed: vn'�'+.CiryofRGvs
10W/2025
gePa 3 of 19
Project#: 0RC2023-00067 DRC2023-00068, DRC2023-00069, DRC2023-00070,
DRC2023-00072, 0RC2024-00163, SUBTPM20713
Project Name: El Camino
Location: 10670 6TH ST-020941134-0000
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
12. A detailed landscape and irrigation plan, including slope planting and model home landscaping in the
case of residential development, shall be prepared by a licensed landscape architect and submitted for
Planning Director review and approval prior to the issuance of Building Permits for the development or
prior final map approval in the case of a custom lot subdivision. For development occurring in the Very
High Fire Hazard Severity Zone, the landscape plans will also be reviewed by Fire Construction
Services.
13. Landscaping and irrigation systems required to be installed within the public right-of-way on the
perimeter of this project area shall be continuously maintained by the developer.
14. Within parking lots, trees shall be planted at a rate of one 15-gallon tree for every three parking stalls.
15. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included in the
required landscape plans and shall be subject to Planning Director review and approval and
coordinated for consistency with any parkway landscaping plan which may be required by the
Engineering Services Department.
16. Tree maintenance criteria shall be developed and submitted for Planning Director review and approval
prior to issuance of Building Permits. These criteria shall encourage the natural growth characteristics
of the selected tree species.
17. Trees shall be planted in areas of public view adjacent to and along structures at a rate of one tree per
30 linear feet of building.
18. All walls shall be provided with decorative treatment. If located in public maintenance areas, the design
shall be coordinated with the Engineering Services Department.
19. Landscaping and irrigation shall be designed to conserve water through the principles of water efficient
landscaping per Development Code Chapter 17.82.
20. Multiple car garage driveways shall be tapered down to a standard two-car width at street.
21. All parking spaces shall be 9 feet wide by 17 feet long with a required 1-foot overhang (e.g., over a curb
stop).
22. Plans for any security gates shall be submitted for the Planning Director, City Engineer, and Rancho
Cucamonga Fire Protection District review and approval prior to issuance of Building Permits.
23. All parking spaces shall be double striped per City standards and all driveway aisles, entrances, and
exits shall be striped per City standards.
24. The signs indicated on the submitted plans are conceptual only and not a part of this approval. Any
signs proposed for this development shall comply with the Sign Ordinance and master plan and shall
require separate application and approval by the Planning Department prior to installation of any signs.
25. Approval of this request shall not waive compliance with all sections of the Development Code, all other
applicable City Ordinances, and applicable Community, Specific Plans and/or Master Plans in effect at
the time of Building Permit issuance.
WYrW.QIYOrRC.nS
Printed 10/27/2025 Page 4 of 19
Project#: DR02023-00067 DRC2023-00068, 0RC2023-00069, 0RC2023-00070,
DR02023-00072, DRC2024-00163, SUBTPM20713
Project Name: El Camino
Location: 10670 6TH ST- 020941134-0000
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
26. All building numbers and individual units shall be identified in a clear and concise manner, including
proper illumination and in conformance with Building and Safety Services Department standards, the
Municipal Code and the Rancho Cucamonga Fire Department(RCFD) Standards.
27. The developer shall submit a construction access plan and schedule for the development of all lots for
Planning Director and Engineering Services Department approval; including, but not limited to, public
notice requirements, special street posting, phone listing for community concerns, hours of construction
activity, dust control measures, and security fencing.
28. The site shall be developed and maintained in accordance with the approved plans which include Site
Plans, architectural elevations, exterior materials and colors, landscaping, sign program, and grading
on file in the Planning Department, the conditions contained herein, the Development Code regulations,
the General Plan, the project Environmental Impact Report, associated CEQA findings and the
corresponding Mitigation Monitoring and Reporting Program.
29. All Double Detector Checks (DDC) and Fire Department Connections (FDC) required and/or proposed
shall be installed at locations that are not within direct view or line-of-sight of the main entrance. The
specific locations of each DDC and FDC shall require the review and approval of the Planning
Department and Fire Construction Services/Fire Department. All Double Detector Checks (DDC) and
Fire Department Connections (FDC) shall be screened behind a 4-foot high block wall. These walls
shall be constructed of similar material used on-site to match the building.
30. Downspouts shall not be visible from the exterior of any elevations of the buildings. All downspouts shall
be routed through the interior of the building walls.
31. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be located
out of public view and adequately screened through the use of a combination of concrete or masonry
walls and/or landscaping to the satisfaction of the Planning Director.
