Chino City Council
July 15, 2025

2 water services to the Property pursuant to Government Code Section 56133 (“Reimbursement”).

The City Manager is authorized to execute the Agreement on behalf of the City following notification by LAFCO that the City’s request to extend services to the Property has been approved and following Reimbursement by the applicant. If the City’s request to extend services to the Property is not approved by LAFCO or if applicant does not submit a full Reimbursement to the City, the Agreement shall not be executed by the City.

APPROVED AND ADOPTED THIS 15th DAY OF JULY 2025.

EUNICE M. ULLOA, MAYOR
ATTEST:

NATALIE GONZAGA, CITY CLERK
657
RESOLUTION NO. 2025-047

3 State of California )
County of San Bernardino ) ss.

City of Chino )
I, NATALIE GONZAGA, City Clerk of the City of Chino, do hereby certify that the forgoing Resolution was duly adopted by the City Council at a regular meeting held on the 15th day of July 2025, by the following votes:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

NATALIE GONZAGA, CITY CLERK
Attachments: Exhibit A – LAFCO Application
Exhibit B – Covenant Agreement to Annex
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____________________
(FOR LAFCO USE ONLY)

SAN BERNARDINO LAFCO

APPLICATION FOR

EXTENSION OF SERVICE BY CONTRACT
(A certified copy of the City Council/District Board of Directors resolution or a letter from the City Manager/General Manager requesting approval for an out-of-agency service agreement must be submitted together with this application form.)
AGENCY TO EXTEND SERVICE:

AGENCY NAME: _________________________________________
CONTACT PERSON: _________________________________________ ADDRESS: _________________________________________
_________________________________________
PHONE: _________________________________________
EMAIL: _________________________________________
CONTRACTING PARTY:

NAME OF
PROPERTY OWNER: _________________________________________ CONTACT PERSON: _________________________________________ MAILING ADDRESS: _________________________________________ _________________________________________
PHONE: _________________________________________
EMAIL: _________________________________________

ADDRESS OF PROPERTY
PROPOSED FOR CONTRACT: _________________________________________ _________________________________________
CONTRACT NUMBER/IDENTIFICATION: _________________________________________ PARCEL NUMBER(S): _________________________________________ ACREAGE: _________________________________________
659
Extension of Service by Contract ____________________
Application Form (FOR LAFCO USE ONLY)
The following questions are designed to obtain information related to the proposed agreement/contract to allow the Commission and staff to adequately assess the proposed service extension. You may include any additional information which you believe is pertinent.

Please use additional sheets where necessary.

1. (a) List the type or types of service(s) to be provided by this agreement/contract. ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ (b) Are any of the services identified above "new" services to be offered by the agency? YES NO. If yes, please provide explanation on how the agency is able to provide the service.
________________________________________________________________ ________________________________________________________________ ________________________________________________________________

2. Is the property to be served within the agency's sphere of influence? YES NO

3. Please provide a description of the service agreement/contract. ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________

4. (a) Is annexation of the territory by your agency anticipated at some point in the future? YES NO. If yes, please provide a projected timeframe when it anticipates filing an application for annexation of territory that would include the area to be served. If no, please provide an explanation as to why a jurisdictional change is not possible at this time.
________________________________________________________________ ________________________________________________________________ ________________________________________________________________ 660
Extension of Service by Contract ____________________
Application Form (FOR LAFCO USE ONLY)
(b) Is the property to be served contiguous to the agency's boundary? YES NO. If yes, please provide explanation on why annexation to the agency is not being contemplated.
________________________________________________________________ ________________________________________________________________ ________________________________________________________________

5. Is the service agreement/contract outside the Agency’s sphere of influence in response to a threat to the public health and safety of the existing residents as defined by Government Code Section 56133(c)?
YES NO. If yes, please provide documentation regarding the circumstance (i.e. letter from Environmental Health Services or the Regional Water Quality Control Board). ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________

6. (a) What is the existing use of the property?
________________________________________________________________ ________________________________________________________________ (b) Is a change in use proposed for the property? YES NO. If yes, please provide a description of the land use change.
________________________________________________________________ ________________________________________________________________

7. If the service agreement/contract is for development purposes, please provide a complete description of the project to be served and its approval status. ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ 661
Extension of Service by Contract ____________________
Application Form (FOR LAFCO USE ONLY)

8. Are there any land use entitlements/permits involved in the agreement/contract? YES NO. If yes, please provide documentation for this entitlement including the conditions of approval and environmental assessment that are being processed together with the project. Please check and attach copies of those documents that apply:

Tentative Tract Map / Parcel Map
Permit (Conditional Use Permit, General Plan Amendment, etc.) Conditions of Approval
Negative Declaration (Initial Study)
Notice of Determination (NOD)/Notice of Exemption (NOE) Department of Fish and Game (DFG) Receipt
Others (please identify below)
________________________________________________________________ ________________________________________________________________

9. Has the agency proposing to extend service conducted any CEQA review for this contract? YES NO. If yes, please provide a copy of the agency’s environmental assessment including a copy of the filed NOD/NOE and a copy of the DFG Receipt.

10. Plan for Service:
(a) Please provide a detailed description of how services are to be extended to the property. The response should include, but not be limited to, a description of:
1) capacity of existing infrastructure, 2) type of infrastructure to be extended or added to serve the area, 3) location of existing infrastructure in relation to the area to be served, 4) distance of infrastructure to be extended to serve the area, and 5) other permits required to move forward with the service extension. ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ 662
Extension of Service by Contract ____________________
Application Form (FOR LAFCO USE ONLY)
________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ (b) Please provide a detailed description of the overall cost to serve the property.

The response should include the costs to provide the service (i.e. fees, connection charges, etc.) and also the costs of all improvements necessary to serve the area (i.e. material/equipment costs, construction/installation costs, etc.).

Description of Fees/Charges Cost Total
Total Costs
(c) Please identify any unique costs related to the service agreement such as premium outside City/District rates or additional 3rd-party user fees and charges (i.e. fees/charges attributable to other agencies).
________________________________________________________________ ________________________________________________________________ ________________________________________________________________ 663
Extension of Service by Contract ____________________
Application Form (FOR LAFCO USE ONLY)
(d) If financing is to occur, please provide any special financial arrangement between the agency and the property owner, including a discussion of any later repayment or reimbursement (If available, a copy of the agreement for repayment/reimbursement is to be provided).
________________________________________________________________ ________________________________________________________________ ________________________________________________________________ 11 Does the City/District have any policies related to extending service(s) outside its boundary? YES NO. If yes, has a copy been provided to LAFCO? YES NO. If not, please include a copy of the policy or policies (i.e. resolution, municipal code section, etc.) as part of the application. ________________________________________________________________ ________________________________________________________________ ________________________________________________________________

CERTIFICATION
As a part of this application, the City/Town of _________________, or the ______________________ District/Agency agree to defend, indemnify, hold harmless, promptly reimburse San Bernardino LAFCO for all reasonable expenses and attorney fees, and release San Bernardino LAFCO, its agents, officers, attorneys, and employees from any claim, action, proceeding brought against any of them, the purpose of which is to attack, set aside, void, or annul the approval of this application or adoption of the environmental document which accompanies it.

