HomeMy WebLinkAbout 01 Public Storage Fontana Initial StudyJune 2023
INITIAL STUDY/
MITIGATED NEGATIVE DECLARATION
PUBLIC STORAGE REDEVELOPMENT PROJECT
FONTANA, SAN BERNARDINO COUNTY, CALIFORNIA
MASTER CASE NO. 22-063
DESIGN REVIEW NO. 22-033
CONDITIONAL USE PERMIT NO. 23-002
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June 2023
INITIAL STUDY/
MITIGATED NEGATIVE DECLARATION
PUBLIC STORAGE REDEVELOPMENT PROJECT
FONTANA, SAN BERNARDINO COUNTY, CALIFORNIA
MASTER CASE NO. 22-063
DESIGN REVIEW NO. 22-033
CONDITIONAL USE PERMIT NO. 23-002
Prepared for:
City of Fontana
8353 Sierra Avenue
Fontana, California 92335
(909) 350-6681
Contact: Jon Dille, Associate Planner
Prepared by:
LSA
1500 Iowa Avenue, Suite 200
Riverside, California 92507
951.781.9310
Project No. PUB2202
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TABLE OF CONTENTS
TABLE OF CONTENTS .......................................................................................................................... i
LIST OF ABBREVIATIONS AND ACRONYMS ........................................................................................ iii
1.0 INTRODUCTION AND PURPOSE OF THE INITIAL STUDY...................................... 1-1
1.1 Introduction ................................................................................................................. 1-1
1.2 Purpose of the Initial Study ........................................................................................... 1-1
1.3 Intended Use of This Initial Study .................................................................................. 1-2
1.4 Public Review of the Initial Study .................................................................................. 1-3
2.0 PROJECT DESCRIPTION ..................................................................................... 2-1
2.1 Project Location ............................................................................................................ 2-1
2.2 Existing Setting ............................................................................................................. 2-1
2.3 Existing Land Use .......................................................................................................... 2-2
2.4 Proposed Project .......................................................................................................... 2-3
2.5 Methodology ................................................................................................................ 2-7
2.6 Project Approvals ......................................................................................................... 2-7
3.0 INITIAL STUDY CHECKLIST ................................................................................. 3-1
4.0 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED ........................................ 4-1
4.1 Determination (to be Completed by the Lead Agency) .................................................. 4-1
5.0 CEQA ENVIRONMENTAL CHECKLIST .................................................................. 5-1
5.1 Aesthetics ..................................................................................................................... 5-1
5.2 Agriculture and Forestry Resources .............................................................................. 5-6
5.3 Air Quality .................................................................................................................... 5-8
5.4 Biological Resources ................................................................................................... 5-19
5.5 Cultural Resources ...................................................................................................... 5-24
5.6 Energy ........................................................................................................................ 5-29
5.7 Geology and Soils ....................................................................................................... 5-34
5.8 Greenhouse Gas Emissions ......................................................................................... 5-43
5.9 Hazards and Hazardous Materials ............................................................................... 5-49
5.10 Hydrology and Water Quality...................................................................................... 5-58
5.11 Land Use and Planning ................................................................................................ 5-69
5.12 Mineral Resources ...................................................................................................... 5-72
5.13 Noise .......................................................................................................................... 5-74
5.14 Population and Housing .............................................................................................. 5-85
5.15 Public Services ............................................................................................................ 5-87
5.16 Recreation .................................................................................................................. 5-91
5.17 Transportation ............................................................................................................ 5-93
5.18 Tribal Cultural Resources ............................................................................................ 5-97
5.19 Utilities and Service Systems ..................................................................................... 5-100
5.20 Wildfire .................................................................................................................... 5-106
5.21 Mandatory Findings of Significance ........................................................................... 5-109
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6.0 LIST OF PREPARERS ........................................................................................... 6-1
7.0 REFERENCES ..................................................................................................... 7-1
FIGURES
Figure 1: Project Location and Vicinity .......................................................................................... 2-10
Figure 2: Existing Setting ............................................................................................................... 2-12
Figure 3a: Site Photographs .......................................................................................................... 2-14
Figure 3b: Site Photographs .......................................................................................................... 2-16
Figure 3c: Site Photographs .......................................................................................................... 2-18
Figure 4a: Buildings Proposed for Demolition ............................................................................... 2-20
Figure 4b: Conceptual Site Plan .................................................................................................... 2-22
Figure 5a: Conceptual Architectural Elevations (Office) ................................................................. 2-24
Figure 5b: Conceptual Architectural Elevations (Self-storage building) .......................................... 2-26
Figure 6: Conceptual Landscape Plan ............................................................................................ 2-28
TABLES
Table 2.3.A: Project Site and Surrounding Land Uses ...................................................................... 2-2
Table 5.3.A: SCAQMD Construction and Operation Thresholds of Significance (lbs/day) ................. 5-9
Table 5.3.B: SCAQMD Localized Significance Thresholds ............................................................... 5-10
Table 5.3.C: Short-Term Regional Construction Emissions ............................................................. 5-14
Table 5.3.D: Project Operational Emissions ................................................................................... 5-15
Table 5.3.E: Project Localized Construction Emissions (in Pounds Per Day) ................................... 5-17
Table 5.3.F: Project Localized Operational Emissions (in Pounds Per Day) ..................................... 5-17
Table 5.6.A: Estimated Annual Energy Use of the Proposed Project .............................................. 5-31
Table 5.8.A: Construction Greenhouse Gas Emissions ................................................................... 5-45
Table 5.8.B: Long-Term Operational Greenhouse Gas Emissions ................................................... 5-46
Table 5.13.A: Daytime Exterior Noise Level Impacts ...................................................................... 5-79
Table 5.13.B: Nighttime Exterior Noise Level Impacts ................................................................... 5-79
Table 5.13.C: Vibration Source Amplitudes for Construction Equipment ....................................... 5-81
APPENDICES
A: AIR QUALITY, GREENHOUSE GAS, AND ENERGY ANALYSIS B: BIOLOGICAL RESOURCES AND ARBORIST REPORT
C: CULTURAL RESOURCES ASSESSMENT
D: GEOTECHNICAL ENGINEERING EXPLORATION AND ANALYSIS
E: PHASE I ENVIRONMENTAL SITE ASSESSMENT
F: WATER QUALITY MANAGEMENT PLAN
G: NOISE AND VIBRATION ANALYSIS
H: TRIP GENERATION AND VEHICLE MILES TRAVELED ANALYSIS
I: MITIGATION MONOTIRING AND REPORTING PROGRAM
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LIST OF ABBREVIATIONS AND ACRONYMS
AAQS ambient air quality standards
ACM asbestos-containing material
ADA Americans with Disabilities Act
ADT average daily traffic
ALUCP Airport Land Use Compatibility Plan
APN Assessor’s Parcel Number
AQMP Air Quality Management Plan
Bcf billion cubic feet
BMP Best Management Practice
CalEEMod California Emissions Estimator Model
Caltrans California Department of Transportation
CARB California Air Resources Board
CBC California Building Code
CCR California Code of Regulations
CDFW California Department of Fish and Wildlife
CEQA California Environmental Quality Act
CIP Capital Improvement Program
City City of Fontana
CNEL Community Noise Equivalent Level
CO2e carbon dioxide equivalent
CWA Federal Clean Water Act
dBA A-weighted decibels
DCV Design Capture Volume
DR Design Review
DTSC California Department of Toxic Substances Control
EIR Environmental Impact Report
EPA United States Environmental Protection Agency
ESA Environmental Site Assessment
EV electric vehicle
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FMMP Farmland Mapping and Monitoring Program
FUSD Fontana Unified School District
GHG greenhouse gas
GPA General Plan Amendment
HCP Habitat Conservation Plan
HMBEP Hazardous Materials Business Emergency Plan
HMMA Hazardous Materials Management Act
HVAC heating, ventilation, and air conditioning
IEUA Inland Empire Utilities Agency
IS Initial Study
ITE Institute of Transportation Engineers
kBTU thousand British thermal units
LBP lead-based paint
Leq equivalent continuous sound level
LID Low Impact Development
Lmax maximum instantaneous noise level
LOS level of service
LRA Local Responsibility Area
LST localized significance threshold
MEI maximally exposed individual
mgd million gallons per day
MMRP Mitigation Monitoring and Reporting Program
MND Mitigated Negative Declaration
mpg miles per gallon
MRF Materials Recycling Facility
MT metric ton
NCCP Natural Community Conservation Plan
ND Negative Declaration
NHTSA National Highway Traffic and Safety Administration
NPDES National Pollutant Discharge Elimination System
OIA Ontario International Airport
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PCE passenger car equivalent
POTWs Publicly Owned Treatment Works
PRC Public Resources Code
REC Recognized Environmental Condition
RHNA Regional Housing Needs Assessment
RTP Regional Transportation Plan
RWQCB Regional Water Quality Control Board
SBCTA San Bernardino County Transportation Authority
SCAG Southern California Association of Governments
SCAQMD South Coast Air Quality Management District
SCS Sustainable Communities Strategy
SO2 sulfur dioxide
STC Sound Transmission Class
SWPPP Storm Water Pollution Prevention Plan
SWRCB State Water Resources Control Board
TAC toxic air contaminants
TPM Tentative Parcel Map
USACE United States Army Corps of Engineers
USGS United States Geological Survey
VHFHSZ Very High Fire Hazard Severity Zone
VMT vehicle miles traveled
VOC volatile organic compounds
WDR Waste Discharge Requirement
WQMP Water Quality Management Plan
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1.0 INTRODUCTION AND PURPOSE OF THE INITIAL STUDY
1.1 INTRODUCTION
This Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared to evaluate the
potential environmental effects of the Public Storage Redevelopment Project (project or proposed
project) proposed by Public Storage (Project Applicant) in the City of Fontana, in southwestern San
Bernardino County, California. The proposed project involves the redevelopment of the existing self-
storage facility located on the 5.33-acre project site, including the demolition of existing structures,
and development of a rental office building, self-storage building, parking, and landscaping.
Chapter 1.0 of this Initial Study describes the purpose, environmental authorization, the intended
uses of the Initial Study, documents incorporated by reference, and the processes and procedures
governing the preparation of the environmental document. Pursuant to Section 15367 of the State
of California Guidelines for Implementation of the California Environmental Quality Act (CEQA
Guidelines), the City of Fontana (City) is the Lead Agency under the California Environmental Quality
Act (CEQA). The City has primary responsibility for compliance with CEQA and consideration of the
proposed project.
The Initial Study is organized as follows:
• Chapter 1.0, Introduction provides a discussion of the Initial Study’s purpose, intended uses,
and public review process.
• Chapter 2.0, Project Description provides a detailed description of the existing environmental
setting and proposed project.
• Chapter 3.0, Environmental Checklist includes a checklist and accompanying analyses of the
project’s potential effect on the environment. For each environmental issue, the analysis
identifies the level of the proposed project’s environmental impact.
• Chapter 4.0, References details the references cited throughout the document and includes the
list of preparers.
• Appendices Include the technical material prepared to support the analyses contained in the
Initial Study.
1.2 PURPOSE OF THE INITIAL STUDY
CEQA requires that the proposed project be reviewed to determine the environmental effects that
would result if the project were approved and implemented. The City, as the Lead Agency, has the
responsibility for preparing and adopting the associated environmental document prior to
consideration of the proposed project. The City has the authority to approve discretionary actions
relating to implementation of the proposed project.
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This Initial Study has been prepared in accordance with the relevant provisions of CEQA (California
Public Resources Code Section 21000 et seq.); the CEQA Guidelines,1 and the rules, regulations, and
procedures for implementing CEQA as adopted by the City. The objective of the Initial Study is to
inform City decision-makers, representatives of other affected/responsible agencies, the public, and
interested parties of the potential environmental consequences of the project.
As established in CEQA Guidelines Section 15063(c), the purposes of an Initial Study are to:
• Provide the Lead Agency (City of Fontana) with information to use as the basis for deciding
whether to prepare an Environmental Impact Report (EIR), Negative Declaration (ND), or
Mitigated Negative Declaration (MND);
• Enable an applicant or Lead Agency to modify a project, thus mitigating significant impacts
before an EIR is prepared, and thereby enabling the project to qualify for an ND or MND;
• Assist in the preparation of an EIR, if one is required;
• Facilitate environmental assessment early in the design of a project;
• Provide a factual basis for finding in an ND or MND that a project will not have a significant
effect on the environment;
• Eliminate unnecessary EIRs; and
• Determine whether a previously prepared EIR could be used to evaluate environmental impacts
associated with the project.
1.3 INTENDED USE OF THIS INITIAL STUDY
The City formally initiated the environmental review process for the proposed project with receipt
of the project application and preparation of this Initial Study. The Initial Study screens out those
impacts that would be less than significant and do not warrant mitigation, while identifying those
issues that require mitigation to reduce impacts to less than significant levels. As identified in the
following analyses, project impacts related to various environmental issues either do not occur, are
less than significant (when measured against established significance thresholds), or have been
rendered less than significant through implementation of mitigation measures. Based on these
analytical conclusions, this Initial Study supports adoption of an MND for the proposed project.
CEQA2 permits the incorporation by reference of all or portions of other documents that are
generally available to the public. The Initial Study has been prepared utilizing information from City
planning and environmental documents, technical studies specifically prepared for the project, and
other publicly available data. The documents utilized in the Initial Study are identified in Chapter 4.0
1 California Code of Regulations. Title 14, Chapter 3, Sections 15000 through 15387.
2 CEQA Guidelines Section 15150.
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and are hereby incorporated by reference. These documents are available for review at the City of
Fontana Community Development Department, Planning Division.
1.4 PUBLIC REVIEW OF THE INITIAL STUDY
The Initial Study and a Notice of Intent (NOI) to adopt an MND will be distributed to responsible and
trustee agencies, other affected agencies, and other parties for a 20-day public review period.
Written comments regarding this Initial Study should be addressed to:
Jon Dille, Associate Planner
City of Fontana
Planning Department
8353 Sierra Avenue
Fontana, CA 92335
(909) 350-6681/jdille@fontanaca.gov
Comments raised during the 20-day public review period will be considered and addressed prior to
adoption of the MND by the City of Fontana Planning Commission.
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2.0 PROJECT DESCRIPTION
The proposed project includes redevelopment of the existing Public Storage facility located at 17173
Valley Boulevard, in the City of Fontana. The project would result in the demolition of four existing
structures (refer to Figure 4a) and development of an approximately 109,566-square-foot
self-storage building in the southwestern portion of the site and an approximately 1,268-square-foot
rental office building in the northwestern portion of the site (refer to Figure 4b). The project site is
5.33 acres; however, demolition and development would occur within approximately 2.27 acres of
the site.
2.1 PROJECT LOCATION
The project site is located at 17173 Valley Boulevard in the southern portion of the City of Fontana,
in southwestern San Bernardino County, California. The project site is located in Section 20 of
Township 1 South, Range 5 West of the San Bernardino Baseline and Meridian, as depicted on the
U.S. Geological Survey (USGS) 7.5-minute series Fontana, California quadrangle.3 Specifically, the
center of the project site is at latitude 34°04'05.95" N and longitude -117°25’49.25" W at an
elevation of approximately 1,113 feet above mean sea level and consists of three parcels (Assessor’s
Parcel Numbers [APNs] 0194-351-12; 0194-351-16; and 0251-211-22). Figure 1: Project Location and
Vicinity depicts the location of the project site on a regional scale (all figures are located at the end
of this chapter).
2.2 EXISTING SETTING
The project site is predominately flat and lacks significant slopes. The project site is bounded by
Interstate 10 to the south, beyond which the Union Pacific Inland Empire Intermodal Terminal
(railroad) and commercial retail uses occur, the SureStay Hotel and commercial retail uses the west,
Valley Boulevard and Kaiser Permanente medical center uses to the north, and the Extra Space
Storage facility to the east, beyond which exist Sierra Mobile Estates, residential uses. The nearest
sensitive receptors4 in proximity to the project site are single-family homes as part of the Sierra
Mobile Estates located approximately 170 feet east of the project site. Figure 2: Existing Setting
depicts the project site and surrounding development.
The Project Applicant owns and operates the existing self-storage facility located on the project site.
The property includes a vacant portion on the west side of the existing structures, which is partially
undeveloped and partially paved, containing 12 tractor/trailer (semi-truck) parking spaces
associated with the adjacent hotel.5 The project site also contains 31 large eucalyptus trees and one
small non-native oak tree in the western portion of the site. Additionally, the project site includes a
two-story 5,724-square-foot rental office building along the northern frontage of the site (which is
proposed for demolition), several storage structures, and internal drive aisles to facilitate access to
3 United States Geological Survey. 1980. Fontana, California 7.5-minute series topographic quadrangle map.
4 Occupants of residences, guest lodging, hospitals, nursing homes, schools, libraries, playgrounds, parks,
and churches are considered sensitive receptors, where people reside or where the presence of
unwanted sound could adversely affect the use of the land.
5 Truck parking on the project site was approved as part of Design Review No. 94-036.
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the storage structures. Two Verizon Wireless cellular tower stations also are located respectively in
the central portion of the site along the eastern property boundary and in the southeastern corner
of the site.
The project site is surrounded by fencing, and access consists of one ingress concrete driveway and
one egress concrete driveway off Valley Boulevard, which are both blocked by a security gate. In the
existing condition, vehicular and pedestrian access to the site and beyond the security gates is
restricted to Public Storage customers and employees. Five parking spaces are provided adjacent to
the proposed rental office (north of the security gate) to provide customers with unrestricted access
to the rental office. Figures 3a through 3c include photographs of the project site and land uses
adjacent to the site. Photo locations are depicted on Figure 2.
2.3 EXISTING LAND USE
Table 2.3.A summarizes the project site and surrounding land uses, General Plan designations, and
zoning designations.
Table 2.3.A: Project Site and Surrounding Land Uses
Direction Existing Land Use General Plan Designation/Specific Plan Zoning Designation Form-Based Code District
Project
Site
Self-storage facility containing
one new rental office building
and associated storage
structures (legal non-
conforming use) with truck
parking for adjacent hotel.
(WMXU-1) Walkable
Mixed-Use Corridor &
Downtown (0.2-2 FAR, 3-39
du/ac)
(FBC) Form-Based
Code (0.2- 2 FAR,
2.1-39 du/ac)
Valley Gateway
North Valley Boulevard and Kaiser
Permanente Fontana Medical
Center
(P-PF) Public Facilities (P-PF) Public
Facilities)
--
East Self-storage facility and Residential (WMXU-1) Walkable Mixed-Use Corridor & Downtown (0.2-2 FAR, 3-39 du/ac)
(FBC) Form-Based Code (0.2- 2 FAR, 2.1-39 du/ac)
Valley Gateway
South Interstate 10, railroad, Light
Industrial, and Empire Center
(I-L) Light Industrial (0.1-0.6
FAR); (C-G) General
Commercial (0.1-1.0 FAR)/
Empire Center Specific Plan
(M-1) Light Industrial
(0.1-0.6 FAR); Empire
Center Specific Plan
--
West Commercial Retail (WMXU-1) Walkable
Mixed-Use Corridor &
Downtown (0.2-2 FAR, 3-39 du/ac)
(FBC) Form-Based
Code (0.2- 2 FAR,
2.1-39 du/ac)
Valley Gateway
Sources: City of Fontana. General Plan Land Use Map. (Adopted April 20, 2022); Zoning District Map (Adopted April 20, 2022); and
Form Based Code Districts, Draft (September 10, 2019).
The City’s Land Use, Zoning, and Urban Design General Plan Element indicates the WMXU land use
category is intended to provide flexible zoning and development in four areas of the City, including
the area around the intersection of Valley Boulevard and Sierra Avenue where the project site is
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located. As shown in Table 2.3.A above, the project site is located within the Form-Based Code (FBC)
zoning designation, specifically within the Valley Gateway Sub-District. Form-based zoning prioritizes
the physical design and orientation of the building over land use to promote the development of
mixed-use districts that address the public realm.6 The FBC zoning designation does not identify self-
storage as a permitted use and the existing self-storage use on the project site operates as a legal
non-conforming use. Therefore, the proposed project would be required to comply with Section
30-357.1.a.2 of the City’s Zoning and Development Code, which states that a legal non-conforming
building or the addition of other structures are allowed if the addition of 50 percent or more of the
existing floor area triggers compliance with all Form-Based Code district provisions for the portion of the structure comprising the addition. Additionally, pursuant to the Zoning and Development Code,
specifically the Administrative Procedures, Section No. 30-351(1)a.1, no nonconforming use or site
shall be enlarged or intensified unless the Planning Commission approves such request through
the conditional use permit (CUP) process.
2.4 PROPOSED PROJECT
The project includes demolition of the two-story 5,724-square-foot rental office building located
along the northern frontage of the site, portions of two storage buildings located in the northern
portion of the site, and the 9,298-square-foot, two-story storage building located adjacent to the
southern boundary of the site, for a total of 16,454 square feet of building demolition. The project
also includes development of an approximately 109,566-square-foot, three-story, climate-controlled
self-storage building, approximately 40 feet in height in the currently vacant western portion of the
site and an approximately 1,268-square-foot rental office building located in the northern portion of
the site, where the existing office is located. Specifically, 788 square feet of the northern portion of
existing building number 3,000 would be demolished to allow for the installation of mechanical
equipment, a 5-foot-high screen wall to screen equipment, and landscaping in this area. The
northern portion of existing building number 2,000 consisting of 644 square feet would also be
demolished to allow for the installation of landscaping, mechanical equipment, trash receptacles,
and a 5-foot-high screen wall to screen equipment and trash receptables in this area (Figure 4a
shows the buildings proposed for demolition). Additionally, the project would include parking,
landscaping, lighting, and improvements along the northern frontage of the site adjacent to Valley
Boulevard. Finally, the project would relocate 9 of the 12 existing semi-truck parking spaces from
the southwestern portion of the site to the proposed parking area, immediately north of the
proposed self-storage building. The conceptual site plan is presented as Figure 4b.
2.4.1 Facility Design and Site Operations
The project includes development of an approximately 1,268-square-foot one-story rental office and
an approximately 109,566-square-foot three-level self-storage building with climate-control. A total
of 800 self-storage units would be provided. The heights of the rental office and storage building
would be approximately 18 feet and 40 feet, respectively. (Figures 5a and 5b detail the building
elevations). The two proposed buildings would have a contemporary architectural design and
consist of various exterior materials, including plaster, split face CMU, spandrel glass, storefront
6 City of Fontana, State of California. General Plan Update 2015–2035. Chapter 15: Land Use, Zoning, and
Urban Design Element. Pages 15.8. Adopted November 13, 2018.
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glass, and metal canopies. Building design would use vertical and horizontal lines and color and
material changes to provide visual relief and varied massing. The project would include landscaped
areas as approved by the Development Advisory Board to ensure the project’s landscape plan
complies with all applicable local design guidelines, standards, and ordinances.
Pursuant to Section 357.1.a.2 of the City’s Zoning and Development Code, the project would
increase the square footage of the self-storage use on-site by developing the 109,566 square foot
self-storage building; therefore, the self-storage building would be required to comply with all
applicable provisions of the Valley Gateway Sub-District of the FBC, as codified in Section 30-370.
The project site and storage structures, including the proposed storage building, would be accessible to customers from 9:30 a.m. to 6:00 p.m. seven days a week, which are the existing hours of
operation at the self-storage facility on the project site. Additionally, customers would visit the new
rental office to inquire about rental space, pay rent, or purchase packing supplies such as boxes or
tape. One to two employees per shift would continue to staff the facility.7 Based on market
conditions, the office and facility hours may be revised after opening.
Design elements of the proposed project include landscaped setbacks and street trees along the
northern frontage of the site and southern boundary of the site and on-site trees and landscaped
strips throughout the parking area. Additionally, the project includes an existing block wall of
varying heights along the western boundary of the site (a portion of which would be demolished)
and a proposed 8-foot-high wrought iron security fence along the southern boundary of the site,
which would connect to the existing chain link fence along the eastern boundary of the site.
Light poles would be installed throughout the surface parking lot and along on-site pedestrian
pathways. The rental office and storage building would have security lighting located on the building
façades. All lighting on the project site would be subject to design review by the Planning
Department to ensure on-site lighting complies with local lighting standards, which require light
shielding, functional and aesthetic design, and compatibility with surrounding uses.
2.4.2 Site Access
Proposed vehicle and pedestrian access to the project site would be provided by one ingress/egress
driveway off Valley Boulevard and associated frontage improvements, which include widening the
existing sidewalk to 10 feet and landscaping. Currently there are two existing driveways on the site.
The existing driveway on the west side of the Valley Boulevard frontage is the primary access
vehicles and pedestrians; the project would include demolition and removal of this existing
driveway. The existing driveway on the east side of the Valley Boulevard frontage is primary for
exiting and emergency vehicle access (EVA). The existing driveway on the east side of the Valley
Boulevard frontage would be redesigned and constructed to a 40-foot width.
The on-site ingress/egress driveway would provide customers and employees with unrestricted
access to the rental office via a 30-foot-wide drive aisle and parking area. Access for customers only
would be provided by two 20-foot-wide ingress/egress drive aisles with security gates containing
7 Assumes up to two shifts per day.
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underground gate sensors to facilitate restricted access to the storage structures and proposed
storage building, all of which would be located south of the security gates. A network of internal
drive aisles ranging in width from approximately 20 to 24 feet would facilitate internal access to the
self-storage structures and proposed parking area located east of the proposed storage building.
An off-site ingress/egress driveway located approximately 105 feet west of the site along Valley
Boulevard would serve as the first point of access for emergency vehicles and provide semi-trucks
with access to and from the hotel truck parking located on-site via a 30-foot-wide shared access
easement.
The project would be subject to design review by the Planning Department, which would ensure that entrances and exits to and from parking and customer-only storage structures would be
marked with appropriate directional signage, and all site access points, and driveway aprons would
be constructed to adequate widths for public safety.
Customers would access their storage units within the proposed storage building through a secured
entrance using an individual key card or access code.
2.4.3 Pedestrian, Bicycle, and Transit Connectivity
There are no public bus stops that provide immediate access to the project site. The closest public
bus stop is located approximately 0.4-mile northeast of the site at the intersection of Palmetto
Avenue and Marygold Avenue, with bus service via Omnitrans Route 19. The South Fontana Transfer
Center is located 0.5 mile northwest of the site at the intersection of Sierra Avenue and Marygold
Avenue, with bus service via Omnitrans Routes 19 and 61, as well as OmniRide Bloomington on-
demand serving portions of south Fontana, Rialto, Colton, and Bloomington. Fontana Metrolink
Station is located 2.1 miles north of the site at 16777 Orange Way in the central part of the City.
There are no existing bicycle facilities along major corridors near the project site. The nearest bicycle
facility (Class III) is located approximately 1.1-mile northwest of the project site along Juniper
Avenue, north of San Bernardino Avenue. Pedestrian access to the project site would occur via curb
and sidewalk along the project frontage of Valley Boulevard.
2.4.4 Landscaping
The City requires a minimum 15 percent of the site (excluding building area) to be landscaped. The
project includes approximately 8,874 square feet of landscaping, which equates to approximately 15
percent of the site. The project would incorporate landscape through a combination of accent
plantings/groundcovers, hedges, and trees along the northern frontage and southern boundary of
the site and include additional trees and landscape strips throughout the parking areas adjacent to
the proposed self-storage and rental office buildings. Proposed landscaping would be drought-
tolerant and complement existing natural and manmade features, including the dominant
landscaping of surrounding areas in accordance with Chapter 28, Article I (Weed and Refuse
Abatement Procedures), Article II (Trees and Shrubs on Public Land), Article III (Preservation of
Heritage, Significant, and Specimen Trees), and Article IV (Landscaping and Water Conservation) of
the City’s Municipal Code. Figure 6 details the project landscape design.
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2.4.5 Drainage
The majority of the project site consists of impervious surface area. Currently, stormwater generally
flows in a southerly direction via existing on-site storm drains and surface flows, which drains into a
concrete channel (Mulberry Channel) south of the site. The proposed project is expected to
maintain the existing drainage pattern. Upon redevelopment of the site, all on-site stormwater
would be captured on the project site in accordance with Santa Ana Regional Water Quality Control
Board Order Number R8-2010-0036, National Pollutant Discharge Elimination System Permit No.
CAS618036, also known as the County of San Bernardino MS4 Permit. Runoff from the site would
flow to the aboveground infiltration basin located along the southern portion of the project site or
drain to multiple on-site catch inlets and be pretreated before draining to one of three underground
infiltration chambers. Discharged stormwater would be conveyed off-site into the Mulberry Channel
in accordance with the County of San Bernardino MS4 Permit.
2.4.6 Parking
Parking at the project site would comply the City’s minimum parking requirements as codified in
Section 30-685 of the City’s Zoning and Development Code.8 The project site (refer to Figure 4)
would include a total of 37 passenger vehicle parking stalls, 5 of which would be located adjacent to
the rental office and north of the security gates. The remaining 32 parking stalls would be located
east of the proposed storage building to accommodate customers with self-storage units located
within the proposed storage building. Consistent with the Americans with Disabilities Act (ADA) and
CALGreen parking standards, 3 parking spaces would be ADA spaces, one of which would be for
electric vehicle, and 3 parking spaces would be clean air/vanpool/electric vehicle spaces. As
previously discussed, the project site would also include 9 semi-truck parking spaces located north
of the proposed storage building as part of an existing agreement between the Project Applicant
and hotel owner. Finally, the project site would include 4 bicycle parking spaces, with 2 located
adjacent to the proposed rental office and the other 2 located within the proposed storage building
in accordance with Section 30-393 (Bicycle parking) of the City’s Zoning and Development Code.9
2.4.7 Infrastructure and Off-Site Improvements
The project would dedicate approximately 5 feet of right-of-way along the northern project site
frontage on Valley Boulevard to widen the existing sidewalk to approximately 10 feet. The project
would also include installation of landscaping and trees along the project site frontage of Valley
Boulevard and 20-foot of landscaping along the freeway frontage. Additionally, the project would
interconnect to existing sewer, water, electric, and telecommunications utilities within the Valley
Boulevard right-of-way. The building would be all electric and would not include natural gas
connections.
8 City of Fontana. Zoning and Development Code. Table No. 30-685.A. Website:
https://library.municode.com/ca/fontana/codes/zoning_and_development_code?nodeId=CH30ZODECO_
ARTXITEPALORE_DIV2NUPASPRE_S30-685SPUS (accessed December 21, 2022).
9 City staff determined bicycle parking would be required only for the proposed office space.
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2.4.8 Construction
Demolition activities include demolition of two existing structures and partial demolition of two
existing structures on site, totaling 16,454 square feet, and approximately 3,000 square feet of
asphalt, partial demolition of an on-site wall, and removal of existing vegetation. Construction
would include excavation to depths of at least 2 feet below grade, grading, paving, and construction
of the proposed buildings and parking areas, and the installation of lighting, fencing, and
landscaping. Finally, the project also includes trenching along the right-of-way within Valley
Boulevard and on-site between the proposed rental office building and self-storage building to
facilitate utility interconnections. During grading, on-site soils would be excavated and recompacted
in accordance with the California Building Code (CBC) to accommodate the proposed buildings and
parking areas. Construction equipment anticipated to be used includes rubber-tired dozers,
tractors/loaders/backhoes, excavators, graders, scrapers, cranes, forklifts, generators, welders, air
compressors, and paving equipment.
Construction parking and staging would occur on the project site. However, it is possible there
would be temporary lane closures and/or detours necessary along Valley Boulevard during project
construction. Construction hours would conform to City standards and be limited to 7:00 a.m. to
6:00 p.m. Monday through Friday and 7:00 a.m. to 5:00 p.m. on Saturday. According to the project
conceptual grading plans, approximately 1,000 cubic yards of imported soil (fill) would be required
for excavation, compaction, and rough grading.
Construction of the project is anticipated to commence in May 2024 and be completed in April of
2025, resulting in a total construction duration of approximately 11 months.
2.5 METHODOLOGY
The analysis in this IS/MND provides an environmental review of the project pursuant to CEQA. The
details of this proposed project, off-site improvements, and associated actions have been
characterized in this section and are also addressed in detail throughout Chapter 3.0 of this IS/MND.
2.6 PROJECT APPROVALS
The City of Fontana is the Lead Agency as set forth in CEQA Guidelines Section 21067 and is
expected to use this IS/MND in consideration of the proposed Public Storage Redevelopment
Project and associated actions. These actions may include, but are not limited to, the following:
• Master Case Number (MCN) 22-063;
• Design Review Number (DRN) 22-033;
• Conditional Use Permit Number (CUP) 23-002;
• Demolition Permit; and
• Grading Permit.
The project may require approvals from other regulatory agencies and are listed as follows:
PUBLIC STORAGE REDEVELOPMENT PROJECT FONTANA, CALIFORNIA INITIAL STUDY/MITIGATED NEGATIVE DECLARATION JUNE 2023
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• State Water Resources Control Board: Applicant must submit a Notice of Intent to comply with
the General Construction Activity National Pollutant Discharge Elimination (NPDES) Permit;10
• Santa Ana Regional Water Quality Control Board: Applicant must submit a Stormwater
Pollution Prevention Plan (SWPPP); and
• Utility Providers: Connection permits.
10 Construction General Permit requirements are transferred to local agencies by way of the NPDES program. Since the City of Fontana (lead agency) complies with the NPDES program guidelines, the State Water Resources Control Board is not a responsible agency or
trustee agency with jurisdiction over the proposed project.
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304.80
SOURCE: USGS 7.5' Quad - Fontana (1980), CA
I:\PUB2202\GIS\MXD\ProjLoc_USGS.mxd (11/1/2022)
FIGURE 1
Public Storage Redevelopment Project
Project Location and Vicinity
0 1000 2000
FEET
LEGEND
Project Location
SanBernardinoCounty
RiversideCounty
ÃÃ330
ÃÃ38
ÃÃ71
ÃÃ18 ÃÃ173
ÃÃ210
ÃÃ60
ÃÃ91
Project Location
§¨¦15
§¨¦215
§¨¦10
Project Vicinity
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!Å
!Å!Å
!Å!
Å!Å
Valley Blvd
Union Pacific Inland Empire Intermodal Terminal (Railroad)
Commercial/
Retail Uses
SureStay
Hotel
Residential
Uses
Kaiser Permanente
Fontana Medical Center
Commercial/Retail Uses
Extra
Space
Storage
Facility
Commercial/
Retail Uses
6 5 4
3
2
1
§¨¦10
Pa
l
m
e
t
t
o
A
v
e
SOURCE: Google Maps 2022
J:\PUB2202\Pro\Fontana Public Storage\Fontana Public Storage.aprx (2/14/2023)
FIGURE 2
Public Storage Redevelopment Project
Existing Setting
LEGEND
Project Location
!Å Photo Locations
0 150 300
FEET
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Representative Site Photographs
Public Storage Redevelopment Project
Photo 001: Facing south from the southern boundary of the SureStay Hotel
property line. Vacant portion the project site with truck parking area, ruderal
vegetation, and eucalyptus trees.
Photo 002: Facing east from Valley Boulevard at the northwestern
boundary of the project site. Existing rental office building along Valley
Boulevard.
FIGURE 3a
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Representative Site Photographs
Public Storage Redevelopment Project
Photo 003: Facing south from Valley Boulevard at the northwestern boundary
of the project site. Existing driveway with access gate, west of the existing
rental office building. Existing concrete wall along the western boundary of
the site, separating the project site from the SureStay Hotel to the west.
Photo 004: Facing west from Valley Boulevard at the northeastern boundary of
the project site. Existing rental office building. Existing concrete wall along the
eastern boundary of the site, separating the project site from the Extra Space
Storage facility to the east.
FIGURE 3b
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Representative Site Photographs
Public Storage Redevelopment Project
Photo 005: Facing northwest from Valley Boulevard at the northern
boundary of the project site. Existing views of Kaiser Permanente
Fontana Medical Center (Hospital) to the north.
Photo 006: Facing south from Valley Boulevard approximately 105 feet
west of the project site. Existing driveway to SureStay hotel and truck
parking area located in the western portion of the project site, south of
the SureStay hotel.
FIGURE 3c
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Building 9000
Building 1000
Building 2000
Building 3000
§¨¦10
SOURCE: Nearmap (2022)
J:\PUB2202\Pro\Fontana Public Storage\Fontana Public Storage.aprx (3/22/2023)
FIGURE 4a
Public Storage Redevelopment Project
Buildings Proposed for Demolition
Project Site
Building Demolition
0 75 150
FEET
Valley Blvd
Building 1000 with Office (2-story): -5,724 square feet
Building 2000: -644 square feet
Building 3000: -788 square feet
Building 9000 (2-story): -9,298 square feet
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P:\PUB2202\Initial Study\Public Review Draft\Public Storage Fontana Initial Study_Public Review.docx (06/22/23)
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P:\PUB2202\Initial Study\Public Review Draft\Public Storage Fontana Initial Study_Public Review.docx (06/22/23)
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94-02 DOC. 19950360255, O.R.