32. All parkways, open areas, and landscaping shall be permanently maintained by the property owner,
homeowners' association, or other means acceptable to the City. Proof of this landscape maintenance
shall be submitted for Planning Director and Engineering Services Department review and approved
prior to the issuance of Building Permits.
33. A detailed on-site lighting plan, including a photometric diagram, shall be reviewed and approved by the
Planning Director and Police Department (909-477-2800) prior to the issuance of Building Permits.
Such plan shall indicate style, illumination, location, height, and method of shielding so as not to
adversely affect adjacent properties.
34. Occupancy of the facilities shall not commence until such time as all California Building Code and State
Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be submitted to the
Rancho Cucamonga Fire Protection District and the Building and Safety Services Department to show
compliance. The buildings shall be inspected for compliance and final acceptance granted prior to
occupancy.
www.CityofRC.us Pagesot is
Printed. 10/27/2025
Project#: DRC2023-00067 DRC2023-00068, 0R02023-00069, DRC2023-00070,
DRC2023-00072, DRC2024-00163, SUBTPM20713
Project Name: El Camino
Location: 10670 6TH ST- 020941134-0000
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
35. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for
consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building,
etc.) or prior to final map approval in the case of a custom lot subdivision, or approved use has
commenced, whichever comes first.
36. Prior to any use of the project site or business activity being commenced thereon, all Conditions of
Approval shall be completed to the satisfaction of the Planning Director.
37. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be submitted
for Planning Director review and approval prior to the issuance of Building Permits.
38. Trash receptacle(s)/enclosure(s) are required and shall meet relevant standards. The applicant shall
provide the City approval from the local refuse service provider, Burrtec, of trash/refuse plan, including
number and location of trash enclosures, prior to the issuance of building permits.
Engineering Services Department
Please be advised of the following Special Conditions
1. Prior to the release of encroachment permit of the project, the property owner must enter into an
agreement with the City of Rancho Cucamonga to establish ongoing maintenance responsibilities for
the proposed private drainage within the public storm drain easement along Haven Ave. This
agreement shall outline the scope of maintenance, inspection schedules, and any necessary corrective
actions to be undertaken. A copy of the executed agreement shall be provided to the relevant authorities
for record-keeping purposes. The maintenance obligation shall remain in effect for the life of the
drainage device and shall be transferred to any subsequent property owners as applicable.
2. 6th Street Improvements:
All proposed street improvements along 6th Street within the City of Rancho Cucamonga shall be
designed and constructed in conformance with the standards, specifications, and design intent
established by the recent 6th Street Capital Improvement Project. The applicant shall coordinate with
the City's Engineering Department to ensure consistency with the approved plans, including but not
limited to roadway alignment, streetscape elements, pedestrian infrastructure, and utility placements.
Furthermore, the applicant shall acknowledge and comply with the existing moratorium on construction
activities along 6th Street. No work shall commence within the affected corridor until the moratorium is
lifted or written authorization is provided by the City. Any proposed exceptions must be reviewed and
approved by the City Engineer as per section 12.03.040 of the Municipal Code.
www.CityofRC.us
Pnnted 10/27/2025 Page 60119
Project#: 0RC2023-00067 DRC2023-00068, 0RC2023-00069, 0RC2023-00070,
DRC2023-00072, DRC2024-00163, SUBTPM20713
Project Name: El Camino
Location: 10670 6TH ST- 020941134-0000
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Please be advised of the following Special Conditions
3. Phased Pad Elevation and Foundation Construction:
The applicant shall be permitted to construct pad elevations and building foundations in phases,
consistent with the approved building phasing plan for the project. Each phase of pad grading and
foundation installation shall be subject to review and approval by the City's Building and Safety Division
and Engineering Department prior to commencement.
All phased work must demonstrate compliance with the overall site grading plan, drainage
requirements, and geotechnical recommendations to ensure proper integration with adjacent phases.
The applicant shall provide updated grading and foundation plans for each phase, including verification
of pad elevation benchmarks, prior to issuance of building permits for that phase.
No deviation from the approved phasing sequence shall be allowed without prior written authorization
from the City.
4. CFD District: The developer shall enter into an Annexation Proceeding and sign a Consent and Waiver
to join Community Facilities District CFD2022-01 and CFD2022-02 (Street Lighting Services) and shall
be filed by Special Districts prior to final map approval or issuance of Building Permits whichever
occurs first. Any annexation cost shall be borne by the developer. For any questions and/or processing
coordination of the CFD please contact Kelly Guerra at (909) 774-2562 or by email at
kelly.guerra@cityofrc.us.