This indemnification obligation shall include, but not be limited to, damages, penalties, fines and other costs imposed upon or incurred by San Bernardino LAFCO should San Bernardino LAFCO be named as a party in any litigation or administrative proceeding in connection with this application.

The agency signing this application will be considered the proponent for the proposed action(s) and will receive all related notices and other communications. I understand that if this application is approved, the Commission will impose a condition requiring the applicant to indemnify, hold harmless and reimburse the Commission for all legal actions that might be initiated as a result of that approval.
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Extension of Service by Contract ____________________
Application Form (FOR LAFCO USE ONLY)
I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this evaluation of service extension to the best of my ability, and that the facts, statement and information presented herein are true and correct to the best of my knowledge and belief.

SIGNED ________________________________
NAME: _____________________________
POSITION TITLE: _____________________________
DATE: _____________________________
REQUIRED EXHIBITS TO THIS APPLICATION:

1. Copy of the agreement/contract.

2. Map(s) showing the property to be served, existing agency boundary, the location of the existing infrastructure, and the proposed location of the infrastructure to be extended.

3. Certified Plan for Service (if submitted as a separate document) including financing arrangements for service.

Please forward the completed form and related information to:

Local Agency Formation Commission for San Bernardino County 1170 W. Third Street, Unit 150,
San Bernardino, CA 92415-0490
PHONE: (909) 388-0480 ● FAX: (909) 388-0481
Rev: krm – 8/19/2015
Jesus Plasencia
Assistant City Engineer
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01225.0006/699634.4 BWB

RECORDING REQUESTED BY AND WHEN
RECORDED MAIL TO:

City of Chino
City Clerk
P.O. Box 667
Chino, CA 91708
Exempt from recording fees according to
Government Code Section No. 27383
SPACE ABOVE THIS LINE FOR RECORDER’S USE

COVENANT AGREEMENT TO ANNEX

AND FOR SANITARY SEWER AND WATER SERVICES
This Covenant Agreement (“Agreement”) is made this ____ day of ______________, 2025, by and between the City of Chino, a municipal corporation, hereinafter referred to as “City”, and ESCORPION ROJO REVOCABLE LIV TR 5/12, hereinafter referred to as “Owner.”

RECITALS
A. Owner owns that certain real property located at 12766 Pipeline Avenue, in the County of San Bernardino, State of California, and more particularly described in Exhibit “A” attached hereto (“Property”).

B. The Property is outside of City’s territorial boundaries but within City’s Sphere of Influence.

C. Owner has requested permission to connect the Property, and existing and/or proposed improvements on the Property, to the City’s sanitary sewer and water systems (“Sewer and Water”).

D. City is willing to allow Owner to connect the Property to the Sewer and Water on the condition that Owner (i) enter into an irrevocable agreement to annex the Property to the City at such time as the City determines a sufficient number of parcels are assembled for annexation and the number of parcels or area qualifies for annexation in accordance with the Local Agency Formation Commission (LAFCO) policy pertaining to such annexations, and (ii) that Owner agrees to develop the Property in accordance with the City’s General Plan and in conformance with all City codes and standards pertaining to the Sewer and Water.

E. As required by Government Code Section 56133, the City has requested and received approval from the Local Agency Formation Commission (LAFCO) of San Bernardino County (“LAFCO”) to provide Sewer and Water services to the Property. 666

01225.0006/699634.4 BWB

AGREEMENT
NOW, THEREFORE, the Parties agree as follows:

1. Incorporation of Recitals. The foregoing recitals are incorporated herein by reference.

2. Effective Date; Duration. This Agreement shall be effective (“Effective Date”) on the date it is recorded in the Official Records of San Bernardino County (“Official Records”) and shall continue in full force and effect until terminated in accordance with Section 7 below.

Owner shall execute and acknowledge this Agreement and deliver it to City for execution after which City shall have it recorded in the Official Records and send a recorded copy to Owner.

3. Owner’s Representations and Warranties. Owner represents and warrants to the City that, as of the Effective Date, Owner is the fee owner of the Property, that there are no other owners of the Property other than those listed in this Agreement, and that Owner has authority to execute this Agreement which shall be binding on the Property.

4. Covenants, Restrictions and Obligations. Owner covenants and agrees as follows:
(a) Annexation.
(i) At such time as the City decides to seek annexation of the Property to the City (“Annexation”), in the City’s sole discretion, Owner shall consent to the Annexation, shall fully cooperate with and provide all necessary assistance to the City during the Annexation process, and shall take all actions required to effectuate the Annexation. Owner waives all rights to protest or otherwise oppose the Annexation of the Property to the City of Chino. Specifically, Owner shall not present any written or oral protest of or objection to Annexation to LAFCO, and shall not object (either orally or in writing) to any proposal by LAFCO to waive protest proceedings concerning the Annexation, whether at a public hearing or otherwise.
(ii) Additionally, Owner shall pay all fees and costs, at the time that they become due and payable, as would ordinarily be charged to an Owner whose property is being considered for annexation or is annexed to the City, if any. (b) Development of Property. Upon and after connecting the Property to the Sewer and Water, Owner shall use and develop the Property only in a manner consistent with the permitted use(s) for the Property as show in the Land Use Element of the City’s General Plan (“General Plan”), in addition to any other land use and development standards imposed by the County of San Bernardino. Prior to connecting to and receiving Sewer and Water services, Owner shall provide the City with sufficient information and documentation, including plans, drawings, and specifications, if necessary, to demonstrate to the City’s reasonable satisfaction that the existing or proposed use of the Property is consistent with the General Plan. Notwithstanding any other provision of this Agreement, a current or proposed use that is not consistent with the General Plan will not be permitted to connect to the Sewer and Water.
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(c) Sewer and Water Connection. Owner shall (i) pay all fees, charges, and deposits required by the City for connection to and use of the Sewer and Water including but not limited to fees for Sewer and Water Maintenance and IEUA Sewage Treatment; (ii) shall complete all improvements required to extend the Sewer and Water to the Property, in accordance with City standards (as determined by the City Engineer), at Owner’s sole expense; and (iii) shall comply with all City codes and standards regarding use of the Sewer and Water, including but not limited to, discharge regulations.

5. Extension of Sewer and Water Services. City agrees to allow the Property to connect to the Sewer and Water, subject to Owner’s compliance with the terms of this Agreement and subject to any conditions imposed by LAFCO in its approval of City’s request to extend Sewer and Water services to the Property, if any, which are incorporated herein.