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INITIAL STUDY/MITIGATED NEGATIVE DECLARATION JUNE 2023 PUBLIC STORAGE REDEVELOPMENT PROJECT FONTANA, CALIFORNIA
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3.0 INITIAL STUDY CHECKLIST
1. Project Title:
Public Storage Redevelopment Project
2. Lead Agency Name and Address:
City of Fontana
Planning Department
8353 Sierra Avenue
Fontana, CA 92335
3. Contact Person and Phone Number:
Jon Dille, Associate Planner
(909) 350-6681
jdille@fontanaca.gov
4. Project Location:
The project site is located at 17173 Valley Boulevard in the southern portion of the City of
Fontana, in southwestern San Bernardino County, California. The project site is located in
Section 20 of Township 1 South, Range 5 West of the San Bernardino Baseline and Meridian, as
depicted on the U.S. Geological Survey (USGS) 7.5-minute series Fontana, California
quadrangle.11 Specifically, the center of the project site is at latitude 34°04'05.95" N and
longitude -117°25’49.25" W at an elevation of approximately 1,113 feet above mean sea level
and consists of three parcels (Assessor’s Parcel Numbers [APNs] 0194-351-12; 0194-351-16; and
0251-211-22). Figure 1: Project Location and Vicinity. depicts the location of the project site on a
regional scale.
5. Project Sponsor’s Name and Address:
Public Storage
701 Western Avenue
Glendale, CA 91201
6. General Plan Designation:
(WMXU-1) Walkable Mixed-Use Corridor & Downtown (0.2-2 FAR, 3-39 du/ac)
7. Zoning:
(FBC) Form-Based Code (0.2-2 FAR, 2.1-39 du/ac)
Form-Based Code District: Valley Gateway
11 United States Geological Survey. 1980. Fontana, California 7.5-minute series topographic quadrangle map.
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8. Description of Project:
The Project Applicant owns and operates the existing self-storage facility located on the project
site. The property includes a vacant portion on the west side of the existing structures, which is
partially paved and contains 12 tractor/trailer (semi-truck) parking spaces associated with the
adjacent hotel.12 Additionally, the project site includes a two-story 5,724-square-foot rental
office building along the northern frontage of the site, several storage structures, and internal
drive aisles to facilitate access to the storage structures.
The project site is surrounded by fencing, and access consists of one ingress concrete driveway
and one egress concrete driveway off Valley Boulevard, which are both blocked by a security
gate. In the existing condition, vehicular and pedestrian access to the site and beyond the
security gates is restricted to Public Storage customers and employees. Five parking spaces are
provided adjacent to the rental office (north of the security gate) to provide customers with
unrestricted access to the rental office. Figures 3a through 3c include photographs of the project
site and land uses adjacent to the site. Photo locations are depicted on Figure 2.
9. Surrounding Land Uses and Setting:
The 5.33-acre project site is predominately flat and lacks significant slopes. The project site is
bounded by Interstate 10 to the south, commercial retail, and hotel uses the west, Valley
Boulevard and Kaiser Permanente medical center uses to the north, and storage uses to the
east, beyond which residential uses occur, Sierra Mobile Estates. The nearest sensitive receptors
in proximity to the project site are single-family homes as part of the Sierra Mobile Estates
located approximately 170 feet east of the project site. Figure 2: Existing Setting depicts the
location of the project site and surrounding development.
10. Have California Native American tribes traditionally and culturally affiliated with the project
area requested consultation pursuant to Public Resource Code section 21080.3.1? If so, is
there a plan for consultation that includes, for example, the determination of significance of
impacts to tribal cultural resources, procedures regarding confidentiality, etc.??
Yes. Please refer to Section 5.18.
Note: Conducting consultation early in the CEQA process allows tribal governments, lead
agencies, and project proponents to discuss the level of environmental review, identify and
address potential adverse impacts to tribal cultural resources, and reduce the potential for delay
and conflict in the environmental review process. (See Public Resources Code Section
21083.3.2.) Information may also be available from the California Naïve American Heritage
Commission’s Sacred Lands File per Public Resources Code section 5097.96 and the California
Historical Resources Information System administered by the California Office of Historic
Preservation. Please also note that Public Resources Code Section 21082.3(c) contains provisions
specific to confidentiality.
12 Truck parking on the project site was approved as part of Design Review No. 94-036.
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5.0 CEQA ENVIRONMENTAL CHECKLIST
5.1 AESTHETICS
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
Except as provided in Public Resources Code Section 21099,
would the project:
a. Have a substantial adverse effect on a scenic vista?
b. Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway
c. In non-urbanized areas, substantially degrade the existing
visual character or quality of public views of the site and its
surroundings? (Public views are those that are experienced
from a publicly accessible vantage point.) If the project is in
an urbanized area, would the project conflict with applicable
zoning and other regulations governing scenic quality?
d. Create a new source of substantial light or glare which would
adversely affect day or nighttime views in the area?
5.1.1 Impact Analysis
a. Would the project have a substantial effect on a scenic vista?
Less than Significant Impact. The San Gabriel Mountains to the north and Jurupa Hills to the south
are considered scenic resources within the City.13 The project’s impact on viewsheds to scenic
resources from public viewpoints (e.g. adjacent roadways) is discussed below.
Viewsheds of scenic resources are generally not available in the project area due to the urbanized
and built-out nature of the area. Views from Interstate 10 of the San Gabriel Mountains to the north
are already obstructed from mature trees along the site’s southwestern boundary and existing
buildings in the eastern portion of the site. Additionally, views from Valley Boulevard of the Jurupa Hills to the south are mostly obstructed by existing development on the project site. Partially
obstructed views of the Jurupa Hills from Valley Boulevard are available as one stands west of the
hotel building, located immediately west of the project site, and looks south across the vacant
portion of the site. These views are partially obstructed by mature trees, existing development, and
utility poles located south of the project site and north of the Jurupa Hills.
The proposed project would result in the complete demolition of the existing two-story (25-foot-tall)
rental office building on the northern portion of the site and one two-story self-storage structure on
the southern portion of the site and partial demolition of two one-story (12-foot-tall) self-storage
structures located in the northern portion of the site, for a total of 16,454 square feet of demolished
13 City of Fontana. Fontana Forward General Plan Update 2015-2035. Draft Environmental Impact Report.
SCH #2016021099. Page 5.1-1. June 8, 2018.
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building area. A new one-story (18-foot-tall) rental office building would be constructed in the same
location as the existing office building to be demolished and would be of a similar height as the
existing structure. The project would also result in the construction of a new approximately 109,566-
square-foot, three-level (40-foot-tall) self-storage building on the western portion of the site, which
is currently vacant.
As discussed above, views of the San Gabriel Mountains to the north from Interstate 10 are already
obstructed by mature trees along the southwestern border of the site and existing buildings on the
eastern portion of the site. Therefore, development of a 40-foot-tall self-storage building on the
western portion of the site and an 18-foot-tall rental office building on the northern portion of the site where the existing rental office building is located, would not substantially alter views of the San
Gabriel Mountain, which are already obstructed in the existing condition.
Additionally, as discussed above, views of the Jurupa Hills to the south from Valley Boulevard are
already obstructed by existing buildings on the project site. Therefore, development of an 18-foot-
tall rental office building along the northern frontage of the site where the existing rental office is
located would not substantially obstruct views of the Jurupa Hills beyond existing conditions. Views
from the portion of Valley Boulevard that provides partial views of the Jurupa Hills would be
obstructed by development of the proposed self-storage building because the building would be 40
feet tall and located in the vacant portion of the site. However, as previously discussed, these views
are already partially obstructed by mature trees, existing development, and utility poles. Therefore,
development of the proposed storage building would not substantially obstruct views of the Jurupa
Hills beyond existing conditions.
Implementation of the proposed project would not substantially affect the availability of existing
views of the San Gabriel Mountains to the north or Jurupa Hills to the south. The proposed project
would therefore not have a substantial effect on a scenic vista, and impacts would be less than
significant. Mitigation is not required.
b. Would the project substantially damage scenic resources, including, but not limited to, trees,
rock outcroppings, and historic buildings within a state scenic highway?
No Impact. The California Department of Transportation (Caltrans) Scenic Highway Program does
not identify any State-designated scenic highways near the project site.14 The nearest Scenic
Highway is a portion of State Route 38, approximately 14 miles east of the project site.15 The project
site is not visible from this highway. Therefore, the project would not affect any scenic resources
within a State scenic highway. No impact would occur, and no mitigation is required.
14 California State Scenic Highway System Map. 2018. Website: https://caltrans.maps.arcgis.com/apps/
webappviewer/index.html?id=465dfd3d807c46cc8e8057116f1aacaa (accessed January 16, 2023).
15 Ibid.
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c. In non-urbanized areas, would the project substantially degrade the existing visual character or
quality of public views of the site and its surroundings? (Public views are those that are
experienced from a publicly accessible vantage point.) If the project is in an urbanized area,
would the project conflict with applicable zoning and other regulations governing scenic quality?
Less than Significant Impact. As of July 21, 2021, the United States Census Bureau estimated the
City’s population to be 210,761 persons and the City’s land area to be approximately 43.07 square
miles, which is approximately 4,893 persons per square mile.16 Therefore, the project is located in
an area with at least 1,000 persons per square mile and meets the definition of Urbanized Area
under Section 15387 of the CEQA Guidelines.
During construction, the presence of construction vehicles and equipment could temporarily
degrade the visual quality of the project site due to the presence of visible construction activity. In
the existing condition, the majority of the project site is developed and operates as a self-storage
facility. Additionally, the western portion of the project site is vacant and consists of a parking lot
with truck parking associated with the adjacent hotel, undeveloped land consisting of ruderal
vegetation, and large eucalyptus trees along the southwestern boundary of the site. The presence of
construction equipment and vehicles would be temporary and would cease once construction is
complete. Additionally, construction equipment and vehicles would be primarily located on-site or
within Valley Boulevard, immediately north of the project site. Therefore, construction of the
project would not substantially interfere with views or visual character of the surrounding area. Due
to the temporary nature of construction activities, impacts to visual character of the site and its
surroundings would be less than significant during construction.
As discussed in Section 2.3, Existing Land Use, the project site is located within the Form-Based Code
(FBC) zoning designation, specifically within the Valley Gateway Sub-District. Form-based zoning
prioritizes the physical design and orientation of the building over land use to promote the
development of mixed-use districts that address the public realm.17 Specifically, the Valley Gateway
Sub-District is intended to encourage pedestrian and transit-oriented development and land uses
should include a mixture of housing types, retail and services, general and medical office,
entertainment, and education.
As discussed in Section 5.11, Land Use and Planning, the FBC zoning designation does not identify
self-storage as a permitted use. Therefore, the project would be required to comply with Section 30-
357.1.a.2 of the City’s Zoning and Development Code, which states that the proposed project (self-
storage facility) would be allowed to operate as a legal non-conforming use within the FBC zoning
designation under the condition that the proposed self-storage buildings are developed in
accordance with the requirements prescribed in the Valley Gateway Sub-District (as codified in
Section 30-370). Development requirements contained in Section 30-370 of the City’s Zoning and
Development Code include setback requirements, allowable building types, parking requirements,
frontage types, and encroachment requirements (e.g. building, architectural features and signs that
16 United States Census Bureau. QuickFacts, Fontana City, California. Website: https://www.census.gov/
quickfacts/fact/table/fontanacitycalifornia/PST045221 (accessed January 16, 2023).
17 City of Fontana, State of California. General Plan Update 2015–2035. Chapter 15: Land Use, Zoning, and
Urban Design Element. Pages 15.8. Adopted November 13, 2018.
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may encroach into the required setbacks and right-of-way) that focus on the physical design of
development to promote a mix of uses and enhance the pedestrian environment. For instance,
Section 30-370 identifies the different building types permitted in the Valley Gateway Sub-District,
and the City’s Zoning and Development Code includes design regulations that apply to each building
type. Accordingly, the proposed self-storage building would be developed in accordance with the
“hybrid” building type, which has a minimum height of three stories (40 feet) and a maximum height
of five stories (70 feet) pursuant to Section 30-370. The proposed self-storage building would be
constructed with three stories and up to 40 feet in height and therefore would be in conformance
with the height requirements of the “hybrid” building type. Additionally, the proposed self-storage building would be designed pursuant to Section 30-395 (Design regulations pertaining to hybrid,
liner, and flex buildings), which includes design standards related to building size, mass, and scale;
building materials and color; and architectural details pertaining to the “hybrid” building type.
The proposed rental office and self-storage buildings would also be designed to include varied
massing and 360-degree articulation, including a metal panel with signage extending above the
building in accordance with the City’s policy for 360-degree architecture18 (Figures 5a and Figure 5b
detail the building elevations for the rental office and self-storage buildings). Additionally, 5-foot-
high concrete masonry unit (CMU) walls are proposed on the northern and western portions of the
site to screen ground mounted mechanical equipment from public view pursuant to Section 30-
538(c) of the City’s Zoning and Development Code. Furthermore, the project would include trash
enclosures to screen trash receptables from public view on the northern portion of the site pursuant
to Section 30-542(2) of the City’s Zoning and Development Code.
The proposed project also includes approximately 8,874 square feet of landscaping, which equates
to approximately 15 percent of the site (excluding building area) in accordance with landscaping
requirements for commercial uses within an FBC Zone. The project would incorporate landscaping
through a combination of shrubs, groundcover, flowering plants, and trees along the northern
frontage of the site and southern boundary of the site. Additionally, landscaping would be
incorporated throughout the parking areas located in the northern and western portions of the site
pursuant to Section 30-672(d) of the City’s Zoning and Development Code. Proposed landscaping
would be drought-tolerant and complement existing natural and manmade features, including the
dominant landscaping of surrounding areas (Figure 6 details the project landscape design).
Additionally, decorative concrete would be incorporated throughout parking areas adjacent to the
rental office building and self-storage building pursuant to the City’s Zoning and Development
Code.19 The project would also dedicate approximately 5 feet of right-of-way along the site’s
northern frontage to widen the sidewalk to 10 feet and install landscaping along Valley Boulevard.
Finally, pursuant to Article II, Division 11 (Design Review, Amendment, and Modification) of the
City’s Zoning and Development Code, the project would be subject to the City’s Design Review
process, which provides for the review of the physical improvements to the site, including the
overall scale of the buildings, setbacks, massing, design, and landscape. The Design Review of the
proposed project ensures compatibility and compliance with applicable City standards and
18 City of Fontana, Planning Department. City Comments on Master Case No. 22-063, Design Review No. 22-
033 (Public Storage APNs: 0194-351-12 & 16, and 0251-211-22). Item 1. November 14, 2022.
19 Ibid. Item 5.
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ordinances to ensure a high-quality development compatible with the General Plan land use
designation, zoning district, and surrounding community. Since the proposed project would be
consistent with the development standards set forth by the City’s Zoning and Development Code,
the proposed project would not conflict with applicable zoning or other regulations governing scenic
quality. Impacts would be less than significant, and mitigation is not required.
d. Would the project create a new source of substantial light or glare which would adversely affect
day or nighttime views in the area?
Less than Significant Impact. The existing rental office building, storage structures, parking and
loading areas, and internal drive aisles currently produce light and glare on the project site. Sources of light and glare in the project area include street lighting and vehicle lighting on Valley Boulevard
to the north and Interstate 10 to the south, both of which are heavily lit and well-traveled by
vehicles. There are also commercial light sources adjacent to the east and west of the project site,
and light from medical care uses is visible across Valley Boulevard to the north. Light-sensitive uses
within proximity to the project site include residential uses to the east, beyond the self-storage
facility located immediately east of the project site.
Development of the project site would introduce new sources of light into the project area through
the development of the self-storage building on the western portion of the site, which is currently
vacant and includes light poles in the truck parking area. The proposed self-storage building would
have security lighting located on the building façades, which would face east toward single-family
residential uses. However, the project would incorporate lighting into the project design in
accordance with Section 30-265(f)(2) of the City’s Zoning and Development Code.
Additionally, as discussed under Section 5.1.c above, the project would be subject to the City’s
Design Review process, which would ensure compliance with all applicable lighting standards,
including light shielding, functional and aesthetic design, and compatibility with surrounding uses,
including the residential uses east of the project site. The purpose of these lighting standards is to
minimize light pollution, glare, and spillover; conserve energy; and reduce adverse effects on the
nighttime views in the project vicinity. Additionally, the City’s Design Review process includes
consideration of material composition and colors to reduce potential for substantial glare from the
proposed rental office and self-storage buildings. Therefore, the project would not adversely affect
nighttime views in the project vicinity and impacts would be less than significant. Mitigation is not
required.
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5.2 AGRICULTURE AND FORESTRY RESOURCES
In determining whether impacts to agricultural resources are significant environmental effects, lead
agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997)
prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on
agriculture and farmland. In determining whether impacts to forest resources, including timberland,
are significant environmental effects, lead agencies may refer to information compiled by the
California Department of Forestry and Fire Protection regarding the state’s inventory of forest land,
including the Forest and Range Assessment Project and the Forest Legacy Assessment Project; and
the forest carbon measurement methodology provided in Forest Protocols adopted by the California
Air Resources Board.
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
Would the project: a. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-
agricultural use?
b. Conflict with existing zoning for agricultural use, or a Williamson Act contract?
c. Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)),
timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))?
d. Result in the loss of forest land or conversion of forest land
to non-forest use?
e. 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?
5.2.1 Impact Analysis
a. Would the project 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?
No Impact. The State’s Farmland Mapping and Monitoring Program (FMMP)20 designates the
project site as “Urban and Built-Up Land.” Neither the site nor adjacent properties are designated as
Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. Therefore, no impact to
farmland would occur, and no mitigation is required.
20 California Department of Conservation. California Important Farmland Finder. Website:
https://maps.conservation.ca.gov/DLRP/CIFF/ (accessed December 29, 2022).
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b. Would the project conflict with existing zoning for agricultural use, or a Williamson Act contract?
No Impact. The City does not maintain any agricultural zones. No Williamson Act contracts are in
effect in the City.21 Therefore, there would be no impact related to conflicts with existing
agricultural zoning designations or Williamson Act contracts, and no mitigation is required.
c. Would the project conflict with existing zoning for, or cause rezoning of, forest land (as defined in
Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code
Section 4526), or timberland zoned Timberland Production (as defined by Government Code
Section 51104(g))?
No Impact. As detailed in Table 2.3.A, neither the project site nor adjacent lands are zoned for forest land or Timberland Production. Therefore, there is no potential for the project to conflict with
existing zoning for forest land or land zoned for Timberland Production. No impact would occur, and
no mitigation is required.
d. Would the project result in the loss of forest land or conversion of forestland to non-forest use?
No Impact. The project site and adjacent land are not occupied by forest resources. Implementation
of the proposed project would not result in the loss or conversion of forest land to non-forest land.
No impact would occur to forest land, and no mitigation is required.
e. Would the project 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?
No Impact. The project site is currently occupied by a self-storage facility owned and operated by
the Project Applicant. No farmland or forest land occur on site or on adjacent land. Therefore,
implementation of the proposed project would not involve other changes in the existing
environment which could result in the conversion of farmland to non-agricultural use, or conversion
of forest land to non-forest use. No impact would occur and no mitigation is required.
21 California Department of Conservation. California Important Farmland Finder. Website:
https://maps.conservation.ca.gov/DLRP/CIFF/ (accessed December 29, 2022).
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5.3 AIR QUALITY
Where available, the significance criteria established by the applicable air quality management
district or air pollution control district may be relied upon to make the following determinations.
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
Would the project: a. Conflict with or obstruct implementation of the applicable air quality plan?
b. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard?
c. Expose sensitive receptors to substantial pollutant concentrations?
d. Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
The project-specific information and analysis in this section is based on the Air Quality, Greenhouse
Gas, and Energy Impact Analysis Memorandum provided in Appendix A of this Initial Study.22
The project site is within the South Coast Air Basin (Basin). The South Coast Air Quality Management
District (SCAQMD) is the regional government agency that monitors and regulates air pollution
within the Basin. The federal Clean Air Act and the California Clean Air Act mandate the control and
reduction of specific air pollutants. Under these acts, the United States Environmental Protection
Agency (USEPA) and the California Air Resources Board (CARB) have established ambient air quality
standards for specific "criteria" pollutants, designed to protect public health and welfare. Primary
criteria pollutants include carbon monoxide (CO), volatile organic compounds (VOC), nitrogen oxides
(NOX), particulate matter less than 10 microns in size (PM10), sulfur dioxide (SO2), and lead (Pb).
Secondary criteria pollutants include ozone (O3), and particulate matter less than 2.5 microns in size
(PM2.5). The ambient air quality standard for each criteria pollutant represents the level that is
considered safe to the public and avoids specific adverse health effects associated with each criteria
pollutant.
The Basin is in nonattainment for the federal and State standards for O3 and PM2.5, and
nonattainment for the State PM10 standard. In addition, the Basin is in attainment/maintenance for
the federal PM10, CO, SO2, and nitrogen dioxide (NO2) standards. The SCAQMD has established
project-level thresholds for VOC, NOX, CO, SO2, PM10, and PM2.5 shown in Table 5.3.A. The SCAQMD
considers any project in the Basin with construction- or operation-related emissions that exceed any
of the emission thresholds below to have potentially significant impacts.
22 LSA Associates, Inc. Air Quality, Greenhouse Gas Emissions, and Energy Impact Analysis Memorandum for
the proposed Public Storage Redevelopment Project in Fontana, California. January 19, 2023. Appendix A.
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Table 5.3.A: SCAQMD Construction and Operation Thresholds of
Significance (lbs/day)
Emission Source Pollutant Emissions Threshold (lbs/day)
VOCs NOX CO SO2 PM10 PM2.5
Construction Thresholds 75 100 550 150 150 55
Operation Thresholds 55 55 550 150 150 55
Source: South Coast Air Quality Management District (1993).
CO = carbon monoxide
lbs/day = pounds per day NOX = nitrogen oxides
PM2.5 = particulate matter less than 2.5 microns in size
PM10 = particulate matter less than 10 microns in size
SCAQMD = South Coast Air Quality Management District SO2 = sulfur dioxide
VOC = volatile organic compounds
In addition, the SCAQMD published its Final Localized Significance Threshold Methodology in June
2003 (updated July 2008), recommending that all air quality analyses include an assessment of air
quality impacts to nearby sensitive receptors.23 This guidance was used to analyze potential
localized air quality impacts associated with construction of the proposed project. Localized
significance thresholds (LSTs) are developed based on the size or total area of the emission source,
the ambient air quality in the source receptor area, and the distance between the project and the
nearest sensitive receptor. The SCAQMD defines structures that house persons (e.g., children, the
elderly, persons with pre-existing respiratory or cardiovascular illness, and athletes and others who
engage in frequent exercise) or places where they gather as sensitive receptors (i.e., residences,
schools, playgrounds, child-care centers, convalescent centers, retirement homes, and athletic
fields). The nearest sensitive receptors in proximity to the project site are single-family residential
units located approximately 190 feet to the east of the project site’s eastern boundary line.
LSTs are based on the ambient concentrations of that pollutant within the project Source Receptor
Area (SRA) and the distance to the nearest sensitive receptor. For the proposed project, the
appropriate SRA for the LST is the Central San Bernardino Valley (SRA 34). SCAQMD provides LST
screening tables for 25-, 50-, 100-, 200-, and 500-meter source-receptor distances. The closest
sensitive receptors to the project site are residential uses including the single-family homes
approximately 190 feet (59 meters) east of the project site boundary. While the project site is
approximately 5.33 acres, based on the anticipated construction equipment and based on the
anticipated grading and ground-disturbing activities, it is assumed that the maximum daily disturbed
area for the proposed project would be 3.5 acres.24 Therefore, the LSTs for a 3.5-acre site at 190 feet
(59 meters) were derived by interpolation. Table 5.3.B shows the emissions thresholds that would
23 South Coast Air Quality Management District (SCAQMD). 2008. Final Localized Significance Threshold
Methodology. July. Website: http://www.aqmd.gov/docs/default-source/ceqa/handbook/localized-
significance-thresholds/final-lst-methodology-document.pdf (accessed February 2023).
24 SCAQMD. n.d. Fact Sheet for Applying CalEEMod to Localized Significance Thresholds. Website:
http://www.aqmd.gov/docs/default-source/ceqa/handbook/localized-significance-thresholds/caleemod-
guidance.pdf (accessed February 2023).
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apply based on the project size and distance to nearby receptors during project construction and
operation, respectively.
Table 5.3.B: SCAQMD Localized Significance Thresholds
Emissions Source Pollutant Emissions Threshold (lbs/day)
NOX CO PM10 PM2.5
Construction 226.0 2,171.0 36.0 9.0
Operations 226.0 2,171.0 9.0 3.0
Source: Final Localized Significance Threshold Methodology (SCAQMD 2008). CO = carbon monoxide
lbs/day = pounds per day
NOX = nitrogen oxides
PM10 = particulate matter less than 10 microns in size
PM2.5 = particulate matter less than 2.5 microns in size
SCAQMD = South Coast Air Quality Management District
5.3.1 Impact Analysis
a. Would the project conflict with or obstruct implementation of the applicable air quality plan?
Less than Significant Impact. An Air Quality Management Plan (AQMP) describes air pollution
control strategies to be undertaken by a city or county in a region classified as a nonattainment area
to meet the requirements of the federal Clean Air Act. The main purpose of an AQMP is to bring an
area into compliance with the requirements of federal and State ambient air quality standards
(AAQS). The Basin is in nonattainment for the federal and State standards for O3 and PM2.5.
Therefore, the Basin is classified as a nonattainment area and an AQMP is required. The applicable
air quality plan is the SCAQMD’s adopted 2022 AQMP.25 The AQMP is based on regional growth
projections developed by the Southern California Association of Governments (SCAG).
A consistency determination plays an essential role in local agency project review by linking local
planning and unique individual projects to the air quality plans. A consistency determination fulfills
the CEQA goal of fully informing local agency decision-makers of the environmental costs of the
project under consideration at a stage early enough to ensure that air quality concerns are
addressed. Only new or amended General Plan elements, Specific Plans, and significantly unique
projects need to undergo a consistency review given that the air quality plan strategy is based on
projections from local General Plans.
The City’s General Plan is consistent with the SCAG Regional Comprehensive Plan Guidelines and the
SCAQMD AQMP. Pursuant to the methodology provided in the SCAQMD CEQA Air Quality
Handbook, consistency with the Basin 2022 AQMP is affirmed when a project: (1) would not
increase the frequency or severity of an air quality standards violation or cause a new violation and
(2) is consistent with the growth assumptions in the AQMP. Consistency review is presented as
follows:
1. The proposed project would result in short-term construction and long-term operational
pollutant emissions that are all less than the CEQA significance emissions thresholds established
25 South Coast Air Quality Management District. 2022 Air Quality Management Plan. Adopted December 2,
2022.
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by SCAQMD, as demonstrated in Section 5.3.b, below. Therefore, the proposed project would
not result in an increase in the frequency or severity of an air quality standards violation or
cause a new air quality standards violation.
2. The CEQA Air Quality Handbook indicates that consistency with AQMP growth assumptions
must be analyzed for new or amended General Plan elements, Specific Plans, and significant
projects. Significant projects include airports, electrical generating facilities, petroleum and gas
refineries, designation of oil drilling districts, water ports, solid waste disposal sites, and
offshore drilling facilities. As discussed in Chapter 2.0, Project Description, the proposed self-
storage use is not identified as a permitted use in the FBC zoning designation. However, as discussed in Section 5.11, Land Use and Planning, the project would comply with Section 30-
357.1.a.2 of the City’s Zoning and Development Code and be subject to project-specific
conditions pursuant to a CUP; therefore, the project would be permitted to operate as a legal
non-conforming use and would not change the current land use designation of the site.
Additionally, based on the proposed project size (184,550 square feet), the proposed project is
not considered a project of Statewide, regional, or areawide significance (e.g., large-scale
projects such as airports, electrical generating facilities, petroleum and gas refineries, residential
developments of more than 500 dwelling units, and shopping centers or business
establishments employing more than 1,000 persons or encompassing more than 500,000 square
feet of floor space) as defined in the California Code of Regulations (CCR) (Title 14, Division 6,
Chapter 3, Article 13, Section 15206(b)). Because the proposed project would not be defined as
a regionally significant project under CEQA, it does not meet the SCAG’s Intergovernmental
Review criteria.
Additionally, to determine the proposed project’s consistency with the 2022 AQMP, the project
must be consistent with the AQMP growth assumptions, which are based, in part, on
assumptions made by local planning agencies in SCAG’s Regional Transportation Plan (RTP)/
Sustainable Communities Strategy (SCS) regarding population, housing, and growth trends to
determine control strategies for regional compliance status. According to SCAG’s 2020–2045
RTP/SCS, the City’s population, households, and employment are forecast to increase by
approximately 75,700 residents, 26,300 households, and 18,400 jobs, respectively, between
2016 and 2045 and would total approximately 286,700 residents, 77,800 households, and
75,100 jobs by 2045.26 The proposed project is not expected to increase the number of
employees; therefore, the proposed project would not contribute to substantial or unplanned
population growth forecasted by SCAG. Therefore, the proposed project would not increase
population growth forecasts and is not expected to alter the demographic projections of SCAG
or the AQMP. Therefore, the proposed project is consistent with the growth assumptions in the
AQMP.
26 Southern California Association of Governments (SCAG). 2020. Connect SoCal 2020–2045 Regional
Transportation Plan/Sustainable Communities Strategy. Website: https://scag.ca.gov/read-plan-adopted-
final-connect-socal-2020 (accessed February 2023).
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Based on the consistency analysis presented above, the proposed project would not conflict with or
obstruct implementation of the applicable air quality plan. Impacts would be less than significant,
and no mitigation is required.
b. Would the project result in a cumulatively considerable net increase of any criteria pollutant for
which the project region is non-attainment under an applicable federal or state ambient air
quality standard?
Less than Significant Impact. As identified above, the Basin is currently designated as
nonattainment for the federal and State standards for O3 and PM2.5. The Basin’s nonattainment
status is attributed to the region’s development history. Past, present, and future development projects contribute to the region’s adverse air quality impacts on a cumulative basis. By its very
nature, air pollution is largely a cumulative impact. No single project is sufficient in size to, by itself,
to result in nonattainment of AAQS. Instead, a project’s individual emissions contribute to existing
cumulatively significant adverse air quality impacts. If a project’s contribution to the cumulative
impact is considerable, then the project’s impact on air quality would be considered significant.
In developing thresholds of significance for air pollutants, the SCAQMD considered the emission
levels for which a project’s individual emissions would be cumulatively considerable. If a project
exceeds the identified SCAQMD significance thresholds identified above in Table 5.3.A, its emissions
would be cumulatively considerable, resulting in significant adverse air quality impacts to the
region’s existing air quality conditions. Therefore, additional analysis to assess cumulative impacts is
not necessary. The following analysis assesses the potential project-level air quality impacts
associated with construction and operation of the proposed project.
Construction Emissions. During construction, short-term degradation of air quality may occur due to
the release of particulate matter emissions (i.e., fugitive dust) generated by demolition, site
preparation, and grading activities. Emissions from construction equipment are also anticipated and
would include CO, NOX, VOC, directly emitted PM2.5 or PM10, and toxic air contaminants such as
diesel exhaust particulate matter.
Project construction activities would include demolition, site preparation, grading, building
construction, architectural coating, and paving activities. Construction-related effects on air quality
from the proposed project would be greatest during the site preparation phase due to the
disturbance of soils. If not properly controlled, these activities would temporarily generate
particulate emissions. Sources of fugitive dust would include disturbed soils at the construction site.
Unless properly controlled, vehicles leaving the site would deposit dirt and mud on local streets,
which could be an additional source of airborne dust after it dries. PM10 emissions would vary from
day to day, depending on the nature and magnitude of construction activity and local weather
conditions. PM10 emissions would depend on soil moisture, silt content of soil, wind speed, and
amount of operating equipment. Larger dust particles would settle near the source, whereas fine
particles would be dispersed over greater distances from the construction site.
Water or other soil stabilizers can be used to control dust, resulting in emission reductions of 50
percent or more. SCAQMD has established Rule 403: Fugitive Dust, which would require the Project
Applicant to implement measures that would reduce the amount of particulate matter generated
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during the construction period. The Rule 403 measures that were incorporated in this analysis
include:
• Water active sites at least three times daily (locations where grading is to occur shall be
thoroughly watered prior to earthmoving).
• Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain at least 2 feet (0.6
meter) of freeboard (vertical space between the top of the load and the top of the trailer) in
accordance with the requirements of California Vehicle Code Section 23114.
• Reduce traffic speeds on all unpaved roads to 15 miles per hour or less.
In addition to dust-related PM10 emissions, heavy trucks and construction equipment powered by
gasoline and diesel engines would generate CO, sulfur oxides (SOX), NOX, VOCs, and some soot
particulate (PM2.5 and PM10) in exhaust emissions. If construction activities were to increase traffic
congestion in the area, CO and other emissions from traffic would increase slightly while those
vehicles idle in traffic. These emissions would be temporary in nature and limited to the immediate
area surrounding the construction site.
Construction emissions were estimated for the project using the California Emissions Estimator
Model version 2022.1 (CalEEMod). Construction of the proposed project would begin in May of 2024
and be completed by April 2025, which was included in CalEEMod. In addition, the proposed project
would include the demolition of the existing buildings and the import of approximately 1,000 cubic
yards of soils, which was also included in CalEEMod. This analysis assumes compliance with
SCAQMD Rule 403 measures and the use of Tier 2 construction equipment. All other construction
details are not yet known; therefore, default assumptions (e.g., construction worker and truck trips
and fleet activities) from CalEEMod were used. Construction emissions are summarized in Table
5.3.C below. Appendix A provides CalEEMod output sheets.
As shown in Table 5.3.C, construction emissions associated with the project would not exceed the
SCAQMD’s thresholds for VOC, NOX, CO, SOX, PM2.5, and PM10. Therefore, construction of the
proposed project would not result in a cumulatively considerable increase of any criteria pollutant
for which the project region is in nonattainment under an applicable federal or State ambient air
quality standard. Impacts would be less than significant, and no mitigation is required.
Operational Emissions. The proposed project would generate emissions from daily operations and
vehicle trips associated with project operations. The proposed project would include a rental office
building, three-story self-storage building, parking, and landscaping. Long-term air pollutant
emissions associated with operation of the proposed project include emissions from area, energy,
and mobile sources, and are discussed below. The quantity of emissions is the product of usage
intensity (i.e., the amount of natural gas) and the emission factor of the fuel source.
Typically, area source emissions consist of direct sources of air emissions located at the project site,
including architectural coatings and the use of landscape maintenance equipment. Area source
emissions associated with the project would include emissions from the use of landscaping
equipment and consumer products.
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Table 5.3.C: Short-Term Regional Construction Emissions
Construction Phase
Total Daily Regional Pollutant Emissions (lbs/day)
VOCs NOX CO SOX Fugitive
PM10
Exhaust
PM10
Fugitive
PM2.5
Exhaust
PM2.5
Demolition 0.8 26.1 20.1 <0.1 1.5 0.8 0.3 0.7
Site Preparation 1.2 39.9 29.8 0.1 7.9 1.1 4.0 1.0
Grading 0.8 24.3 19.6 <0.1 3.2 0.8 1.4 0.7
Building Construction 0.9 19.7 17.4 <0.1 0.7 0.7 0.2 0.6
Architectural Coating 9.9 1.1 1.5 <0.1 0.1 0.1 <0.1 <0.1
Paving 0.6 13.4 11.8 <0.1 0.2 0.6 <0.1 0.5
Peak Daily Emissions 10.8 39.9 29.8 0.1 9.0 5.0
SCAQMD Threshold 75.0 100.0 550.0 150.0 150.0 55.0
Significant? No No No No No No
Source: Compiled by LSA Associates, Inc. (January 2023).