5. Applicant shall pay all applicable Development Impact Fees prior to the issuance of the Building Permit.
6. Parcel Map
The project's Vesting Tentative Parcel Map shall meet the Subdivision Map Act, City Development
Codes, and Conditions of Approval requirements. The Final Map shall be approved and recorded with
the San Bernardino County Recorders Office prior to issuance of occupancy.
7. The applicant shall submit the following improvement plans to the Engineering Department for review.
Each plan set shall be submitted as a separate package:
Street Improvement Plans
Storm Drain Plans
Signing and Striping Plans
Streetlight Plans
Fiber Optic Plans
Grading Plans
On-site Sewer and Water Plans
Parcel Map
Off-site Landscaping Plans
8. The developer shall submit revised plans to the City for review and approval prior to permit issuance,
reflecting the removal of the Haven Avenue frontage lane as shown on the entitlement set. The revised
plans shall conform to all applicable City of Rancho Cucamonga standards and shall be prepared to the
satisfaction of the City Engineer. The developer shall coordinate with Omnitrans to ensure that the
revised frontage design does not conflict with existing or planned transit operations or facilities.
WNW.C ilyoRC.uS Page90119
Printed-10/27/2025
Project#: 0RC2023-00067 0RC2023-00066, DR02023-00069, 0RC2023-00070,
DRC2023-00072, 0R02024-00163, SUBTPM20713
Project Name: El Camino
Location: 10670 6TH ST-020941134-0000
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Please be advised of the following Special Conditions
9. The developer shall coordinate with both the City of Rancho Cucamonga and Omnitrans regarding the
design and construction of the proposed bus stop along Haven Avenue. The bus stop shall be
constructed in accordance with all applicable City standards and shall be consistent with Omnitrans'
operational requirements and plans for this transit route. Final design and location shall be subject to the
review and approval of the City Engineer and Omnitrans.
Standard Conditions of Approval
10. A final drainage study shall be submitted to and approved by the City Engineer prior to final map
approval or the issuance of Building Permits, whichever occurs first. All drainage facilities shall be
installed as required by the City Engineer.
11. Public storm drain easements shall be graded to convey overflows in the event of a blockage in a sump
catch basin on the public street, and provisions made to pass through walls.
12. Adequate provisions shall be made for acceptance and disposal of historical surface drainage entering
the property from adjacent areas.
13. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe measured from
the outer edge of a mature tree trunk.
14. " CD Information Required Prior to Sign-Off for Building Permit
Prior to the issuance of building permits, if valuation is greater or equal to $100,000, a Diversion
Deposit and a related administrative fee shall be paid for the Construction and Demolition Diversion
Program. The deposit is fully refundable if at least 65% of all wastes generated during construction and
demolition are diverted from landfills, and appropriate documentation is provided to the City. Applicant
must identify if they are self-hauling or utilizing Burrtec prior to issuance of a building permit. Proof of
diversion must be submitted to the Environmental Engineering Division within 60 days following the
completion of the construction and /or demolition project.
Contact Marissa Ostos, Environmental Engineering, at(909) 774-4062 for more information.
Instructions and forms are available at the City's website, www.cityofrc.us, under City Hall / Engineering /
Environmental Programs/Construction & Demolition Diversion Program.
15. Permits shall be obtained from the following agencies for work within their right of way:
- CVWD
- City of Rancho Cucamonga
16. Prior to finalization of any development phase, sufficient improvement plans shall be completed beyond
the phase boundaries to assure secondary access and drainage protection to the satisfaction of the
City Engineer. Phase boundaries shall correspond to lot lines shown on the approved tentative map.
17. If the required public improvements are not completed prior to approval of the final parcel map, an
improvement agreement shall be placed upon the final parcel map, stating that they will be completed
upon development for: Haven Avenue, 6th Street, Utica Avenue, and 7th Street.
www.CityofRC.us
Pnmed 10t27/2025 Page 8 0119
Project#: DRC2023-00067 DRC2023-00068, 0RC2023-00069, 0RC2023-00070,
DRC2023-00072, DRC2024-00163, SUBTPM20713
Project Name: El Camino
Location: 10670 6TH ST- 020941134-0000
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
18. If the required public improvements are not completed prior to approval of the final parcel map, an
improvement security accompanied by an agreement executed by the Developer and the City will be
required for: Haven Avenue, 6th Street, Utica Avenue, and 7th Street.