6. Runs with the Land. This Agreement shall run with and burden the Property and all future owners, tenants, and occupants of the Property, and shall run in favor of the City in gross as a covenant and equitable servitude and shall benefit all real property owned by the City from time to time.

7. Release of Covenant. Provided Owner is not in default of this Agreement, Owner may request that this Agreement be released by sending written notice to City requesting the release after the Property has been annexed to the City of Chino. Upon confirmation of compliance with the foregoing to the reasonable satisfaction of the City, City shall execute a release in a form approved by the City Attorney, which shall be executed and acknowledged by the City and recorded in the Official Records. The release may be executed by the City Manager.

8. Violations; Remedies.
(a) Breach of Annexation Covenant.
(i) Owner’s breach of Section 4(a)(i) of this Agreement will cause substantial injury to the City, including but not limited to delaying and potentially preventing City’s ability to annex the Property and other properties to the City, which is the City’s primary aim and intent in entering into this Agreement. Since the determination of actual damages caused by a breach of Section 4(a)(i) would be difficult or impractical to determine, City and Owner agree that if Owner breaches Section 4(a)(i) either by making a protest or objection as described in Section 4(a)(i) or refusing to take any actions required to effectuate the Annexation, Owner shall be liable for and shall pay to the City the sum of Ten Thousand Dollars ($10,000), and shall also reimburse the City for all costs (including legal fees) incurred by the City as a result of Owner’s breach, all of which shall be due upon demand by the City, and shall be due whether or not Owner’s breach prevents Annexation. City may also seek any other remedy for such breach available under law. (ii) If Owner refuses or fails to timely make any payment described in Section 4(a)(ii), Owner authorizes City to make such payment on Owner’s behalf and Owner shall reimburse City for such payment within (30) days of a written demand by the City. (b) Breach of Sewer and Water Regulations. If the City believes Owner has violated Section 4(c) of this Agreement, City may provide written notice of breach and 668

01225.0006/699634.4 BWB
demand that Owner remedy the breach within thirty (30) days of receipt of the notice. If Owner fails to remedy the breach in the specified time period and provide proof thereof to the reasonable satisfaction of the City, Owner shall be liable for and shall pay to the City One Hundred Dollars ($100.00) per day until the breach is cured to the City’s reasonable satisfaction.
(c) Rights and Remedies are Cumulative. The rights and remedies of the City listed in this Section 8 are cumulative and the exercise by City of one or more of such rights or remedies shall not preclude the exercise by it, at the same or different times, of any other rights or remedies for the same default or any other default by Owner. (d) Lien. If any amount due to the City under this Section 8 is not paid within thirty (30) days of a written demand by the City, City shall have the right to record a lien against the Property for such amount.

9. Amendment or Modification. This Agreement may not be amended or modified except (i) in writing executed by the then current owner(s) of the Property and the City, and (ii) recorded in the Official Records.

10. Notices. Any notice to be given under this Agreement shall be given by personal delivery or by depositing the same in the United States Mail, certified or registered, postage prepaid, at the following addresses:

City: City of Chino
13220 Central Avenue
Chino, CA 91710
Attn: Director of Development Services
With Copy to: City of Chino
13220 Central Avenue
Chino, CA 91710
Attn: City Attorney
Owner: The address of the Property
Any notice delivered personally shall be effective upon delivery. Any notice given by mail as above provided shall be effective forty-eight (48) hours after deposit in the mail. Any party may change address for notice by giving written notice of such change to the other party.

11. Miscellaneous.
(a) Severability. If any term of this Agreement is held by a court of competent jurisdiction to be invalid or unenforceable, then this Agreement, including all of the remaining terms, will remain in full force and effect as if such invalid or unenforceable term had never been included.
(b) Governing Law. This Agreement shall be construed and enforced in accordance with the laws of the State of California and any legal action shall be brought in a court of competent jurisdiction in San Bernardino County. 669

01225.0006/699634.4 BWB
(c) Attorney's Fees. In the event of any litigation or other legal proceeding arising from this Agreement, the prevailing party will be entitled to recover, in addition to any other relief awarded or granted, its reasonable costs and expenses, including attorney's fees, incurred in the proceeding.
(d) Final Agreement. This Agreement contains the entire understanding and agreement with respect to the subject matter of this Agreement and all prior or contemporaneous documents, communications, understandings, representations, and statements shall be of no force or effect.
(e) Construction. This Agreement shall be construed according to its fair meaning as if prepared by all parties to this Agreement. Headings used in this Agreement are provided for convenience only and shall not be used to construe meaning or intent. (f) No Waiver. The failure to enforce any term, covenant, or condition of this Agreement shall not be construed as a waiver of the right to enforce this, or any other, term, covenant, or condition of this Agreement.
(g) Counterparts. This Agreement may be executed in any number of counterparts each of which shall be an original but all of which shall constitute one and the same document.
[Signatures on Following Page]
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01225.0006/699634.4 BWB
IN WITNESS WHEREOF, the parties hereto have caused this agreement to be executed by their respective officials thereunto duly authorized.

CITY:

CITY OF CHINO, a municipal corporation
Linda Reich, City Manager
ATTEST:

Natalie Gonzaga, City Clerk
APPROVED AS TO FORM: APPROVED AS TO CONTENT:

ALESHIRE & WYNDER, LLP
Fred Galante, City Attorney Hye Jin Lee
Director of Public Works
OWNER:

ESCORPION ROJO REVOCABLE LIV TR
5/12
By:

Name:

Title:
[OWNER’S SIGNATURE SHALL BE NOTARIZED]
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EXHIBIT A

PROPERTY DESCRIPTION

THAT CERTAIN REAL PROPERTY IN THE COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, LEGALLY DESCRIBED AS FOLLOWS:

THE NORTH 82.5 FEET OF THE SOUTH 247.50 FEET OF THOSE PORTIONS OF LOTS 48 AND 49, SECTION 4, TOWNSHIP 2 SOUTH, RANGE 8 WEST, SAN BERNARDINO BASE

AND MERIDIAN, ACCORDING TO MAP OF PORTION OF RANCHO SANTA ANA DEL CHINO, AS PER PLAT RECORDED IN BOOK 6 OF MAPS, PAGE 15, RECORDS OF SAID COUNTY, DESCRIBED AS FOLLOWS:

BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT 49; THENCE NORTH 938.9

FEET TO THE SOUTHERLY LINE OF THE RIGHT OF WAY SOUTHERN PACIFIC RAILROAD COMPANY; THENCE ALONG SAID LINE SOUTH 54O EAST 747 FEET TO THE EASTERLY LINE OF SAID LOT 49; THENCE SOUTH 463.75 FEET TO THE SOUTHEAST CORNER OF SAID LOT 49; THENCE WEST 660 FEET TO THE POINT OF THE BEGINNING.