Note: It was assumed that the architectural coatings were applied during the building construction phase. PM10 and PM2.5 fugitive
emissions are from the Mitigated results; the only “mitigation” measures applied in this modeling are required dust control measures per SCAQMD Rule 403. CO = carbon monoxide
lbs/day = pounds per day
NOX = nitrogen oxides PM2.5 = particulate matter less than 2.5 microns in size
PM10 = particulate matter less than 10 microns in size
SCAQMD = South Coast Air Quality Management District
SOX = sulfur oxides VOCs = volatile organic compounds
Mobile source emissions are generated by the vehicle trips associated with project operations. Trip
generation rates used in CalEEMod for the project were based on the Trip Generation and Vehicle
Miles Traveled Analysis prepared for the project (Appendix H),27 which determined that existing
conditions generate 24 daily average trips, and the proposed project would generate 161 average
daily trips. Therefore, the proposed project would generate 137 new average daily trips. PM10
emissions result from running exhaust, tire and brake wear, and the entrainment of dust into the
atmosphere from vehicles traveling on paved roadways. Entrainment of PM10 occurs when vehicle
tires pulverize small rocks and pavement, and the vehicle wakes generate airborne dust. The
contribution of tire and brake wear is small compared to the other PM emission processes.
Additionally, gasoline-powered engines have small rates of particulate matter emissions compared
to diesel-powered vehicles.
Energy source emissions result from activities in buildings for which electricity and natural gas are
used. Major sources of energy demand include building mechanical systems, such as heating and air
conditioning, lighting, and plug-in electronics, such as computers. Greater building or appliance
efficiency reduces the amount of energy for a given activity, which lowers the resultant emissions.
The emission factor is determined by the fuel source. Therefore, cleaner energy sources, such as
renewable energy, produce fewer emissions than conventional sources. Per the CalEEMod User Guide, natural gas use would contribute to both criteria pollutant and greenhouse gas (GHG) emissions, while electricity use would contribute to GHG emissions only.28 Since the proposed buildings would be all electric and
would not use natural gas, project operation would not result in any energy-source related
27 LSA Associates, Inc. Public Storage Fontana, California – Trip Generation/Vehicle Miles Traveled Analysis.
November 1, 2022. Appendix H.
28 ICF in collaboration with Sacramento Metropolitan Air Quality Management District Fehr & Peers, STI, and
Ramboll. California Emissions Estimator Model User Guide, Version 2022.1. Pages 2 and 3. April 2022.
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emissions of criteria pollutants. An analysis of GHG emissions from energy sources (i.e., electricity) is provided in Section 5.8 below.
Long-term operational emissions associated with the proposed project were calculated using
CalEEMod and are summarized in Table 5.3.D below. Appendix A provides CalEEMod output sheets.
Table 5.3.D: Project Operational Emissions
Emission Type Pollutant Emissions (lbs/day)
VOCs NOX CO SOX PM10 PM2.5
Area Sources 3.5 <0.1 4.8 <0.1 <0.1 <0.1
Energy Sources 0.0 0.0 0.0 0.0 0.0 0.0
Mobile Sources 0.7 0.7 5.7 <0.1 0.5 0.1
Total Project Emissions 4.2 0.7 10.5 <0.1 0.5 0.1
SCAQMD Threshold 55.0 55.0 550.0 150.0 150.0 55.0
Exceeds Threshold? No No No No No No
Source: Compiled by LSA Associates, Inc. (January 2023).
CO = carbon monoxide lbs/day = pounds per day
NOX = nitrogen oxides
PM2.5 = particulate matter less than 2.5 microns in size
PM10 = particulate matter less than 10 microns in size SCAQMD = South Coast Air Quality Management District
SOX = sulfur oxides
VOCs = volatile organic compounds
As shown in Table 5.3.D, the proposed project would not exceed the significance criteria for daily
VOC, NOX, CO, SOX, PM10, or PM2.5 emissions. Therefore, operation of the proposed project would
not result in a cumulatively considerable net increase of any criteria pollutant for which the project
region is in nonattainment under an applicable federal or State ambient air quality standard.
Impacts would be less than significant, and no mitigation is required.
Long Term Microscale (CO Hot Spot) Analysis. Although the Basin is designated as in attainment/
maintenance for CO, localized CO concentrations are evaluated to determine whether project-
related CO impacts would exceed State or national AAQS. This is because vehicular trips associated
with the proposed project could contribute to congestion at intersections and along roadway
segments in the project vicinity. Localized air quality impacts would occur when emissions from
vehicular traffic increase as a result of the proposed project. The primary mobile-source pollutant of
local concern is CO, a direct function of vehicle idling time and, thus, of traffic flow conditions. CO
transport is extremely limited; under normal meteorological conditions, CO disperses rapidly with
distance from the source. However, under certain extreme meteorological conditions, CO
concentrations near a congested roadway or intersection may reach unhealthful levels, affecting
local sensitive receptors (e.g., residents, schoolchildren, the elderly, and hospital patients). Typically,
high CO concentrations are associated with roadways or intersections operating at unacceptable
levels of service or with extremely high traffic volumes. In areas with high ambient background CO
concentrations, modeling is recommended to determine a project’s effect on local CO levels.
An assessment of project-related impacts on localized ambient air quality requires that future
ambient air quality levels be projected. Existing CO concentrations in the immediate project vicinity
are not available. Ambient CO levels monitored at Fontana station, the closest monitoring station to
the project site, showed a highest recorded 1-hour concentration of 2.7 parts per million (ppm) (the
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State standard is 20 ppm and the federal standard is 35 ppm) and a highest recorded 8-hour
concentration of 1.4 ppm (the State and federal standard is 9 ppm) during the past 3 years. The
highest CO concentrations would normally occur during peak traffic hours; therefore, CO impacts
calculated under peak traffic conditions represent a worst-case analysis.
As discussed in the Trip Generation and Vehicle Miles Traveled Analysis prepared for the project
(Appendix H), the proposed project would generate 8 new a.m. peak hour trips and 15 new p.m.
peak-hour trips. As the proposed project would not generate 100 or more a.m. or p.m. peak hour
trips, the proposed project does not meet the criteria for an evaluation of study area intersection or
roadway segment Level of Service (LOS). Therefore, it is assumed that the addition of the proposed
project traffic would not create any significant adverse impacts to nearby intersections.
Therefore, given the extremely low level of CO concentrations in the project area, and lack of traffic
impacts at any intersections, project-related vehicles are not expected to contribute significantly to
CO concentrations or contribute to the result of CO concentrations exceeding the State or federal
CO standards. Impacts would be less than significant. Mitigation is not required.
c. Would the project expose sensitive receptors to substantial pollutant concentrations?
Less than Significant Impact. Sensitive receptors are people who have an increased sensitivity to air
pollution or environmental contaminants. The SCAQMD defines structures that house persons (e.g.,
children, the elderly, persons with pre-existing respiratory or cardiovascular illness, and athletes and
others who engage in frequent exercise) or places where they gather (i.e., residences, schools,
playgrounds, child-care centers, convalescent centers, retirement homes, and athletic fields) as
sensitive receptors.
As previously discussed, LSTs are based on the ambient concentrations of that pollutant within the
project SRA and the distance to the nearest sensitive receptor. The nearest sensitive receptors in
proximity to the project site are single-family residential units located approximately 190 feet to the
east of the project’s eastern boundary line. For the proposed project, the appropriate SRA for the
LST is the Central San Bernardino Valley (SRA 34). While the project site is approximately 5.33 acres,
based on the anticipated construction equipment and based on the anticipated grading and ground-
disturbing activities, it is assumed that the maximum daily disturbed area for the proposed project
would be 3.5 acres.29
The results of the LST analysis for both construction and operation of the proposed project are
summarized in Tables 5.3.E and 5.3.F below. As shown in Tables 5.3.E and 5.3.F, the proposed
project would not result in an exceedance of a SCAQMD LST during project construction or
operation. Additionally, as discussed in Section 5.3.b, project related vehicles would not contribute
significantly to CO concentrations and therefore wouldn't expose sensitive receptors near the
project site to substantial CO concentrations. Therefore, the project would not expose sensitive
29 SCAQMD. n.d. Fact Sheet for Applying CalEEMod to Localized Significance Thresholds. Website:
http://www.aqmd.gov/docs/default-source/ceqa/handbook/localized-significance-thresholds/caleemod-
guidance.pdf (accessed February 2023).
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receptors to substantial pollutant concentrations and impacts would be less than significant.
Mitigation is not required.
Table 5.3.E: Project Localized Construction Emissions (in Pounds Per Day)
Source NOX CO PM10 PM2.5
On-Site Project Emissions 40.0 30.0 9.0 5.0
Localized Significance Threshold 262.0 2,171.0 36.0 9.0
Exceeds Threshold? No No No No
Source: Compiled by LSA Associates, Inc (January 2023). Note: Source Receptor Area 34, based on a 3.5-acre construction disturbance daily area, at a distance of 59 meters (190 feet) from the
project boundary.
CO = carbon monoxide NOX = nitrogen oxides PM2.5 = particulate matter less than 2.5 microns in size PM10 = particulate matter less than 10 microns in size
Table 5.3.F: Project Localized Operational Emissions (in Pounds Per Day)
Source NOX CO PM10 PM2.5
On-Site Project Emissions <1.0 <1.0 <1.0 <1.0
Localized Significance Threshold 262.0 2,171.0 9.0 3.0
Exceeds Threshold? No No No No
Source: Compiled by LSA Associates, Inc (January 2023).
Note: Source Receptor Area: Central San Bernardino Valley (SRA 34), 3.5 acres, 59 meters (190 feet) distance; on site traffic is assumed
to be 5 percent of total. CO = carbon monoxide
NOX = nitrogen oxides
PM2.5 = particulate matter less than 2.5 microns in size
PM10 = particulate matter less than 10 microns in size
d. Would the project result in other emissions (such as those leading to odors) adversely affecting a
substantial number of people?
Less than Significant Impact.
Construction. Project construction would generate limited odors over the short term, primarily from
equipment exhaust. The painting of buildings and structures or the installation of asphalt surfaces
may also create odors. However, construction activity would be temporary and would cease after
individual construction is completed. Additionally, construction activities that would generate odors
are expected to be isolated to the immediate vicinity of the construction site. Therefore, odors from
construction equipment exhaust, painting, and installation of asphalt surfaces would not adversely
affect a substantial number of people.
Additionally, the Project Applicant would be required to implement standard control measures to
limit fugitive dust and construction equipment emissions, which would reduce odor impacts, in
accordance with the following regulations:
• SCAQMD Rule 402: A person shall not discharge from any source whatsoever such quantities of
air contaminants or other material which cause injury, detriment, nuisance, or annoyance to any
considerable number of persons or to the public, or which endanger the comfort, repose, health
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or safety of any such persons or the public, or which cause, or have a natural tendency to cause,
injury or damage to business or property.
• SCAQMD Rule 403: Requires that fugitive dust be controlled with best available control
measures so the presence of such dust does not remain visible in the atmosphere beyond the
property line of the emission source. Implementation of dust suppression techniques is also
required to prevent fugitive dust from creating a nuisance off-site. Applicable dust suppression
techniques include the following:
○ Water active sites at least twice times daily (locations where grading is to occur will be
thoroughly watered prior to earthmoving).
○ All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should
maintain at least 2 feet (ft) of freeboard in accordance with the requirements of California
Vehicle Code Section 23114 (freeboard means vertical space between the top of the load
and top of the trailer).
○ Traffic speeds on all unpaved roads shall be reduced to 15 miles per hour or less.
• Title 13, Section 2449(d)(D) of the California Code of Regulations: Requires operators of off-
road vehicles (i.e., self-propelled diesel-fueled vehicles 25 horsepower and up that were not
designed to be driven on road) to limit vehicle idling to five minutes or less.
The Project Applicant would also be required to comply with SCAQMD Rule 1113, which limits the
volatile organic compound (VOC) content of architectural coatings (e.g. paint), and SCAQMD Rule
1108, which identifies standards regarding the application of asphalt. Adherence to the standards
identified in SCAQMD Rules 1113 and 1108 is required for all construction projects in the City to
reduce emissions and objectionable odors impacts.
Adherence to the SCAQMD Rules identified above and Title 13, Section 2449(d)(D) of the California
Code of Regulation would reduce odor impacts to people on or near the project site during
construction. Additionally, as previously discussed, construction activities would be temporary, and
odors generated from construction activities would be isolated to the immediate vicinity of the
construction site. Therefore, project construction activities would not result in other emissions (such
as those leading to odors) adversely affecting a substantial number of people. Impacts would be less
than significant, and no mitigation is required.
Operation. Land uses generally associated with long-term objectionable odors include agricultural
uses, wastewater treatment plants, food-processing plants, chemical plants, composting operations,
refineries, landfills, dairies, and fiberglass molding facilities. The proposed project is a self-storage
facility that would not include uses that would generate long-term objectionable odors. Therefore,
operation of the proposed project would not result in other emissions (such as those leading to
odors) adversely affecting a substantial number of people. Impacts would be less than significant,
and no mitigation is required.
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5.4 BIOLOGICAL RESOURCES
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
Would the project:
a. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special-status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
c. Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
d. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
e. Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance?
f. Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or
other approved local, regional, or state habitat conservation
plan?
5.4.1 Impact Analysis
a. Would the project 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?
Less than Significant Impact. The site is bounded by Valley Boulevard to the north, commercial retail
development to the west, Interstate 10 to the south, and commercial uses and single-family homes
to the east. Medical center uses are located across Valley Boulevard to the north and commercial
retail center uses are located across Interstate 10 to the south. Figure 2, Existing Setting, depicts the
project site and surrounding area.
The project site is an infill site completely surrounded by developed landscapes. As discussed in
Section 2.2, the majority of the project site is developed and operates as a self-storage facility. The
vacant portion of the property located west of the existing storage structures is largely developed
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with pavement and contains a small portion of undeveloped land, consisting of ruderal vegetation.30
Additionally, the project site contains ornamental trees in the western portion of the site. Figures 3a
through 3c include photographs of the project site and surrounding land uses.
A Biological Resources and Arborist Report for the project was prepared to evaluate the biological
resources on the project site (Appendix B).31 The report included a literature review and field survey
to determine the existence or potential occurrence of threatened, endangered, or candidate plant
and animal species and critical habitats on the project site and in the project vicinity. The results of
the literature search indicate the project site is not within a designated critical habitat of any
species.
A reconnaissance field survey of the project site was conducted by a qualified LSA Biologist on
October 26, 2022. The field survey determined that animal species observed on-site are typical of
urban environments and are not identified as special-status wildlife species. The field survey also
determined there are no special-status plants located within the project site (see Table A-1 of
Appendix B). Additionally, the field survey determined that all special-status plant and animal
species that have the potential to occur in the project vicinity are considered absent from the site
due to the lack of suitable habitat observed on-site and the site’s isolated position relative to open
space areas where suitable habitat may occur (see Table A-2 of Appendix B).32
Finally, the field survey determined the project site does not provide suitable habitat for burrowing
owl (Athene cunicularia), a Species of Special Concern (SSC) in California, due to the site’s previous
disturbances, relatively small size, and isolation from open space with suitable habitat to support
this species. Furthermore, the trees around the site provide perching locations for hawks and large
owls that prey on burrowing owl, rendering the site undesirable for this species.33 Therefore,
burrowing owl was also determined to be absent from the project site (see Table A-2 of
Appendix B).
Based on the discussion and analysis above, impacts to species identified as a candidate, sensitive,
or special status species and their habitats would be less than significant. Mitigation is not required.
b. Would the project have a substantial adverse effect on any riparian habitat or other sensitive
natural community identified in local or regional plans, policies, regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife Service?
No Impact. As stated previously, the project site is mostly developed and includes a small area of
undeveloped land consisting of ruderal vegetation in the western portion of the site. There are no
riparian or other sensitive natural communities located within the project site.34 Therefore, no
30 Ruderal vegetation consists of species (often invasive) that are first to colonize disturbed lands.
31 LSA Associates, Inc. Biological Resources and Arborist Report for the Fontana Public Storage Project in
Fontana (LSA Project No. PUB2202). Table A-2. November 10, 2022. Appendix B.
32 Ibid. Table A-2.
33 Ibid. Page 5.
34 Ibid. Pages 3 and 4.
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impact to riparian habitat or other sensitive natural communities would occur, and no mitigation is
required.
c. Would the project 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?
No Impact. As stated previously, the project site is mostly developed and includes a small area of
undeveloped land consisting of ruderal vegetation in the western portion of the site. The project site
does not include any federally protected wetlands or any drainage features, ponded areas,
wetlands, or riparian habitat subject to jurisdiction by the California Department of Fish and Wildlife (CDFW), U.S. Army Corps of Engineers (USACE), and/or Regional Water Quality Control Board
(RWQCB).35 Therefore, neither Clean Water Act (CWA) Section 404 and 401 permits nor a CDFW
streambed alteration agreement are required for the project. No impact on federally protected
wetlands would occur, and no mitigation is required.
d. Would the project 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?
Less than Significant with Mitigation Incorporated. Habitat fragmentation occurs when a single,
contiguous habitat area is divided into two or more areas, or where an action isolates two or more
new areas from each other. Isolation of habitat occurs when wildlife cannot move freely from one
portion of the habitat to another or to/from one habitat type to another. Habitat fragmentation
may occur when a portion of one or more habitats is converted into another habitat, as when scrub
habitats are converted into annual grassland habitat because of frequent burning. Wildlife
movement includes seasonal migration along corridors, as well as daily movements for foraging.
Examples of migration corridors may include areas of unobstructed open space for deer, riparian
corridors providing cover for migrating birds, routes between breeding waters and upland habitat
for amphibians, and between roosting and feeding areas for birds.
As previously discussed, the majority of the project site is developed and is surrounded by
developed landscapes. The project site is not within a wildlife corridor and does not contain nursery
sites.36 However, the western portion of the project site contains ornamental trees that provide
suitable nesting habitat for common bird species.37 As discussed in Section 5.4.a, burrowing owl was
determined to be absent from the site due to the lack of suitable habitat. However, because the
project would include the removal of on-site trees that may contain nesting birds, the project would
have the potential to interfere with wildlife movement. Therefore, mitigation is required to protect
nesting birds during project construction.
Accordingly, Mitigation Measure BIO-1 is prescribed to ensure a qualified biologist conducts a pre-
construction survey for nesting birds and that impacts to nesting birds are avoided if construction
35 Ibid.
36 Ibid. Page 5.
37 Ibid.
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activities occur during nesting bird season, in accordance with Sections 3503–3801 of the California
Fish and Game Code. With implementation of Mitigation Measure BIO-1, nesting birds would be
protected during project construction activities. Therefore, impacts to wildlife movement
opportunities, including nesting birds, would be reduced to less than significant with mitigation
incorporated.
Mitigation Measures. The following mitigation measure is required to reduce potentially significant
impacts to nesting birds to less-than-significant levels.
Mitigation Measure BIO-1 If demolition or ground disturbance is proposed during nesting bird
season (February 15 to August 31), a pre-construction nesting survey shall be conducted by a qualified biologist (Project Biologist)
within 72 hours prior to start of work pursuant to Sections 3503–
3801 of the California Fish and Game Code. If the survey indicates
nesting birds are present, an appropriate buffer to be established by
the Project Biologist shall be marked off around the nest(s), and no
demolition or construction activity shall occur in that area during
nesting activities. Demolition and/or construction may resume
within the established buffer when the Project Biologist determines
the nest is no longer occupied and all juveniles have left the nest.
This measure shall be implemented to the satisfaction of the City of
Fontana Community Development Director or designee.
e. Would the project conflict with any local policies or ordinances protecting biological resources,
such as a tree preservation policy or ordinance?
Less than Significant with Mitigation Incorporated. The Biological Resources and Arborist Report
prepared for the proposed project included a tree inventory survey of the project site by a certified
arborist in accordance with the City’s tree protection ordinance (Chapter 28, Article III of the City
Municipal Code). The City’s tree protection ordinance prohibits the removal of any heritage,
significant, or specimen tree unless a permit is obtained. The tree inventory survey identified one
small non-native oak and 31 eucalyptus trees, one of which is dead, on the project site.38 The City’s
tree protection ordinance considers eucalyptus trees to be Heritage Trees if they are part of a
windrow that is “representative of a significant period of the city’s growth or development”.
According to the report, the eucalyptus trees on the project site are not part of a windrow and
therefore are not considered Heritage Trees.39 Additionally, none of the trees on the project site
meet the City’s definitions of Heritage, Significant, or Specimen trees;40 therefore, the project would
not be required to preserve any of the trees on-site or obtain a permit to remove any of the on-site
trees.
Development of the project would remove 31 living trees from the project site. Pursuant to Section
28-67(c) of the City Municipal Code, “all other trees which are not heritage, significant, or specimen
38 Ibid. Page 6.
39 Ibid.
40 Ibid.
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tree shall be replaced. The size of the replacement tree(s) shall be based on a scale of ten percent to
100 percent. Staff may require that the ratings be performed by a certified arborist. The arborist
report will be approved by staff”. Therefore, the project would be required to replace 31 trees on-
site in accordance with the criteria specified in Section 28-67(c). The replacement requirements for
on-site trees are provided in Table A-3 of the Biological Resource and Arborist Report (Appendix B).
The project would conflict with the City’s tree protection ordinance if the 31 trees on-site that are
proposed for removal would not be replaced. Therefore, mitigation is required to ensure the project
would not conflict with the City’s tree protection ordinance.
Mitigation Measure BIO-2 is prescribed to ensure that the Project Applicant would replace each living tree on the project site (31 trees) pursuant to Section 28-67 (c) of the City Municipal Code.
Through implementation of Mitigation Measure BIO-2, the project would not conflict with any local
policies or ordinances protecting biological resources, including the City’s tree protection ordinance.
Impacts would be less than significant with mitigation incorporated.
Mitigation Measures. The following mitigation measure is required to reduce potentially significant
impacts related to the City’s tree protection ordinance to less-than-significant levels.
Mitigation Measure BIO-2 Prior to removal of the 31 trees from the project site (refer to Figure
2 and Table A-3 of Appendix B of the Initial Study/Mitigated
Negative Declaration) the Project Applicant shall coordinate with
City staff to identify suitable replacement trees in accordance with
Section 28-67(c) of Article III: Preservation of Heritage, Significant,
and Specimen Trees of the City Municipal Code. Each living tree
shall be replaced pursuant to the replacement tree requirement
determined in the Biological Resources and Arborist Report and
approved by City staff. This measure shall be implemented to the
satisfaction of the City of Fontana Community Development
Director or designee.
f. Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural
Community Conservation Plan, or other approved local, regional, or state habitat conservation
plan?
No Impact. The project site does not lie within an area covered by any adopted Habitat
Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or State
habitat conservation plan.41 Therefore, the project would not conflict with a conservation plan and
no impact would occur. Mitigation is not required.
41 Ibid. Page 5.
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5.5 CULTURAL RESOURCES
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
Would the project:
a. Cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5?
b. Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5?
c. Disturb any human remains, including those interred outside of formal cemeteries?
Cultural resources are broadly defined as any physical manifestations of human activity that are at
least 50 years of age and may include archaeological resources as well as historic-era buildings and
structures.
Archaeological resources include both precontact remains and remains dating to the historical
period. Precontact (or Native American) archaeological resources are physical manifestations of
human activities that predate written records and may include village sites, temporary camps, lithic
(stone tool) scatters, rock art, roasting pits/hearths, milling features, rock features, and burials.
Historic archaeological resources can include refuse heaps, bottle dumps, ceramic scatters, privies,
foundations, and burials and are generally associated in California with the Spanish Mission Period
(1769 through 1833) through the mid-late 20th century (1970).
Archaeological resources that are eligible for listing in the National Register of Historic Places
(National Register), California Register of Historical Resources (California Register), or a local register
are considered historical resources pursuant to CEQA Guidelines Section 15064.5. CEQA Guidelines
Section 15064.5 defines the term “historical resource” as:
1. A resource listed in, or determined to be eligible by the State Historical Resources Commission,
for listing in the California Register of Historical Resources (Pub. Res. Code Section 5024.1, Title
14 CCR, Section 4850 et seq.).
2. A resource included in a local register of historical resources, as defined in Section 5020.1(k) of
the Public Resources Code or identified as significant in an historical resource survey meeting
the requirements of Section 5024.1(g) of the Public Resources Code, shall be presumed to be
historically or culturally significant. Public agencies must treat any such resource as significant
unless the preponderance of evidence demonstrates that it is not historically or culturally
significant.
3. Any object, building, structure, site, area, place, record, or manuscript which a lead agency
determines to be historically significant or significant in the architectural, engineering, scientific,
economic, agricultural, educational, social, political, military, or cultural annals of California may
be considered to be an historical resource, provided the lead agency’s determination is
supported by substantial evidence in light of the whole record. Generally, a resource shall be
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considered by the lead agency to be “historically significant” if the resource meets the criteria
for listing on the California Register of Historical Resources (Pub. Res. Code, Section 5024.1, Title
14 CCR, Section 4852) including the following:
a. Is associated with events that have made a significant contribution to the broad patterns of
California’s history and cultural heritage.
b. Is associated with the lives of persons important in our past.
c. Embodies the distinctive characteristics of a type, period, region, or method of construction,
or represents the work of an important creative individual, or possesses high artistic values.
d. Has yielded, or may be likely to yield, information important in prehistory or history.
A “substantial adverse change” to a historical resource, according to Public Resources Code (PRC)
Section 5020.1(q), “means demolition, destruction, relocation, or alteration such that the
significance of a historical resource would be impaired.”
5.5.1 Impact Analysis
a. Would the project cause a substantial adverse change in the significance of a historical resource
pursuant to §15064.5?
Less than Significant Impact. A Cultural Resources Assessment was prepared for the project site and
included an archaeological and historical records search, an intensive pedestrian survey of the
unpaved portion of project site, and additional research (Appendix C).42
The records search of the project site was completed on December 6, 2022, at the South Central
Coastal Information Center (SCCIC) and included a 1-mile radius search index. The records search did
not identify any historic or precontact archaeological resources on the project site. However, 1
historic period site associated with an historic period railroad route and 6 built environment
resources were documented within 1 mile of the project site. Additionally, the records search did
not identify any precontact archeological resources within 1 mile of the project site. The records
search also identified 14 previously conducted cultural resources studies within 1 mile of the site;
however, none of these previous studies encompassed the project site.43
Additional research conducted in November 2022 included review of the Built Environment
Resource Directory (BERD), LSA project files, online historic period maps, and aerial photographs of
the project site. The research revealed that the project site did not contain any buildings or
structures during the historic period. Additionally, review of aerial photographs of the site
42 LSA Associates, Inc. Cultural Resources Assessment, Public Storage Redevelopment Project, Fontana, San
Bernardino County, California. January 2023. Appendix C.
43 Ibid. Page 9.
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determined the eucalyptus trees on the project site were not part of a windrow and therefore are
not considered a historical resource.44
The pedestrian survey conducted on November 30, 2022, did not result in the identification of any
historic or precontact archaeological resources on the project site.45 Additionally, the survey results
determined that the unpaved portion of the site is currently disturbed by weed-abatement activities
and modern refuse was observed throughout the project site.
Based on the results of the records search, pedestrian survey, and additional research identified in
the Cultural Resources Assessment, the project site does not contain any “historical resources” as
defined under CEQA Guidelines Section 15064.5. Therefore, impacts to historical resources from
project development would be less than significant. Mitigation is not required.
b. Would the project cause a substantial adverse change in the significance of an archaeological
resource pursuant to §15064.5?
Less than Significant Impact. As discussed in Section 5.5.a above, the records search, pedestrian
survey, and additional research conducted as part of the Cultural Resources Assessment prepared
for the project (Appendix C) did not identify any archeological resources as defined under CEQA
Guidelines Section 15064.5 on the project site or within 1 mile of the project site. Additionally, the
Cultural Resources Assessment determined that the potential for encountering subsurface
archeological resources during construction is low.46 Nevertheless, the proposed project must
comply with all applicable regulations protecting archaeological resources, including Title 14,
California Code of Regulations (CCR) Section 15064.5 and [California] Public Resources Code (PRC)
Section 21083.2 California Environmental Quality Act-Archeological Resources, which enable the
City to require the Project Applicant to make reasonable effort to preserve or mitigate impacts to
any affected significant or unique archaeological resource.
Although there are no known archaeological resources on the project site, there is potential for
unknown subsurface archaeological resources (both historic-era resources, as well as precontact
(Native American) resources) to be encountered during ground-disturbing activities. Accordingly, the
City has prescribed Standard Conditions CUL-1 through CUL-3 to ensure that archaeological
resources, including tribal cultural resources, are protected if archaeological resources are
encountered during project construction. The project would be required to comply with Standard
Conditions CUL-1 through CUL-3 in accordance with regulatory requirements. Therefore,
archaeological resources pursuant to CEQA Guidelines Section 15064 would be protected during
project construction, and impacts would remain less than significant. Mitigation is not required.
Standard Conditions. No mitigation is required; however, the following Standard Conditions are
regulatory requirements that would be implemented to ensure impacts related to archaeological
resources remain less than significant.
44 Ibid.
45 Ibid.
46 Ibid. Page 10.
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Standard Condition CUL-1 Upon discovery of any cultural, tribal cultural or archaeological
resources, cease construction activities in the immediate vicinity of
the find until the find can be assessed by an archaeological monitor
who would be retained by the project Applicant to monitor all
subsequent ground-disturbing activity in native soils under the
supervision of a project archaeologist who meets the Secretary of
the Interior’s Professional Qualifications Standards for archaeology.
All cultural, tribal cultural and archaeological resources unearthed
by project construction activities shall be evaluated by the archaeological monitor and tribal monitor/consultant. If the
resources are Native American in origin, the property owner shall
coordinate with interested Tribes (as a result of correspondence
with area Tribes) regarding treatment and curation of these
resources. Typically, the Tribes will request preservation in place or
recovery for educational purposes. Work may continue on other
parts of the project while evaluation takes place.
Standard Condition CUL-2 Preservation in place shall be the preferred manner of treatment. If
preservation in place is not feasible, treatment may include
implementation of archaeological data recovery excavation to
remove the resource from the area of ground disturbance along
with subsequent laboratory processing and analysis. All removed
Tribal Cultural Resources shall be returned to the Tribes. Any
historic archaeological material that is not Native American in origin
shall be curated at a public, non-profit institution with a research
interest in the materials, if such an institution agrees to accept the
material. If no institution accepts the archaeological material, they
shall be offered to the Tribe or a local school or historical society in
the area for educational purposes.
Standard Condition CUL-3 Archaeological and Native American monitoring and excavation
during construction projects shall be consistent with current
professional standards. All feasible care to avoid any unnecessary
disturbance, physical modification, or separation of human remains
and associated funerary objects shall be taken. Principal personnel
shall meet the Secretary of the Interior standards for archaeology
and have a minimum of 10 years’ experience as a principal
investigator working with Native American archaeological sites in
southern California. The principal personnel shall ensure that the
archaeological monitor and all other personnel are appropriately
trained and qualified.
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c. Would the project disturb any humans remains, including those interred outside of formal
cemeteries?
Less than Significant Impact. Considering the extensive ground disturbances that have occurred on
the project site (refer to Section 2.2, Existing Setting), the likelihood of encountering human remains
is minimal.
However, Section 7050.5 of the California Health and Safety Code requires that excavation be
stopped in the vicinity of the discovered human remains while the coroner determines whether the
remains are those of a Native American. If human remains are determined as those of Native
American origin, the Project Applicant shall comply with the State relating to the disposition of Native American burials that fall within the jurisdiction of the Native American Heritage Commission
(NAHC) (PRC Section 5097). Additionally, Section 7052 of the California Health and Safety Code
states that disturbance of Native American cemeteries is a felony.
Accordingly, Standard Condition CUL-4 is prescribed to ensure that human remains, including Native
American human remains, are protected if human remains (or remains that may be human) are
discovered during project construction. The project would be required to comply with Standard
Condition CUL-4 in accordance with regulatory requirements. Therefore, human remains would be
protected during project construction and impacts would be less than significant. Mitigation is not
required.
Standard Conditions. No mitigation is required; however, the following Standard Condition is a
regulatory requirement that would be implemented to ensure impacts related to human remains
remain less than significant.
Standard Condition CUL-4 Pursuant to State Health and Safety Code Section 7050.5, if human
remains are encountered during project construction activities, no
further disturbance shall occur within 100 feet of the find and the
Project Applicant shall notify the San Bernardino County Coroner
and the City of Fontana Community Development Director or
designee. The County Coroner shall make a determination of origin
and disposition. If the San Bernardino County Coroner determines
the remains to be Native American, the Native American Heritage
Commission shall be contacted by the Coroner within the period
specified by law (24 hours). Subsequently, the Native American
Heritage Commission shall identify the “Most Likely Descendant”.
The Most Likely Descendant shall then make recommendations and
engage in consultation with the property owner concerning the
treatment of the remains and any associated items as provided in
Public Resources Code Section 5097.98. Additionally, the specific
locations of Native American burials and reburials shall be
proprietary and not disclosed to the general public.
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5.6 ENERGY
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
Would the project:
a. Result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources during project construction or operation?
b. Conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
The project-specific information and analysis in this section is based on the Air Quality, Greenhouse
Gas, and Energy Impact Analysis Memorandum provided in Appendix A of this Initial Study.47
The project site is within the service territory of Southern California Edison (SCE). SCE provides
electricity to more than 15 million people in a 50,000-square-mile area of Central, Coastal, and
Southern California.48 According to the California Energy Commission (CEC), total electricity
consumption in the SCE service area in 2021 was 103,045 gigawatt hours (GWh) (36,375 GWh for
the residential sector and 51,057 GWh for the non-residential sector). Total electricity consumption
in San Bernardino County in 2021 was 16,180.8 GWh (16,180,811,158 kilowatt-hours [kWh]).49
Gasoline is the most used transportation fuel in California, with 97 percent of all gasoline being
consumed by light-duty cars, pickup trucks, and sport utility vehicles. According to the most recent
data available, total gasoline consumption in California was 289,918 thousand barrels or 1,464.7
trillion British Thermal Units (BTU) in 2020.50 Of the total gasoline consumption, 273,289 thousand
barrels or 1,380.7 trillion BTU were consumed for transportation.51 Based on fuel consumption
obtained from CARB’s California Emissions Factor Model, Version 2021 (EMFAC2021), approximately
907.3 million gallons of gasoline and approximately 325.0 million gallons of diesel will be consumed
from vehicle trips in San Bernardino County in 2023.
47 LSA Associates, Inc. Air Quality, Greenhouse Gas Emissions, and Energy Impact Analysis Memorandum for
the proposed Public Storage Redevelopment Project in Fontana, California. January 19, 2023. Appendix A.
48 Southern California Edison (SCE). 2020. About Us. Website: https://www.sce.com/about-us/who-we-are
(accessed December 2022).
49 CEC. 2020b. Electricity Consumption by County and Entity. Websites: http://www.ecdms.energy.ca.gov/
elecbycounty.aspx and http://www.ecdms.energy.ca.gov/elecbyutil.aspx (accessed December 2022).
50 A British thermal unit is defined as the amount of heat required to raise the temperature of 1 pound of
water by 1°F.
51 U.S. Department of Energy, EIA. 2021a. California State Profile and Energy Estimates. Table F3: Motor
gasoline consumption, price, and expenditure estimates, 2020. Website: eia.gov/state/seds/
data.php?incfile=/state/seds/sep_fuel/html/fuel_mg.html&sid=CA (accessed December 2022).
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5.6.1 Impact Analysis
a. Would the project result in a potentially significant environmental impact due to wasteful,
inefficient, or unnecessary consumption of energy resources during project construction or
operation?
Less than Significant Impact. The proposed project would increase the demand for electricity and
gasoline when compared to existing site conditions. The discussion and analysis provided below is
based on the data included in the CalEEMod output, which is included in Appendix A.
Construction-Period Energy Use. The anticipated construction schedule assumes that the proposed
project would be built over approximately 11 months. The proposed project would require
demolition, site preparation, grading, building construction, paving, and architectural coating during
construction.
Construction of the proposed project would require energy for the manufacture and transportation
of building materials and for preparation of the site for grading activities and building construction.
Petroleum fuels (e.g., diesel and gasoline) would be the primary sources of energy for these
activities.
Construction activities are not anticipated to result in an inefficient use of energy because gasoline
and diesel fuel would be supplied by construction contractors who would conserve the use of their
supplies to minimize their costs on the proposed project. Energy usage on the project site during
construction would be temporary in nature and would be relatively small in comparison to the
State’s available energy sources. Therefore, construction energy impacts would be less than
significant, and no mitigation would be required.
Operational Energy Use. Energy use includes both direct and indirect sources of emissions. Direct
sources of emissions include on-site natural gas usage for heating, while indirect sources include
electricity generated by off-site power plants. As noted in Chapter 2.0, Project Description, the
proposed project would not include natural gas; therefore, natural gas demand is not evaluated
below.