19. Add the following note to any private landscape plans that show street trees: "All improvements within
the public right-of-way, including street trees, shall be installed per the public improvement plans." If
there is a discrepancy between the public and private plans, the street improvement plans will govern.
20. "Developer shall install a dark fiber conduit package fronting the development. Two 4" Schedule 40
PVC conduits, along with three 1 1/." innerducts in one of the 4" conduits, per City Standard 145. The
size, placement, and location of the conduit shall be shown on the Street Improvement Plans and subject
to Engineering Services Department review and approval prior to issuance of Building Permits or final
map approval, whichever comes first."
www.CilyofRC.us Pa 9of 19
Printed.10/27/2025 Page
Project#: DRC2023-00067 DR02023-00066, 0R02023-00069, DRC2023-00070,
DRC2023-00072, 0R02024-00163, SUBTPM20713
Project Name: El Camino
Location: 10670 6TH ST-020941134-0000
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
21. Construct the following perimeter street improvements including, but not limited to:
HAVEN AVENUE:
-Curb & Gutter
-A.C. Pavement
-Sidewalk
- Bus Stop
- Drive Appr.
-Streetlights Relocation
-Street Trees
-Class 4 Bike Path; Including Transition to existing, past property lines
- Signing & Striping
- Storm Drain
- Fiber Optic Conduit
- Utilities
- Sewer&Water
- Other
6TH STREET:
- Curb& Gutter
- 2" Grind and overlay for the following:
-Westbound Lanes: Curb to Median
- Eastbound Lanes: Median to Next Lane Line
- Sidewalk
- Drive Appr.
- Street Trees
- Reconstruction of Median Island
- Bike Path; Re-striping
- Storm Drain
- Fiber Optic Conduit
- Utilities
- Sewer& Water
-Other
UTICA AVENUE:
- Curb & Gutter
-A.C. Pavement
- Sidewalk
- Drive Appr.
- Street Trees
www.CilyotRC.us
Printed:10/27/2025 Page 10 0119
Project#: DRC2023-00067 DR02023-00068, DR02023-00069, DRC2023-00070,
DRC2023-00072, DRC2024-00163, SUBTPM20713
Project Name: El Camino
Location: 10670 6TH ST- 020941134-0000
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
- Signing & Striping
- Storm Drain, if applicable
- Fiber Optic Conduit
- Utilities, if applicable
- Sewer&Water, if applicable
- Other
7TH STREET:
- Curb& Gutter
- A.C. Pavement
- Sidewalk
- Drive Appr.
- Streetlight
- Street Trees
- Signing and Striping
- Storm Drain, if applicable
- Fiber Optic Conduit
- Utilities, if applicable
- Sewer& Water, if applicable
- Other
ADA RAMPS AT THE CORNER OF:
- Haven Avenue and 6th Street
- Utica Avenue and 6th Street
- Utica Ave and 7th Street
Notes: (a) Median island includes landscaping and irrigation on meter. (b) Pavement reconstruction
and overlays will be determined during plan check. (c) If so marked, sidewalk shall be curvilinear per
Standard 114. (d) If so marked, an in-lieu of construction fee shall be provided for this item.
22. Improvement Plans and Construction:
a. Street improvement plans, including street trees, street lights, storm drains, and Signing and Striping
shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City
Engineer. Security shall be posted and an agreement executed to the satisfaction of the City Engineer
and the City Attorney guaranteeing completion of the public and/or private street improvements, prior to
final map approval or the issuance of Building Permits,whichever occurs first.
b. Prior to any work being performed in public right-of-way, fees shall be paid and a construction permit
shall be obtained from the Engineering Services Department in addition to any other permits required.
c. Pavement striping, marking, and traffic signing shall be installed to the satisfaction of the City
Engineer.
'/-CiryoR2c us
Printed.10/27/2025
Page 11 of 19
Project#: DRC2023-00067 0RC2023-00068, DRC2023-00069, DRC2023-00070,
DRC2023-00072, DRC2024-00163, SUBTPM20713
Project Name: El Camino
Location: 10670 6TH ST- 020941134-0000
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions or Approval
23. Install fiber optic conduit, vaults, and manholes per Standard Drawings 135-137. Public improvement
plans shall show the location and limits of the conduits, vaults and manholes with construction notes.