NOTE: AREA AND DISTANCES OF THE ABOVE-DESCRIBED PROPERTY ARE COMPUTED TO THE CENTERS OF THE ADJOINING STREETS SHOWN ON SAID MAP.

TOGETHER WITH AN UNDIVIDED 1/16TH INTEREST IN AND TO THE WELL AND PUMPING PLANT LOCATED ON LOT 50 OF SAID SECTION 4.

TOGETHER WITH THE RIGHT TO USE PIPELINE ACROSS THE SOUTH 200 FEET OF THAT PORTION OF LOT 49 LYING NORTH OF THE NORTH LINE OF THE SOUTH 330

FEET OF SAID LOT AND SOUTH OF THE RIGHT OF WAY OF SOUTHERN PACIFIC RAILROAD COMPANY, AS CONVEYED BY JOHN J. MEALEY, ET US, BY DEED DATED OCTOBER 16,1949; ALSO, THE RIGHT TO USE PIPE LINE TO BE INSTALLED FROM THE PIPE LINE ABOVE DESCRIBED TO THE PREMISES DESCRIBED HEREIN.

APN:1016-521-02
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01225.0006/699634.4 BWB 1

STATE OF CALIFORNIA )
) ss.

COUNTY OF ____________ )
On _________________, 2025 before me, ___________________________, a notary public, personally appeared _______________________________________________ who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s) or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.
_________________________________________
Notary Public
SEAL:

A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy or validity of that document.
673
01225.0006/699634.4 BWB

STATE OF CALIFORNIA )
) ss.

COUNTY OF ____________ )
In _________________, 2025 before me, ___________________________, a notary public, personally appeared _______________________________________________ who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s) or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.
_________________________________________
Notary Public
SEAL:

A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy or validity of that document.
674
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November 7, 2024
Attn: Ernesto Ibarra
[email protected]
Subject: Will Serve Letter for Water and Sewer Service 12766 Pipeline Avenue Dear Mr. Ibarra,
This letter shall be considered as a
The property is located within the
After reviewing the existing potable water infrastructure, staff has determined that there is an 8-inch diameter water main along Pipeline Avenue, directly adjacent to the subject property, which can provide service to the site.

Additionally, t
and SOI. Owners of parcels located in the SOI may request that the City allow their property to r infrastructure adjacent to
the subject property and determined there is an 8-inch diameter sewer main along Pipeline Avenue, directly adjacent to the subject property, which can provide service to the site.

It is our understanding that the property owner may be in the process of obtaining approval from the County of San Bernardino to develop the existing parcel for the future construction of a singlefamily home. Parcels in the SOI that request to obtain sewer service from the City must be standards, as outlined in the attached City Sewer Policy.

If you are interested in connecting to these public systems, City staff is happy to assist you. The City would need to first obtain a copy of the recorded Grant Deed for your property. Once the deed is received by staff, the irrevocable offer of annexation agreement and application process will begin. Please note, the proposed irrevocable offer of annexation agreement is conditioned on the applicant paying all applicable connection fees and securing plan check approval for the additional water and/or sewer infrastructure.
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Should you have any questions or require further information, please feel free to contact Sylvia Ramos, Associate Engineer, at (909) 334-3418 or via email at [email protected]. Sincerely, Jesus Plasencia, P.E.