CalEEMod divides building electricity use into uses that are subject to Title 24 standards and those
that are not. For electricity, Title 24 uses include the major building envelope systems covered by
Part 6 (California Energy Code) of Title 24 (e.g., space heating, space cooling, water heating, and
ventilation). Non-Title 24 uses include all other end uses (e.g., appliances, electronics, and other
miscellaneous plug-in uses). Because some lighting is not considered as part of the building
envelope energy budget, CalEEMod considers lighting as a separate electricity use category.
Table 5.6.A shows the estimated potential increased electricity, gasoline, and diesel demand
associated with the proposed project. The electricity rates are from the CalEEMod analysis, while
the gasoline and diesel rates are based on the traffic analysis (see Attachment H) in conjunction with
United States Department of Transportation (DOT) fuel efficiency data.
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Table 5.6.A: Estimated Annual Energy Use of the Proposed Project
Land Use Electricity Use (kWh/yr) Natural Gas Use (kBTU/yr) Gasoline (gal/yr) Diesel (gal/yr)
Industrial 216,500 0 20,971 14,918
Source: Compiled by LSA Associates, Inc. (January 2023).
gal/yr = gallons per year kBTU = thousand British thermal units
kWh = kilowatt-hours
As shown in Table 5.6.A, the estimated potential increase in electricity demand associated with the
proposed project is 216,500 kWh per year. As discussed above, total electricity consumption in the
SCE service area in 2021 was 103,045 GWh. Of this total, San Bernardino County consumed 16,180.8
GWh or 16,180,811,158 kWh.52 Therefore, electricity demand associated with the proposed project
would be approximately 0.001 percent of San Bernardino County’s total electricity demand.
Although there would be an overall increase in energy demand resulting from the increase in self
storage facility square footage and capacity, the CALGreen Code (California Code of Regulations,
Title 24, Part 11), sets performance standards for nonresidential development to reduce
environmental impacts and encourage sustainable construction practices. The CALGreen Code
addresses energy efficiency, water conservation, materials conservation, planning and design, and
overall environmental quality. CALGreen is updated on a regular basis, with the most recent
approved update consisting of the 2022 California Green Building Code Standards that was
effective on January 1, 2023.
The project would be required to adhere to all federal, State, and local requirements for energy
efficiency, including current Title 24 and CALGreen standards which establish minimum efficiency
standards related to various building features, including appliances, water and space heating and
cooling equipment, building insulation and roofing, and lighting, which would reduce energy usage.
In addition, proposed new development would be constructed using energy efficient modern
building materials and construction practices, and the proposed project also would use new modern
appliances and equipment, in accordance with the Appliance Efficiency Regulations (Title 20, CCR
Sections 1601 through 1608). The expected energy consumption during construction and operation
of the proposed project would be consistent with typical usage rates for storage uses.
While the existing self-storage units are not climate controlled, the proposed three-story facility
would be constructed to minimum Title 24 standards for building insulation and climate controlled
to maintain a minimum temperature of at least 55 degrees and maximum temperature of 85
degrees. Additionally, the roof would be designed and constructed solar-ready for future application
of photovoltaic panels. As discussed above, SCE is the private utility that would supply the proposed
project’s electricity services. SCE is positioned to meet the State’s 60 percent by 2030 renewable
energy and 100 percent carbon neutrality by 2045 mandate set forth in Senate Bill (SB) 100. In
52 CEC. n.d. Electricity Consumption by County. Website: www.ecdms.energy.ca.gov/elecbycounty.aspx
(accessed January 2023).
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addition, SCE plans to continue to provide reliable service to their customers and upgrade their
distribution systems as necessary to meet future demand.
The proposed project would result in energy usage associated with gasoline and diesel to fuel
project-related trips. The average fuel economy for light-duty vehicles (automobiles, pickups, vans,
and sport utility vehicles) in the United States has steadily increased, from about 14.9 mpg in 1980
to 22.9 mpg in 2020.53 The average fuel economy for heavy-duty trucks in the United States has also
steadily increased, from 5.7 mpg in 2013 to a projected 8.0 mpg in 2021.54
Using the USEPA gasoline fuel economy estimates for 2019, the California diesel fuel economy
estimates for 2021, and the traffic data from the project traffic analyses, the proposed project would result in the annual consumption of 20,971 gallons of gasoline and 14,918 gallons of diesel
fuel. In 2019, vehicles in California consumed approximately 15.6 billion gallons of gasoline and 3.8
billion gallons of diesel fuel.55 Therefore, gasoline and diesel demand generated by vehicle trips
associated with the proposed project would be a minimal fraction of gasoline and diesel fuel
consumption in California and, by extension, in San Bernardino County.
In addition, vehicles associated with trips to and from the project site would be subject to fuel
economy and efficiency standards, which are applicable throughout the State. As such, the fuel
efficiency of vehicles associated with project operations would increase throughout the life of the
proposed project. Therefore, implementation of the proposed project would not result in a
substantial increase in transportation-related energy uses.
The proposed project would not result in the wasteful, inefficient, or unnecessary consumption of
fuel or energy and would incorporate renewable energy or energy efficiency measures into building
design, equipment uses, and transportation. Impacts would be less than significant, and no
mitigation measures would be necessary.
b. Conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
Less than Significant Impact. As indicated above, energy usage on the project site during
construction would be temporary in nature. In addition, energy usage associated with operation of
the proposed project would be relatively small in comparison to the State’s available energy sources
and energy impacts would be negligible at the regional level. Because California’s energy
conservation planning actions are conducted at a regional level, and because the project’s total
impacts to regional energy supplies would be minor, the proposed project would not conflict with
California’s energy conservation plans as described in the CEC’s 2021 Integrated Energy Policy
Report and 2022 Integrated Energy Policy Report Update. In addition, the proposed project would
53 United States Department of Transportation (DOT). 2021. Table 4-23: Average Fuel Efficiency of U.S. Light
Duty Vehicles. Website: www.bts.gov/content/average-fuel-efficiency-us-light-duty-vehicles (accessed
January 2023).
54 CEC. 2015. Medium and Heavy-Duty Truck Prices and Fuel Economy 2013–2026. Website:
efiling.energy.ca.gov/getdocument.aspx?tn=206180 (accessed January 2023).
55 CEC. n.d. California Gasoline Data, Facts, and Statistics. Website: www.energy.ca.gov/data-
reports/energy-almanac/transportation-energy/california-gasoline-data-facts-and-statistics (accessed
January 2023).
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comply with Title 24 and CALGreen standards. Thus, as shown above, the proposed project would
avoid or reduce the inefficient, wasteful, and unnecessary consumption of energy and would not
result in any irreversible or irretrievable commitments of energy. Therefore, the proposed project
would not result in the wasteful, inefficient, or unnecessary consumption of energy resources during
project construction or operation. Impacts would be less than significant, and no mitigation
measures would be necessary.
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5.7 GEOLOGY AND SOILS
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
Would the project:
a. Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.
ii. Strong seismic ground shaking?
iii. Seismic-related ground failure, including liquefaction? iv. Landslides?
b. Result in substantial soil erosion or the loss of topsoil? c. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
d. Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property?
e. Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water?
f. Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature?
5.7.1 Impact Analysis
a. Would the project directly or indirectly cause potential substantial adverse effects, including the
risk of loss, injury, or death involving:
i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of Mines and Geology Special
Publication 42.
No Impact. The project site is not located within an Earthquake Fault Zone as defined by the State
of California in the Alquist-Priolo Earthquake Fault Zone Act of 1972 or as defined by the City’s
Local Hazard Mitigation Plan.56 In addition, there is no evidence of any faults or faulting activity
on the project site.57 The risk of ground rupture due to fault displacement beneath the site is low.
56 City of Fontana. Local Hazard Mitigation Plan. Figure 4-9: Active Fault Map. June 2017; Approved and
Adopted August 14, 2018.
57 Giles Engineering Associates, Inc. Geotechnical Engineering Exploration and Analysis, Proposed Public
Storage Facility, 17173 Valley Boulevard, Fontana, California. Page 10. April 1, 2022. Appendix D.
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No impact related to fault rupture would result from the implementation of the project. Mitigation
is not required.
ii. Strong seismic ground shaking?
Less Than Significant with Mitigation Incorporated. The project site is located within a seismically
active region, with a number of faults traversing or in proximity to the City, including the
Cucamonga, San Jacinto, and San Andreas Faults. The nearest active faults in proximity to the
project site are the San Jacinto Fault approximately 6.4 miles to the east, and the Cucamonga Fault
approximately 7.3 miles to the north.58
Due to the presence of active and inferred faults in proximity to the project site, the project site is expected to be subject to occasionally moderate to severe ground-shaking, as well as some
background shaking from other seismically active areas of the Southern California region. The extent
of ground-shaking associated with an earthquake is dependent upon the size of the earthquake and
the geologic material of the underlying area. Therefore, the project would have the potential to
directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or
death from seismic ground-shaking.
However, construction and development of the project would be required to comply with applicable
provisions of the California Building Code (CBC). State law requires the design and construction of
new structures comply with current CBC requirements, which address general geologic, seismic
(including ground shaking), and soil constraints for new buildings. Additionally, the geotechnical
report prepared for the proposed project (Appendix D)59 provided recommendations for the
project’s design and construction in conformance with the CBC requirements as codified in
Chapter 5, Article III (California Building Code) of the City Municipal Code. The project-specific
geotechnical report determined that implementation of the report’s recommendations would
ensure that post-construction differential movements of shallow foundations would occur within
CBC tolerable limits of post-construction static and differential settlements of 1.0 and 0.5 inches,
respectively.
Mitigation Measure GEO-1 is prescribed to ensure that the project is constructed in conformance
with the current CBC, applicable City standards, and recommendations identified in the project-
specific geotechnical report to ensure that project development would be safeguarded against the
effects of seismic related activity that may occur on-site. Therefore, impacts from seismic ground-
shaking would be reduced to less than significant with mitigation incorporated.
Mitigation Measures. The following mitigation measure is required to reduce potentially significant
impacts from seismic ground-shaking to less than significant levels.
Mitigation Measure GEO-1 Prior to issuance of grading and/or building permits, the Project
Applicant shall provide evidence to the City of Fontana (City) for
58 Ibid. Table 2.
59 Giles Engineering Associates, Inc. Geotechnical Engineering Exploration and Analysis, Proposed Public
Storage Facility, 17173 Valley Boulevard, Fontana, California. April 1, 2022. Appendix D.
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review and approval that proposed structures, features, and
facilities have been designed and would be constructed in
conformance with applicable provisions of the 2022 edition of the
California Building Code (CBC) or the most current edition of the
CBC in effect at the time the Project Applicant’s development
application is deemed complete by the City.
Additionally, the Project Applicant shall prepare a site-specific
geotechnical report for the project and provide evidence to the City
that the recommendations cited in the geotechnical report are incorporated into project plans and/or implemented as deemed
appropriate by the City. Geotechnical recommendations may
include, but are not limited to, removal of existing vegetation,
structural foundations, floor slabs, utilities, septic systems, and any
other surface and subsurface improvements that would not remain
in place for use with the new development. Remedial earthwork,
overexcavation, and ground improvement shall occur to depths
specified in the geotechnical report to provide a sufficient layer of
engineered fill or densified soil beneath the structural
footings/foundations, as well as proper surface drainage devices
and erosion control. Fill soils shall consist of very low expansive
soils. Construction of concrete structures in contact with subgrade
soils determined to be corrosive shall include measures to protect
concrete, steel, and other metals. Verification testing must be
performed upon completion of ground improvements to confirm
that the compressible soils have been sufficiently densified. The
structural engineer must determine the ultimate thickness and
reinforcement of the building floor slabs based on the imposed slab
loading.
As necessary, the City may require additional studies and/or
engineering protocols to meet its requirements. This measure shall
be implemented to the satisfaction of the City Director of Building
and Safety or designee.
iii. Seismic-related ground failure, including liquefaction?
No Impact. Liquefaction occurs when loose, unconsolidated, water-laden soils are subject to
shaking, causing the soils to lose cohesion. The primary factors that influence the potential for
liquefaction include groundwater table elevation, soil type and plasticity characteristics, relative
density of the soil, initial confining pressure, and intensity and duration of ground shaking. The
depth within which the occurrence of liquefaction may impact surface improvements is generally
identified as the upper 50 feet below the existing ground surface.
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The project site is not located within an area identified by the United States Geological Survey
(USGS) as having a potential for liquefication.60 Additionally, groundwater was not encountered
during the subsurface field exploration conducted on the project site, which drilled to a maximum
depth of 26.5 feet below ground surface (bgs),61 and groundwater levels were determined to be at
least 300 feet bgs near the project site.62 Based on the substantial groundwater depth near the
project site, the site is not located in an area susceptible to liquefaction. Therefore, the likelihood of
liquefaction occurring on the project site is low and there would be no impact associated with
liquefaction. Mitigation is not required.
iv. Landslides?
No Impact. Factors that contribute to slope failure include slope height and steepness, shear
strength and orientation of weak layers in the underlying geologic units, and pore water pressures.
The project site is characterized by flat to gently sloping topography and is not within an area
potentially subject to earthquake-induced landslides.63 Therefore, the likelihood of a landslide on
the project site is low and there would be no impact associated with landslides. Mitigation is not
required.
b. Would the project result in substantial soil erosion or the loss of topsoil?
Less than Significant Impact. The majority of the project site is developed and consists of
impervious surface area. Development of the proposed project would increase the impervious
surface on the site by 0.16 acre and therefore would not substantially change the impervious
surface area that currently exists on the site. Therefore, the potential for soil erosion from the site is
low during project operation. However, earthwork activities as part of the construction process
would expose soils to the potential for soil erosion or loss of topsoil.
Potential erosion impacts from project construction would be reduced through the implementation
of a Stormwater Pollution Prevention Plan (SWPPP) and incorporation of best management
practices (BMPs) intended to reduce soil erosion pursuant to Standard Conditions HYD-1 and
HYD-2, as identified in Section 5.10, Hydrology and Water Quality.64 As discussed above, the
potential for soil erosion from the site would be low once the proposed project is developed.
Additionally, potential erosion impacts from project operation would be reduced through
implementation of the project-specific Water Quality Management Plan (WQMP) and compliance
with City Municipal Code requirements, which incorporate measures to capture excess stormwater
runoff and prevent soil erosion to downstream water courses from new development and significant
redevelopment of the site pursuant to Standard Conditions HYD-3 and HYD-4. Refer to Section 5.10,
60 Ibid. Page 9.
61 Ibid. Page 6.
62 Ibid.
63 City of Fontana. Local Hazard Mitigation Plan. Figure 4-3: Landslide Hazard Susceptibility; June 2017;
Approved and Adopted August 14, 2018.
64 Pursuant to the National Pollutant Discharge Elimination System (NPDES) program and Chapter 23, Article
IX, Section 23-519 (Regulation of construction and industrial discharges) of the City Municipal Code.
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Hydrology and Water Quality, for additional information regarding the project’s compliance with
regulations to reduce potential erosion impacts during project construction and operation.
The SWPPP and WQMP would identify BMP measures to treat and/or limit the entry of
contaminants into the storm drain system during project construction and operation. Adherence to
the BMPs contained in the SWPPP and WQMP would ensure appropriate measures are taken to
prevent the substantial loss of topsoil and erosion from occurring during project construction and
operation. Therefore, impacts related to soil erosion would be less than significant and no
mitigation is required.
c. Would the project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
Less than Significant with Mitigation Incorporated. The project site is mostly flat and surrounded by
urban development. There is no evidence of landslides and/or slope instabilities on the project site.
As detailed in Section 5.7.a(iii) and (iv) above, the project site is not located in an area considered
susceptible to liquefaction or landslides. Lateral spreading is a type of liquefaction-induced ground
failure associated with the lateral displacement of surficial blocks of sediment resulting from
liquefaction in a subsurface layer. Since liquefaction would not occur on the project site, lateral
spreading would also not occur. Therefore, there would be no impact associated with on- or off-site
liquefaction, lateral spreading, or landslides.
The soils underlying the project site vary in strength and may be susceptible to subsidence,
consolidation, and/or hydrocollapse when additional loads are imposed on those soils by
construction equipment and proposed on-site structures.65 Shrinkage, bulking, and subsidence are
primarily dependent upon the degree of soil compaction achieved during construction. Variations in
the in-situ density of existing soils and the degree to which fill soils are compacted would influence
earth volume changes.
As discussed in Section 5.7.a, the project would be required to comply with all applicable CBC, City
standards, and recommendations of the project-specific geotechnical report pursuant to Mitigation
Measure GEO-1. Specifically, implementation of Mitigation Measure GEO-1 would ensure
overexcavation and establishment of a sufficient layer of engineered fill or densified soil is prepared
beneath any proposed structural footings/foundations and pavement and verification testing be
performed upon completion of ground improvements to confirm that compressible soils have been
sufficiently densified. With implementation of Mitigation Measure GEO-1, soils would be sufficiently
compacted and densified during construction to bear the weight of proposed on-site structures,
which would stabilize soils and prevent subsidence and/or collapse from occurring on-site.
Therefore, impacts from subsidence and/or collapse would be reduced to less than significant with
mitigation incorporated.
65 Giles Engineering Associates, Inc. Geotechnical Engineering Exploration and Analysis, Proposed Public
Storage Facility, 17173 Valley Boulevard, Fontana, California. Section 6.2. April 1, 2022. Appendix D.
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d. Would the project be located on expansive soil, as defined in Table 18-1-B of the Uniform
Building Code (1994), creating substantial direct or indirect risks to life or property?
Less than Significant with Mitigation Incorporated. Expansive soils generally have a substantial
amount of clay particles, which can give up water (shrink) or absorb water (swell). The change in the
volume exerts stress on buildings and other loads placed on these soils. The amount and types of
clay present in the soil influence the extent or range of the shrink/swell. The occurrence of clayey
soils is often associated with geologic units having marginal stability. Expansive soils can be widely
dispersed, and they can occur along hillside areas as well as low-lying alluvial basins.
According to available geological maps, the site is underlain by surficial sediments of young alluvial-fan deposits of Lytle Creek, which consist of unconsolidated, gray, cobbly, and boulder alluvium of
Lytle Creek.66 Additionally, fill and possible fill materials encountered during the project-specific
geotechnical report determined that soils on-site consist of silty sand and poorly-graded sand with
silt, which are medium dense to very dense, damp to moist, fine to medium grained, with various
amount of gravel and contain some cobble fragments.67 Therefore, the project-specific geotechnical
report determined that sub-surface soils have a very low expansion potential.68
As discussed in Section 5.7.a, the project would be required to comply with all applicable CBC, City
standards, and recommendations of the project-specific geotechnical report pursuant to Mitigation
Measure GEO-1. Specifically, implementation of Mitigation Measure GEO-1 would ensure that fill
soils used during project construction would consist of very low expansive soils.69 Additionally,
Mitigation Measure GEO-1 would ensure overexcavation and establishment of a sufficient layer of
engineered fill or densified soil is prepared beneath any proposed structural footings/foundations
and pavement and verification testing be performed upon completion of ground improvements to
confirm that compressible soils have been sufficiently densified. Therefore, implementation of
Mitigation Measure GEO-1 would ensure that impacts from expansive soils would not occur, and
the project would not create substantial direct or indirect risks to life or property. As such, impacts
would be less than significant with mitigation incorporated.
e. Would the project 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
waste water?
No Impact. The project would connect to the municipal wastewater collection system along Valley
Boulevard, and no septic systems are proposed. Therefore, no impact related to the septic system
or alternative wastewater disposal systems would occur. Mitigation is not required.
66 Ibid. Page 5.
67 Ibid.
68 Ibid. Page 8.
69 Ibid. Page 12.
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f. Directly or indirectly destroy a unique paleontological resource or site or unique geologic
feature?
Less than Significant Impact. According to the United States Geological Survey (USGS), the project
site is underlain by young alluvial-fan deposits of Lytle Creek (Qyfl) ranging in age from Holocene
(less than 12,000 years) to late Pleistocene (126,000 years ago).70 Generally, Holocene sediments
are too young to yield paleontological resources, but they are likely underlain by Pleistocene
sediments, which have yielded significant paleontological resources elsewhere in San Bernardino,
Riverside, Los Angeles, and Orange Counties.
As discussed in Section 2.2, Existing Setting, the majority of the project site is developed and includes a vacant portion on the west side of the property, which is partially paved and partially
undeveloped. Excavations during construction would extend at least 2 feet below the grade, 1 foot
below the bottom of foundations and floor slab, and to the depth required to remove soil disturbed
during demolition and grading activities, whichever is greater.71 Additionally, fill soils were
encountered during the project-specific geotechnical report to depths up to 5 feet below ground
surface, and are underlain by native soils.72 As discussed above, native soils on the project site are
generally considered too young to yield paleontological resources; however, these soils may be
underlain with sediments that contain paleontological resources. Since excavation depths would
most likely uncover fill soils and would not uncover the native soils that are present 5 feet below the
ground surface, it is unlikely that paleontological resources would be discovered during project
construction. Nevertheless, there is the potential to encounter paleontological resources during
project construction.
Accordingly, Standard Conditions GEO-2 and GEO-3 are prescribed to ensure project compliance
with applicable provisions protecting paleontological resources, including California Administrative
Code, Title 14, Section 4307, which states that no person shall remove, injure, deface or destroy any
object of paleontological, archaeological, or historical interest or value. Implementation of Standard
Conditions GEO-1 and GEO-2 would ensure that paleontological resources, if encountered during
project construction, would be protected. Therefore, impacts to paleontological resources would be
less than significant, and no mitigation is required.
Standard Conditions. No mitigation is required; however, the following Standard Conditions are
regulatory requirements that would be implemented to ensure impacts related to paleontological
resources remain less than significant.
Standard Condition GEO-1 Prior to issuance of grading permits, the City of Fontana (City) shall
verify that the following note is included on all grading plans:
70 United States Geological Survey. Preliminary Geologic Map of the Fontana 7.5’ Quadrangle, San
Bernardino and Riverside Counties, California. Version 1.0 by D.M. Morton. 1973.
71 Giles Engineering Associates, Inc. Geotechnical Engineering Exploration and Analysis, Proposed Public
Storage Facility, 17173 Valley Boulevard, Fontana, California. Page 12 of the PDF. April 1, 2022.
Appendix D.
72 Ibid. Page 4 of PDF.
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“If paleontological resources are encountered during the course of
ground disturbance, work within 60 feet of the find shall be halted,
and an exclusionary buffer shall be established. A qualified
paleontologist (defined as an individual with an M.S. or Ph.D. in
paleontology or geology who is experienced with paleontological
procedures and techniques, who is knowledgeable in the geology of
California, and who has worked as a paleontological mitigation
project supervisor for a least one year) shall be contacted to assess
the find for scientific significance. Construction personnel shall not collect or move any suspected paleontological materials or further
disturb any soils within the exclusionary buffer without the consent
of the paleontologist and the City Community Development Director,
but construction activity may continue unimpeded on other portions
of the project site. If the paleontologist determines the find is not a
paleontological resource, no further evaluation shall be required
within the exclusionary buffer, and construction activity shall be
allowed to resume therein. However, if the paleontologist
determines the find is a paleontological resource, construction
activity shall not resume within the exclusionary buffer, and
Standard Condition GEO-2 shall apply.”
This measure shall be implemented to the satisfaction of the City
Community Development Director or designee.
Standard Condition GEO-2 If the qualified paleontologist determines paleontological resources
are encountered on the project site, the paleontologist shall
prepare a Paleontological Resource Impact Mitigation Plan (PRIMP)
to be implemented during the balance of ground-disturbing
activities. Implementation of the PRIMP shall include (but not be
limited to) the following:
• Review of project-specific geotechnical report data, with
particular regard to location and depth of earthmoving and the
rock unit(s) encountered;
• Development of a formal agreement between the Project
Applicant and the San Bernardino County Museum, Natural
History Museum of Los Angeles County, Western Science
Center, San Diego Natural History Museum, Riverside Municipal
Museum, or other accredited museum repository for the final
disposition, permanent storage, and maintenance of any fossil
collections and associated data;
• The construction schedule, term/schedule of on-site
paleontological monitor(s) and the extent of areas and activities
to be monitored;
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• Authority of paleontological monitor(s) to temporarily redirect
construction activity in the vicinity of any paleontological
discovery;
• Procedures for the evaluation and option to recover large fossil
specimens and for the evaluation, recovery, and processing of
small fossil specimens;
• Fossil specimen preparation, identification to the lowest
taxonomic level possible, curation, and cataloging; and
• A report of findings.
The paleontologist shall monitor remaining ground-disturbing
activities in native soils at the project site and shall be equipped to
record and salvage fossil resources that may be unearthed during
construction. The paleontologist shall temporarily halt or divert
construction equipment to allow recording and removal of the
unearthed resources. Significant fossils shall be offered for curation
at an accredited museum repository in accordance with the PRIMP.
A report of findings, including, when appropriate, an itemized
inventory of recovered specimens and a discussion of their
significance, shall be prepared upon completion of the steps
outlined above. The report and inventory, when submitted to and
approved by the City of Fontana (City), would signify completion of
the program. This measure shall be implemented to the satisfaction
of the City Community Development Director or designee.
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5.8 GREENHOUSE GAS EMISSIONS
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
Would the project:
a. Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
b. Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
The project-specific information and analysis in this section is based on the Air Quality, Greenhouse
Gas, and Energy Impact Analysis Memorandum provided in Appendix A of this Initial Study.73
Greenhouse gases (GHGs) are present in the atmosphere naturally, are released by natural sources,
or are formed from secondary reactions taking place in the atmosphere. The gases that are widely
seen as the principal contributors to human-induced global climate change are:
• Carbon dioxide (CO2);
• Methane (CH4);
• Nitrous oxide (N2O);
• Hydrofluorocarbons (HFCs);
• Perfluorocarbons (PFCs); and
• Sulfur hexafluoride (SF6).
Over the last 200 years, humans have caused substantial quantities of GHGs to be released into the
atmosphere. These extra emissions are increasing GHG concentrations in the atmosphere and
enhancing the natural greenhouse effect, believed to be causing global warming. While manmade
GHGs include naturally occurring GHGs such as CO2, methane, and N2O, some gases, like HFCs, PFCs,
and SF6 are completely new to the atmosphere.
Certain gases, such as water vapor, are short-lived in the atmosphere. Others remain in the
atmosphere for significant periods of time, contributing to climate change in the long term. Water
vapor is excluded from the list of GHGs above because it is short-lived in the atmosphere and its
atmospheric concentrations are largely determined by natural processes, such as oceanic
evaporation.
These gases vary considerably in terms of Global Warming Potential (GWP), which is a concept
developed to compare the ability of each GHG to trap heat in the atmosphere relative to another
gas. The GWP is based on several factors, including the relative effectiveness of a gas to absorb
infrared radiation and length of time that the gas remains in the atmosphere (“atmospheric
73 LSA Associates, Inc. Air Quality, Greenhouse Gas Emissions, and Energy Impact Analysis Memorandum for
the proposed Public Storage Redevelopment Project in Fontana, California. January 19, 2023. Appendix A.
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lifetime”). The GWP of each gas is measured relative to CO2, the most abundant GHG; the definition
of GWP for a particular GHG is the ratio of heat trapped by one unit mass of the GHG to the ratio of
heat trapped by one unit mass of CO2 over a specified time period. GHG emissions are typically
measured in terms of pounds or tons of “CO2 equivalents” (CO2e).
5.8.1 Impact Analysis
a. Would the project generate greenhouse gas emissions, either directly or indirectly, that may
have a significant impact on the environment?
Less than Significant Impact. State CEQA Guidelines Section 15064(b) provides that the
“determination of whether a project may have a significant effect on the environment calls for
careful judgment on the part of the public agency involved, based to the extent possible on scientific
and factual data,” and further states that an “ironclad definition of significant effect is not always
possible because the significance of an activity may vary with the setting.”
Appendix G of the State CEQA Guidelines includes significance thresholds for GHG emissions. A
project would normally have a significant effect on the environment if it would do either of the
following:
• Generate GHG emissions, either directly or indirectly, that may have a significant impact on the
environment; or
• Conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the
emissions of GHGs.
Currently, there is no Statewide GHG emissions threshold that has been used to determine the
potential GHG emissions impacts of a project. Threshold methodology and thresholds are currently
developed and revised by air districts in California.
Fontana is one of the consortium of cities that adopted San Bernardino County’s Greenhouse Gas
Emissions Reduction Plan Update74 in 2021 and GHG Development Review Process (DRP)75 in 2016.
The DRP procedures need to be followed to evaluate GHG impacts and determine significance for
CEQA purposes. All projects need to apply the GHG performance standards identified in the DRP and
comply with State requirements. For projects exceeding the review standard of 3,000 metric tons
(MT) CO2e per year, the use of screening tables or a project-specific technical analysis to quantify
and mitigate project emissions is required. If GHG emissions from the project are less than 3,000 MT
CO2e per year and the project would apply GHG performance standards and State requirements,
project-level and cumulative GHG emissions would be less than significant.
This section discusses the project’s impacts related to the release of GHG emissions for the
construction and operational phases of the project. Construction and operational GHG emissions
74 County of San Bernardino. 2021. Regional Greenhouse Gas Reduction Plan Update. Website:
www.gosbcta.com/plan/regional-greenhouse-gas-reduction-plan/ (accessed January 2023).
75 County of San Bernardino. 2015. GHG Development Review Processes. March. Website:
www.sbcounty.gov/Uploads/lus/GreenhouseGas/FinalGHGUpdate.pdf (accessed January 2023).
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were estimated using CalEEMod using the same methodology for the criteria pollutants described in
Section 5.3, Air Quality.
Construction Activities. Construction activities associated with the proposed project would produce
combustion emissions from various sources. During construction, GHGs would be emitted through
the operation of construction equipment and from worker and builder supply vendor vehicles, each
of which typically use fossil-based fuels to operate. The combustion of fossil-based fuels creates
GHGs such as CO2, CH4, and N2O. Furthermore, CH4 is emitted during the fueling of heavy
equipment. Exhaust emissions from on-site construction activities would vary daily as construction
activity levels change.
SCAQMD and the City do not provide a separate GHG significance threshold for construction
emissions; rather, applicable guidance specifies that construction emissions should be amortized
over 30 years (a typical project lifetime), added to the project operational emissions, and that total
compared to the GHG significance threshold. As shown in Table 5.8.A, the amortized construction
emissions would be approximately 14.5 MT CO2e per year. (See the CalEEMod output in Appendix A
for details). In accordance with SCAQMD’s guidance, Table 5.8.B below shows the amortized
construction emissions added to the project operational emissions and the total emissions
compared to the GHG significance threshold to evaluate the project’s operational emissions impact,
as discussed below.
Since there is no separate GHG significance threshold for construction emissions, project-level and
cumulative GHG emissions during construction activities alone would be less than significant, and no
mitigation is required.
Table 5.8.A: Construction Greenhouse Gas Emissions
Construction Phase Total Emissions per Phase (MT) Total Emissions per
Phase (MT CO2e) CO2 CH4 N2O
Demolition 30.7 <1.0 <1.0 30.7
Site Preparation 25.1 <1.0 <1.0 25.1
Grading 18.3 <1.0 <1.0 18.3
Building Construction 339.0 <1.0 <1.0 339.0
Architectural Coating 12.0 <1.0 <1.0 12.0
Paving 11.6 <1.0 <1.0 11.6
Total Emissions for the Entire Construction Process 436.7
Total Construction Emissions Amortized over 30 Years 14.5
Source: Compiled by LSA Associates, Inc. (January 2023). CH4 = methane CO2 = carbon dioxide
CO2e = carbon dioxide equivalent
MT CO2e = metric tons of carbon dioxide equivalent MT = metric tons
N2O = nitrous oxide
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Table 5.8.B: Long-Term Operational Greenhouse Gas Emissions
Source Pollutant Emissions (MT per year)
Total CO2 CH4 N2O CO2e
Construction Emissions Amortized over 30 Years 14.5
Area 2.3 <1.0 <1.0 2.3
Energy 52.2 <1.0 <1.0 52.4
Mobile 220.0 <1.0 <1.0 224.0
Waste 9.2 0.9 0.0 32.3
Water 50.0 0.8 <1.0 76.7
Total Project Emissions 333.7 1.7 <1.0 402.2
San Bernardino County Review Threshold 3,000
Emissions Exceed Threshold? No
Source: Compiled by LSA Associates, Inc. (January 2023).
CH4 = methane
CO2 = carbon dioxide CO2e = carbon dioxide equivalent
MT = metric tons
N2O = nitrous oxide
Operational GHG Emissions. Long-term GHG emissions are typically generated from mobile sources
(e.g., cars, trucks, and buses), area sources (e.g., maintenance activities and landscaping), indirect
emissions from sources associated with energy consumption, waste sources (land filling and waste
disposal), and water sources (water supply and conveyance, treatment, and distribution). Mobile-
source GHG emissions would include project-generated vehicle and truck trips to and from the
project site. Area-source emissions would be associated with activities such as landscaping and
maintenance on the project site. Waste source emissions generated by the proposed project include
energy generated by land filling and other methods of disposal related to transporting and
managing project-generated waste. Operational GHG emissions associated with the proposed
project are shown in Table 5.8.B above.
As shown in Table 5.8.B, the project would generate 402.2 MT CO2e/yr. This is less than San
Bernardino County’s Review threshold of 3,000 MT CO2e/yr. As the project would apply the
following San Bernardino County’s Greenhouse Gas Emissions Reduction Plan Update performance
standards and adhere to State requirements, project-level and cumulative GHG emissions would be
less than significant. Mitigation is not required.
b. Would the project conflict with an applicable plan, policy or regulation adopted for the purpose
of reducing the emissions of greenhouse gases?
Less than Significant Impact. The proposed project was analyzed for consistency with the County’s
Greenhouse Gas Reduction Plan, the goals of the 2022 Scoping Plan, and the 2020–2045 RTP/SCS.
County of San Bernadino Greenhouse Gas Reduction Plan. As a response to the 2006 AB 32 law, a
project partnership led by the San Bernardino Associated Governments, the predecessor agency to
the San Bernardino County Transportation Authority (SBCTA), compiled an inventory of GHG
emissions and developed reduction measures that were adopted by the 21 Partnership Cities of San
Bernardino County. The regional GHG reduction plan serves as the basis for cities in San Bernardino
County to develop more detailed community level climate action plans. The City of Fontana is a
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partner city in this study, which was last updated in March 2021. As discussed above, together with
the Greenhouse Gas Emissions Reduction Plan, the County adopted its DRP in 2016. The DRP
procedures are designed to be followed to evaluate project-level GHG impacts and determine
significance for CEQA purposes. All projects need to comply with the GHG performance standards
identified in the DRP and with State GHG emissions control requirements. As discussed above, the
GHG emissions from the project are less than the established threshold of 3,000 MT CO2e per year.
As such, the project would comply with GHG performance standards and State requirements.
Project-level and cumulative GHG emissions would be less than significant.
Scoping Plan. Executive Order (EO) B-30-15 added the immediate target of reducing GHG emissions to 40 percent below 1990 levels by 2030. CARB released a second update to the Scoping Plan, the
2017 Scoping Plan, to reflect the 2030 target set by EO B-30-15 and codified by Senate Bill (SB) 32.
SB 32 affirms the importance of addressing climate change by codifying into statute the GHG
emissions reductions target of at least 40 percent below 1990 levels by 2030 contained in EO B-30-
15. The companion bill to SB 32, AB 197, provides additional direction to the CARB related to the
adoption of strategies to reduce GHG emissions. Additional direction in AB 197 intended to provide
easier public access to air emissions data that are collected by CARB was posted in December 2016.
In addition, the 2022 Scoping Plan assesses progress toward the statutory 2030 target, while laying
out a path to achieving carbon neutrality no later than 2045. The 2022 Scoping Plan focuses on
outcomes needed to achieve carbon neutrality by assessing paths for clean technology, energy
deployment, natural and working lands, and others, and is designed to meet the State’s long-term
climate objectives and support a range of economic, environmental, energy security, environmental
justice, and public health priorities.
The Scoping Plan contains GHG reduction measures that work towards reducing GHG emissions,
consistent with the targets set EO B-30-15 and codified by SB 32 and AB 197. The measures
applicable to the proposed project include energy efficiency measures, water conservation and
efficiency measures, and transportation and motor vehicle measures, as discussed below.
Energy efficient measures are intended to maximize energy efficiency building and appliance
standards, pursue additional efficiency efforts including new technologies and new policy and
implementation mechanisms, and pursue comparable investment in energy efficiency from all retail
providers of electricity in California. In addition, these measures are designed to expand the use of
green building practices to reduce the carbon footprint of California’s new and existing inventory of
buildings. The proposed project would be required to comply with the latest Title 24 standards of
the California Code of Regulations (CCR), established by the CEC, regarding energy conservation and
green building standards.