24. Install street trees per City street tree design guidelines and standards as follows. The completed
legend (box below) and construction notes shall appear on the title page of the street improvement
plans. Street improvement plans shall include a line item within the construction legend stating: "Street
trees shall be installed per the notes and legend on Sheet _ (typically Sheet 1)." Where public
landscape plans are required, tree installation in those areas shall be per the public landscape
improvement plans.
Street Name
Botanical Name
Common Name
Min. Grow Space
Spacing
Size
Qty.
Construction Notes for Street Trees:
1) All street trees are to be planted in accordance with City standard plans.
2) Prior to the commencement of any planting, an agronomic soils report shall be furnished to the City
inspector. Any unusual toxicities or nutrient deficiencies may require backfill soil amendments, as
determined by the City inspector.
3)All street trees are subject to inspection and acceptance by the Engineering Services Department.
Street trees are to be planted per public improvement plans only.
25. All public improvements on the following streets shall be operationally complete prior to certificate of
occupancy:
Haven Ave
Utica Ave
6th St
7th St
26. All public improvements ( drainage facilities, landscaped areas, etc.) shown on the plans and/or
tentative map shall be constructed to City Standards.
27. Street trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in accordance
with the City's street tree program.
28. The developer shall be responsible for the relocation of existing utilities as necessary.
29. Provide separate utility services to each parcel including sanitary sewerage system, water, gas, electric
power, telephone, and cable TV (all underground) in accordance with the Utility Standards. Easements
shall be provided as required.
wwa.CityofRC.us
Printed 10/27/2025 Page 12 of 19
Project#: DRC2023-00067 DRC2023-00066, DRC2023-00069, DRC2023-00070,
DRC2023-00072, DRC2024-00163, SUBTPM20713
Project Name: El Camino
Location: 10670 6TH ST-020941134-0000
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
30. Approvals have not been secured from all utilities and other interested agencies involved. Approval of
the final parcel map will be subject to any requirements that may be received from them.
31. Water and sewer plans shall be designed and constructed to meet the requirements of the Cucamonga
Valley Water District (CVWD), Rancho Cucamonga Fire Protection District, and the Environmental
Health Department of the County of San Bernardino. A letter of compliance from the CVWD is required
prior to final map approval or issuance of permits, whichever occurs first. Such letter must have been
issued by the water district within 90 days prior to final map approval in the case of subdivision or prior
to the issuance of permits in the case of all other residential projects.
32. Easements for public sidewalks placed outside the public right-of-way shall be dedicated to the City
along:
Haven Avenue
6th Street
Utica Avenue
7th Street
33. Corner property line cutoffs shall be dedicated per City Standards, at the corners of:
Haven Ave and 6th St
Utica Ave and 6th St
Utica Ave and 7th St
34. The subdivider shall provide a private access easement over Parcel 2, as shown on the tentative map,
to ensure legal and physical access for the benefit of adjacent parcels. The easement shall be recorded
on the Parcel Map, subject to review and approval by the City Engineer.
Printedmrz7rzoss www.CiryofRC.us
Page 13 of 19
Project#: DRC2023-00067 0R02023-00068, 0RC2023-00069, DRC2023-00070,
DRC2023-00072, 0RC2024-00163, SUBTPM20713
Project Name: El Camino
Location: 10670 6TH ST-020941134-0000
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
35. The applicant shall revise the Traffic Impact Analysis (TIA) to include critical volume-to-capacity (V/C)
ratios for all study intersections and driveways, in accordance with the City of Rancho Cucamonga's TIA
Guidelines. Per confirmation with City staff, this requirement applies to all study intersections, not just
project driveways. This includes all intersections/driveways located along 6th Street and along Haven
Avenue. The applicant shall continue coordination with the City and Transtech to complete the LOS
analysis as part of the ongoing traffic study.
The project shall also comply with all recommendations provided in the June 13, 2025, letter from
California Department of Transportation which is included as part of the project's environmental
documentation. Specifically, the applicant shall provide a Safety Analysis Report for the I-10/Haven Ave
interchange and I-15/4th St interchange. The Safety Analysis Report shall follow the attached guidance.
Local Development Review (LDR) Safety Review Practitioner Guidance in February 2024. To request
crash data on the State Highway System, please submit your request via our California Public Records
Act (CPRA) portal following the link (Support Home Page (mycusthelp.com)). Please analyze the
existing crash data and discuss the project's impact on safety as needed.
-Perform safety analysis using HSM (Supplement 2014) Chapter 19 for the proposed project in the
following conditions:
-Existing condition.