Assistant City Engineer
Jesus Plasencia
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GYRXPRPXZGPN6Z= d X<= Nd PNd 6Nd &N< G] G<\ 6Kd - XPR= XZ` d +^ N= Xd 4E=X= d ZE= d SXPSPY=< 6NN=_ 6ZGPNd^ P\ K< dGLSPY= d6Nd\ N<\= d? GN6N: G6KdPXdSXP:=<\ X6KdP8KGB6ZGPNdPNdZE= dX= V\= YZGNB SXPS= XZadP^ N= X dX= N<= XGNBdZE= d6NN=_ 6ZGPNdGN= V\ GZ68K= NY\ AG: G= NZd /\ RRPXZd ? XPLd H6:= NZd - XQR= XZ` d +^ N=XYd 4E=X= d ZE= X= d GYd GN6<= V\ 6Z= S6XZG: GS6ZGPNdPXd: PN:\ XX= N:= d? XPLd Y\ XXP\ N< GNBdS6X:= KYd N=:= YY6XadZPdI\ YZG? ad PXd= A=: Z\ 6Z= ZE= d6NN=_ 6[GQN
N?X6YZX\: Z\ X= d"=? G: G= N: G= Yd 4E=X= d=_ GYZGNBdL\ NG: GS6Kd Y=^= XdPXd^ 6Z= Xd GN?X6Y[ X\: Z\ X= dGY GN6<= V\ 6Z= dPXdPZE= X^ GY= dGN: 6S68K= dQ?d6:: PLLP<6ZGNBdZE= dSXPSQY=< d6NN=_ 6ZGQN PNQLG: d3G68GKGZbd 4E=X= dZE= d=_[= NYGPNdP?dL\ NG: GS6KdY= X] G:= YdZQdZE= dY\ 8I=: ZdSXPS= XZc 68Y=NZd8XP6<= XdY\ SSQXZdPXd ?GN6N: G6KdS6XZG: GS6ZGPNd? XPLdN= GBE8PXGNBdS6X:= KY d^ P\ K< dX= Y\ KZdGN 6Nd\ NY\ YZ6GN68K= d ?GY: 6Kd P8KGB6ZGPNdZPdZE= d! GZa
YYG]= d ( PNC 1XLd ( G68GKGZG= Yd 4E=X= d6NN=_ 6ZGPNd^ P\ K< d: X= 6[=d\ N<\= dPXd=_:= YYG]= PNBPGNBd L6GOZ= N6N:= d PS=X6[GPN6K d PXd ?GN6N: G6Kd 8\ X<= NYd PNdZE= d ! GZa d : PLSXPLGYGNBd G[ Y 68GKGZadZPd= AG: G= NZKadL6N6B= dL\ NG: GS6KdGN? X6YZX\: Z\ X= GZadYZ6AdYE6KKdL6J= d[ E=dGNGZG6Kd<= Z= XLGN6ZGPNd?PXdGN?= 6YG8GKG[ a dEP^=]= X d <= S=N< GNBdPNdZE= dN6Z\ X= dP?d E>d X> W\> YZ d [ E=d ' N?X6Y[ X\:[\ X= d ! QLLG[[== d 6N< d \ K[ GL6[= Ka d [ E= d! G[ ad! Q\ N: GKdYF7KKd X=[ 6GNd[ E= d ?GN7Kd 6\ ZEPXGZadZPd<= Z= XLGN= d^ E=ZE= Xd 6dSXPS= XZad GYd<== L=<dGN?= 6YG8K= d?PXd 6NN=_ 6ZGQNd GNZPd[ E=d ! GZad6Yd6d TX= X= V\ GYG[= d[ Pd: QNN=: ZGNBd[ Qd[ E=dS\ 8KG: dY=^= XdYcYZ= M d 0&,* d d , 20 2*" 5d/#. 3&!#d 0/ d
Nd,\ Z P? P\ N< 6Xad/= X] G:= d BX== L=NZd BX== L=NZ dGYd6dK= B6KKad 8GN< GNBd GNYZX\ L=NZd8= Z^== Nd ZE= d! G[ ad P@d! EGNPd GZa d 6N<d6NPZE= XdL\ NG: GS6KdI\ XGY< G: ZGPNd V\= YZGNBd)\ NG: GS6KGZa d@PXdZE= d SXP] GYGPNdP?dL\ NG: GS6KdY=^= Xd6N< d^ 6Z= XdY= X] G:= YdZPdSXPS= XZG= YdKP: 6Z=< dP\ ZYG<= dZE= d! GZa Yd: PXSPX6Z= d KGLGZYd6N< d8= aPN< dGZYd/ SE=X= dP?d&N?K\= N:= d0E= d=_ Z= NYGPNdP@dY\: EdY= X] G:= YdYE6KKd8= d: PNYG<= X=< d6Nd ZX6PX< GN6XadL= 6Y\ X= d6N< d ^ GKKdPNKad 8=d BX6NZ=< d ^ E= Nd [ E=d ! GZad ! Q\ N: GK d 6ZdGZYd YPK= d 6N< d68YPK\ Z= d GY: X= ZGQN d<= Z= XLGN= YdZE6Z d
QdQZE= XdX= 6YQN68K= dPXd?= 6YG8K= d6KZ= XN6ZG]= d=_ GYZYd?PXdZE= dSXPS= XZcdZPd: PNN=: ZdZQd6dY=^= X QXd^ 6[=XdYaYZ= Ld6N<
0E=dX= V\= YZ=< dY= X] G:= d=_ Z= NYGPNdGYd Z=: ENG: 6KKad ?= 6YG9K= d 6N< 0E=d=_ Z= NYGPNd^ GKKdNPZd 6<]= XY= KadGLS6: Zd=_ GYZGNBdPXdSK6NN=< dGN?X6YZX\: Z\ X= 0E=dY= X] G:= d=_ Z= NYGQNd^ GKKdNQZd ; X= 6Z= dYGBNG? G: 6NZdGLS6: ZYdQNd[ E= d=: QNQLG: dGNZ= X= YZYdQ? ZE= d! GZa dGZYdX= YG<= NZYdPXd8\ YGN= YY= Y
6: EdX= V\= YZd? PXd6Nd Z P? P\ N< 6Xa d/=^= Xd6N< d46[=Xd/= X] G:= d BX== L=NZdYE6KKd8= dY\ 8I=: ZdZPd 6d: 6Y= 8a 6Y=dX=] G=^ d6N< d\ N<= XBPd6d/= X] G:= d$= 6YG8GKGZad N6KaYGY d6Yd<=? GN=< d8= KP^ d X] G:= d$= 6YG8GKGZ` d N6K` YGYd
Pd BX== L=NZd YE6KKd8= d6SSXQ]=< d\ NK= YYd6N< d \ N[GKd6d: QLSX= E= NYG]= d?= 6YG8GKGZad 6N6KaYGYdE6Yd8== Od QN<\: Z=< d8adZE= d! GZa d^ EG: EdYE6KKdGN: K\<= d8\ ZdNQ[ d8= dKGLGZ=< dZQ d6Nd6YY= YYL= NZdP?d ZE= d ?PKKP^ GNDd 6: ZQXY d
N?X6YZX\:[\ X= d! 6R6: GZ` d6N< d YYG8GKGZbd 0E=d=_ Z= NZdZPd^ EG: EdZE= d! GZa Yd=_ GYZGNBdY=^= X 6N<d^ 6Z= XdGN?X6YZX\: Z\ X= dSPYY= YY= YdY\ AG: G= N[d: 6U6: GZadZPd6:: PLLP<6Z= d [E=dSXPSPY=< Y= X] G:= d=_ Z= NYGPNd^ G[ EQ\ Zd: PLSXQLGYGNBd=_ GYZGNBdQXdSK6NN=< dY= X] G:= dP8KGB6ZGQNY 681

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MEMORANDUM

CITY OF CHINO

DEVELOPMENT SERVICES DEPARTMENT
CITY COUNCIL MEETING DATE: JULY 15, 2025
TO: MAYOR AND CITY COUNCIL MEMBERS, CITY OF CHINO
FROM: WARREN MORELION, AICP, DIRECTOR OF DEVELOPMENT SERVICES

SUBJECT
..titl e
Appeal of Planning Commission action approving the Eden Mixed Use Development Project. ..end

RECOMMENDATION
..recommendation
Conduct a Public Hearing; Adopt Resolution No. 2025-048, denying the appeal and thereby upholding the approval of PL22-0074 (Special Conditional Use Permit), PL22-0075 (Site Approval), PL24-0080 (Tentative Tract Map No. 20634), PL24-0081 (Special Conditional Use Permit), based upon the findings and subject to the departmental conditions of approval, as amended by the Planning Commission.
..body

FISCAL IMPACT
If the appeal is denied and the project is developed, the City will receive one-time revenues in the form of Development Impact Fees. Ongoing revenues through property and sales taxes will also be generated in the future.

CITY OF CHINO MISSION / VISION / VALUES / STRATEGIC ISSUES The recommendation detailed above furthers the City’s values and strategic issues that serve as key pillars on which identified priorities, goals, and action plans are built, by fostering:
 Responsible Long-Range Planning
Revenue: Expenditure:

Transfer In: Transfer Out:
685
CITY COUNCIL MEETING DATE: JULY 15, 2025
TITLE: APPEAL OF PLANNING COMMISSION ACTION APPROVING THE EDEN MIXED USE DEVELOPMENT PROJECT.

PAGE: 2

BACKGROUND
The 2021-2029 Housing Element (Housing Element) update was originally adopted by the City Council on January 4, 2022, with revisions to the document adopted December 2024, followed by HCD certification. The Housing Element established an Affordable Housing Overlay (AHO) and Mixed Use Overlay (MUO) on 91 different sites throughout the City. These specific sites were identified during the drafting of the Housing Element as a strategy for meeting the City’s Regional Housing Needs Assessment (RHNA) numbers required by the State. Housing sites within both overlays allow for residential development of up to 30 dwelling units per acre (du/ac) provided that projects provide affordable housing for low-income households. The subject project is located on one of the MUO sites identified in the adopted Housing Element.