Water conservation and efficiency measures are intended to continue efficiency programs and use
cleaner energy sources to move and treat water. Increasing the efficiency of water transport and
reducing water use would reduce GHG emissions. As noted above, the proposed project would be
required to comply with the latest Title 24 standards of the CCR, which includes a variety of different
measures, including reduction of wastewater and water use. Therefore, the proposed project would
not conflict with any of the water conservation and efficiency measures.
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The goal of transportation and motor vehicle measures is to develop regional GHG emissions
reduction targets for passenger vehicles. The second phase of Pavley standards will reduce GHG
emissions from new cars by 34 percent from 2016 levels by 2025, resulting in a 3 percent decrease
in average vehicle emissions for all vehicles by 2020. Vehicles traveling to the project site would
comply with the Pavley II (LEV III) Advanced Clean Cars Program. Therefore, the proposed project
would not conflict with the identified transportation and motor vehicle measures.
2020–2045 RTP/SCS. SCAG’s RTP/SCS identifies that land use strategies that focus on new housing
and job growth in areas served by high quality transit and other opportunity areas would be
consistent with a land use development pattern that supports and complements the proposed transportation network. The core vision in the 2020–2045 RTP/SCS is to better manage the existing
transportation system through design management strategies, integrate land use decisions and
technological advancements, create complete streets that are safe to all roadway users, preserve
the transportation system, and expand transit and foster development in transit-oriented
communities. The 2020–2045 RTP/SCS contains transportation projects to help more efficiently
distribute population, housing, and employment growth, as well as forecast development that is
generally consistent with regional-level general plan data. The forecasted development pattern,
when integrated with the financially constrained transportation investments identified in the 2020–
2045 RTP/SCS, would reach the regional target of reducing GHG emissions from autos and light-duty
trucks by 19 percent by 2035 (compared to 2005 levels). The 2020–2045 RTP/SCS does not require
that local general plans, specific plans, or zoning be consistent with the 2020–2045 RTP/SCS, but
provides incentives for consistency for governments and developers.
Implementing SCAG’s RTP/SCS will greatly reduce the regional GHG emissions from transportation,
helping to achieve statewide emissions reduction targets. As stated above, the proposed project
would comply with Section 30-357.1.a.2 of the City’s Zoning and Development Code; therefore, the
project would be permitted to operate as a legal non-conforming use and would not change the
current land use designation of the site. In addition, the proposed project would not increase
population growth forecasts and is not expected to alter the demographic projections of SCAG;
therefore, the proposed project is already reflected in SCAG’s RTP/SCS and would not interfere with
SCAG’s ability to achieve the region’s GHG reduction target of 19 percent below 2005 per capita
emissions levels by 2035. Furthermore, the proposed project is not regionally significant per State
CEQA Guidelines Section 15206 and as such, it would not conflict with the SCAG RTP/SCS targets
since those targets were established and are applicable on a regional level.
Based on the nature of the proposed project, it is anticipated that implementation of the proposed
project would not interfere with SCAG’s ability to implement the regional strategies outlined in the
RTP/SCS.
The proposed project would be determined to have a less than significant individual and cumulative
impact related to GHG emissions. Therefore, the proposed project would not generate GHG
emissions that would have a significant impact on the environment, nor would the project conflict
with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of
GHGs. Associated impacts would be less than significant, and no mitigation is required.
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5.9 HAZARDS AND HAZARDOUS MATERIALS
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
Would the project:
a. Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
b. Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
c. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school?
d. 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, would it create a significant hazard to the public or the environment?
e. For a project located within an airport land use plan or,
where such a plan has not been adopted, within 2 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?
f. Impair implementation of or physically interfere with an
adopted emergency response plan or emergency evacuation
plan?
g. Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland
fires?
5.9.1 Impact Analysis
a. Would the project create a significant hazard to the public or the environment through the
routine transport, use, or disposal of hazardous materials?
Less than Significant with Mitigation Incorporated. Construction of the project has the potential to
create a hazard to the public or environment through the routine transportation, use, and disposal
of construction-related hazardous materials such as fuels, oils, solvents, and other materials.
Additionally, demolition of existing structures may involve disposal of lead-based materials (LBM)
and asbestos-containing materials (ACM), as indicated in the project-specific Phase I Environmental
Site Assessment (ESA) (Appendix E),76 which must be disposed of in accordance with the federal,
State, and local (San Bernardino County Department of Public Health and SCAQMD) regulations to
safeguard the public from significant hazards during the disposal of hazardous materials.
76 AECOM Environment. Phase 1 Environmental Site Assessment of A-American Self-Storage, 17173 Valley
Boulevard, Fontana, CA (PS No. 23018). February 2010. Appendix E.
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Construction. The transport, use, and disposal of hazardous materials during construction would be
regulated by the San Bernardino County Fire Department, the Fontana Fire Protection District, and
the California Occupational Safety and Health Administration. The Code Enforcement Division of the
Fontana Police Department is responsible for weed and rubbish abatement in coordination with
other City and County departments. Additionally, the United States Department of Transportation
Office of Hazardous Materials Safety prescribes strict regulations for the safe transportation of
hazardous materials by truck and rail on State highways and rail lines, as described in Title 49 of the
Code of Federal Regulations, and implemented by Title 13 of the CCR.
Potential hazardous materials such as fuel, paint products, lubricants, solvents, and cleaning products may be used and/or stored on site during construction of the proposed project. These
materials are typical of materials delivered to construction sites. Due to the relatively small scale of
proposed development (two buildings totaling approximately 111,000 square feet of new
construction on 2.11 acres within the 5.33-acre project site), only limited quantities of these
materials are expected to be used during construction, so they are not considered hazardous to the
public at large.
The project proposes to demolish 16,454 square feet of existing structures, including a 5,724-square
foot rental office building located along the northern frontage of the site, partial demolition of two
storage buildings totaling 1,432 square feet, and a 9,298-square foot two-story storage building
located adjacent to the southern boundary of the site. Structures constructed prior to 1978 may
contain LBM as well as ACM incorporated into various construction components including paint,
roof tiles, and thermal insulation. According to the Phase 1 ESA prepared for the project site, the
existing buildings proposed for demolition were constructed around 1980 and may contain ACM and
LBP at levels that may require abatement.77
The San Bernardino County Department of Public Health requires that all workers be properly
protected when working with materials containing lead levels at or above 0.6 milligram per square
centimeter (mg/cm2) or 600 parts per million (ppm) in accordance with Title 8, CCR Section 1532.1
(Cal/OSHA Construction Safety Orders, Lead). The Federal Environmental Protection Agency defines
ACM as a material containing more than one percent asbestos as determined by polarized light
microscopy, while Title 8, CCR Section 1529 (Asbestos) defines asbestos-containing materials as any
manufactured construction material that contains more than one-tenth of one percent asbestos by
weight. The SCAQMD (Rule 1403) and San Bernardino County Department of Public Works-Solid
Waste Management Division require Asbestos Notification for proposed abatement activities and
disposal tickets from an SCAQMD-approved disposal facility prior to demolition.
The Phase 1 ESA did not include an ACM and LBP survey of the on-site structures. Therefore, the
ACM and LBP levels within the building materials of the existing structures proposed for demolition
are unknown. As such, demolition activities may create a significant hazard to the public or the
environment through the routine disposal of hazardous materials, and mitigation is required.
Accordingly, Mitigation Measures HAZ-1 through HAZ-4 are prescribed to require the Project
Applicant to conduct an ACM survey and LBP survey of the structures proposed for demolition prior
77 Ibid. Page 5.
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to demolition activities. Implementation of Mitigation Measures HAZ-1 through HAZ-4 would
ensure that project would comply with applicable regulations for the treatment and disposal of
hazardous materials if ACM and LBP materials are determined to be present within the existing
structures proposed for demolition. Therefore, impacts from the routine transport, use, or disposal
of hazardous materials during construction would be reduced to less than significant with
implementation of mitigation.
Operation. Similar to project construction, the transport, use, and disposal of hazardous materials
during project operation would be regulated by the San Bernardino County Fire Department, the
Fontana Fire Protection District, and the California Occupational Safety and Health Administration. The Code Enforcement Division of the Fontana Police Department is responsible for weed and
rubbish abatement in coordination with other City and County departments. Additionally, transport
of hazardous materials by truck and rail on State highways and rail lines would be regulated by the
United States Department of Transportation Office of Hazardous Materials Safety as described
above.
These regulations inherently safeguard life and property from the hazards of fire/explosion arising
from the storage, handling, and disposal of hazardous substances, materials, and devices, as well as
hazardous conditions due to the use or occupancy of buildings. Therefore, impacts from the routine
transport, use, or disposal of hazardous materials during project operation would be less than
significant and no mitigation is required.
Mitigation Measures. The following mitigation measures are required to reduce potentially
significant impacts related to the transport, use, or disposal of hazardous materials during project
construction, including ACM and LBP materials, to less than significant levels.
Mitigation Measure HAZ-1 An asbestos-containing materials (ACM) survey shall be completed
for all structures proposed for demolition. A Certified Asbestos
Consultant shall conduct the ACM survey. If the ACM survey reveals
no detectable asbestos levels pursuant to Title 8, California Code of
Regulations Section 1529, no further ACM survey or remedial work
is required. However, if a detectable level of asbestos is identified
within structures proposed for demolition, Mitigation Measure
HAZ-2 shall apply. This measure shall be implemented to the
satisfaction of the City of Fontana Community Development
Director or designee, and/or Building and Safety Division, or
designee.
Mitigation Measure HAZ-2 Prior to the demolition of any structure identified to contain
asbestos-containing materials (ACM), the Project Applicant shall
retain a Certified Asbestos Consultant to abate ACM from the
demolition site pursuant to South Coast Air Quality Management
District (SCAQMD) Rule 1403. An Asbestos Notification shall be
prepared and submitted to the SCAQMD for approval if abatement
of at least 100 square feet or 160 linear feet of ACM above one
percent asbestos is required. The Certified Asbestos Consultant shall
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provide a construction and demolition plan with disposal tickets
from a San Bernardino County Department of Public Works-Solid
Waste Management Division-approved disposal facility and
SCAQMD air clearances prior to any asbestos removal activity, and
an asbestos report shall be provided to the City prior to the issuance
of a demolition permit. This measure shall be implemented to the
satisfaction of the City of Fontana Community Development
Director or designee, and/or Building and Safety Division, or
designee.
Mitigation Measure HAZ-3 A lead-based materials (LBM) survey shall be completed for all
structures proposed for demolition. A qualified California
Department of Public Health Lead Inspector Assessor shall conduct
the LBM survey. If the LBM survey reveals no detectable lead levels
pursuant to Code of Federal Regulations Chapter 29, Section
1926.62 and Title 8, California Code of Regulations Section 1532.1,
no further LBM survey or remedial work is required. However, if a
detectable level of lead is identified within structures proposed for
demolition, Mitigation Measure HAZ-4 shall apply. This measure
shall be implemented to the satisfaction of the City of Fontana
Community Development Director or designee, and/or Building and
Safety Division, or designee.
Mitigation Measure HAZ-4 Prior to the demolition of any structure identified to contain lead-
based materials (LBM), the Project Applicant shall retain a California
Department of Public Health Lead Inspector Assessor to abate LBM
from the demolition site. The Lead Inspector Assessor shall provide
a construction and demolition plan with disposal tickets from a San
Bernardino County Department of Public Works-Solid Waste
Management Division-approved disposal facility and South Coast Air
Quality Management District air clearances prior to any lead
removal activity, and a lead report shall be provided to the City prior
to the issuance of a demolition permit. This measure shall be
implemented to the satisfaction of the City of Fontana Community
Development Director or designee, and/or Building and Safety
Division, or designee.
b. Would the project 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?
Less than Significant with Mitigation Incorporated. A project-specific Phase I Environmental Site
Assessment (ESA) was prepared in accordance with the American Society for Testing and Materials
(ASTM) International Standard E1527-05 for the purposes of identifying recognized environmental
conditions (REC), historical recognized environmental conditions (HREC), and di minimis conditions
on the project site (Appendix E).
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An REC means the presence or likely presence of any hazardous substances or petroleum products
in, on, or at a property: (1) due to any release to the environment; (2) under conditions indicative of
a release to the environment; or (3) under conditions that pose a material threat of a future release
to the environment. The term is not intended to include de minimis conditions that generally do not
present a threat to human health or the environment and that generally would not be the subject of
an enforcement action if brought to the attention of appropriate governmental agencies. Conditions
determined to be de minimis are not RECs. An HREC means an environmental condition that in the
past would have been considered an REC, but which may or may not be considered an REC
currently. If a past release of any hazardous substances or petroleum products has occurred in connection with the property, with such remediation accepted by the responsible regulatory agency
(for example, as evidenced by the issuance of a case closed letter or equivalent), this condition shall
be considered an HREC. In addition to these environmental conditions, the Phase I ESA considered
non-ASTM environmental conditions, which are defined as conditions that do not meet the ASTM
definition of an REC, de minimis conditions, or HREC but that warrant consideration for disclosure in
the context of acquiring and/or redeveloping the site.
The Phase I ESA includes federal, State, and local records reviews (up to a one-mile radius),
interviews with persons occupying (and adjacent to) the project site, and an on-site inspection of
the properties comprising the project site. The project site is identified on the San Bernardino
County Permit database as an active hazardous materials handler that is required to report its on-
site hazardous materials inventory to the County because of the Verizon Wireless cellular tower
stations located on the project site. Accordingly, the project site is also identified on the Facility
Index System (FINDS) database, which simply indicates the facility is on the San Bernardino County
Permit database and is not a contamination-related database.78
According to the Phase I ESA, no RECs, de minimis conditions, or HRECs occur on the project site, nor
do any such environmental conditions within one mile of the project site pose a substantial
environmental hazard to the project site or its occupants. However, the Phase I ESA identified the
structures on the project site proposed for demolition that may contain LBM and ACM as a non-
ASTM environmental concern on the project site.
Pursuant to California Health and Safety Code Section 25507, a business shall establish and
implement a Hazardous Materials Business Emergency Plan for emergency response to a release or
threatened release of a hazardous material in accordance with the standards prescribed in the
regulations adopted pursuant to Section 25503 if the business handles a hazardous material or a
mixture containing a hazardous material that has a quantity at any one time above the thresholds
described in Section 25507(a) (1) through (8).
As stated above, the project-specific Phase I ESA (Appendix E) did not identify any RECs, de minimis
conditions, or HRECs on the project site. Nevertheless, as discussed in Section 5.9.a above,
demolition and construction activities as part of the proposed project could release hazardous
materials into the environment. However, Mitigation Measures HAZ-1 through HAZ-4 would
require the project to comply with applicable regulations for the treatment and disposal of
hazardous materials, including ACM and LBM materials, to ensure that the project does not create a
78 Ibid. Page 8.
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significant hazard to the public or the environment. Therefore, impacts from reasonably foreseeable
upset and accident conditions involving the release of hazardous materials into the environment
would be reduced to less than significant with mitigation incorporated.
c. Would the project emit hazardous emissions or handle hazardous or acutely hazardous
materials, substances, or waste within one-quarter mile of an existing or proposed school?
Less than Significant Impact. There are no existing or planned schools within a 0.25-mile radius of
the project site.79 According to the School Boundary Maps of the Fontana Unified School District, the
nearest school in proximity to the project site is Cypress Elementary School at 9751 Cypress Avenue,
approximately 0.9 mile northwest of the project site.80 Furthermore, any transport of hazardous materials associated with construction of the proposed project would be in accordance with the
United States Department of Transportation (USDOT), which regulates the transport of hazardous
materials and waste and requires carriers to register with the DTSC. Only Cal/OSHA licensed
Hazardous Materials Substances Removal contractors, and/or California State Registered Asbestos
Abatement Contractors registered by the Division of Occupational Health and Safety in accordance
with the California Administrative Code, Title 8, and article 2.5 and the SCAQMD Asbestos Hazard
Emergency Response Act pursuant to Code of Federal Regulations Chapter 40, Part 763, subpart E
would transport hazardous materials off site, as detailed in Section 5.9.a above.
Since no schools are located or proposed within 0.25 mile of the project site, and any transport of
hazardous materials associated with construction of the proposed project would be in accordance
with applicable regulatory policy, impacts related to an accidental release of hazardous materials or
emissions of hazardous substances within one-quarter mile of an existing or proposed school would
be less than significant. No mitigation is required.
d. Would the project 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, would it create a
significant hazard to the public or the environment?
No Impact. Hazardous materials sites compiled pursuant to Government Code Section 65962.5 are
listed on the “Cortese List” (named after the Legislator who authored the legislation that enacted it),
which is maintained by the California DTSC.81 The project site is not on any list of hazardous material
79 Fontana Unified School District. School Boundary Maps and Maps to Schools. 2020/21. Website:
https://www.fusd.net/Page/321 (accessed January 4, 2023). 80 Ibid.
81 California Department of Toxic Substances Control. Hazardous Waste and Substances Site List (Cortese).
2023. Website: https://www.envirostor.dtsc.ca.gov/public/search.asp?page=3&cmd=search&business_
name=&main_street_name=&city=&zip=&county=&status=ACT%2CBKLG%2CCOM&branch=&site_type=C
SITES%2CFUDS&npl=&funding=&reporttitle=HAZARDOUS+WASTE+AND+SUBSTANCES+SITE+LIST+%28COR
TESE%29&reporttype=CORTESE&federal_superfund=&state_response=&voluntary_cleanup=&school_cle
anup=&operating=&post_closure=&non_operating=&corrective_action=&tiered_permit=&evaluation=&s
pec_prog=&national_priority_list=&senate=&congress=&assembly=&critical_pol=&business_type=&case
_type=&searchtype=&hwmp_site_type=&cleanup_type=&ocieerp=&hwmp=False&permitted=&pc_permi
tted=&inspections=&complaints=&censustract=&cesdecile=&school_district=&orderby=city (accessed January 4, 2023).
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sites compiled pursuant to Government Code Section 65962.5. Therefore, no impact related to the
Cortese List or other governmental databases compiled pursuant to Government Code Section
65962.5 would occur, and no mitigation is required.
e. Would the project be located within an airport land use plan or, where such a plan has not been
adopted, within 2 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?
Less than Significant Impact. The project site is located approximately 10 miles east of the Ontario
International Airport (ONT) within the ONT Airport Influence Area of the Ontario International
Airport Land Use Compatibility Plan (ONTLUCP).82 Although the project site is not within an ONTLUCP Safety Zone or Noise Impact Zone,83 the project site is located within the ONTLUCP
Overflight Notification Zone for Real Estate Transaction Disclosures and within the ONT Airspace
Protection Zone for structural heights greater than 200 feet above grade.84
The proposed self-storage building would be constructed to a height of approximately 40 feet and
the proposed rental office building would be constructed to a height of approximately 18 feet.
Therefore, the proposed buildings on the project site would not exceed 200 feet above grade and
would not be subject to the requirements of the ONT Airspace Protection Zone.
Notification is a regulatory requirement for residential and mixed-use projects within the ONTLUCP
Overflight Notification Zone for Real Estate Transaction Disclosures and generally is the
responsibility of real estate agents or brokers. However, pursuant to Policy O1d of the ONTLUCP,
notification is not required for a property that does not include residential or mixed-use
development.85 Therefore, impacts related to airport hazards or excessive noise on customers and
employees occupying the project site would be less than significant. No mitigation is required.
f. Would the project impair implementation of or physically interfere with an adopted emergency
response plan or emergency evacuation plan?
Less than Significant Impact.
Construction. Construction activities that may temporarily restrict vehicular traffic would be
required to implement appropriate measures to facilitate the passage of persons and vehicles
through/around any required road closures. Typical City requirements include prior notification of
any lane or road closures with sufficient signage before and during any closures, flag crews with
radio communication when necessary to coordinate traffic flow, etc. The Project Applicant would be
required to comply with these requirements, which would maintain emergency access and allow for
evacuation if needed during construction activities. Compliance with these requirements would
82 Ontario International Airport Land Use Compatibility Plan. Chapter 2: Procedural and Compatibility
Policies. Map 2-1: Airport Influence Area. April 19, 2011.
83 Ibid. Map 2-2: Safety Zones, and Map 2-3: Noise Impact Zones.
84 Ibid. Map 2-4: Airspace Protection Zones, and Map 2-5: Overflight Notification Zones.
85 Ibid. Page 2-31.
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ensure that short-term impacts related to this issue would be less than significant. Mitigation is not
required.
Operation. Implementation of the proposed project would increase the number of vehicles
operating near the site and would generate an increase in the amount and volume of traffic on local
and regional roadway networks. In accordance with the California Fire Code, the Project Applicant is
required to design, construct, and maintain structures, roadways, and facilities to maintain
appropriate emergency/evacuation access to and from the project site.
Access to and from the project site is available via Valley Boulevard via two ingress/egress
driveways, including one driveway located along the northeastern frontage of the site and one driveway located off-site approximately 105 feet west of the site. The driveway located off-site
would serve as the first point of access for emergency vehicles because it would provide emergency
responders with unrestricted access to the western portion of the site and north of the proposed
self-storage building. Emergency responders would be able to access the remaining portions of the
site via a security gate that would only be used by emergency responders. Entrances and exits to
and from parking and loading facilities would be marked with appropriate directional signage. All
site access points and driveway aprons are designed and would be constructed to adequate widths
for public safety pursuant to local requirements. As previously discussed, the project would be
subject to the City’s Design Review process to ensure compliance with all local requirements,
including emergency access.
These improvements would also be reviewed by the Fontana Fire Protection District and Police
Department through the City’s general development review process. Proper site design and
compliance with standard and emergency City access requirements would allow for evacuation if
necessary during ongoing project operations. Therefore, project operation would not impair
implementation of or physically interfere with an adopted emergency response plan or emergency
evacuation plan and impacts would be less than significant. Mitigation is not required.
g. Would the project expose people or structures, either directly or indirectly, to a significant risk of
loss, injury or death involving wildland fires?
Less than Significant Impact. As discussed in Section 5.20, Wildfire, the project site is not within a
Very High Fire Hazard Severity Zone (VHFHSZ) in the Local Responsibility Areas (LRAs).86 The project
site and vicinity are not located in areas identified by the City to be areas at risk of a wildfire event.87
Additionally, the project would be required to comply with 2022 CBC requirements for ignition-
resistant construction and applicable policies of the City’s General Plan Safety Element, including
Goal 3, Action B, which requires structures to adhere to applicable fire codes and fire access
requirements in accordance with California Fire Code and the City’s Municipal Code. Finally, as
86 California Department of Forestry and Fire Protection (CALFIRE). Fire Hazard Severity Zones Map.
Website: https://egis.fire.ca.gov/FHSZ/ (accessed January 3, 2023).
87 City of Fontana. Local Hazard Mitigation Plan. Figure 4-5: Fire Perimeter City of Fontana. June 2017;
Approved and Adopted August 14, 2018.
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previously discussed, the project site is located in an urbanized area of the City and is not located
wildland areas.
Given the discussion above, it is not expected that the project would expose people or structures to
significant loss or injury from wildland fires. Impacts would be less than significant, and mitigation is
not required.
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5.10 HYDROLOGY AND WATER QUALITY
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
Would the project:
a. Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality?
b. Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin?
c. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
i. Result in substantial erosion or siltation on- or off-site;
ii. Substantially increase the rate or amount of surface
runoff in a manner which would result in flooding on- or
offsite;
iii. 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; or
iv. Impede or redirect flood flows? d. In flood hazard, tsunami, or seiche zones, risk release of
pollutants due to project inundation?
e. Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
5.10.1 Impact Analysis
a. Would the project violate any water quality standards or waste discharge requirements or
otherwise substantially degrade surface or groundwater quality?
Less than Significant Impact.
Construction. Pollutants of concern during construction include sediment, trash, petroleum
products, concrete waste (dry and wet), sanitary waste, and chemicals. Each of these pollutants on
its own or in combination with other pollutants can have a detrimental effect on water quality.
During demolition and construction activities, excavated soil would be exposed, and there would be
an increased potential for soil erosion and sedimentation compared to existing conditions. In
addition, chemicals, liquid products, petroleum products (such as paints, solvents, and fuels), and
concrete-related waste may be spilled or leaked during construction. Any of these pollutants have
the potential to be transported via stormwater runoff into receiving waters (i.e., Mulberry Channel
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(unlined channel), Declez Channel (unlined channel), Etiwanda/San Sevaine Channel (lined channel),
and Santa Ana River Reach 3).88
A majority of the 5.33-acre project site is developed with a rental office building, self-storage
structures, and pavement. The portion of the project site that is proposed for demolition and
construction consists of 2.11 acres. Because project construction would disturb greater than 1 acre
of soil, the project would be subject to the requirements of the State Water Resources Control
Board’s National Pollutant Discharge Elimination System (NPDES) permit Waste Discharge
Requirements for Discharges of Stormwater Runoff Associated with Construction and Land
Disturbance Activities (Order No. 2022-0057-DWQ, NPDES No. CAS000002) (Construction General Permit). The project would also be required to comply with City Municipal Code Section 23-519,
Regulation of Construction and Industrial Dischargers. Section 23-519 of the City’s Municipal Code
prohibits land disturbance or construction activities without first obtaining coverage under the
Construction General Permit, development of a Stormwater Pollution Prevention Plan (SWPPP), and
implementation of Best Management Practices (BMPs) to ensure that construction practices include
measures to protect water quality and prevent illegal discharges. As specified in Standard
Conditions HYD-1 and HYD-2 and as required by the Construction General Permit and City Municipal
Code, the Construction Contractor would be required to prepare an SWPPP and implement
construction BMPs detailed in the SWPPP during construction activities. Construction BMPs would
include, but not be limited to, erosion and sediment control, designed to minimize erosion and
retain sediment on site, and good housekeeping practices to prevent spills, leaks, and discharge of
construction debris and waste into receiving waters.
According to the Geotechnical Engineering Exploration and Analysis (Geotechnical Report) prepared
for the project, no groundwater was encountered within the maximum depth of 26.5 feet
explored.89 Additionally, based on monitoring data of a nearby well, groundwater levels were
determined to be at least 300 feet below ground surface near the project site.90 Excavations during
construction would extend at least 2 feet below grade, 1 foot below the bottom of existing
foundations and floor slab, and to the depth required to remove soil disturbed during demolition
and grading activities, whichever is greater.91 Therefore, it is unlikely excavation activities would
have the potential to encounter groundwater and groundwater dewatering is not anticipated to be
required during construction activities.
Implementation of Standard Conditions HYD-1 and HYD-2, which require compliance with the
Construction General Permit and Municipal Code requirements respectively, including
implementation of construction BMPs, impacts associated with a violation of water quality
standards or waste discharge requirements during project construction would be less than
significant, and no mitigation is required.
88 DRC Engineering, Inc. Preliminary Water Quality Management Plan for Public Storage, 17173 Valley
Boulevard, Fontana, CA. December 22, 2022. Page 3-3. Appendix F.
89 Giles Engineering Associates, Inc. Geotechnical Engineering Exploration and Analysis, Proposed Public
Storage Facility, 17173 Valley Boulevard, Fontana, California. Page 6. April 1, 2022. Appendix D.
90 Ibid.
91 Ibid. Page 12.
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Operation. During operation, anticipated pollutants of concern associated with the proposed
project include pathogens (bacterial/virus), nutrients (phosphorous and nitrogen), noxious aquatic
plants, sediments, metals, oil and grease, trash and debris, pesticides and herbicides, and organic
compounds. The City of Fontana is a co-permittee under the Santa Ana Regional Water Quality
Control Board (RWQCB) National Pollution Discharge Elimination System (NPDES) Permit and Waste
Discharge Requirements for the San Bernardino County Flood Control District, the County of San
Bernardino, and the Incorporated Cities of San Bernardino County Within the Santa Ana Region
Area-Wide Urban Stormwater Runoff Management Program (Order No. R8-2010-0036, NPDES No.
CAS618036) (San Bernardino County MS4 permit). The San Bernardino County MS4 Permit requires the preparation of project-specific WQMPs for priority projects. The project is considered a priority
project because it involves the development of more than 10,000 square feet of impervious surface
and because it includes more than 5,000 square feet of surface parking area that would be exposed
to stormwater runoff. As specified in Standard Condition HYD-3 and as required by the San
Bernardino County MS4 Permit, the project would prepare a Final WQMP. The Final WQMP would
specify the Site Design, Source Control, Low Impact Development (LID), and Treatment Control
BMPs that would be implemented to capture, treat, and reduce pollutants of concern in stormwater
runoff. Site Design BMPs are stormwater management strategies that emphasize conservation and
use of existing site features to reduce the amount of runoff and pollutant loading generated from a
site. Source Control BMPs are preventative measures that are implemented to prevent the
introduction of pollutants into stormwater. LID BMPs mimic a project site’s natural hydrology by
using design measures that capture, filter, store, evaporate, detain, and infiltrate runoff rather than
allowing runoff to flow directly to piped or impervious storm drains. Treatment Control BMPs are
structural BMPs designed to treat and reduce pollutants in stormwater runoff prior to releasing it to
receiving waters.
A Preliminary WQMP has been prepared for the project, which details the following operational
BMPs that would be implemented to reduce impacts to water quality from operation of the project:
1. Site Design BMPs include minimizing impervious surface areas; preserving existing on-site
drainage patterns; disconnecting impervious surface areas (e.g. stormwater runoff on roofs
would be directed to landscaped areas); re-vegetating disturbed areas; utilizing vegetated
drainage swales in place of underground piping; and staking off areas to be used for landscaping
to minimize compaction during construction.
2. Non-Structural Source Control BMPs include education for property owners, operators, tenants,
occupants, or employees; activity restrictions; landscape management BMPs; BMP
(hydrodynamic separator and underground infiltration system) maintenance; compliance with
City of Fontana stormwater ordinance; spill contingency plan; uniform fire code
implementation; litter and debris control program; employee training on stormwater BMPs;
catch basin inspection and cleanout program; and vacuum sweeping of parking lots.
3. Structural Source Control BMPs include storm drain signage and stenciling; waste storage areas
that are designed and constructed to reduce pollution introduction; efficient irrigation systems
and landscape design.
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4. LID BMPs include catch basin inlets with storm filters; hydrodynamic separator; three
underground infiltration chambers; and an aboveground infiltration basin.
The proposed underground infiltration chambers would store and infiltrate the Design Capture
Volume (DCV) for Drainage Areas 1, 2, and 4, and the proposed aboveground infiltration basin
would infiltrate the DCV for Drainage Area 3 in accordance with the County of San Bernardino’s
technical guidance for WQMPs. The DCV is the volume of stormwater runoff that must be captured
and treated by stormwater BMPs. Overflows from Drainage Areas 1, 2, and 3 would discharge into
Mulberry Channel through a storm drain pipe and overflows from Drainage Area 4 would surface
drain before discharging into Mulberry Channel, mimicking the existing condition.92 To reduce pollutants of concern in stormwater runoff, stormwater within Drainage Areas 1, 2, and 4 would be
directed to multiple on-site catch basin inlets with storm filters on the project site where it would
move through a hydrodynamic separator to remove pollutants of concern before entering an
underground infiltration chamber. As specified in Standard Condition HYD-3, a Final WQMP would
be prepared prior to or during final design, which would ensure that the project design would
adequately target pollutants of concern in stormwater runoff before leaving the project site.
As specified in Standard Condition HYD-4, the project would also be required to comply with City
Municipal Code Section 28-111 (Stormwater Management and Rainwater Retention), which requires
the project to incorporate stormwater BMPs into the landscape and grading design plans to
minimize runoff and increase infiltration and City Municipal Code Section 30-668 (Low Impact
Development), which requires a minimum of two LID standards listed in the section to be
incorporated into all new development projects or rehabilitated landscaping to the maximum extent
practicable (MEP) and to be shown on all landscape plans. Additionally, all LID standards are
required to be consistent with the project-specific WQMP. As described above, the project includes
site design, source control, and LID BMPs that would minimize runoff and increase infiltration as
required by Section 28-111 of the City’s Municipal Code. The project includes a minimum of two LID
standards as required by Section 30-668 of the City’s Municipal Code, including landscaped areas
designed and maintained to be 1-2 inches below impervious surfaces and stormwater runoff on
roofs directed to landscaped areas.93
Infiltration of stormwater could have the potential to affect groundwater quality. The project
includes site design, source control, LID BMPs, and treatment BMPs, including catch basins with
storm filters to capture trash and debris and hydrodynamic separators to reduce pollutants of
concern in stormwater prior to infiltration. Furthermore, when stormwater is infiltrated, soil and
plants absorb and filter pollutants and reduce the potential for pollutants of concern to reach
groundwater.
With implementation of Standard Conditions HYD-3 and HYD-4, which require adherence to the San
Bernardino County MS4 Permit, including preparation of a Final WQMP to address pollutants of
concern in stormwater runoff, and compliance with the City Municipal Code, project impacts
92 DRC Engineering, Inc. Preliminary Water Quality Management Plan for Public Storage, 17173 Valley
Boulevard, Fontana, CA. December 22, 2022. Page 3-1. Appendix F.
93 Ibid. Pages 4-6 and 4-8.
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associated with the violation of water quality standards or waste discharge requirements would be
less than significant, and no mitigation is required.
Standard Conditions. No mitigation is required; however, the following Standard Conditions are
regulatory requirements that would be implemented to ensure impacts related to water quality
standards or waste discharge requirements remain less than significant.
Standard Condition HYD-1 Construction General Permit. Prior to issuance of a grading permit,
the Project Applicant shall obtain coverage under the State Water
Resources Control Board (SWRCB) National Pollutant Discharge
Elimination System (NPDES) General Permit for Stormwater Discharges Associated with Construction and Land Disturbance
Activities (Order No. 2022-0057-DWQ, National Pollutant Discharge
Elimination System No. CAS000002) (Construction General Permit).
This shall include submission of Permit Registration Documents
(PRDs), including a Notice of Intent for coverage under the permit to
the State Water Resources Control Board (SWRCB) via the
Stormwater Multiple Application and Report Tracking System
(SMARTs). The Project Applicant shall provide the Waste Discharge
Identification Number (WDID) to the City of Fontana (City), or
designee, to demonstrate proof of coverage under the Construction
General Permit. Project construction shall not be initiated until a
WDID is received from the SWRCB and is provided to the City, or
designee. A Stormwater Pollution Prevention Plan (SWPPP) shall be
prepared and implemented for the proposed project in compliance
with the requirements of the Construction General Permit. The
SWPPP shall identify construction best management practices
(BMPs) to be implemented to ensure that the potential for soil
erosion and sedimentation is minimized and to control the
discharge of pollutants in stormwater runoff as a result of
construction activities. Upon completion of construction and
stabilization of the site, a Notice of Termination shall be submitted
via SMARTs.
Standard Condition HYD-2 Prior to the commencement of any land disturbing activities, the
Project Applicant shall obtain coverage under the Construction
General Permit and develop a Stormwater Pollution Prevention Plan
to the City for review and approval that incorporates Best
Management Practices to protect water quality during construction
activities pursuant to Section 23-519 of the City Municipal Code.
Standard Condition HYD-3 Prior to issuance of a grading permit, the Project Applicant shall
submit a Final Water Quality Management Plan (Final WQMP) to
the City of Fontana (City) for review and approval in compliance
with the requirements of the Santa Ana RWQCB’s NPDES Permit
Waste Discharge Requirements for the San Bernardino County Flood
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Control District, the County of San Bernardino, and the Incorporated
Cities of San Bernardino County Within the Santa Ana Region Area-
Wide Urban Stormwater Runoff Management Program (Order No.
R8-2010-0036, NPDES No. CAS618036) (San Bernardino County MS4
Permit). The Final WQMP shall specify the Best Management
Practices (BMPs) to be incorporated into the project design to
target pollutants of concern in stormwater runoff from the project
site and the necessary operation and maintenance activity for each
BMP. The City shall ensure that the BMPs specified in the Final WQMP are incorporated into the final project design. The proposed
BMPs specified in the Final WQMP shall be incorporated into the
grading and development plans submitted to the City for review and
approval. Project occupancy and operation shall be in accordance
with the schedule outlined in the WQMP.
Standard Condition HYD-4 Prior to issuance of a grading permit, the Project Applicant shall
submit a grading plan and landscaping plan that incorporates the
stormwater management, rainwater retention, and Low Impact
Development requirements outlined in the City of Fontana’s
Municipal Code to the City for review and approval.
b. 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?
Less than Significant Impact.
Construction. According to the Geotechnical Report prepared for the project, no groundwater was
encountered to an exploration depth of 26.5 feet bgs.94 During construction, the depth of
excavation would not exceed approximately 2 feet bgs, 1 foot below the bottom of existing
foundations and floor slab, or the depth required to remove soil disturbed during demolition and
grading activities, whichever is greater. Based on depth to groundwater and depth of excavation,
groundwater dewatering activities are not anticipated during project construction. Furthermore,
according to the project-specific WQMP, soil compaction would be minimized during construction,
which would promote natural infiltration during construction activities.95 Therefore, construction
impacts related to a decrease in groundwater supplies or interference with groundwater recharge in
a manner that may impede sustainable groundwater management would be less than significant,
and no mitigation is required.