-Opening year: with and without project.
-Horizon year: with and without project.
Please provide appropriate countermeasures to reduce project's safety impact if applicable.
If any Caltrans facilities are impacted by the project, they must comply with the American Disabilities Act
(ADA) Standards upon project completion. Additionally, the project must ensure the maintenance of
bicycle and pedestrian access throughout the construction phase. These access considerations align
with Caltrans' equity mission to provide a safe, sustainable, and equitable transportation network for all
users.
Please be advised that any permanent work or temporary traffic control that encroaches onto Caltrans'
Right-of-Way (R/W) requires a Caltrans-issued encroachment permit. For information regarding the
Encroachment Permit application and submittal requirements, contact: Caltrans Office of
Encroachment Permits, 464 West 4th Street, Basement, MS 619, San Bernardino, CA 92401-1400,
(909) 383-4526, D8.E-permits@dot.ca.gov, https://dot.ca.gov/programs/traffic-operations/ep
Important Note: All permit applications must now be submitted through our CEPS Online Portal at:
https://ceps.dot.ca.gov/
wwi.CifyofRC.us
Pnnted.10r27rz025 Page 14 of 19
Project#: DRC2023-00067 DRC2023-00068, 0RC2023-00069, DRC2023-00070,
DRC2023-00072, DRC2024-00163, SUBTPM20713
Project Name: El Camino _
Location: 10670 6TH ST- 020941134-0000 _
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
36. Dedication shall be made of the following rights-of-way on the perimeter streets (measured from street
centerline):
-33 total feet on 7th Street
Fire Prevention / New Construction Unit
Standard Conditions of Approval
1. The parcels are required to be annexed into Community Facilities District 85-1 (CFD 85-1) if they have
not yet been annexed into the CFD. Please contact Kelly Guerra with the City of Rancho Cucamonga's
Special Districts Division at (909) 774-2582 or Kelly.Guerra@CityofRC.US to inquire about the
annexation status and complete the annexation if needed. The annexation requirement will not be
considered complete until the applicant provides proof of annexation or begins the annexation process
and Special Districts notifies the Fire Marshal that the process has been started.
2. Emergency responder communication coverage in accordance with Fire District Standard 5-12 is
required for the building(s) included in this project. A radio signal strength test of the public safety radio
communication system conducted in accordance with the requirements of the 2022 California Fire
Code is required to be submitted. Where existing radio signal strength does not meet the requirements
of the Fire Code, a separate submittal for an emergency responder communication coverage system is
required.
3. High-piled combustible storage is required to be in accordance with Chapter 32 of the Fire Code and
Fire District Standard 32-1. Please read and understand this Standard in its entirety to avoid delays in
scheduling inspections and obtaining approvals. The Standard has been uploaded to the Documents
section.
4. A Knox Box key box is required in accordance with Fire District Standard 5-9. Additional boxes may be
required depending on the size of the building, the location of fire protection and life safety system
controls, and the operational needs of the Fire District. The Standard has been uploaded to the
Documents section. If an installed Knox Box is available to this project or business, keys for the
building/suite/unit are required to be provided to the Fire Inspector at the final inspection.
5. A Knox key switch is required to be installed on motorized gates that are installed across or provide
access to a fire access road (fire Lane). See Fire District Standard 5-3 for Residential Gates and Fire
District Standard 5-4 for Commercial and Industrial Gates.
6. A Knox or Fire District padlock is required to be incorporated into the security system for a manually
operated gate that is installed across or provides access to a fire access road (fire lane).
7. Gates installed across a commercial/industrial emergency vehicle access road (fire lane) are required
to be in accordance with Standard 5-4. The Standard has been uploaded to the Documents section.
8. Release of construction permits issued by the City of Rancho Cucamonga or the County of San
Bernardino will be in accordance with Fire District Standard 33-1. The Standard has been uploaded to
the Documents section.
www cityofRc.us PagesoH9
Printed.10/27/2025
Project#: DRC2023-00067 DRC2023-00068, 0RC2023-00069, DR02023-00070,
DRC2023-00072, 0R02024-00163, SUBTPM20713
Project Name: El Camino
Location: 10670 6TH ST-020941134-0000
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Fire Prevention / New Construction Unit
Standard Conditions of Approval
9. Due to the type of construction, construction materials, the floor area of the project, and known risks
associated with projects of this nature, a Fire Protection and Site Safety plan is required to be
implemented when combustible construction materials are delivered to the site, with the exception of
foundation form materials. The Fire Prevention and Site Safety plan is required to be in compliance with
Fire District Standard 33-3. The Standard has been uploaded to the Documents section. Review and
approval of the fire prevention and site safety plan is a condition of construction permit approval. The
fire prevention and site safety plan is required to be approved by the Fire District prior to construction
permits being approved and issued.