On September 29, 2022, Orbis Schaefer, LLC (the “Applicant”) submitted a Special Conditional Use Permit (SCUP) (PL22-0074) and Site Approval (SA) (PL22-0075) for the development of the project site as a commercial center. The project scope was later revised, and on October 18, 2023, the Applicant submitted updated plans reflecting the current proposal for a mixed-use development consisting of a 264-unit residential rental community, a commercial center and a self-storage facility. Consistent with the revised project scope, subsequent applications were submitted on July 9, 2024, including Tentative Tract Map No. 20634 (TTM 20634) (PL24-0080) and a second Special Conditional Use Permit (SCUP) (PL24-0081) (the “Project”). In addition, on December 20, 2024, the Applicant submitted a preliminary application under the provisions of Senate Bill 330, the Housing Crisis Act (SB 330). SB 330 was adopted by the State in 2019 to, among other things, provide more certainty to housing developers by allowing them to lock in the standards that apply to their project. Subject to limited exceptions, filing a preliminary application locks in the development standards that are in place on the day the preliminary application is filed.

It is also important to note that the State has placed increased limitations on the City’s discretion to approve or deny housing projects. Under the Housing Accountability Act (Government Code 65589.5(j)), when a proposed housing project meets applicable, objective general plan, zoning, and subdivision standards, and environmental review has been conducted in compliance with the California Environmental Quality Act (CEQA), then the City must approve the project unless it makes written findings that: (1) the project would have a specific, adverse impact upon the public health or safety unless the project is disapproved; and (2) there is no feasible method to satisfactorily mitigate or avoid the adverse impact other than disapproval of the project. In addition, when a mixed-use project, such as this Project contains at least two-thirds of its square footage as residential, it is considered a housing project under the Housing Accountability Act (HAA) and must be treated as a single, unified housing development project for the purposes of entitlement review and approval.

On May 21, 2025, the Project was presented to the Planning Commission, where the Planning Commission unanimously approved the Project with a 6-0 vote (one Commissioner absent), with the addition of two conditions of approval. The added conditions included lowering the north elevation of the apartment building from four-stories to three-stories and adding that square footage to a third floor around the apartment building courtyard, increasing from threestories to four-stories, and adding Chino branding to signage, and an open space feature at the corner of Euclid and Schaefer Avenues. The Planning Commission staff report packet has been attached as Exhibit A for reference and Planning Commission Resolution PC2025-009, including the conditions added by the Planning Commission is attached as Exhibit B. 686
CITY COUNCIL MEETING DATE: JULY 15, 2025
TITLE: APPEAL OF PLANNING COMMISSION ACTION APPROVING THE EDEN MIXED USE DEVELOPMENT PROJECT.

PAGE: 3
Following the Planning Commission hearing, Mr. Robert Nigg (the “Appellant”), submitted three appeals as part of his appeal application of the Planning Commission’s decision on May 29, 2025. Mr. Nigg submitted a fourth appeal after the 10-day appeal period, which is addressed below for the Council’s reference, but may not be considered in the Council’s evaluation of this appeal. Each appeal covers multiple areas of concern, requesting the City Council to deny the approval of the Project based on the specific reasons as outlined in his appeal application. The appeal application and supplemental appeal materials are attached as Exhibit C and discussed below in the issues/analysis section of the Council report.

APPEAL
Appeal 1 – PL22-0074 (Special Conditional Use Permit) Self-Storage Facility The Appellant claims that Chino Municipal Code (CMC) Section 20.09.090.E.4 requires approval of a SCUP for a self-storage facility within an MUO district. The Appellant further claims that the Planning Commission did not hear or approve a self-storage facility as part of the Project. This claim is false. The Applicant submitted PL22-0074 (SCUP) for the approval of a self-storage facility within the Project, which was reviewed by the Planning Commission on May 21, 2025. At the hearing, the Planning Commission approved the Project, including the SCUP for the proposed self-storage facility.

In his appeal, the Appellant raises seven primary areas of concern that the self-storage facility should be denied, which are summarized below followed by a staff response.

Mass and Scope
The Appellant objects to the concentration of 264 residential units on the 5.02-acre portion of the project site, equating to a perceived density of approximately 52.6 units per acre. He claims the incorporation of the self-storage facility eliminates land that could be used to spread the density of the residential portion of the project to lower the height of the residential building and allow for additional open space and parking for the project.

He requests the City Council explain how the self-storage facility is compatible and beneficial to the neighborhood as part of the appeal.

The Project is a horizontal mixed-use development, consistent with the MUO district (CMC 20.09.090.E.1.a), which allows residential density to be calculated across the entire site, even when other land uses such as commercial and self-storage are proposed. With a total project area of 9.82-acres (adjusted gross acres), the resulting net residential density is 26.9 du/ac, which is under the maximum density permitted in the MUO. Additionally, the self-storage facility meets all requirements of the MUO district including site size, setbacks, building height, floor area, building materials, and building articulation. The standards also require 24-hour on-site management, which will be provided. Under the HAA, a housing development project includes mixed-use developments consisting of residential and non-residential uses with at least two-thirds of the square footage designated for residential use. The Project, as designed, meets the HAA’s definition of a housing development project, therefore the self-storage facility is no longer a discretionary approval per the HAA. The City must approve qualifying housing projects unless findings are made that the Project would have a specific, adverse impact, upon the public health or safety, as defined by the HAA and there is no feasible method to mitigate or avoid the adverse impact. This was explained to the Planning Commission at the May 21, 2025 hearing for the Project. 687
CITY COUNCIL MEETING DATE: JULY 15, 2025
TITLE: APPEAL OF PLANNING COMMISSION ACTION APPROVING THE EDEN MIXED USE DEVELOPMENT PROJECT.

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“Specific adverse impact” is defined in State law as “a significant quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.” State law further explains that: “It is the intent of the Legislature that the conditions that would have specific, adverse impact upon the public health and safety … arise infrequently.” Guidance issued by the State on the HAA further explains that neighborhood character does not constitute a specific, adverse impact based on the above criteria. (HCD Housing Accountability Act Technical Assistance Advisory, dated Sept. 15, 2020, p. 13 [“An example of a condition that does not constitute a specific, adverse impact would be criteria that requires a project to conform with “neighborhood character.” Such a standard is not quantifiable and therefore would not meet the conditions set forth under the HAA.”]) Furthermore, the findings of fact were made in Planning Commission Resolution No. PC2025-009.

Fails to Protect and Promote Health, Safety, Welfare, and Enhance the Value of Surrounding Residential Property
The Appellant contends that the Project is inconsistent with the goals and policies of the City of Chino’s General Plan, which emphasizes the preservation of small-town character, and preservation of residential neighborhoods. The inclusion of the selfstorage facility is seen as incompatible with the underlining commercial zoning and detrimental to property values, scenic views, and community aesthetics. The Appellant is requesting specific findings be made as to why the inclusion of the storage facility is, or is not, compatible and beneficial to the neighborhood and why it is necessary under Measure Y.