Operation. As discussed in Section 5.10.a, a majority of the 5.33-acre project site is developed. The
proposed project constitutes 2.11 acres of the total 5.33-acre project site. In the existing condition,
94 Giles Engineering Associates, Inc. Geotechnical Engineering Exploration and Analysis, Proposed Public
Storage Facility, 17173 Valley Boulevard, Fontana, California. Page 6. April 1, 2022. Appendix D.
95 DRC Engineering, Inc. Preliminary Water Quality Management Plan for Public Storage, 17173 Valley
Boulevard, Fontana, CA. December 22, 2022. Page 4-8. Appendix F.
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1.50 acres of the 2.11-acre site is impervious. The proposed project would result in 1.66 acres of
impervious surfaces on the 2.11-acre project site. Therefore, development of the proposed project
would increase the impervious surface area of the 2.11-acre project site by approximately 0.16 acre.
The increase in impervious surface area would decrease on-site infiltration. However, as described
above in Section 5.10.a, the project includes BMPs to collect and infiltrate stormwater at the project
site in accordance with the San Bernardino County MS4 Permit. Additionally, on-site soils have high
infiltration rates. Therefore, development of the proposed project would not substantially decrease
the amount of stormwater that infiltrates as compared to the existing conditions.
The project site is located within the Upper Santa Ana Valley-Chino Groundwater Basin. As discussed in Section 5.10.e below, the Upper Santa Ana Valley-Chino Groundwater Basin is identified by the
Department of Water Resources as a very low priority basin and therefore is not required to prepare
a Groundwater Sustainability Plan (GSP). The Fontana Water Company (FWC) would supply water to
the project site, which includes local groundwater from the Chino Groundwater Basin. As discussed
later in Section 5.19.b, the FWC anticipates that sufficient water supplies would be available to serve
the proposed project. Therefore, the proposed project’s water demand would not substantially
decrease groundwater supplies. Impacts related to depletion of groundwater supplies or
interference with groundwater recharge in a manner that may impede sustainable groundwater
management would be less than significant, and no mitigation is required.
c. Would the project 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:
i. Result in substantial erosion or siltation on- or off-site;
Less than Significant Impact.
Construction. During grading and construction activities, soil would be exposed and disturbed,
drainage patterns would be temporarily altered, and there would be an increased potential for soil
erosion and siltation compared to existing conditions. Additionally, during a storm event, soil
erosion and siltation could occur at an accelerated rate. As discussed above in response to Section
5.10.a and as specified in Standard Conditions HYD-1 and HYD-2, the Project Applicant would be
required to obtain coverage under the Construction General Permit, which requires preparation of a
SWPPP. The SWPPP would detail Erosion Control and Sediment Control BMPs to be implemented
during construction to minimize erosion and retain sediment on site. Compliance with the
requirements of the Construction General Permit and implementation of the construction BMPs
would ensure that construction impacts related to on- and off-site erosion or siltation would be less
than significant, and no mitigation is required.
Operation. As discussed in Section 5.10.b above, a majority of the 5.33-acre project site is already
developed. Implementation of the proposed project would increase the amount of existing
impervious surface area on the project site by 0.16 acre. An increase in impervious surface area
increases the rate and volume of runoff during a storm, which can more effectively transport
sediments to receiving waters. The 1.66 acres of impervious surface areas on the project site would
not be prone to on-site erosion or siltation because there would be no exposed soil. The remaining
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0.45 acre of pervious surfaces on the project site would be landscaped with vegetation that would
stabilize the soil and promote infiltration, thereby minimizing on-site erosion and siltation.
Furthermore, the project would be required to implement Standard Conditions HYD-3 and HYD-4,
which require the preparation of a Final WQMP, in compliance with the San Bernardino County MS4
permit, and the implementation of Site Design, Source Control, and LID BMPs that minimize
stormwater runoff and increase infiltration. With implementation of Standard Conditions HYD-3
and HYD-4, operational impacts related to on- or off-site erosion or siltation would be less than
significant, and no mitigation is required.
Construction.
ii. Substantially increase the rate or amount of surface runoff in a manner which would result in
flooding on- or offsite;
iv. Impede or redirect flood flows?
Less than Significant Impact.
Construction. According to the City’s Local Hazard Mitigation Plan, the project site is not located
within a 100-year Flood Zone or Floodway, 500-year Flood Zone, or Flood Zone protected by a
levee.96 The Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map No.
06071C8658H (August 28, 2008)97 indicates the project site is mapped within Flood Zone X in
accordance with the Letter of Map Revision (LOMR) 09-09-1669P (effective November 23, 2009),
which revised portions of Flood Insurance Rate Map No. 06071C8658H. Zone X areas are defined by
FEMA as areas of minimal flood hazard, which are the areas outside of the Special Flood Hazard
Area and higher than the elevation of the 0.2 percent annual chance flood. As discussed above
under Section 5.10.a, project construction would comply with the requirements of the Construction
General Permit and the City Municipal Code and would include the preparation and implementation
of a SWPPP (Standard Conditions HYD-1 and HYD-2). The SWPPP would specify construction BMPs
to control and direct on-site surface runoff to ensure that project construction does not increase the
rate or amount of surface runoff or impede or redirect flood flows in manner that would result in
on- or off-site flooding. With implementation of a SWPPP and associated BMPs (Standard
Conditions HYD-1 and HYD-2), construction activities would not result in a substantial increase in
the rate or amount of surface runoff or impeding or redirecting flood flows in a manner that would
result in on- or off-site flooding and impacts would be less than significant. No mitigation is
required.
Operation. As stated in Section 5.10.c(i) above, development of the project would result in a total
impervious surface area of 1.66 acres, which would increase stormwater runoff and could
potentially result in flooding. However, as discussed above, the project site is not within a 100-year
floodplain and therefore would not impede or redirect flood flows. Additionally, the proposed
underground infiltration chambers and aboveground infiltration basin, which have been designed to
96 City of Fontana. Local Hazard Mitigation Plan. Figure 4-1: Flood Hazard Map and Figure 4-2: Dam
Inundation areas in Fontana. June 2017; Approved and Adopted August 14, 2018.
97 Federal Emergency Management Agency. 2008. National Flood Insurance Program, Flood Insurance Rate
Map, San Bernardino County, California and Incorporated Areas. Panel Number 06071C8658H. August 28.
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be consistent with the requirements of the San Bernardino County MS4 permit and City Municipal
Code requirements (Standard Conditions HYD-3 and HYD-4), would capture and infiltrate
stormwater runoff consistent with the requirements of the San Bernardino County MS4 Permit and
City Municipal Code. Compliance with the San Bernardino County MS4 Permit and City Municipal
Code (Standard Conditions HYD-3 and HYD-4) would ensure that operational activities would not
result in a substantial increase in the rate or amount of surface runoff or impeding or redirecting
flood flows in a manner that would result in on- or off-site flooding and impacts would be less than
significant. No mitigation is required.
iii. 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; or
Less than Significant Impact.
Construction. As discussed in Section 5.10.a above, project construction would comply with the
requirements of the Construction General Permit and the City Municipal Code and would include
the preparation and implementation of a SWPPP (Standard Conditions HYD-1 and HYD-2). The
SWPPP would specify construction BMPs to control and direct on-site surface runoff to ensure that
stormwater runoff from the construction site does not exceed the capacity of the stormwater
drainage system and does not discharge polluted runoff during construction activities. With
implementation Standard Conditions HYD-1 and HYD-2, construction impacts related to exceeding
the capacity of the stormwater drainage system or additional polluted runoff would be less than
significant, and no mitigation is required.
Operation. As discussed in Section 5.10.a above, the project would retain and infiltrate stormwater
runoff so that excess runoff does not exceed the capacity of the existing stormwater system in
pursuant to the requirements of the County of San Bernardino MS4 Permit (Standard Condition
HYD-3) and the City Municipal Code (Standard Condition HYD-4). Additionally, as discussed in
Section 5.10.a above, the project would adequately treat pollutants of concern in stormwater runoff
before leaving the project site and entering the Mulberry Channel in accordance with the County of
San Bernardino MS4 Permit (Standard Condition HYD-3). Therefore, implementation of Standard
Conditions HYD-3 and HYD-4 would ensure the proposed project would not exceed the capacity of
existing or planned stormwater drainage systems or provide substantial additional sources of
polluted runoff. Impacts would be less than significant, and no mitigation is required.
d. In flood hazard, tsunami, or seiche zones, would the project risk release of pollutants due to
project inundation?
Less than Significant Impact. As discussed in Section 5.10.c(ii) above, the project site is not located
within a 100-year flood zone; therefore, there is no risk of a release of pollutants from the project
site due to inundation from a flood.
The project site is approximately 63 miles east of the Pacific Ocean and the Santa Ana Mountains are
between the project site and the Pacific Ocean. Based on the distance from the Pacific Ocean and
the presence of an intervening mountain range, there is no risk of a release of pollutants from the
project site due to inundation from a tsunami.
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Seiches are oscillations in enclosed bodies of water that are caused by a number of factors, most
often wind or seismic activity. The nearest major water features are Puddingstone Reservoir and
Arnold Reservoir located approximately 5 miles northwest and southwest of the project site,
respectively. Given the distance of large standing bodies of water from the project site, there is no
risk of a release of pollutants from the project site due to seiche-related flooding. Given that the
project site is not located within a flood hazard zone and the distance from the Pacific Ocean and
from closed bodies of water, implementation of the project would not result in a flood hazard,
tsunami, or seiche, risking release of pollutants due to project site inundation. Impacts would be less
than significant, and no mitigation is required.
e. Would the project conflict with or obstruct implementation of a water quality control plan or
sustainable groundwater management plan?
Less than Significant Impact. The project site is within the jurisdiction of the Santa Ana RWQCB. The
Santa Ana RWQCB adopted a Water Quality Control Plan (i.e., Basin Plan) (January 1995, Updated
June 2019) that designates beneficial uses for all surface and groundwater within its jurisdiction and
establishes the water quality objectives and standards necessary to protect those beneficial uses.
The proposed project would comply with the Construction General Permit and the existing San
Bernardino County MS4 Permit, which require the preparation of an SWPPP, preparation of a Final
WQMP, and implementation of construction and operational BMPs to reduce pollutants of concern
in stormwater runoff. Therefore, the proposed project would not result in water quality impacts that
would conflict with the Santa Ana RWQCB Water Quality Control Plan (Basin Plan). Impacts related
to a conflict with the Basin Plan would be less than significant, and no mitigation is required.
The Sustainable Groundwater Management Act (SGMA) was enacted in September 2014. SGMA
requires governments and water agencies of high- and medium-priority basins to halt overdraft of
groundwater basins. SGMA requires the formation of local Groundwater Sustainability Agencies,
which are required to adopt Groundwater Sustainability Plans (GSPs) to manage the sustainability of
the groundwater basins. The project site is located within the Upper Santa Ana Valley-Chino
Groundwater Basin. The Upper Santa Ana Valley-Chino Groundwater Basin is identified by the
Department of Water Resources as a very low priority basin;98 therefore, development of a GSP or
an approved GSP alternative is not required.
As discussed previously, due to the depth to groundwater, it is not expected that any stormwater
that may infiltrate during construction would affect groundwater quality because the groundwater
table is deep, and pollutants would be pre-treated with storm filters before entering the infiltration
basins. In addition, pollutants in storm water are generally removed by soil through absorption as
water infiltrates. Therefore, in areas of deep groundwater, there is more absorption potential and,
as a result, less potential for pollutants to reach groundwater. Therefore, due to the depth to
groundwater, it is not expected that any storm water that may infiltrate during construction or
operation would affect groundwater quality because there is not a direct path for pollutants to
reach groundwater. As discussed in Section 5.10.a above, the majority of the project site is
98 California Department of Water Resources. 2016. Groundwater Exchange. Website:
https://groundwaterexchange.org/basin/upper-santa-ana-valley-chino-8-002-01/ (accessed January 12,
2023).
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developed, and implementation of the proposed project would increase impervious surface area on
the project site by only 0.16 acre. Therefore, the project would not substantially decrease on-site
infiltration when compared to existing conditions. The project would also collect and infiltrate
stormwater from the project site. Therefore, the proposed project would not substantially impact
groundwater supplies. Furthermore, the project site is located within a very low priority basin and
therefore the SGMA provisions do not apply. Impacts related to a conflict with or obstruction of a
water quality control plan or sustainable groundwater management plan would be less than
significant, and no mitigation is required.
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5.11 LAND USE AND PLANNING
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
Would the project:
a. Physically divide an established community? b. Cause a significant environmental impact due to a conflict
with any land use plan, policy, or regulation adopted for the
purpose of avoiding or mitigating an environmental effect?
5.11.1 Impact Analysis
a. Would the project physically divide an established community?
Less than Significant Impact. The physical division of an established community typically refers to
the construction of a physical feature (such as an interstate or railroad tracks) or removal of a means
of access (such as a local road or bridge) that would impair mobility within an existing community, or
between a community and outlying area. For instance, the construction of an interstate highway or
railroad track through an existing community may constrain travel from one side of the community
to another; similarly, such construction may also impair travel to areas outside the community.
The project site is bounded by Interstate 10 to the south, commercial retail uses to the west, Valley
Boulevard to the north, and commercial and residential uses to the east. The project site is
separated by the residential uses to the east by an existing self-storage facility immediately east of
the site. The project does not include the installation of infrastructure or roadways that would
divide an existing community. Additionally, Valley Boulevard to the north and Interstate 10 to the
south already create physical barriers between the existing residential uses to the east and the
properties north of Valley Boulevard and south Interstate 10 (Figure 2), which include commercial,
industrial, residential, and medical center uses.
As discussed in Section 2.2, Existing Setting, the majority of the project site is developed and
operates as a self-storage facility. The proposed project would demolish and redevelop portions of
the project site, which would be similar to the existing development on-site and would be
compatible with the surrounding development, particularly the self-storage facility immediately east
of the site. Therefore, impacts from the physical division of an established community would be less
than significant. Mitigation is not required.
b. Would the project 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?
Less than Significant Impact. As shown in Table 2.3.A in Chapter 2.0, Project Description, the project
site is located within the Walkable Mixed Use Corridor & Downtown (WMXU-1) General Plan Land
Use Designation and the Form-Based Code (FBC) Zoning Designation, within the Valley Gateway FBC
District.
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The City’s Land Use, Zoning, and Urban Design General Plan Element indicates the WMXU land use
category is intended to provide flexible zoning and development in four areas of the City, including
the area around the intersection of Valley Boulevard and Sierra Avenue where the project is
located.99 Additionally, the FBC zoning designation is intended to prioritize the physical design and
orientation of the building over land use to promote the development of mixed-use districts that
address the public realm.100
The FBC zoning designation does not identify self-storage as a permitted use, and the existing self-
storage use on the project site is allowed to operate as a legal non-conforming use. The proposed
project would result in the demolition of existing structures and redevelopment of portions of the site, including the development of a 109,566-square-foot self-storage building. Accordingly, the
proposed project would be required to comply with Section 30-357.1.a.2 of the City’s Zoning and
Development Code, which states that a legal non-conforming building or the addition of other
structures are allowed if the addition of 50 percent or more of the existing floor area triggers
compliance with all Form-Based Code district provisions for the portion of the structure comprising
the addition. Additionally, pursuant to the Zoning and Development Code, specifically the
Administrative Procedures, Section No. 30-351(1)a.1, no nonconforming use or site shall be
enlarged or intensified unless the Planning Commission approves such request through the CUP
process.
CUPs are intended to allow the establishment of uses that may have some special influence,
uniqueness, or impression on the neighborhood surrounding the subject site subject to a list of
conditions. The permit application process allows for the review of the location and design of the
proposed project, configuration of improvements, potential impact(s) on the surrounding
neighborhood, and to ensure that development of the project protects the integrity of the zoning
district in which it is proposed. In order for a CUP to be approved, the proposed land use must be
consistent with applicable goals and policies of the City’s General Plan and compatible with
surrounding land uses, and any impacts to the environment that would result from such a use must
be mitigated to the extent feasible. CUPs are revocable if the Applicant is not adhering to the
conditions of approval as determined by the City.
The proposed self-storage building would be required to comply with all applicable provisions of the
Valley Gateway District of the FBC pursuant to Section 30-370, which identifies setback
requirements, allowable building types, parking requirements, frontage types, and encroachment
requirements (e.g. building, architectural features and signs that may encroach into the required
setbacks and right-of-way). Additionally, the proposed project would be subject to the City’s review
process, including design review, which identifies the applicable provisions of the City’s Zoning and
Development Code the project would be required to comply with. For example, the project would
be required to screen ground-mounted mechanical equipment on all sides by a decorative screen
wall in accordance with Section No. 30-538(c).
99 City of Fontana, State of California. General Plan Update 2015–2035. Chapter 15: Land Use, Zoning, and
Urban Design Element. Pages 15.29. Adopted November 13, 2018.
100 Ibid. Page 15.8.
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The CUP process would ensure compliance with applicable regulations pertaining to building
operations, orientation, form, massing, setbacks, height, color palette, building materials, and
drought-tolerant landscaping to ensure compatibility with surrounding land uses. Since the
proposed storage building would be developed in accordance with Section 30-370, the self-storage
facility would continue be allowed to operate as a legal non-conforming use within the FBC zoning
designation. Additionally, since the project would be developed in accordance with all applicable
provisions of the City’s Zoning and Development Code, which is confirmed during the City’s review
process; the project would not conflict with any applicable land use plan, policy, or regulation
adopted for the purpose of avoiding or mitigating an environmental effect and impacts would be
less than significant. No additional mitigation is required.
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5.12 MINERAL RESOURCES
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
Would the project:
a. 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?
b. Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan?
5.12.1 Impact Analysis
a. Would the project 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?
Please refer to Section 5.12.b, below.
b. Would the project 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?
Less than Significant Impact. The project site is located within Mineral Resource Zone 2 (MRZ-2),101
which is defined as an area where adequate information indicates that significant mineral resources
are present, or where it is judged that a high likelihood for their presence exists. Land included in
MRZ-2 is of prime importance because it contains known economic mineral deposits.102
The project site comprises 5.33 acres of developed land surrounded by a commercial retail center to
the west, a medical center to the north across Valley Boulevard, a storage facility and residential
development to the east, and a commercial retail center to the south across Interstate 10. The City
of Fontana General Plan Land Use Map designates the project site as Walkable Mixed Use Corridor
& Downtown (WXMU-1),103 and the zoning designation is Form-Based Code (FBC),104 within the
Valley Gateway Sub-District.105 Mineral resources mining is not a use compatible with either the
existing or the proposed on-site and surrounding land uses, and the project site has minimal
potential to be mined in the future because of its small size and location surrounded by urban
development. Additionally, the project site and vicinity are not considered a State-designated
mineral resource extraction zone. Mineral resources extraction would conflict with the purpose and
101 California Department of Conservation. Mineral Land Classification Map, San Bernardino P-C Region.
Fontana Quadrangle, Special Report 143, Plate 7.6. 1975.
102 California Department of Conservation State Mining and Geology Board. Guidelines for Classification and
Designation of Mineral Lands. Website: http://www.conservation.ca.gov/smgb/guidelines/documents/
classdesig.pdf (accessed December 29, 2022).
103 City of Fontana. General Plan Land Use Map. Amended April 20, 2022.
104 City of Fontana. Zoning District Map. Amended April 20, 2022.
105 City of Fontana. Form Based Code Districts. Draft, September 10, 2019.
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scope of the existing General Plan land use designation and Zoning District in this part of the City.
Therefore, impacts from the loss of available mineral resources would be less than significant.
Mitigation is not required.
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5.13 NOISE
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
Would the project result in:
a. Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
b. Generation of excessive groundborne vibration or groundborne noise levels?
c. For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
5.13.1 Impact Analysis
a. Would the project result in generation of a substantial temporary or permanent increase in
ambient noise levels in the vicinity of the project in excess of standards established in the local
general plan or noise ordinance, or applicable standards of other agencies?
Less than Significant Impact.
Noise Standards. This project utilizes the City’s residential noise control guidelines codified in
Section 30-469 of the City’s Municipal Code, which establishes an exterior noise level standard of 65
a-weighted decibels (dBA) as measured at the property line of any residential-zoned property.
Section 18-63(b)(7) of the City’s Municipal Code establishes exemption criteria for construction
activities, specifically exempting noise generated from construction between the hours of 7:00 a.m.
and 6:00 p.m. on weekdays and between the hours of 8:00 a.m. and 5:00 p.m. on Saturdays.
The City has not established daytime construction noise level limits for construction activities that
occur within the specified hours prescribed in the City Municipal Code; therefore, construction noise
standards from the Transit Noise and Vibration Impact Assessment Manual (FTA Manual) are used
to determine the potential noise impacts during project construction. The FTA criteria establishes
daytime exterior noise standards of 80 dBA for residential, 85 dBA for commercial, and 90 for dBA
for industrial land uses.106
Finally, the City’s General Plan identifies three main categories (audible, potentially audible, and
inaudible) associated with noise impacts, and indicates that only an audible change in noise level,
which is a change of 3 dBA or more, is considered potentially significant.107
106 LSA Associates, Inc. Noise and Vibration Impact Analysis: Proposed Public Storage Redevelopment Project
in Fontana, California. Pages 8 and 9; Table D. June 2023 (Appendix G).
107 City of Fontana. Fontana Forward General Plan Update 2015–2035. Draft Environmental Impact Report.
SCH #2016021099. Page 5.10-4. June 8, 2018.
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Construction Noise. Short-term noise impacts would be associated with demolition of the existing
structures, excavation, grading, and construction of the proposed structures. Construction-related
short-term noise levels would be higher than existing ambient noise levels in the vicinity of the
project site at the present time but would no longer occur once construction of the proposed
project is completed.
Two types of short-term noise impacts would occur during construction of the proposed project.
First, construction crew commutes and the transport of construction equipment and materials to
the project site would incrementally increase noise levels on access roads leading to the site. It is
expected that larger trucks used to transport construction equipment would generate higher noise levels than noise levels generated from construction crew commutes. The single-event noise
exposure to sensitive noise receptors from trucks used to transport construction equipment would
be up to a maximum of 84 a-weighted decibels (dBA) from a distance of 50 feet. However, the
equipment would be transported to the site one time and would remain on-site for the duration of
each construction phase. Therefore, the one-time trip would not add to the daily traffic noise in the
project vicinity. Additionally, the total number of daily vehicular trips associated with project
construction would be minimal when compared to existing traffic volumes on affected streets, and
the long-term noise level changes associated with construction trips would not be perceptible to the
human ear in an outdoor environment. Therefore, construction-related impacts associated with
worker commute and transport of construction equipment and material to and from the project site
would be less than significant, and no mitigation is required.
The second type of short-term construction noise is related to noise generated from heavy
equipment used during construction activities. Construction activities include demolition, site
preparation, grading, building construction, architectural coating, and paving on the project site.
These various sequential phases change the character of the noise generated on a project site.
Typical noise levels range up to 88 dBA maximum instantaneous noise level (Lmax) at 50 feet during
the noisiest construction phases. It is expected that average noise levels during construction at the
nearest sensitive receptor108 would range from 64 dBA equivalent continuous sound level (Leq) and
78 dBA Leq, depending on the construction phase. The site preparation phase is expected to
generate the highest noise levels (78 dBA Leq), which would take place for a duration of
approximately 10 days.109 Noise levels at the nearest off-site commercial uses (Extra Space Storage),
located immediately adjacent to the east, would reach an average noise level of 79 dBA Leq during
the daytime hours.110 Therefore, noise levels generated from project construction would be below
the 80 dBA Leq and 85 dBA Leq criteria established by the Federal Transit Administration (FTA) for
residential and commercial uses, respectively. These predicted noise levels would only occur when
108 The nearest sensitive receptor is the hotel to the west of the project site. The hotel is located 160 feet
from the center of the project site, which is considered the average location of construction activity for
each phase. Therefore, the noise level for each construction phase at the nearest sensitive receptor was
calculated using a distance of 160 feet.
109 LSA Associates, Inc. Noise and Vibration Impact Analysis: Proposed Public Storage Redevelopment Project
in Fontana, California. Table I. June 2023. Appendix G.
110 Ibid.
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all construction equipment is operating simultaneously; and therefore, the noise levels are assumed
to be conservative in nature.
Although the noise generated by project construction activities may result in a temporary increase
in the ambient noise levels in the project vicinity, construction noise would cease once project
construction is completed. As discussed above, noise levels generated from project construction
would be below the 80 dBA Leq and 85 dBA Leq criteria established by the Federal Transit
Administration (FTA) for residential and commercial uses, respectively. Finally, the proposed project
would be required to comply with the construction hours specified in Section 18-63(b)(7) of the City
Municipal Code. As specified in Standard Condition NOI-1, project construction activities would only occur between the hours and days prescribed in Section 18-63(b)(7) of the City Municipal Code, and
project construction would be required to implement City prescribed best practices for reducing
construction noise.
Since the City’s Municipal Code Section 18-63(b)(7) allows construction noise in excess of normally
defined thresholds between the hours of 7:00 a.m. and 6:00 p.m. on weekdays and between the
hours of 8:00 a.m. and 5:00 p.m. on Saturdays, adherence to Standard Condition NOI-1 would
ensure the project would not generate a substantial temporary increase in ambient noise levels in
the project vicinity in excess of standards established in the local general plan or noise ordinance.
Additionally, with implementation of Standard Condition NOI-1, all feasible and reasonable
measures to reduce construction noise would be implemented. Therefore, the overall noise levels
generated by project construction would be minimized and construction noise impacts would be
less than significant. No mitigation is required.
Operational Noise. Long-term noise associated with the project would be generated from vehicle
traffic entering and exiting the site and on-site stationary sources, such as on-site heating,
ventilation and air conditioning (HVAC) equipment and truck delivery and loading/unloading
activities associated with the self-storage building operations. These mobile and stationary
operational noise sources are analyzed separately in relation to the ambient noise environment
because the City’s applicable noise standards are different for mobile versus stationary noise
sources. Whereas mobile noise sources such as vehicle traffic are measured as Community Noise
Equivalent Level CNEL), stationary noise sources such as truck loading/unloading, parking lot
activities, and heating ventilation air conditioning are measured as Lmax and Leq. Additionally,
anticipating the timing of noise events (continuous versus intermittent) would be speculative, as
they differ for the various stationary noise sources. However, reasonable assumptions are made as
specified for each noise source described below in order to combine the stationary noise levels
anticipated to be generated by the proposed project and compare them to the ambient noise
environment in terms of Leq.111
111 The Leq noise level is provided to describe operational noise levels for a longer period of time (compared
to the maximum instantaneous noise level, Lmax) and compare them to ambient noise levels anticipated to
be generated by the proposed project.
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Mobile Noise. Noise levels from vehicle traffic (including employee and customer passenger
vehicles) entering and exiting the site from Valley Boulevard was analyzed using the following
equation:112
Change in CNEL = 10 log10 [Ve+p/Vexisting]
Where: Vexisting = the existing daily volume
Ve+p = existing daily volumes plus project
Change in CNEL = the increase in noise level due to the project
Data for existing average daily traffic (ADT) and project ADT volumes were obtained from the City
General Plan Community Mobility and Circulation Element and the Trip Generation/Vehicle Miles Traveled Analysis prepared for the project,113 respectively. Based on the City’s General Plan Exhibit
9.5, Average Daily Trips, the existing ADT volume along Valley Boulevard in the vicinity of the project
is between approximately 20,001 and 30,000.114 The existing ADT volume used in the equation
above is 20,001, which is considered to be a conservative estimate.115 Based on the project ADT
volumes identified in the Trip Generation/Vehicle Miles Traveled Analysis prepared for the project,
the project was estimated to result in a net increase of 137 ADT. The results of the calculations show
that the proposed project would result in an increase of less than 0.03 dBA CNEL along Valley
Boulevard. As previously discussed, a noise level increase of less than 3 dBA would not be
perceptible to the human ear. Additionally, an increase of 0.03 dBA would not exceed the City’s
impact threshold of 3 dBA.116 Therefore, project-related traffic along Valley Boulevard would not
result in a significant noise increase.
Truck Delivery and Loading/Unloading Activities. Parking for the new three-story self-storage
building would be provided on the east side of the building, adjacent to the loading lobby. The
operational noise analysis for the proposed project anticipates truck loading and unloading activities
associated with the project would occur only in the parking stalls located east of the proposed
building. Nine semi-trailer truck parking stalls currently located at the southwestern portion of the
project site serve patrons of the neighboring hotel and are not part of the self-storage facility. The
proposed three-story self-storage building would be constructed in the area currently occupied by
the truck parking stalls, so they would be relocated to the north of the new three-story self-storage
building in order to facilitate an existing shared easement agreement between the Project Applicant
and hotel owner. Truck parking and loading and unloading activities in the semi-trailer truck parking
stalls to be relocated north of the proposed self-storage building would result from hotel operations
and not from operation of the proposed project. Therefore, these activities are not included in the
112 LSA Associates, Inc. Noise and Vibration Impact Analysis: Proposed Public Storage Redevelopment Project
in Fontana, California. Page 17. June 2023. Appendix G.
113 LSA Associates, Inc. Public Storage Fontana, California – Trip Generation/Vehicle Miles Traveled Analysis.
Table A. November 1, 2022. Appendix H.
114 City of Fontana. City of Fontana General Plan Community Mobility and Circulation Element. Exhibit 9.5:
Average Daily Trips. Approved and Adopted by City Council November 13, 2018.
115 In order to calculate the greatest potential noise increase, the lowest ADT volume is assumed.
116 City of Fontana. Fontana Forward General Plan Update 2015–2035. Draft Environmental Impact Report.
SCH #2016021099. Page 5.10-4. June 8, 2018.
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operational noise analysis because they are an existing component of the neighboring hotel
operations.
Noise levels generated by truck loading and unloading activities are associated with the truck engine
noise, air brakes, and back-up alarms. These noise levels would occur for a shorter period of time
(less than 5 minutes). Based on measurements taken by LSA for a project that included loading and
unloading activities, noise levels generated from truck loading and unloading activities would
generate a noise level of 75 dBA Leq at 20 feet.117 Maximum noise levels that would occur during the
truck loading and unloading process were measured to be 86 dBA Lmax at a distance of 20 feet.
Heating-Ventilation-Air Conditioning (HVAC) Activity. The project is estimated to have three banks of four rooftop HVAC units (total of 12 units) on the proposed storage building to provide ventilation.
The HVAC equipment could operate 24 hours per day and would generate sound power levels (SPL)
of up to 87 dBA SPL or 72 dBA Leq at a distance of 5 feet.118
Tables 5.13.A and 5.13.B, below, show the combined hourly noise generated by the truck loading
and unloading activities and HVAC equipment generated by the proposed project as measured at
the property line of the closest sensitive receptors. As shown in Tables 5.13.A and 5.13.B below, the
project-related noise levels would range from 46.8 dBA Leq to 50.2 dBA Leq at the surrounding
sensitive receptors. As previously discussed, the City’s exterior noise standard for residential uses is
65 dBA Leq for both daytime and nighttime hours. Therefore, the noise levels generated by the
project would not exceed the City’s exterior noise standard. Additionally, the project would not
increase the noise level by 3 dBA or more from existing noise levels.119 Therefore, the project would
not result in generation of a permanent increase in ambient noise levels in the vicinity of the project
in excess of standards established in the local general plan or noise ordinance. Impacts would be
less than significant, and no mitigation is required.
Standard Conditions. No mitigation is required; however, the following Standard Conditions are
regulatory requirements that would be implemented to ensure impacts related to construction-
period noise remain less than significant.
117 LSA Associates, Inc. Noise and Vibration Impact Analysis: Proposed Public Storage Redevelopment Project
in Fontana, California. Page 18. June 2023. Appendix G.
118 Ibid. Page 19 and Table I.
119 Ibid. Page 19.
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Table 5.13.A: Daytime Exterior Noise Level Impacts
Receptor Direction
Existing Quietest
Daytime Noise Level (dBA Leq)
Project Generated
Noise Levels (dBA Leq)
Potential
Operational Noise Impact?1
SureStay Hotel
(17133 Valley Blvd)
Approximately 10 feet to the west of the
project site’s property line
59.1 46.8 No
Residential – Sierra
Mobile Estates
Approximately 190 feet to the east of the
project site’s property line
59.1 50.2 No
Source: LSA Associates, Inc. Noise and Vibration Impact Analysis: Proposed Public Storage Redevelopment Project in Fontana, California.
Table K. June 2023. Appendix G.
1 A potential operational noise impact would occur if (1) the quietest daytime ambient hour is less than 70 dBA Leq and project noise impacts are greater than 70 dBA Leq, OR (2) the quietest daytime ambient hour is greater than 70 dBA Leq and project noise impacts
are 3 dBA greater than the quietest daytime ambient hour.
dBA = A-weighted decibels Leq = equivalent noise level
Table 5.13.B: Nighttime Exterior Noise Level Impacts
Receptor Distance and Direction
Existing Quietest
Nighttime Noise
Level (dBA Leq)
Project Generated
Noise Levels
(dBA Leq)
Potential
Operational Noise
Impact?1
SureStay Hotel
(17133 Valley Blvd)
Approximately 10 feet to the west of the
project site’s property line
60.5 46.8 No
Residential – Sierra
Mobile Estates
Approximately 190 feet to the east of the
project site’s property line
60.5 50.2 No
Source: LSA Associates, Inc. Noise and Vibration Impact Analysis: Proposed Public Storage Redevelopment Project in Fontana, California.
Table L. June 2023. Appendix G. 1 A potential operational noise impact would occur if (1) the quietest nighttime ambient hour is less than 65 dBA Leq and project noise impacts are greater than 65 dBA Leq, OR (2) the quietest nighttime ambient hour is greater than 65 dBA Leq and project noise impacts
are 3 dBA greater than the quietest nighttime ambient hour.
dBA = A-weighted decibels
Leq = equivalent noise level
Standard Condition NOI-1 Prior to issuance of demolition, grading, and building permits, the
Project Applicant shall provide evidence to the City that
construction plans include direction to adhere to the following
source controls at all times:
a. Construction shall be limited to 7:00 a.m. to 6:00 p.m. on
weekdays, 8:00 a.m. to 5:00 p.m. on Saturdays, and no
construction on Sundays and holidays unless it is approved by
the building inspector for cases that are considered urgently
necessary as defined in Section 18-63(7) of the Municipal Code.
b. For all noise-producing equipment, use types and models that
have the lowest horsepower and the lowest noise generating
potential practical for their intended use.
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c. The construction contractor will ensure that all construction
equipment, fixed or mobile, is properly operating (tuned-up)
and lubricated, and that mufflers are working adequately.
d. Have only necessary equipment onsite.
e. Use manually-adjustable or ambient-sensitive backup alarms.
When working adjacent to residential use(s), the construction
contractor will also use the following path controls, except
where not physically feasible, when necessary:
i. Install portable noise barriers, including solid structures and noise blankets, between the active noise sources and the
nearest noise receivers.
ii. Temporarily enclose localized and stationary noise sources.
iii. Store and maintain equipment, building materials, and
waste materials as far as practical from as many sensitive
receivers as practical.
This measure shall be implemented to the satisfaction of the City of
Fontana Building Inspector.
b. Would the project result in generation of excessive groundborne vibration or groundborne noise
levels?
Less than Significant with Mitigation Incorporated.
Vibration Standards. Groundborne noise is typically assessed at locations where there is no
airborne noise path, or for buildings with substantial sound insulation such as a recording studio. For
typical buildings, the interior airborne noise levels are often higher than the groundborne noise
levels. Therefore, the main focus of the discussion and analysis is groundborne vibration as it relates
to off-site building damage and human annoyance.
The 2018 FTA Manual guidelines show that a vibration level of up to 0.2 in/sec in peak particle
velocity (PPV) is considered safe for non-engineered timber and masonry buildings, which are the
types of buildings located on properties adjacent to the project site. Accordingly, the 0.2 in/sec in
the PPV threshold was used to evaluate vibration impacts at the nearest structures to the site.120
Additionally, the City does not specify the vibration level that would be considered an impact but
indicates predicted vibration levels that would occur during construction hours specified pursuant to
the City Municipal Code Section 18-63(b)(7) are considered “an acceptable intrusion of the ambient
120 Federal Transit Administration (FTA). Transit Noise and Vibration Impact Assessment Manual. FTA Report
No. 0123. September 2018. https://www.transit.dot.gov/sites/fta.dot.gov/files/docs/research-
innovation/118131/transit-noise-and-vibration-impact-assessment-manual-fta-report-no-0123_0.pdf
(accessed February 8, 2023).