10. Roof access is required to be in accordance with Fire District Standard 5-6. The Standard has been
uploaded to the Documents section.
11. Temporary fire apparatus access (fire lanes) and temporary fire hydrants, if needed, are required to be
in accordance with Fire District Standard 33-2. The Standard has been uploaded to the Documents
section.
12. Public and private fire service water mains, public and private hydrants, water control valves, fire
sprinkler risers, fire department connections (FDCs), and other fire protection water related devices and
equipment are required to be provided, designed, and installed in accordance with Fire District
Standard 5-10. The Standard has been uploaded to the Documents section.
Grading Section
Standard Conditions of Approval
1. Prior to the issuance of a grading permit a final project-specific Water Quality Management Plan shall
be submitted for review and approval by the Engineering Department.
2. Prior to the issuance of a Grading Permit the City of Rancho Cucamonga's "Memorandum of
Agreement of Storm Water Quality Management Plan" shall be submitted for review and approval by the
Building Official and recorded with the County Recorder's Office.
3. Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification
Number(WDID).
4. A Grading Bond will be required to be submitted to the Building and Safety Services Department
Official for review and approval prior to issuance of a Grading Permit.
5. The land owner shall provide an inspection report by a qualified person/company on a biennial basis for
the underground infiltration chambers to the City of Rancho Cucamonga Environmental Program
Manager. The land owner shall maintain on a regular basis all best management practices (BMP"s) as
described in the Storm Water Quality Management Plan prepared for the subject project. All costs
associated with the underground infiltration chamber are the responsibility of the land owner.
6. Prior to issuance of a wall permit, on engineered combination garden/retaining walls along the property
boundary the structural calculations for the wall shall assume a level toe/heel at the adjacent off-site
property (i.e. a manufactured slope is not present).
ww,CilyofRC.us
Printed. 10/27/2025 Page 16 of 19
Project#: DRC2023-00067 0RC2023-00068, DR02023-00069, 0RC2023-00070,
DRC2023-00072, 0RC2024-00163, SUBTPM20713
Project Name: El Camino
Location: 10670 6TH ST-020941134-0000
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
7. Prior to issuance of a wall permit, a copy of the Grading Special Conditions of Approval shall be
included within the engineered wall plans and calculations.
8. The site shall be rough graded to eliminate all cross-lot drainage, (except in approved facilities adjacent
to private trails). All slopes and retaining walls necessary to accomplish this shall be installed prior to
final map approval.
9. Flow lines steeper than 6 percent could be erosive. The applicant shall provide hard lined gutters and
swales where concentrated flows exceed 3fps, and anywhere that flow lines exceed 10 percent
10. Metropolitan Water District (MWD) shall approve all plans that impact their easement, including utilities,
storm drain, slopes, and street trees and landscaping prior to issuance of a grading permit. A note shall
be included on all pertinent plans requiring Metropolitan Water District Operations Maintenance Branch
to be notified two working days prior to starting any work in the vicinity of their easement.
11. A permit shall be obtained from Metropolitan Water District (MWD) for any work within their right-of-way,
including grading prior to issuance of a grading permit.
12. If more than 5,000 square feet of combined asphalt concrete and PCC parking and driveway surface
area are removed and replaced, a Priority Water Quality Management Plan (WQMP) will be required for
this project. Contact the Engineering Department for additional direction/information.
13. Prior to the issuance of a grading permit the applicant shall provide to Engineering Services Director a
copy of the City of Rancho Cucamonga's Memorandum of Agreement for Storm Water Quality
Management Plan for review prior to recordation of the document. The Memorandum of Agreement for
Storm Water Quality Management Plan shall be recorded prior to issuance of a grading permit.
14. A Storm Water Quality Management Plan (WQMP) shall be approved by the Engineering Official and
the City of Rancho Cucamonga's "Memorandum of Storm Water Quality Management Plan" shall be
recorded prior to the issuance of a grading permit.
15. A soils report shall be prepared by a qualified Engineer licensed by the State of California to perform
such work. Two copies will be provided at grading and drainage plan submittal for review. Plans shall
implement design recommendations per said report.