The Project site is located in the MUO district, which allows self-storage facilities as a conditionally permitted use, subject to development standards outlined above in “Mass and Scope.” Under the HAA a housing development project includes mixed-use developments consisting of residential and non-residential uses with at least two-thirds of the square footage designated for residential use. The Project, as designed, meets the HAA’s definition of a housing development project, therefore the self-storage facility is no longer a discretionary approval per the HAA. Under the HAA, the City’s discretion is significantly limited, and the City must approve all portions of a qualifying housing project unless findings are made that the Project would have a specific, adverse impact upon the public health or safety and there is no feasible method to mitigate or avoid the adverse impact, as explained above. Again, guidance issued by the State on the HAA further explains that neighborhood character does not constitute a specific, adverse impact based on the above criteria. Furthermore, the findings of fact were made at the time the Planning Commission approved the Project, as reflected in Exhibit B.

Incompatible with Government Code § 65583.2(c)(2)(B)
The Appellant states that the 10.52-acre project site (as noted earlier, the adjusted gross area of the Project site is 9.82 acres) exceeds the 10-acre threshold identified under Government Code § 65583.2(c)(2)(B) and that the City has not provided adequate evidence that the site is feasible for lower-income housing. The Appellant is again requesting explanation as to how and why the inclusion of the self-storage facility is or is not compatible and beneficial to the neighborhood.

The project site was included in the City’s Housing Element, which identified 91 sites to meet lower-income housing needs and was certified by the California Department of 688
CITY COUNCIL MEETING DATE: JULY 15, 2025
TITLE: APPEAL OF PLANNING COMMISSION ACTION APPROVING THE EDEN MIXED USE DEVELOPMENT PROJECT.

PAGE: 5
Housing and Community Development (HCD). This certification confirms the project site meets the requirements of §65583.2(c)(2)(B). Additionally, the HAA limits the review of housing projects to the adopted objective standards and has issued guidance confirming neighborhood character is not an adequate reason to deny a housing project.

Storage Facility Will Not Create a Desirable High Quality Neighborhood The Appellant claims that the proposed four-story, industrial style self-storage facility is incompatible with the surrounding neighborhood and goals in Chino’s Housing Element.

The Appellant contends the Planning Commission should have clarified how the standard limiting the size of self-storage facilities to 25% of the gross floor area for residential and non-residential uses was established. The Appellant further requests the City Council explain how this standard was determined.

The project site is located in the MUO district, which was adopted through a formal amendment to the East Chino Specific Plan (ECSP). As part of the amendment process, the Planning Commission reviewed the draft ordinance on March 6, 2023, where it was requested that self-storage be added as a use in the MUO. The provisions were brought back to the Planning Commission on March 20, 2023, where the Planning Commission recommended the City Council approve the MUO, with requested changes regarding self-storage. The City Council then approved the Ordinance on April 8, 2023.

Under the MUO, self-storage facilities are allowed as a conditionally permitted use, subject to the established standards in the MUO. During the public hearing process, there were no objections from the public to restrict self-storage facilities within the MUO district. This is an adopted standard and no further explanation is required to demonstrate applicability of the standard.

Project Building Heights are in Conflict with Prior City Workshops The Appellant contends that the Project’s building heights and density are inconsistent with the direction provided during a City Council workshop prior to the adoption of the MUO district. The Appellant further states the intent of Measure Y was to meet RHNA standards while providing affordable housing, not to allow self-storage facilities surrounded by residential neighborhoods. The Appellant is again requesting an explanation as to how and why the inclusion of the self-storage facility is or is not compatible and beneficial to the neighborhood.

The Project, as approved by the Planning Commission, meets all applicable requirements of the MUO district, the Zoning Code and the ECSP. As previously stated, the Project is considered a housing project under the HAA, and the HAA limits the review of housing projects to the adopted objective standards and has issued guidance confirming neighborhood character is not an adequate reason to deny a housing project.

Questionable and Suspicious Financial Feasibility Report The Appellant references a financial feasibility report prepared by Keyser Maston Associates, which was prepared and amended during the adoption of the MUO district, claiming the report was flawed when allowing a higher base density than what is referenced under the Housing Element. The Appellant again requests explanation as to how and why the inclusion of the self-storage facility is or is not compatible and beneficial to the neighborhood.
689
CITY COUNCIL MEETING DATE: JULY 15, 2025
TITLE: APPEAL OF PLANNING COMMISSION ACTION APPROVING THE EDEN MIXED USE DEVELOPMENT PROJECT.

PAGE: 6
The financial feasibility report was prepared to determine the base density and affordability range for projects in the MUO based on market conditions, including the cost to develop a site. As such, the report was a tool in developing standards under the MUO district that were adopted by the City Council on April 8, 2023. Furthermore, the request to provide findings on the Project as to why the self-storage facility is compatible and beneficial with the neighborhood is preempted by the HAA, as previously discussed.

Loss of Sales Tax Revenue
The Appellant states that the inclusion of the self-storage facility into the project will negatively impact the City of Chino due to self-storage facilities not being a sales tax generator. Additionally, the Appellant asserts the self-storage facility is a discretionary approval, subject to the requirement of a SCUP.

As previously stated, the Project is considered a housing project under the HAA, and the HAA limits the review of housing projects to the adopted objective standards. Generation of sales tax is not an objective standard under the HAA and cannot be factored into any decision.

Appeal 2 – PL24-0080 (Tentative Tract Map No. 20634)
The Appellant argues that the Planning Commission's approval of the Project was procedurally flawed. Specifically, he claims the agenda packet lacked the Tentative Tract Map (TTM) exhibits, failed to include public comments from neighborhood meetings, and the Director of Development Services did not respond to a prior appeal submitted on May 20, 2025, appealing the Director of Development Services recommendation for the Planning Commission to approve the Project. The Appellant also raises four areas of concern, further discussed below, asserting PL24-0080 (TTM 20634) should be denied.

It should be noted that the Planning Commission packet for the May 21, 2025, Planning Commission meeting was published and made available to the public on the City’s website on May 16, 2025. The published packet included all project plans, including TTM 20634. The staff report also stated that a tentative map was proposed as part of the Project and findings of fact were made in support of TTM 20634. The staff report did identify that two neighborhood meetings were held regarding the project, however there is no requirement to address comments raised during the neighborhood meeting process. Prior to the Planning Commission hearing, the Appellant submitted an appeal of the Director of Development Services’ recommendation to approve the Project. It should be noted that recommendations are not an appealable action based on the Zoning Code and the Appellant was notified of this on May 22, 2025.