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noise within that project area.”121 Therefore, vibration that could result from construction that
occurs between the hours of 7:00 a.m. and 6:00 p.m. on weekdays and between the hours of 8:00
a.m. and 5:00 p.m. on Saturdays would not be significant in regards to human annoyance.
Construction Vibration Building Damage Potential. There is currently limited information regarding
vibration source levels from specific equipment used for this project. However, to provide a
comparison of vibration levels expected to occur during construction of a project of this size to the
PPV threshold of 0.2 PPV (in/sec) discussed above, a large bulldozer would generate 0.089 PPV
(in/sec) of ground-borne vibration when measured at 25 feet based on the 2018 FTA Manual.122
Table 5.13.C below summarizes the reference vibration levels at a distance of 25 feet for each type
of standard construction equipment according to the 2018 FTA Manual.123
Table 5.13.C: Vibration Source Amplitudes for
Construction Equipment
Equipment Reference PPV/Lv at 25 ft
PPV (in/sec) Lv (VDB)1
Hoe Ram 0.089 87
Large Bulldozer 0.089 87
Caisson Drilling 0.089 87
Loaded Trucks 0.076 86
Jackhammer 0.035 79
Small Bulldozer 0.003 58
Source: LSA Associates, Inc. Noise and Vibration Impact Analysis: Proposed Public Storage
Redevelopment Project in Fontana, California. Table J. June 2023 (Appendix G).
1 RMS vibration velocity in decibels (VdB) is 1 µin/sec. µin/sec = micro-inches per second
ft = foot/feet
in/sec = inches per second
Lv = velocity in decibels
PPV = peak particle velocity
RMS = root-mean-square
VdB = vibration velocity decibels
The distance to the nearest buildings for vibration impact analysis is measured between the nearest
off-site buildings and the project construction boundary (assuming the construction equipment
would only be used at or near the project setback line) because vibration impacts normally occur
within buildings. The closest structure to external construction activities is the hotel approximately
8 feet to the west of the project construction boundary. Construction activities within the eastern
portion of the project site would only include tenant improvements within existing structures and
therefore are not expected to generate noticeable vibration levels to the storage facility
121 City of Fontana. Fontana Forward General Plan Update 2015-2035. Draft Environmental Impact Report.
SCH #2016021099. Page 5.10-7. June 8, 2018.
122 LSA Associates, Inc. Noise and Vibration Impact Analysis: Proposed Public Storage Redevelopment Project
in Fontana, California. Page 15. June 2023. Appendix G.
123 Federal Transit Administration (FTA). Transit Noise and Vibration Impact Assessment Manual. FTA Report
No. 0123. Table 7-4. September 2018. https://www.transit.dot.gov/sites/fta.dot.gov/files/docs/research-
innovation/118131/transit-noise-and-vibration-impact-assessment-manual-fta-report-no-0123_0.pdf
(accessed February 8, 2023).
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immediately adjacent to the east. Vibration transmission from project construction to the hotel
structure to the west was calculated by the formula below.
LvdB (D) = LvdB (25 feet) – 30 Log (D/25)
PPVequip = PPVref x (25/D)1.5
Using the reference data from Table 5.13.C and the equation above, project construction activities
would be expected to generate ground-borne vibration levels of approximately 0.352 PPV (in/sec) at
the hotel structure without mitigation. This vibration level would exceed the 0.2 PPV (in/sec)
threshold. Vibration levels at all other buildings near the project site would be lower than the 0.2
PPV (in/sec) threshold.124 Therefore, project construction activities would generate a ground-borne vibration level that is not considered safe for non-engineered timber and masonry buildings, such as
the hotel structure. Accordingly, the project would result in a potentially significant vibration impact
during construction, and mitigation would be required.
The distance from large construction equipment with a reference vibration level of 0.089 in/sec PPV
at 25 feet for which the 0.2 in/sec PPV threshold would no longer be exceeded is 15 feet.125 As
specified in Mitigation Measure NOI-1, the construction contractor would be required to identify
structures located within 15 feet of heavy construction activities, complete a comparison of the
proposed equipment to be used and the assumed equipment vibration levels, prepare and
implement a vibration monitoring and construction contingency plan if vibration levels are
anticipated to exceed the FTA damage criteria. Implementation of Mitigation Measure NOI-1 would
ensure that project construction would not result in any vibration damages to the hotel structure
west of the site. Therefore, construction vibration damage impacts would be reduced to less than
significant with mitigation incorporated.
Construction Vibration Human Annoyance Potential. As stated above, predicted vibration levels
that would occur during construction hours specified pursuant to the City Municipal Code Section
18-63(b)(7) are considered “an acceptable intrusion of the ambient noise within that project
area.”126 Therefore, adherence to Standard Condition NOI-1, which would limit construction
activities to between the hours of 7:00 a.m. and 6:00 p.m. on weekdays and between the hours of
8:00 a.m. and 5:00 p.m. on Saturdays, would ensure impacts related to human annoyance from
construction vibration would be less than significant. Mitigation is not required.
Long-Term Operational Vibration. Operation of the proposed self-storage facility would not
generate substantial vibration. In addition, vibration generated from project-related traffic on the
adjacent roadway (Valley Boulevard) is not expected to be substantial for on-road vehicles because
the rubber tires and suspension systems of on-road vehicles provide vibration isolation and reduce
124 LSA Associates, Inc. Noise and Vibration Impact Analysis: Proposed Public Storage Redevelopment Project
in Fontana, California. Page 16. June, 2023. Appendix G.
125 Ibid.
126 City of Fontana. Fontana Forward General Plan Update 2015-2035. Draft Environmental Impact Report.
SCH #2016021099. Page 5.10-7. June 8, 2018.
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noise.127 Therefore, vibration generated from project-related operations and traffic along Valley
Boulevard would be less than significant, and mitigation is not required.
Mitigation Measures. The following mitigation measure is required to reduce potentially significant
vibration impacts to the hotel structure to less than significant levels during project construction.
Mitigation Measure NOI-1 Due to the close proximity to surrounding structures, the City of
Fontana (City) Director of Community Development, or designee,
shall verify prior to issuance of demolition or grading permits, that
the approved plans require that the construction contractor shall
implement the following mitigation measures during project construction activities to ensure that damage does not occur at
surrounding structures:
• Identify structures that are located within 15 feet of heavy
construction activities and that have the potential to be
affected by ground-borne vibration. This task shall be
conducted by a qualified structural engineer as approved by the
City’s Director of Community Development, or designee.
• Once the construction equipment list is finalized, a comparison
of the proposed equipment to be used and the assumed
equipment vibration levels presented in Table 7-4 of the Federal
Transit Administration Noise and Vibration Impact Assessment
Manual – FTA Report No. 0123 shall be completed. If it is
determined that the proposed equipment would not generate
vibration levels that could exceed the FTA Damage Criteria
presented in Table 7-5 of the Federal Transit Administration
Noise and Vibration Impact Assessment Manual – FTA Report
No. 0123, further vibration mitigation would not be necessary.
However, if levels would potentially exceed the FTA Damage
Criteria presented in Table 7-5 of the Federal Transit
Administration Noise and Vibration Impact Assessment Manual
– FTA Report No. 0123, the applicant shall develop a vibration
monitoring and construction contingency plan for approval by
the City Director of Community Development, or designee, to
identify structures where monitoring would be conducted; set
up a vibration monitoring schedule; define structure-specific
vibration limits; and address the need to conduct photo,
elevation, and crack surveys to document before and after
construction conditions. Construction contingencies would be
identified for when vibration levels approached the limits.
127 Ibid. Page 20.
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• If a vibration monitoring and construction contingency plan is
deemed necessary, monitoring of vibration during initial
construction activities would be required. Monitoring results
may indicate the need for more or less intensive measurements.
• When vibration levels approach limits, suspend construction
and implement contingencies as identified in the approved
vibration monitoring and construction contingency plan to
either lower vibration levels or secure the affected structures.
c. For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would
the project expose people residing or working in the project area to excessive noise levels?
Less than Significant Impact. The project site is located approximately 10 miles east of the Ontario
International Airport. The Compatibility Policy Map: Noise Impact Zones from the LA/Ontario
International Airport Land Use Compatibility Plan shows that the project site is outside of the 60 to
65 dBA CNEL noise contour.128 Therefore, the project would not expose people working in the
project area to excessive airport-related noise levels. Impacts would be less than significant, and
mitigation is not required.
128 Ontario International Airport Land Use Compatibility Plan. Chapter 2: Procedural and Compatibility
Policies. Map 2-3: Noise Impact Zones. April 19, 2011.
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5.14 POPULATION AND HOUSING
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
Would the project:
a. Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
b. Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?
5.14.1 Impact Analysis
a. Would the project induce substantial unplanned population growth in an area, either directly (for
example, by proposing new homes and businesses) or indirectly (for example, through extension
of roads or other infrastructure)?
Less than Significant Impact. CEQA Guidelines Section 15126.2[d] identifies a project as growth
inducing if it fosters economic or population growth, or the construction of additional housing either
directly or indirectly in the surrounding environment. New employees from commercial or industrial
development and new population from residential development represent direct forms of growth,
which have a secondary effect of expanding the size of local markets and inducing additional
economic activity in the area.
Under CEQA, growth inducement is not considered necessarily detrimental, beneficial, or of little
significance to the environment. Typically, the growth-inducing potential of a project would be
considered substantial if it fosters growth or a concentration of population in excess of what is
assumed in pertinent master plans, land use plans, or in projections made by regional planning
agencies (e.g., SCAG).
As discussed in Section 2.4, Proposed Project, the project includes redevelopment of an existing self-
storage facility, which includes demolition of 16,454 square feet of existing structures and
development of a new 1,268-square-foot rental office building and a 109,566-square-foot self-
storage building, and. Implementation of the proposed project would not increase the number of
employees per shift who currently operate the facility (e.g. 1-2 employees per shift).
Since the proposed project would not increase the number of employees working on the project
site, the project would not directly or indirectly induce growth in the City. Impacts would be less
than significant, and mitigation is not required.
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b. Would the project displace substantial numbers of existing people or housing, necessitating the
construction of replacement housing elsewhere?
No Impact. The project site is occupied by a self-storage facility and housing does not exist on the
site. Therefore, implementation of the proposed project would not displace substantial numbers of
existing people or housing, necessitating the construction of replacement housing elsewhere. No
impact would occur, and no mitigation is required.
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5.15 PUBLIC SERVICES
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
Would the project:
a. Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:
i. Fire protection?
ii. Police protection? iii. Schools?
iv. Parks? v. Other public facilities?
5.15.1 Impact Analysis
a. Would the project result in substantial adverse physical impacts associated with the provision
of new or physically altered governmental facilities, need for new or physically altered
governmental facilities, the construction of which could cause significant environmental impacts,
in order to maintain acceptable service ratios, response times or other performance objectives
for any of the public services:
i. Fire protection?
Less than Significant Impact. The San Bernardino County Fire Department provides fire protection,
fire prevention, and emergency services to the Fontana Fire Protection District (FFPD) for the City of
Fontana and the project site. San Bernardino County Fire Station 77 located at 17459 Slover Avenue
approximately 1.6 miles to the southeast is the closest station to the project site. Fire Station 77 is
staffed with one captain, one engineer, two firefighter paramedics, and one firefighter and is
equipped with one medic engine and one medic squad.129 Average travel time between Fire Station
77 and the project site is 6 minutes. As discussed in Section 5.17, Transportation, the project would
generate less than 50 vehicle trips during the a.m. and p.m. peak hour; therefore, the project would
not adversely affect the surrounding transportation network or increase the congestion on
roadways within the project vicinity. Therefore, the project is not expected to increase the FFPD’s
response times.
As discussed in Section 2.4.1, Facility Design and Site Operations, the proposed project is not
expected to increase the number of employees (e.g., 1-2 employees per shift) working at the project
site. Development of the proposed self-storage building may incrementally increase the demand for
fire protection services through generation of additional customers visiting the site, but not to the
129 City of Fontana. About the Fontana Fire District, Stations & Equipment, Fire Station 77. Website:
https://www.fontana.org/639/Stations-Equipment (accessed December 30, 2022).
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degree that the existing fire stations within the City could not meet demand. The project would be
constructed in accordance with applicable CBC and California Fire Code requirements to minimize
fires and project design features would be incorporated into the structural design and layout of the
proposed rental office building and self-storage building to reduce potential service demand
increases to a minimum. For example, the Project Applicant must coordinate with the FFPD during
the development review process to identify and mitigate any fire hazards and ensure adequate
emergency water flow, fire-resistant design and materials, early warning systems and evacuation
routes, and must provide two 30-foot-wide fire lane access driveways off Valley Boulevard to
provide emergency access to the site. Additionally, the City maintains mutual aid agreements with surrounding cities (e.g., Rancho Cucamonga, Ontario, and Rialto) and San Bernardino County, which
allow for the services of nearby fire departments to assist the City during major emergencies.
The proposed project design would be submitted to and approved by the FFPD prior the issuance of
building permits. Furthermore, the Project Applicant would be required to pay applicable
Development Impact Fees (DIFs) used to fund capital costs associated with constructing new public
safety structures such as fire stations and purchasing equipment for new public safety structures.
Based on the information and analysis above, the addition of the proposed buildings constructed in
accordance with applicable policies designed to minimize fires (i.e., CBC and California Fire Code)
would not require new or physically altered fire protection facilities, the construction of which could
cause significant environmental impacts. Therefore, impacts would be less than significant, and
mitigation is not required.
ii. Police protection?
Less than Significant Impact. The City of Fontana Police Department (FPD) headquarters is located
at 17005 Upland Avenue, approximately 3.2 miles north of the project site. Implementation of the
project could incrementally increase the demand for police services. However, customers would
access their storage units within the proposed storage building and existing storage structures
through restricted entrances located in the northern portion of the site. Additionally, customers
would access the proposed self-storage building using an individual key card, which would also
restrict public access to the proposed storage facility and help reduce the overall potential for crime
on the site.
Additionally, the project would incorporate Crime Prevention Through Environmental Design
(CPTED) features pursuant to Section 30-395 of the City’s Zoning and Development Code to reduce
police service demand to the extent feasible through implementation of applicable design methods.
For example, the project would incorporate public zones and customer-only zones via physical and
symbolic barriers to define acceptable uses of the proposed and existing facilities and determine
who has a right to occupy such zones. Additionally, the project site would be equipped with formal
surveillance through the use of closed-circuit television and electronic monitoring, as well as
informal surveillance such as architecture, landscaping, and lighting designed to minimize visual
obstacles and eliminate places of concealment for potential assailants.
The City monitors staffing levels to ensure that adequate police protection and response times
continue to be provided as individual development projects are proposed and on an annual basis as
part of the City Council’s budgeting process. Additionally, the City employs a 5-year strategic
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planning process to ensure adequate police services as buildout of the City occurs. The continual
monitoring of police staffing levels by the City would ensure the proposed project would not result
in a significant reduction in police response times.
Funding for new police facilities commensurate with the increased demand for services in the City
would be provided from capital improvement fees levied on new development. These DIFs are one-
time charges applied to new development and are imposed to raise revenue for the construction or
expansion of capital facilities such as police stations located outside of project boundaries of a new
development that benefit the area. DIFs enable the City to collect fair-share fees from new
development projects to fund new infrastructure and services, including police services. DIFs are collected for specific infrastructure needs and are deposited into different accounts representing
these requirements.
The project would be designed and operated per applicable standards required by the City for new
development with regard to public safety. The Project Applicant would be required to pay applicable
DIFs used to fund capital costs associated with constructing new public safety structures and
purchasing equipment for new public safety structures. In addition, the City maintains mutual aid
agreements with police agencies in the surrounding cities (e.g., Rancho Cucamonga, Ontario, and
Rialto) and with the San Bernardino County Sheriff’s Department, which allow for the services of
nearby police departments to assist the FPD during major emergencies. Payment of applicable DIFs
commensurate with the increased demand for services in the City would offset any increase in
demand for police services.
Based on the information and analysis provided above, the addition of the proposed buildings
constructed in accordance with applicable policies designed to minimize crime (e.g., CPTED) would
not require new or physically altered police protection facilities, the construction of which could
cause significant environmental effects. Therefore, impacts would be less than significant, and
mitigation is not required.
iii. Schools?
No Impact. The project does not include housing; therefore, no increase in the number of school-
age students would occur. California Government Code (Section 65995[b]) establishes the base
amount of allowable developer fees imposed by school districts. These base amounts are commonly
referred to as “Level 1 fees” and are subject to inflation adjustment every two years. School districts
are placed into a specific “level” based on school impact fee amounts that are imposed on the
development. With the adoption of Senate Bill 50 and Proposition 1A in 1998, schools meeting
certain criteria can now adopt Level 2 and 3 developer fees. The amount of fees that can be charged
over the Level 1 amount is determined by the district’s total facilities needs and the availability of
State matching funds. If there is State facility funding available, districts are able to charge fees
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equal to 50 percent of their total facility costs, termed “Level 2” fees. If, however, there are no State
funds available, “Level 3” fees may be imposed for the full cost of their facility needs.130
Per California Government Code, “The payment or satisfaction of a fee, charge, or other
requirement levied or imposed … are hereby deemed to be full and complete mitigation of the
impacts on the provision of adequate school facilities.” The Project Applicant would be required to
pay these development fees in accordance with Government Code 65995 and Education Code
17620. Through payment of applicable development fees, no impacts related to school services
would occur. Mitigation is not required.
iv. Parks?
Less than Significant Impact. Please refer to Section 5.16.a and Section 5.16.b below. Impacts would
be less than significant, and no mitigation is required.
v. Other public facilities?
Less than Significant Impact. The type of use of the proposed project (self-storage facility) does not
generate substantial unplanned population in the City that would require access to public facilities,
including the City’s three libraries (Lewis Library at 8437 Sierra Avenue, Summit Branch Library at
15551 Summit Avenue, and Library at Kaiser High School at 11155 Almond Avenue). Additionally,
the proposed project is not anticipated to increase the number of employees (1-2 employees per
shift) working at the project site; therefore, there would be no increase in population (through
employment generation) in the City. As such, there would be no increase in the need for a number
of public services, such as libraries and City administrative facilities, as well as those listed above.
However, in the same manner for those facilities, the Project Applicant would be required to pay
applicable DIFs used to fund capital costs associated with constructing new public facility structures
and purchasing equipment for new public facilities, including libraries.
Based on the information and analysis provided above, the proposed project is not expected to
result in the need to construct or expand other public facilities, including libraries. Therefore,
impacts would be less than significant, and mitigation is not required.
130 California State Legislature, Legislative Analyst’s Office. An Evaluation of the School Facility Fee Affordable
Housing Assistance Programs, January 2001. Website: http://www.lao.ca.gov/2001/011701_school_
facility_fee.html (accessed December 30, 2022).
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5.16 RECREATION
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
a. Would the project 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?
b. Does the project include recreational facilities or require the
construction or expansion of recreational facilities which
might have an adverse physical effect on the environment?
5.16.1 Impact Analysis
a. Would the project 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?
Less than Significant Impact. The City maintains a performance standard of 5 acres of parks and
open space for every 1,000 residents. As previously discussed, the project is not anticipated to
increase the number of employees (1-2 employees per shift) working at the project site.
Additionally, the project would not involve the addition of any housing units that would
permanently increase the City’s population. The closest parks to the project site are Ayala Park
located at 17909 Marygold Avenue 1.4 miles to the east and Jack Bulik Park and Multi-Purpose Rink
located at 16581 Filbert Avenue 1.6 miles to the northwest. These parks are open to the public, and
the amenities include basketball courts, baseball/softball field, skate park and rink, restrooms,
playgrounds, and open space. The project would be required to pay applicable development fees to
offset impacts from deterioration to parks and recreation facilities in the City. Therefore,
development of the project would not create a significant increase in the use of existing
neighborhood, regional parks, or other recreational facilities. Impacts would be less than significant,
and mitigation is not required.
b. Does the project include recreational facilities or require the construction or expansion of
recreational facilities which might have an adverse physical effect on the environment?
Less than Significant Impact. The City currently exceeds its performance standard of 5 acres of parks
and open space for every 1,000 residents by approximately 300 acres of parkland citywide.131
Additionally, as previously discussed, the project would not increase the number of employees on-
site. Since the project would not increase the number of employees currently working at the project
site and the proposed project would be constructed in accordance with the land use and zoning
designation for the project site, as detailed in Section 5.11, Land Use and Planning, and Section 5.14,
Population and Housing above, the project would not require construction of new or expansion of
131 City of Fontana. Fontana Forward General Plan Update 2015-2035. Draft Environmental Impact Report.
SCH #2016021099. Page 5.12-34. June 8, 2018.
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existing park facilities to serve the proposed development. Impacts would be less than significant,
and mitigation is not required.
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5.17 TRANSPORTATION
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
Would the project:
a. Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities?
b. Conflict or be inconsistent with CEQA Guidelines §15064.3, subdivision (b)?
c. Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
d. Result in inadequate emergency access?
5.17.1 Impact Analysis
a. Would the project conflict with a program plan, ordinance or policy addressing the circulation
system, including transit, roadway, bicycle and pedestrian facilities?
Less than Significant Impact. A Traffic Impact Analysis (TIA) is typically prepared to assess the
impacts of traffic generated by a development project on the surrounding transportation network.
TIAs serve as tools for the City to evaluate the effects specific development projects would have on
the City’s transportation infrastructure and address potential impacts under CEQA.
The San Bernardino County Transportation Authority’s (SBCTA) Congestion Management Plan (CMP)
TIA Guidelines (dated June 2016) indicate any project that generates 250 or more two-way peak
hour trips of which at least 50 two-way peak hour trips would occur on a State highway facility is
required to prepare a TIA report for City and Caltrans’ review. The City of Fontana Traffic Impact
Analysis (TIA) Guidelines for Vehicle Miles Traveled (VMT) and Level of Service Assessment indicates
TIAs to determine if project-generated vehicle trips would adversely affect the surrounding
transportation network are required if a project generates 50 or more trips during the a.m. or p.m.
peak hour.132 For projects anticipated to generate fewer than 50 peak hour trips, a trip generation
memorandum generally is considered sufficient unless the City has specific concerns related to
project access and interaction with adjacent intersections.
132 City of Fontana. Department of Engineering, Traffic Engineering Division. Traffic Impact Analysis (TIA)
Guidelines for Vehicle Miles Traveled (VMT) and Level of Service Assessment. Page 4. October 21, 2020.
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The Trip Generation/Vehicle Miles Traveled Analysis (Appendix H) prepared for the project indicates
the project is anticipated to generate approximately 8 vehicle trips during the a.m. peak hour and 15
vehicle trips during the p.m. peak hour.133,134 Since the number of trips the project would generate
is below the SBCTA and City’s 50 peak hour trips threshold to prepare a TIA, the proposed project’s
contribution to the surrounding transportation network would be minimal.
There are no public bus stops that provide immediate access to the project site. The closest public
bus stop is located approximately 0.4-mile northeast of the site at the intersection of Palmetto
Avenue and Marygold Avenue, with bus service via Omnitrans Route 19. The South Fontana Transfer
Center is located 0.5 mile northwest of the site at the intersection of Sierra Avenue and Marygold Avenue, with bus service via Omnitrans Routes 19 and 61, as well as OmniRide Bloomington on-
demand serving portions of south Fontana, Rialto, Colton, and Bloomington. Fontana Metrolink
Station is located 2.1 miles north of the site at 16777 Orange Way in the central part of the City.
Development of the project site would not conflict with any program, plan, ordinance, or policy
designed to promote or enhance the City’s transit facilities. The project would dedicate 5 feet of
right of way along the project’s northern frontage to widen the sidewalk pursuant to General Plan
Community Mobility and Circulation Element, Goal 5. Finally, the project site would include bicycle
parking in accordance with Section 30-393 (Bicycle Parking), and alternative access to the project
site would be available via proposed Class 2 bicycle lanes to be implemented by the City at a future
date along nearby major corridors such as Sierra Avenue 0.3 mile to the west and Adler Avenue 0.6
mile to the east.
The proposed project addresses several key issues and implements policies of the General Plan that
reduce vehicle miles traveled without generating a substantial increase in vehicle trips in accordance
with the City’s Traffic Impact Analysis (TIA) Guidelines for Vehicle Miles Traveled (VMT) and Level of
Service Assessment. Therefore, the project would not conflict with a program, plan, ordinance, or
policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities.
Impacts would be less than significant, and mitigation is not required.
b. Would the project conflict or be inconsistent with CEQA Guidelines §15064.3, subdivision (b)?
Less than Significant Impact. CEQA Guidelines Section 15064.3, subdivision (b) establishes “vehicle
miles traveled” criteria in lieu of “level of service” (LOS) for analyzing transportation impacts and
was signed into law as Senate Bill (SB) 743 in 2013. As detailed in Section 5.17.a, the project would
facilitate access to alternative, shared, and community transportation opportunities that satisfy key
policies of the General Plan that reduce VMT without generating a substantial unanticipated
increase in population or vehicle trips to the circulation network. The City of Fontana Traffic Impact
Analysis (TIA) Guidelines for Vehicle Miles Traveled (VMT) and Level of Service Assessment establish
133 LSA Associates, Inc. Public Storage Fontana, California – Trip Generation/Vehicle Miles Traveled Analysis.
Table A. November 1, 2022. Appendix H.
134 As shown in Table A of Appendix H, Project trip generation from proposed self-storage facility – Existing
trip generation from the self-storage structures proposed for demolition = Net trip generation for a.m.
and p.m. peak hours.
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project-screening thresholds.135 Projects that generate less than 500 average daily trips are
determined not to cause a substantial increase in the total Citywide or regional VMT and therefore
are presumed to have a less than significant impact on VMT.136 The project is anticipated to
generate only 137 daily trips.137 Therefore, the project would have a less than significant impact on
VMT and can be screened out from further VMT analysis. Mitigation is not required.
c. Would the project substantially increase hazards due to a geometric design feature (e.g., sharp
curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
Less than Significant Impact. Roadway improvements in and around the project site would be
designed and constructed to satisfy all City requirements for street widths, corner radii, intersection control, as well as incorporate design standards tailored specifically to site access requirements
pursuant to Article III (Form-Based Code) of the City’s Zoning and Development Code. Entrances and
exits to and from parking and loading facilities would be marked with directional signage, and all site
access points and driveway aprons are designed and would be constructed to adequate widths for
public safety pursuant to local requirements.
The City, at Design Review and final plan check, would ensure that all improvements associated with
the project are consistent with City standards and requirements. Adherence to applicable City
requirements would ensure the proposed development would not include any sharp curves or
dangerous intersections. Therefore, no substantial increase in hazards due to a design feature would
occur. Impacts are less than significant, and mitigation is not required.
d. Would the project result in inadequate emergency access?
Less than Significant Impact.
Construction. Construction activities that may temporarily restrict vehicular traffic would be
required to implement appropriate measures to facilitate the passage of persons and vehicles
through/around any required road closures. Typical City requirements include prior notification of
any lane or road closures with sufficient signage before and during any closures, flag crews with
radio communication when necessary to coordinate traffic flow, etc. The Project Applicant would be
required to comply with these requirements, which would maintain emergency access and allow for
evacuation if needed during construction activities. Compliance with these requirements would
ensure that short-term impacts related to this issue are less than significant. Mitigation is not
required.
Operation. Access to and from the project site is available from Valley Boulevard via two
ingress/egress driveways, including one driveway located along the northeastern frontage of the site
and one driveway located off-site approximately 105 feet west of the site. The driveway located off-
135 City of Fontana. Department of Engineering, Traffic Engineering Division. Traffic Impact Analysis (TIA)
Guidelines for Vehicle Miles Traveled (VMT) and Level of Service Assessment. Pages 13 and 14. October 21,
2020.
136 Ibid.
137 LSA Associates, Inc. Public Storage Fontana, California – Trip Generation/Vehicle Miles Traveled Analysis.
Table A. November 1, 2022. Appendix H.
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site would serve as the first point of access for emergency vehicles because it would provide
emergency responders with unrestricted access to the site. In accordance with the California Fire
Code, the Project Applicant is required to design, construct, and maintain structures, roadways, and
facilities to maintain appropriate emergency/evacuation access to and from the project.
These improvements would be subject to the City’s Design Review process to ensure compliance
with local requirements and would also be reviewed by the Fontana Fire Protection District and
Police Department through the City’s general development review process. Proper site design and
compliance with standard and emergency City access requirements would allow for evacuation if
necessary during ongoing business operations. This would ensure that long-term impacts related to
this issue are less than significant. Mitigation is not required.
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5.18 TRIBAL CULTURAL RESOURCES
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
Would the project:
a. Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
i. Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k)? Or
ii. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying
the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.
5.18.1 Impact Analysis
a. Would the project cause a substantial adverse change in the significance of a tribal cultural
resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred
place, or object with cultural value to a California Native American tribe, and that is:
i. Listed or eligible for listing in the California Register of Historical Resources, or in a local
register of historical resources as defined in Public Resources Code Section 5020.1(k)?
Please refer to Section 5.18.b, below.
ii. A resource determined by the lead agency, in its discretion and supported by substantial
evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources
Code Section 5024.1? In applying the criteria set forth in subdivision (c) of Public Resource
Code Section 5024.1, the lead agency shall consider the significance of the resource to a
California Native American tribe.
Less than Significant Impact. The term “California Native American tribe” is defined as “a federally
recognized California Native American tribe or a non-federally recognized California Native
American tribe that is on the contact list maintained by the Native American Heritage Commission
(NAHC).”
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Chapter 532, Statutes of 2014 (i.e., Assembly Bill 52), requires Lead Agencies to evaluate a project’s
potential to affect “tribal cultural resources.” Such resources include “sites, features, places, cultural
landscapes, sacred places, and objects with cultural value to a California Native American Tribe that
are eligible for inclusion in the California Register of Historical Resources or included in a local
register of historical resources.” Assembly Bill (AB) 52 also gives Lead Agencies the discretion to
determine, supported by substantial evidence, whether a resource qualifies as a “tribal cultural
resource.”
CEQA defines a “historical resource” as a resource that meets one or more of the following criteria:
(1) is listed in, or determined eligible for listing in, the California Register of Historical Resources (California Register); (2) is listed in a local register of historical resources as defined in PRC Section
5020.1(k); (3) is identified as significant in a historical resource survey meeting the requirements of
PRC Section 5024.1(g); or (4) is determined to be a historical resource by a project’s Lead Agency
(PRC Section 21084.1 and State CEQA Guidelines Section 15064.5[a]).
“Local register of historical resources” means a list of properties officially designated or recognized
as historically significant by a local government pursuant to a local ordinance or resolution.
A resource may be listed as a historical resource in the California Register of Historical Resources if it
meets any of the following National Register of Historic Places criteria as defined in PRC Section
5024.1(C):
a. Is associated with events that have made a significant contribution to the broad patterns of
California’s history and cultural heritage.
b. Is associated with the lives of persons important in our past.
c. Embodies the distinctive characteristics of a type, period, region, or method of construction, or
represents the work of an important creative individual, or possesses high artistic values.
d. Has yielded, or may be likely to yield, information important in prehistory or history.
A “substantial adverse change” to a historical resource, according to PRC Section 5020.1(q), “means
demolition, destruction, relocation, or alteration such that the significance of a historical resource
would be impaired.”
The CEQA Guidelines do not preclude identification of historical resources as defined in Public
Resources Code Sections 5020.1(j) or 5024.1. Pursuant to State CEQA Guidelines Section
15064.5[c][4], if an archaeological resource is neither a unique archaeological nor a historical
resource, the effects of the project on those resources shall not be considered a significant effect on
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the environment. It shall be sufficient that both the resource and the effect on it are noted in the
Initial Study, but they need not be considered further in the CEQA process.138
Per AB 52 (specifically California Public Resources Code 21080.3.1), Native American consultation is
required upon request by interested California Native American tribes that have previously
requested that the City provide them with notice of such projects.
City staff mailed notices of the proposed project to five Native American tribes on November 14,
2022 pursuant to AB 52 but did not receive any responses for consultation from Tribes.
As discussed in Sections 5.5.b and 5.5.c, Cultural Resources, the project would have the potential to
impact tribal cultural resources or Native American human remains if discovered during project construction. Accordingly, Standard Conditions CUL-1 through CUL-4 are prescribed to ensure that
tribal cultural resources and Native American human remains are protected if discovered during
project construction. Compliance with Standard Conditions CUL-1 through CUL-4 would ensure the
project would be conditioned to cease excavation or construction activities if cultural, tribal cultural,
archaeological resources, or human remains are identified and would include provisions for Native
American Monitoring of ground-disturbing activities in such an instance. These conditions also
would ensure further consultation with interested Native American Tribes for the appropriate
treatment of Tribal Cultural Resources. Therefore, impacts to Tribal Cultural Resources would
remain less than significant. Mitigation is not required.
138 Pursuant to Section 21082.3(c) of the Public Resources Code, details on the nature, extent, and location of
Tribal Cultural Resources identified by Native American Tribes shall remain confidential for the purposes
of this analysis.
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5.19 UTILITIES AND SERVICE SYSTEMS
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
Would the project:
a. Require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
b. Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years?
c. Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments?
d. Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
e. Comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
5.19.1 Impact Analysis
a. Would the project require or result in the relocation or construction of new or expanded water,
wastewater treatment or stormwater drainage, electric power, natural gas, or
telecommunications facilities, the construction or relocation of which could cause significant
environmental effects?
Less than Significant Impact. Proposed project improvements, including the construction and
expansion of water, drainage, electric, and telecommunications facilities are described in Section
2.4.7, Infrastructure and Off-Site Improvements. The proposed rental office and self-storage
buildings would interconnect to existing utilities where available along the site frontage of Valley
Boulevard. The proposed buildings would be all electric, and no gas connections would be required.
The approval of drainage features and other utility improvements occurs through the building plan
check process. As part of this process, all project-related drainage features and utility infrastructure
would be required to comply with Section 21-85(c) (Additional Public Improvements) and Chapter
27 (Utilities) of the City Municipal Code, as well as Santa Ana RWQCB standards. On-site project-
related drainage features would be designed, installed, and maintained per the San Bernardino
County MS4 Permit, the City Municipal Code, and the requirements identified in the Final WQMP
(per Standard Conditions HYD-3 and HYD-4).
All proposed improvements and interconnection to drainage, electric power, water, and wastewater
facilities would be installed simultaneously with finish grading activities and required project
frontage improvements (sidewalk, landscaping, and trees) along Valley Boulevard. The areas of
potential impact from drainage and utility infrastructure improvements is included in the analytical
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footprint of this Initial Study and associated technical studies, and impacts are mitigated where
necessary to less than significant levels. As a result, interconnection to the existing utilities in the
project vicinity would not result in substantial disturbance to native habitat or soils, or to the
operation of existing roadways and utilities. There would be no significant environmental effects
specifically related to the installation of utility interconnections that are not encompassed within
the project’s construction and operational footprints, and therefore already identified, disclosed,
and subject to all applicable mitigation measures, as well as local, State, and federal regulations, as
part of this Initial Study. Therefore, impacts related to relocation of utilities would be less than
significant. Mitigation is not required.
b. Would the project have sufficient water supplies available to serve the project and reasonably
foreseeable future development during normal, dry and multiple dry years?
Less than Significant Impact. The FWC supplies water to the project site via groundwater supplies
from three adjudicated basins, including the Chino Basin, Rialto-Colton Basin (including the No
Man’s Land Basin), and the Lytle Basin. The Chino Basin is the main source of water for the FWC.
According to the FWC UWMP, none of the basins supplying groundwater to the FWC are in “critical
condition of overdraft.”139 FWC’s current available pumping capacity totals approximately 37,222
gallons per minute (gpm), with individual well production ranging from approximately 189 gpm to
2,955 gpm. In addition, the proposed Chino Basin Program will augment the existing Chino Basin
groundwater supply with recycled water through the construction of an advanced water treatment
facility to provide high-quality recycled water for storage in the Chino Basin. Development of this
potential project would further enhance FWC’s local supplies and minimize the need for imported
supplies.140
On March 28, 2022, the California Governor issued Executive Order N-7-22, which encourages all
Californians and water agencies to restrict water usage, restrict new and expansion of existing
groundwater wells, promote projects that facilitate groundwater recharge, and reduce their reliance
on imported water from the State Water Project (SWP).141 On May 24, 2022, the California State
Water Resource Control Board adopted emergency water conservation regulations,142 effective June
10, 2022, requiring the FWC to implement Stage 2 of its Water Shortage Contingency Plan and
prohibit use of potable water for irrigating non-functional turf at commercial sites such as the
project site.143 The Metropolitan Water District also implemented an Emergency Water
Conservation Program that offered the FWC two pathways towards compliance with Executive
139 San Gabriel Water Company, Fontana Water Company Division. 2020 Urban Water Management Plan. Pages 6-5 through 6-8. June 2021.