16. The final Grading and Drainage Plan, appropriate certifications and compaction reports shall be
completed, submitted, and approved by the Engineering Official prior to the issuance of building
permits.
17. A separate Grading and Drainage Plan check submittal is required for all new construction projects and
for existing buildings where improvements being proposed will generate 50 cubic yards or more of
combined cut and fill. The Grading and Drainage Plan shall be prepared, stamped, and wet signed by
a California licensed Civil Engineer.
18. The applicant shall comply with the City of Rancho Cucamonga Dust Control Measures and place a dust
control sign on the project site prior to the issuance of a grading permit.
19. If a Rough Grading and Drainage Plan/Permit are submitted to the Engineering Official for review, that
plan shall be a separate plan/permit from Precise Grading and Drainage Plan/Permit.
wwW.CityofRCus Page17 of 19
Printed 10/27/2025
Project#: 0RC2023-00067 0RC2023-00068, 0RC2023-00069, DRC2023-00070,
DRC2023-00072, 0R02024-00163, SUBTPM20713
Project Name: El Camino
Location: 10670 6TH ST-020941134-0000
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
20. A drainage study showing a 100-year, AMC 3 design storm event for on-site drainage shall be prepared
and submitted to the Engineering Official for review and approval for on-site storm water drainage prior
to issuance of a grading permit. All reports shall be wet signed and sealed by the Engineer of Record.
21. The Final Grading and Drainage Plan shall show the accessibility path from the public right of way and
the accessibility parking stalls to the building doors in conformance with the current adopted California
Building Code. All accessibility ramps shall show sufficient detail including gradients, elevations, and
dimensions and comply with the current adopted California Building Code.
22. The Grading and Drainage Plan shall implement City Standards for on-site construction where possible,
and provide details for all work not covered by City Standard Drawings.
23. All slopes shall be a minimum 2-foot offset from the public right of way or adjacent private property.
24. Private sewer, water, and storm drain improvements will be designed per the, latest adopted California
Plumbing Code.
25. The maximum parking stall gradient is 5 percent. Accessibility parking stall grades shall be constructed
per the, current adopted California Building Code.
26. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond
project boundary.
27. The applicant shall provide a grading agreement and grading bond for all cut and fill combined
exceeding 5,000 cubic yards prior to issuance of a grading permit. The grading agreement and bond
shall be approved by the Engineering Department.
28. This project shall comply with the accessibility requirements of the current adopted California Building
Code.
29. The precise grading and drainage plan shall follow the format provided in the City of Rancho
Cucamonga handout"Information for Grading Plans and Permit".
30. Grading Inspections: a) Prior to the start of grading operations the owner and grading contractor shall
request a pre-grading meeting. The meeting shall be attended by the project owner/representative, the
grading contractor and the Building Inspector to discuss about grading requirements and preventive
measures, etc. If a pre-grading meeting is not held within 24 hours from the start of grading operations,
the grading permit may be subject to suspension by the Building Inspector; b) The grading contractor
shall call into the City of Rancho Cucamonga Building and Safety Department at least 1 working day in
advance to request the following grading inspections prior to continuing grading operations: i) The
bottom of the over-excavation; ii) Completion of Rough Grading, prior to issuance of the building permit;
iii) At the completion of Rough Grading, the grading contractor or owner shall submit to the Permit
Technicians (Building and Safety Front Counter) an original and a copy of the Pad Certifications to be
prepared by and properly wet signed and sealed by the Civil Engineer and Soils Engineer of Record; iv)
The rough grading certificates and the compaction reports will be reviewed by the Associate Engineer
or a designated person and approved prior to the issuance of a building permit.
www.CityofRC.us
Printed 10/27/2025 Page 15 of 19
Project#: DRC2023-00067 0RC2023-00068, DRC2023-00069, 0RC2023-00070,
DRC2023-00072, 0RC2024-00163, SUBTPM20713
Project Name: El Camino
Location: 10670 6TH ST- 020941134-0000
Project Type: Design Review Conditional Use Permit, Development Agreement, Master Plan, Tentative
Parcel Map, Tree Removal Permit, Uniform Sign Program
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
31. Prior to the issuance of the Certificate of Occupancy the engineer of record shall certify the functionality
of the storm water quality management plan (WQMP) best management practices (BMP) devices.
32. The Water Quality Management Plan (WQMP) shall include a copy of the project Conditions of
Approval.
wnw.CityofRC us Page 19 of 19
Printed 10/27/2025