140 Ibid. Page 7-9.
141 State of California, Executive Department. Executive Order N-7-22. March 28, 2022. Website:
https://www.gov.ca.gov/wp-content/uploads/2022/03/March-2022-Drought-EO.pdf (accessed
January 16, 2023).
142 State Water Resources Control Board. Resolution No. 2022-0018 To Adopt an Emergency Regulation
to Reduce Water Demand and Improve Water Conservation. May 24, 2022. Website:
https://www.fontanawater.com/wp-content/uploads/2022/06/Emergency-Water-Conservation-
Regulations-SWRCB.pdf (accessed January 16, 2023).
143 Fontana Water Company. Announcement Regarding California’s Drought Conditions. Website:
https://www.fontanawater.com/conservation1/drought-alert/. (Accessed January 16, 2023).
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Order N-7-22; they include either (1) restricting outdoor irrigation to one day per week beginning
June 1, 2022, or (2) complying with monthly allocation limits subject to penalties. The FWC opted for
the latter taking a reduced monthly allocation of imported water.144
In addition to the State-mandated prohibitions, FWC plans to activate Rule No. 14.1, Water Shortage
Contingency Plan, and implement the water use restrictions outlined in Rule No. 14.1 Section G,
during water shortage conditions to close the gap between water supply and water demand.145 The
Water Shortage Contingency Plan enables the utility to respond effectively to a wide variety of
water supply conditions or catastrophic events, such as an earthquake or fire that damages water
lines.
Based on the projected future population within the FWC service area and assuming current per
capita water consumption patterns, the FWC determined it has adequate water supplies to meet
the projected demand for Normal Year, Single Dry Year, and Five Consecutive Dry Year scenarios
through the year 2045.146 As discussed in Section 5.14, Population and Housing, the proposed
project would not increase the number of employees (1-2 employees per shift) working at the
project site and the hours of operation would be the same as existing conditions. Additionally, as
previously discussed, the majority of the project site is developed and operates as a self-storage
facility. The proposed project would redevelop portions of the project site, including the
development of a self-storage building located in the western portion of the site, which is currently
vacant. The proposed self-storage building would include two bathrooms and therefore would
slightly increase the water use on-site; however, the proposed project would not substantially
increase the water demand compared to baseline conditions and is therefore included in the FWC’s
water demand projections. As such, the FWC would be able to meet the proposed project’s water
demand during normal, single-dry, and multiple-dry years for the next 22 years. Since sufficient
water supplies are available to serve the proposed project and reasonably foreseeable future
development during normal, dry, and multiple dry years, impacts would be less than significant. No
mitigation is required.
c. Would the project result in a determination by the wastewater treatment provider which serves
or may serve the project that it has adequate capacity to serve the project’s projected demand in
addition to the provider’s existing commitments?
Less than Significant Impact. The project site is within the sewer service area of the City of Fontana
and the Inland Empire Utilities Agency (IEUA). Operational discharge flows treated by the IEUA
would be required to comply with waste discharge requirements for that facility. IEUA serves
approximately 875,000 people over 242 square miles in Western San Bernardino County and
provides services to the Cities of Chino, Chino Hills, Fontana, Montclair, Ontario, Upland, and
Rancho Cucamonga.147 IEUA operates four Regional Water Recycling Plants (RPs), including RP-1, RP-
144 Ibid.
145 San Gabriel Water Company, Fontana Water Company Division. 2020 Urban Water Management Plan.
Pages 8-7 and 8-9. June 2021, amended October 2021.
146 Ibid. Pages 3-6 and 8-1.
147 Inland Empire Utilities Agency. About us. Website: https://www.ieua.org/about-us/ (accessed
December 30, 2022).
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4, RP-5, and the Carbon Canyon Water Recycling Facility. IEUA’s RP-4 located near the intersection
of Etiwanda Avenue and 6th Street in the City of Rancho Cucamonga treats local wastewater
generated by the City of Fontana.
IEUA’s four RPs have a combined treatment capacity of approximately 86 million gallons per day
(MGD) and currently treat over 50 MGD.148 RP-1 has a capacity of 44 MGD, treats an average flow of
28 MGD of wastewater, and is operated in conjunction with RP-4 to provide recycled water to users.
RP-4 has recently been expanded to a capacity of 14 MGD and treats an average flow of 10 MGD,
with a surplus capacity of approximately 4 MDG.149
As detailed in Section 5.19.b above, the proposed project would redevelop a portion of the project site and continue to operate as a self-storage facility. Additionally, the number of employees and
the hours of operation on-site would remain the same as existing conditions. The proposed self-
storage building would increase the number of customers on-site and would include two
bathrooms. However, the amount of wastewater generated per day by the proposed project would
be similar to the current amount of wastewater generated per day on the project site. Wastewater
from the project site would be treated at IUEA’s RP-4, which has a daily surplus of approximately 4
MDG. As sufficient surplus treatment capacity is available, impacts would be less than significant,
and mitigation is not required.
d. Would the project 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?
Less than Significant Impact. Solid waste collection is a “demand-responsive” service, and current
service levels can be expanded and funded through user fees. Solid waste from the proposed project
would be hauled by Burrtec Waste Industries, Inc. and transferred to the West Valley Materials
Recycling Facility (MRF)/Transfer Station. From the MRF, the non-recyclable material would be sent
to Mid-Valley Landfill. Mid-Valley Landfill has a daily throughput of 7,500 tons with a remaining
capacity of 61,219,377 cubic yards.150
148 Inland Empire Utilities Agency. Facilities. Website: https://www.ieua.org/facilities/ (accessed
December 30, 2022).
149 Inland Empire Utilities Agency. Facilities, Regional Water Recycling Plant No. 4. Website:
https://www.ieua.org/regional-water-recycling-plant-no-4/ (accessed December 30, 2022).
150 California Department of Resources Recycling and Recovery (CalRecycle). Solid Waste Information System
(SWIS). SWIS Facility/Site Activity Details: Mid-Valley Sanitary Landfill (36-AA-0055). Website:
https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/1880?siteID=2662 (accessed January 3,
2023).
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Based on a generation rate of 11.9 pounds per employee per day (between 1-2 employees per
shift),151 the project would generate up to 47.6 pounds of solid waste per day.152 This amount is
equivalent to as much as 0.00032 percent of the daily throughput at Mid-Valley Landfill.153 The Mid-
Valley Landfill has adequate capacity to serve the proposed project. As adequate daily surplus
capacity exists at the receiving landfill, and the project would comply with local and State waste
reduction strategies, the project would not generate solid waste in excess of State or local
standards, or in excess of the capacity of local infrastructure. Impacts would be less than significant,
and mitigation is not required.
e. Would the project comply with federal, state, and local management and reduction statutes and
regulations related to solid waste?
Less than Significant with Mitigation Incorporated.
Construction. As discussed in Section 5.9.a, Hazards and Hazardous Materials, the project would
result in the demolition of 16,454 square feet of existing structures on the project site that may
contain ACM and LBM materials. Therefore, the project would have the potential to conflict with
regulations related to solid waste, including the disposal of ACM and LBM materials.
The City would require the Project Applicant to prepare a Construction Waste Management Plan
(CWMP) to ensure a minimum 65 percent of all demolition and construction waste would be
recycled/reused in accordance with CALGreen Code Sections 4.408 and 5.408. Additionally, if ACM
and LBM materials are identified within the structures proposed for demolition, the project would
be required to hire a Certified Asbestos Consultant and Lead Inspector Assessor to prepare disposal
tickets from a San Bernardino County Department of Public Works-Solid Waste Management
Division-approved disposal facility and obtain SCAQMD air clearances prior to any asbestos removal
activity pursuant to Mitigation Measures HAZ-1 through HAZ-4. Therefore, the project would
comply with federal, State, and local management reduction statutes and regulations related to
solid waste during project construction. Impacts would be reduced to less than significant with
mitigation incorporated.
Operation. The project operator is required to coordinate with Burrtec Waste Industries, Inc., which
would collect solid waste from the site and transfer the solid waste to the MRF. The MRF would sort
the solid waste into recyclable and non-recyclable waste and would transfer the non-recyclable
waste to Mid-Valley Landfill for disposal. All development within the City, including the proposed
project, is required to comply with applicable elements of AB 1327, Chapter 18 (California Solid
Waste Reuse and Recycling Access Act of 1991) and other local, State, and federal solid waste
151 California Department of Resources Recycling and Recovery (CalRecycle). California’s 2017 Per Capita
Disposal Rate Estimate. Website: https://calrecycle.ca.gov/lgcentral/goalmeasure/disposalrate/2017-2/
(accessed January 3, 2023).
152 11.9 pounds per employee per day × 4 employees = 47.6 pounds of solid waste per day. Public Storage
has a policy of prohibiting customers from discarding domestic refuse on the premises. Signs to this effect
are included through the project site, and this policy is also included in the customer agreement executed
between Public Storage and every customer. Accordingly, solid waste would be generated only by
employees.
153 47.6 pounds of solid waste per day ÷ 7,500 tons (15,000,000 pounds) daily surplus = 0.0053 percent.
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disposal standards. Therefore, the project would comply with federal, State, and local management
reduction statutes and regulations related to solid waste during project operation and impacts
would be less than significant. Mitigation is not required.
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5.20 WILDFIRE
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
If located in or near state responsibility areas or lands classified
as very high fire hazard severity zones, would the project:
a. Substantially impair an adopted emergency response plan or
emergency evacuation plan?
b. Due to slope, prevailing winds, and other factors, exacerbate
wildfire risks, and thereby expose project occupants to
pollutant concentrations from a wildfire or the uncontrolled
spread of a wildfire?
c. Require the installation or maintenance of associated
infrastructure (such as roads, fuel breaks, emergency water
sources, power lines or other utilities) that may exacerbate
fire risk or that may result in temporary or ongoing impacts
to the environment?
d. Expose people or structures to significant risks, including
downslope or downstream flooding or landslides, as a result
of runoff, post-fire slope instability, or drainage changes?
5.20.1 Impact Analysis
a. Would the project substantially impair an adopted emergency response plan or emergency
evacuation plan?
Less than Significant Impact. According to the California Department of Forestry and Fire Protection
(CALFIRE), the project site is not located within a wildfire State Responsibility Area, nor is the site
classified as a Very High Fire Hazard Severity Zone (VHFHSZ).154 The nearest VHFHSZ is located
approximately 2 miles south of the site. The project is located in an area that is developed with local
roads and regional highways that provide adequate access and departure from the area in the event
of an emergency, such as a wildfire. The proposed project is designed to comply with the current
California Fire Code (2022 California Fire Code) standards for development for commercial uses,
Fontana Building Code Standards, and standards as set forth by the FFPD. Adequate emergency
access points also are included in the design of the project. Therefore, the proposed project would
not substantially impair an adopted emergency response plan or emergency evacuation plan within
a VHFHSZ. Impacts are less than significant, and mitigation is not required.
b. Would the project, due to slope, prevailing winds, and other factors, exacerbate wildfire risks,
and thereby expose project occupants to pollutant concentrations from a wildfire or the
uncontrolled spread of a wildfire?
Less than Significant Impact. As described above, the proposed project is not located within or near
a wildfire State Responsibility Area, nor is the land classified as a VHFHSZ. The project site is
154 California Department of Forestry and Fire Protection (CALFIRE). Fire Hazard Severity Zones Map. Website:
https://egis.fire.ca.gov/FHSZ/ (accessed January 3, 2023).
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predominately flat and lacks significant slopes. Wildfires have the tendency for uncontrolled spread
when the terrain is hilly or mountainous and not conducive to practicable firefighting capabilities.
The likelihood of uncontrolled spread of a wildfire near or on the project site is relatively low since
the surrounding topography is relatively flat and substantially developed.
San Bernardino County and Fontana are subject to seasonal wind events including times during the
fall when Santa Ana Wind conditions are prevalent. Santa Ana Wind conditions in the area of the
proposed project typically blow from a northeast to southwest direction (an offshore flow).
Wildfires have been recorded to occur in such Santa Ana Wind events sometimes leading to
uncontrolled spread of wildfires. CALFIRE and the San Bernardino County Fire Department have taken these conditions and the locations of Fire Hazard Severity Zones into consideration when
determining potential impacts associated with wildfire spread within the City of Fontana and
surrounding cities. If such a conflagration155 driven by winds were to get out of control, the City’s
FFPD and San Bernardino County Fire Department have procedures in place to respond to such an
emergency and evacuate residents and employees as needed.156
Wind events can also result in smoke drift from nearby wildfires resulting in smoke settling in low-
lying areas. The City is located in a valley between the San Bernardino/San Gabriel Mountains and
the Jurupa Mountains; as such, the potential for smoke settlement from nearby wildfires is a
possibility. Such smoke settlement would be temporary and would more than likely clear out within
a couple days of when settlement commenced (based on weather conditions).
Overall, implementation of the proposed project would have a low probability of exposing
occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire due to
slope or prevailing winds. Impacts would be less than significant. Mitigation is not required.
c. Would the project 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?
Less than Significant Impact. As described above, the proposed project is not located within or near
a wildfire State Responsibility Area, nor is the land classified as a VHFHSZ. The project includes
development of a rental office building and self-storage building, demolition of existing structures,
on-site utility infrastructure, surface parking lots, and off-site improvements to the project frontage
and utility infrastructure. The project would not incorporate infrastructure (such as roads, fuel
breaks, emergency water sources, power lines, or other non-existing utilities) that may exacerbate
fire risk because all improvements would be implemented in an urbanized setting in accordance
with the CBC, California Fire Code, and applicable local ordinances. Impacts would be less than
significant and mitigation is not required.
155 Conflagration is an extensive fire that destroys a great deal of land or property.
156 City of Fontana. Local Hazard Mitigation Plan. Page 176. June 2017; approved and adopted August 14,
2018.
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d. Would the project 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?
Less than Significant Impact. As described above, the proposed project is not located within or near
a wildfire State Responsibility Area, nor is the land classified as a VHFHSZ. According to the City’s
Local Hazard Mitigation Plan, the project site is not located in flood hazard or inundation zones,157
and the site is not located near bodies of water or enclosed water storage features which could
result in tsunamis or seiches. Therefore, risks associated with runoff caused by post-fire slope
instability or post-fire drainage change are low.
The project site is located on land that is relatively flat, and the foothills of the Jurupa Mountains are
approximately 3 miles southwest of the site and 30 feet down gradient. Additionally, the land
between the project site and the Jurupa Mountains is developed with residential, commercial, and
industrial uses. The distance, slope, and intervening uses between the project site and foothills of
the Jurupa Mountains precludes the project site from significant risks due to landslides caused by
post-fire slope instability or post-fire drainage changes. Impacts would be less than significant and
mitigation is not required.
157 City of Fontana. Local Hazard Mitigation Plan. Figure 4-1: Flood Hazard Map and Figure 4-2: Dam
Inundation areas in Fontana. June 2017; approved and adopted August 14, 2018.
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5.21 MANDATORY FINDINGS OF SIGNIFICANCE
Potentially Significant Impact
Less Than Significant with Mitigation Incorporated
Less Than Significant Impact No Impact
a. Does the project have the potential to substantially degrade
the quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels, threaten to
eliminate a plant or animal community, substantially reduce
the number or restrict the range of a rare or endangered
plant or animal or eliminate important examples of the
major periods of California history or prehistory?
b. Does the project have impacts that are individually limited,
but cumulatively considerable? ("Cumulatively considerable"
means that the incremental effects of a project are
considerable when viewed in connection with the effects of
past projects, the effects of other current projects, and the
effects of probable future projects.)
c. Does the project have environmental effects which will
cause substantial adverse effects on human beings, either
directly or indirectly?
5.21.1 Impact Analysis
a. Does the project have the potential to substantially degrade the quality of the environment,
substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to
drop below self-sustaining levels, threaten to eliminate a plant or animal community,
substantially reduce the number or restrict the range of a rare or endangered plant or animal or
eliminate important examples of the major periods of California history or prehistory?
Less than Significant with Mitigation Incorporated. The project site is an infill site surrounded by
developed landscapes. Additionally, the majority of the project site is developed and operates as a
self-storage facility. The vacant portion of the property located west of the existing storage
structures is largely developed with pavements and contains a small portion of undeveloped land,
consisting of ruderal vegetation. The project site also contains ornamental trees in the western
portion of the site.
No riparian or sensitive natural community is located on site, and there is no designated critical
habitat within or adjacent to the project site for any species.158 The project site does not include any
federally protected wetlands or any drainage features, ponded areas, wetlands, or riparian habitat
subject to jurisdiction by the CDFW, USACE, and/or RWQCB.159 The Biological Resources and Arborist
Report prepared for the project included a literature search and pedestrian survey of the site and
determined that the threatened, endangered, or candidate species with potential to occur in the
158 LSA Associates, Inc. Biological Resources and Arborist Report for the Fontana Public Storage Project in
Fontana (LSA Project No. PUB2202). Pages 3 and 4; Table A-2. November 10, 2022. Appendix B.
159 Ibid. Pages 3 and 4.
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project vicinity are considered absent from the site due to lack of suitable habitat.160 Additionally,
the project site does not provide suitable habitat for burrowing owl (Athene cunicularia) due to the
site’s previous disturbances, relatively small size, and isolation from open space with suitable
habitat to support this species. Furthermore, the trees around the site provide perching locations
for hawks and large owls that prey on burrowing owl, rendering the site undesirable for this
species.161
Ornamental trees that provide suitable nesting habitat for common bird species are located in the
western portion of the project site and would be removed from the site with implementation of the
project. The project would be conditioned to ensure a qualified biologist conducts a pre-construction survey for nesting birds if construction activities occur during nesting bird season in
accordance with Sections 3503–3801 of the California Fish and Game Code (Mitigation Measure
BIO-1). Additionally, the project would be conditioned to comply with the City’s tree protection
ordinance as specified in Mitigation Measure BIO-2 by ensuring the Project Applicant replaces each
living tree on the project site (31 trees) pursuant to Section 28-67 (c) of the City Municipal Code.
With implementation of Mitigation Measure BIO-1, native resident or migratory fish or wildlife
species (including nesting birds), established native resident or migratory wildlife corridors, and
native wildlife nursery sites would be reduced to less than significant with mitigation incorporated.
Through implementation of Mitigation Measure BIO-2, the project would comply with the City’s
tree protection ordinance and therefore would not conflict with any local policies or ordinances
protecting biological resources, including trees. Impacts would be reduced to less than significant
with mitigation incorporated.
Based on the results of the cultural records search, no precontact or historic cultural resources have
been previously recorded within the project site. Additionally, an archaeological field survey
conducted at the project site was negative for surficial evidence of precontact or historic cultural
resources. Finally, based on the review of the Built Environment Resource Directory (BERD), LSA
project files, online historic period maps, and aerial photographs of the project site, the project site
has not contained any buildings or structures during the historic period and the eucalyptus trees on
the project site are not part of a windrow and therefore are not a historical resource. Therefore,
implementation of the proposed project would not result in impacts to historical resources.
Although there were no precontact or historic cultural resources identified on the project site, the
project would be required to comply with all applicable regulations protecting cultural, tribal
cultural, and archaeological resources in the event that these resources are encountered during
project construction. Therefore, Standard Conditions CUL-1 through CUL-4 are prescribed to ensure
that the project would be conditioned to cease excavation or construction activities if cultural, tribal
cultural, or archaeological resources are identified during construction and would incorporate
archaeological and Native American Monitoring of ground-disturbing activities in such an instance.
These conditions also would ensure further consultation with interested Native American Tribes for
the appropriate treatment of tribal cultural resources. Additionally, implementation of Standard
Conditions GEO-1 and GEO-2 would ensure unanticipated paleontological resources encountered
160 Ibid. Table A-2.
161 Ibid. Page 5.
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during construction would be managed pursuant to applicable regulatory policy. Accordingly,
impacts to important examples of major periods of California history or prehistory would be less
than significant, and no mitigation is required.
The proposed project has either no impact, a less than significant impact, or a less than significant
impact with mitigation incorporated with respect to all natural resources issues pursuant to CEQA.
Due to the limited scope of physical impacts to the environment associated with the proposed
project, implementation of the mitigation measures described above would ensure impacts to the
quality of the environment would be reduced to less than significant with mitigation incorporated.
b. Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable
when viewed in connection with the effects of past projects, the effects of other current projects,
and the effects of probable future projects)?
Less than Significant with Mitigation Incorporated. CEQA defines cumulative impacts as “two or
more individual effects which, when considered together, are considerable, or which can compound
to increase other environmental impacts.” Section 15130 of the CEQA Guidelines requires
evaluation of potential environmental impacts when the project’s incremental effect is cumulatively
considerable. “Cumulatively considerable” means that the incremental effects of an individual
project are considerable when viewed in connection with the effects of past projects, the effects of
other current projects, and the effects of “reasonably foreseeable probable future” projects, per
CEQA Section 15355. Cumulative impacts can result from a combination of the proposed project
together with other closely related projects that cause an adverse change in the environment.
Cumulative impacts can result from individually minor but collectively significant projects taking
place over time.
The proposed project’s impacts would be individually limited and not cumulatively considerable,
because these impacts are either temporary in nature (e.g., limited to the construction period) or
are limited to the project site (e.g., potential discovery of unknown cultural or paleontological
resources). The potentially significant impacts that would be reduced to a less-than-significant level
with implementation of recommended mitigation measures include the topics of biological
resources, geology, hazards, and noise. Specifically, implementation of Mitigation Measure BIO-1
would ensure that impacts to nesting birds are reduced to a less-than-significant level and
implementation of Mitigation Measure BIO-2 would ensure that impacts related to protected trees
are reduced to a less-than-significant level. For the topics of geological hazards, potentially
significant impacts to humans and structures would be reduced to less-than-significant levels with
implementation of Mitigation Measure GEO-1. Furthermore, implementation of Mitigation
Measures HAZ-1 through HAZ-4 would ensure that impacts from the transport, use, or disposal of
hazardous materials during project construction, including ACM and LBP materials, would be
reduced to less-than-significant levels. Finally, Mitigation Measure NOI-1 would ensure that
potential vibration impacts to the nearest structure west of the site would be reduced to less-than-
significant levels.
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Adherence to Standard Conditions would also further ensure that impacts related to construction-
period cultural, tribal cultural, and paleontological resources; construction-period noise; and
construction- and operation-period water quality would remain less than significant.
For the topics of aesthetics, agricultural and forestry resources, energy, greenhouse gases, land use
and planning, mineral resources, population and housing, public services, recreation, transportation,
utilities and service systems (water, wastewater, and storm drainage), and wildfire, the project
would have no impacts or less-than-significant impacts, and therefore, the project would not
substantially contribute to any potential cumulative impacts for these topics.
All environmental impacts that could occur as a result of the proposed project would be reduced to a less-than-significant level through the implementation of the mitigation measures recommended
in this document.
When future development proposals are considered by the City, these proposals would undergo
environmental review pursuant to CEQA, and when necessary, mitigation measures would be
adopted as appropriate. In most cases, this environmental review and compliance with project
conditions of approval, relevant policies and mitigation measures, and the General Plan, and
compliance with applicable regulations would ensure that significant impacts would be avoided or
otherwise mitigated to less-than-significant levels.
Implementation of these measures would ensure that the impacts of the project and other projects
within the vicinity would be below established thresholds of significance and that these impacts
would not combine with the impacts of other cumulative projects to result in a cumulatively
considerable impact on the environment as a result of project development. Therefore, this impact
would be less than significant with mitigation incorporated.
c. Does the project have environmental effects which will cause substantial adverse effects on
human beings, either directly or indirectly?
Less than Significant with Mitigation Incorporated. All development associated with the proposed
project must comply with applicable provisions of the 2022 CBC and the City’s building regulations.
Accordingly, proper engineering design and construction in conformance with the 2022 CBC
standards and a site-specific geotechnical investigation prepared in conformance the current CBC
and applicable City standards (Mitigation Measure GEO-1) would ensure that the project does not
subject people to significant geologic hazards.
The proposed project would result in the demolition of structures that were potentially constructed
prior to regulation of ACM and LBM. With implementation of Mitigation Measures HAZ-1 through
HAZ-4, impacts to the public through the disposal of ACM and LBM during project demolition
activities would be reduced to less than significant with mitigation incorporated.
The project site is located within the ONTLUCP Overflight Notification Zone for Real Estate
Transaction Disclosures and within the ONT Airspace Protection Zone for structural heights greater
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than 200 feet above grade.162 The proposed buildings on the project site would not exceed 200 feet
above grade and would not be subject to the requirements of the ONT Airspace Protection Zone.
Additionally, pursuant to Policy O1d of the ONTLUCP, notification is not required for a property that
does not include residential or mixed-use development.163
As detailed in Section 5.13, Noise, construction and operation of the project would not generate a
substantial temporary or permanent increase in ambient noise levels or generate vibration in the
vicinity of the project in excess of standards established in the local general plan or noise ordinance
with adherence to Standard Condition NOI-1. Adherence to Standard Condition NOI-1 would
ensure noise and vibration would be restricted to between the hours of 7:00 a.m. and 6:00 p.m. on weekdays and between the hours of 8:00 a.m. and 5:00 p.m. on Saturdays, during which time the
City considers vibration “an acceptable intrusion of the ambient noise within that project area.”164
Additionally, implementation of Mitigation Measure NOI-1 would ensure construction vibration
levels at the nearest structure to the west would not exceed the FTA damage threshold 0.2 PPV
(in/sec) for non-engineered timber and masonry buildings.
Through compliance with existing regulations and policy as codified in Mitigation Measure GEO-1,
Mitigation Measures HAZ-1 through HAZ-4, Standard Condition NOI-1, and Mitigation Measure
NOI-1, substantial direct or indirect effects on human beings would be reduced to less than
significant with mitigation incorporated.
162 Ibid. Map 2-4: Airspace Protection Zones, and Map 2-5: Overflight Notification Zones.
163 Ibid. Page 2-31.
164 City of Fontana. Fontana Forward General Plan Update 2015-2035. Draft Environmental Impact Report.
SCH #2016021099. Page 5.10-7. June 8, 2018.
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6.0 LIST OF PREPARERS
Theresa Wallace, AICP, Principal in Charge
Dionisios Glentis, Project Manager/Senior Environmental Planner
Courtney Davis, Environmental Planner
Cara Cunningham, Air Quality Specialist
Lauren Johnson, Editor
Stephanie Powers, Documentation Specialist
Meredith Canterbury, GIS
Jason Thomas, Graphic Designer
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7.0 REFERENCES
AECOM Environment. Phase 1 Environmental Site Assessment of A-American Self-Storage, 17173
Valley Boulevard, Fontana, CA (PS No. 23018). February 2010.
California Code of Regulations. Title 14, Chapter 3, Sections 15000 through 15387.
California Department of Conservation State Mining and Geology Board. Guidelines for Classification
and Designation of Mineral Lands. Website:
http://www.conservation.ca.gov/smgb/guidelines/documents/classdesig.pdf (accessed
December 29, 2022).
California Department of Conservation. California Important Farmland Finder. Website:
https://maps.conservation.ca.gov/DLRP/CIFF/ (accessed December 29, 2022).
______. Mineral Land Classification Map, San Bernardino P-C Region. Fontana Quadrangle, Special
Report 143, Plate 7.6. 1975.
California Department of Forestry and Fire Protection (CALFIRE). Fire Hazard Severity Zones Map.
Website: https://egis.fire.ca.gov/FHSZ/ (accessed January 3, 2023).
California Department of Resources Recycling and Recovery (CalRecycle). Solid Waste Information
System (SWIS). SWIS Facility/Site Activity Details: Mid-Valley Sanitary Landfill (36-AA-0055).
Website: https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/1880?siteID=2662
(accessed January 3, 2023).
______. California’s 2017 Per Capita Disposal Rate Estimate. Website:
https://calrecycle.ca.gov/lgcentral/goalmeasure/disposalrate/2017-2/ (accessed January 3,
2023).
California Department of Toxic Substances Control. Hazardous Waste and Substances Site List
(Cortese). 2023. Website:
https://www.envirostor.dtsc.ca.gov/public/search.asp?page=3&cmd=search&business_
name=&main_street_name=&city=&zip=&county=&status=ACT%2CBKLG%2CCOM&branch=
&site_type=CSITES%2CFUDS&npl=&funding=&reporttitle=HAZARDOUS+WASTE+AND+SUBS
TANCES+SITE+LIST+%28CORTESE%29&reporttype=CORTESE&federal_superfund=&state_res
ponse=&voluntary_cleanup=&school_cleanup=&operating=&post_closure=&non_operating
=&corrective_action=&tiered_permit=&evaluation=&spec_prog=&national_priority_list=&s
enate=&congress=&assembly=&critical_pol=&business_type=&case_type=&searchtype=&h
wmp_site_type=&cleanup_type=&ocieerp=&hwmp=False&permitted=&pc_permitted=&ins
pections=&complaints=&censustract=&cesdecile=&school_district=&orderby=city (accessed
January 4, 2023).
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California Department of Water Resources. 2016. Groundwater Exchange. Website:
https://groundwaterexchange.org/basin/upper-santa-ana-valley-chino-8-002-01/ (accessed
January 12, 2023).
California State Legislature, Legislative Analyst’s Office. An Evaluation of the School Facility Fee
Affordable Housing Assistance Programs, January 2001. Website:
http://www.lao.ca.gov/2001/011701_school_facility_fee.html (accessed December 30,
2022).
California State Scenic Highway System Map. 2018. Website: https://caltrans.maps.arcgis.com/
apps/webappviewer/index.html?id=465dfd3d807c46cc8e8057116f1aacaa (accessed
January 16, 2023).
California Energy Commission (CEC). 2015. Medium and Heavy-Duty Truck Prices and Fuel Economy
2013–2026. Website: efiling.energy.ca.gov/getdocument.aspx?tn=206180 (accessed January
2023).
______. 2020b. Electricity Consumption by County and Entity. Websites:
http://www.ecdms.energy.ca.gov/elecbycounty.aspx and
http://www.ecdms.energy.ca.gov/elecbyutil.aspx (accessed December 2022).
______. n.d. California Gasoline Data, Facts, and Statistics. Website: www.energy.ca.gov/data-
reports/energy-almanac/transportation-energy/california-gasoline-data-facts-and-statistics
(accessed January 2023).
______. n.d. Electricity Consumption by County. Website:
www.ecdms.energy.ca.gov/elecbycounty.aspx (accessed January 2023).
City of Fontana, Planning Department. City Comments on Master Case No. 22-063, Design Review
No. 22-033 (Public Storage APNs: 0194-351-12 & 16, and 0251-211-22). Item 1. November
14, 2022.
City of Fontana, State of California. General Plan Update 2015–2035. Chapter 15: Land Use, Zoning,
and Urban Design Element. Adopted November 13, 2018
City of Fontana. About the Fontana Fire District, Stations & Equipment, Fire Station 77. Website:
https://www.fontana.org/639/Stations-Equipment (accessed December 30, 2022).
City of Fontana. City of Fontana General Plan Community Mobility and Circulation Element. Exhibit
9.5: Average Daily Trips. Approved and Adopted by City Council November 13, 2018.
City of Fontana. Department of Engineering, Traffic Engineering Division. Traffic Impact Analysis
(TIA) Guidelines for Vehicle Miles Traveled (VMT) and Level of Service Assessment. October
21, 2020.
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Report. SCH #2016021099. June 8, 2018.
City of Fontana. Form Based Code Districts. Draft, September 10, 2019.
City of Fontana. General Plan Land Use Map. (Adopted and Amended April 20, 2022).
City of Fontana. Local Hazard Mitigation Plan. June 2017; Approved and Adopted August 14, 2018.
City of Fontana. Zoning and Development Code. Table No. 30-685.A. Website:
https://library.municode.com/ca/fontana/codes/zoning_and_development_code?nodeId=C
H30ZODECO_ARTXITEPALORE_DIV2NUPASPRE_S30-685SPUS (accessed December 21,
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County of San Bernardino. 2015. GHG Development Review Processes. March. Website:
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______. 2021. Regional Greenhouse Gas Reduction Plan Update. Website:
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DRC Engineering, Inc. Preliminary Water Quality Management Plan for Public Storage, 17173 Valley
Boulevard, Fontana, CA. December 22, 2022.
Federal Emergency Management Agency. 2008. National Flood Insurance Program, Flood Insurance
Rate Map, San Bernardino County, California and Incorporated Areas. Panel Number
06071C8658H. August 28.
Federal Transit Administration (FTA). Transit Noise and Vibration Impact Assessment Manual. FTA
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Fontana Unified School District. School Boundary Maps and Maps to Schools. 2020/21. Website:
https://www.fusd.net/Page/321 (accessed January 4, 2023).
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2023).
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Public Storage Facility, 17173 Valley Boulevard, Fontana, California. April 1, 2022.
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ICF in collaboration with Sacramento Metropolitan Air Quality Management District Fehr & Peers,
STI, and Ramboll. California Emissions Estimator Model User Guide, Version 2022.1. April
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December 30, 2022).
______. Facilities, Regional Water Recycling Plant No. 4. Website: https://www.ieua.org/regional-
water-recycling-plant-no-4/ (accessed December 30, 2022).
LSA Associates, Inc. Air Quality, Greenhouse Gas Emissions, and Energy Impact Analysis
Memorandum for the proposed Public Storage Redevelopment Project in Fontana, California.
January 19, 2023.
______. Biological Resources and Arborist Report for the Fontana Public Storage Project in Fontana
(LSA Project No. PUB2202). November 10, 2022.
______. Cultural Resources Assessment, Public Storage Redevelopment Project, Fontana, San
Bernardino County, California. January 2023.
______. Noise and Vibration Impact Analysis: Proposed Public Storage Redevelopment Project in
Fontana, California. June 2023.
______. Public Storage Fontana, California – Trip Generation/Vehicle Miles Traveled Analysis.
November 1, 2022.
Ontario International Airport Land Use Compatibility Plan. Chapter 2: Procedural and Compatibility
Policies. April 19, 2011.
San Gabriel Water Company, Fontana Water Company Division. 2020 Urban Water Management
Plan. June 2021.
South Coast Air Quality Management District (SCAQMD). n.d. Fact Sheet for Applying CalEEMod to
Localized Significance Thresholds. Website: http://www.aqmd.gov/docs/default-
source/ceqa/handbook/localized-significance-thresholds/caleemod- guidance.pdf (accessed
February 2023).
______. 2008. Final Localized Significance Threshold Methodology. July. Website:
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thresholds/final-lst-methodology-document.pdf (accessed February 2023).
______. 2022 Air Quality Management Plan. Adopted December 2, 2022.
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Transportation Plan/Sustainable Communities Strategy. Website: https://scag.ca.gov/read-
plan-adopted-final-connect-socal-2020 (accessed February 2023).
7-5
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Southern California Edison (SCE). 2020. About Us. Website: https://www.sce.com/about-us/who-
we-are (accessed December 2022).
State of California, Executive Department. Executive Order N-7-22. March 28, 2022. Website:
https://www.gov.ca.gov/wp-content/uploads/2022/03/March-2022-Drought-EO.pdf
(accessed January 16, 2023).
State Water Resources Control Board. Resolution No. 2022-0018 To Adopt an Emergency Regulation
to Reduce Water Demand and Improve Water Conservation. May 24, 2022. Website:
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Conservation-Regulations-SWRCB.pdf (accessed January 16, 2023).
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January 16, 2023).
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Light Duty Vehicles. Website: www.bts.gov/content/average-fuel-efficiency-us-light-duty-
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______. Preliminary Geologic Map of the Fontana 7.5’ Quadrangle, San Bernardino and Riverside
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APPENDIX A
AIR QUALITY, GREENHOUSE GAS, AND ENERGY ANALYSIS
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APPENDIX B
BIOLOGICAL RESOURCES AND ARBORIST REPORT
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APPENDIX C
CULTURAL RESOURCES ASSESSMENT
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APPENDIX D
GEOTECHNICAL ENGINEERING EXPLORATION AND ANALYSIS
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APPENDIX E
PHASE I ENVIRONMENTAL SITE ASSESSMENT
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APPENDIX F
WATER QUALITY MANAGEMENT PLAN
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APPENDIX G
NOISE AND VIBRATION ANALYSIS
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APPENDIX H
TRIP GENERATION AND VEHICLE MILES TRAVELED ANALYSIS
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APPENDIX I
MITIGATION MONITORING AND REPORTING PROGRAM
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