The proposed Tentative Tract Map is Not Consistent with Applicable General and Specific Plans as Specified in Section 65451 of the Government Code The Appellant argues that the proposed TTM is inconsistent with the requirements of Government Code Section 65451 and does not align with the General Plan and ECSP.

The Appellant specifically requests findings be made explaining how and why the subdivision and the inclusion of the self-storage facility is or is not compatible with the General Plan, the Zoning Code, and state standards for affordable housing.

The Subdivision Ordinance outlines 11 findings that must be made in CMC Section

19.02.080. Findings of fact were made for TTM 20634 as part of Planning Commission Resolution PC2025-009, which is the approving resolution. Government Code Section 690
CITY COUNCIL MEETING DATE: JULY 15, 2025
TITLE: APPEAL OF PLANNING COMMISSION ACTION APPROVING THE EDEN MIXED USE DEVELOPMENT PROJECT.

PAGE: 7
65451 does not apply to this project as this section of the Government Code references required contents of a specific plan. As previously mentioned in the report, self-storage facilities are allowed in the MUO, subject to established MUO standards that were adopted through a formal amendment to the ECSP.

The Subdivided Site Density is Inconsistent with General Plan The Appellant states that the proposed subdivision of the 10.52-acre site (9.82 adjusted gross acres), particularly the concentration of 264 units on a 5.02-acre lot exceeds the 30 du/ac cap set by Chino’s General Plan and Zoning Code. The resulting density of over 52 du/ac is only permissible under the State Density Bonus Law (SDBL), but there is no indication that the Applicant has formally applied for or qualified for such a bonus.

Without compliance with SDBL requirements, the Appellant argues, the Project exceeds allowable limits and is therefore inconsistent with City planning documents and State law. The Appellant specifically requests findings be made explaining how and why the subdivision and the inclusion of the self-storage facility is or is not compatible with the General Plan, the Zoning Code, and State standards for affordable housing.

The Project is consistent with the City of Chino’s General Plan and Zoning Code density standards and does not require use of the SDBL. Per Section 20.09.090.E.1.a. of the Zoning Code, horizontal mixed-use developments are permitted within the MUO district.

This allows a mix of uses (residential, commercial, and self-storage) on separate parcels within the same project area. Since the Project is designed as a horizontal mixed-use development, density is calculated based on the total residential unit count over the entire net project area of 9.82 acres, not just the 5.02-acre residential parcel. Based on this approach, the proposed 264 residential units equate to a density of 26.9 du/ac, which is well within the 30 du/ac limit established by the General Plan and Zoning Code.

As such, the Project complies with local density requirements on its own and does not rely on or invoke the provisions of the SDBL. Additionally, findings of fact were made in support of TTM 20634 as discussed earlier in this staff report.

The Subdivided Sites are not Physically Suitable for the Type of Development The Appellant claims that the proposed subdivision of the 10.52-acre site (9.82 adjusted gross acres), specifically the allocation of 264 residential units on 5.02-acre parcel, is physically and legally unsuitable for the intended development. The key concerns include inadequate infrastructure capacity, insufficient parking and transit access, and conflict with the Zoning Code. The Appellant is requesting findings be provided addressing how and why subdividing the property into five lots and the inclusion of the self-storage facility is or is not compatible with the General Plan, the Zoning Code, and State standards for affordable housing.

As part of the review process, technical studies were prepared for the project and an Addendum to the City of Chino General Plan Certified Environmental Impact Report (EIR) was prepared for the Project pursuant to CEQA and approved by the Planning Commission with the Project. The Addendum addressed the availability of public utilities, including sewer, water, and dry utilities and determined that the City’s current infrastructure is adequate. Public improvements to be installed with the Project include storm drain and street improvements. The Project meets all development standards as required in the Zoning Code and ECSP, even with the subdivision. Additionally, findings of fact were made in support of TTM 20634 as discussed earlier in this staff report. 691
CITY COUNCIL MEETING DATE: JULY 15, 2025
TITLE: APPEAL OF PLANNING COMMISSION ACTION APPROVING THE EDEN MIXED USE DEVELOPMENT PROJECT.

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The Subdivided Sites are not Physically Suitable for the Proposed Density of Development
The Appellant asserts that the 10.52-acre (9.82 adjusted gross acres) project site exceeds the 10-acre threshold identified under Government Code § 65583.2(c)(2)(B) and that the City has not provided adequate evidence that the site is feasible for lowerincome housing. Additionally, the Appellant argues the City must make a General Plan Consistency finding per Government Code Section 66473.5 and also make the inverse of the seven “negative findings in Government Code Section 66474. The Appellant specifically requests findings of facts be made pursuant to CMC Section 19.01.110.D.5.

The project site was included in the City’s 2021-2029 Housing Element, which identified 91 sites to meet lower-income housing needs and was certified by HCD. This certification confirms the project site meets the requirements of §65583.2(c)(2)(B).

Additionally, findings of fact were made in support of TTM 20634 as discussed earlier in this staff report, pursuant to CMC Section 19.02.080.

Appeal 3 – Objection to and Appeal of the Mixed-Use Development by Applicant Orbis Schaefer LLC. Violations and Inconsistencies in Zoning Code Standards In the third appeal received, Appellant raises three primary areas of concern (set out in two sections) that the Project is not meeting parking standards, building separation and setbacks.

Zoning Code, Section 20.18.030 – Number of Parking Spaces Required The Appellant states that the City misclassified the commercial component of the Project as a “shopping center” and applied a parking ratio of one parking space per 250 square feet, while contradicting Zoning Code §20.18.030(C), which requires parking to be calculated separately for different uses (e.g., retail, restaurant, outdoor dining).

The commercial component of the Project meets the definition of a shopping center under Section 20.24.020, which includes commercial sites with at least three separate businesses that share common pedestrian and parking areas. According to Zoning Code Section 20.18.030.A, shopping centers under 300,000 square feet in floor area are subject to a unified parking requirement of four parking spaces for every 1,000 square feet of gross leasable floor area. This standard resulted in 112 parking spaces being required for the commercial and self-storage portion of the Project. The Project exceeds the minimum parking requirement and provides 143 parking spaces.

Zoning Code, Section 20.09.090 for Building Separation and Setbacks The Appellant raises two points of contention for the Project regarding building separation and building setbacks. The Appellant cites Table 20.09-7 of the Zoning Code, which requires a minimum 15-foot separation between buildings. The Appellant claims the site plan shows approximately seven feet between the 13,800 square foot commercial building and the 132,438 square foot self-storage facility. Additionally, the Appellant notes again in Table 20.09-7, note 2 “the upper story above 40 feet shall be setback an additional seven feet from the interior property line if the project is adjacent to a residential zoning district”. This concern is specific to the 264-unit apartment building.

Regarding building setbacks, a 15-foot building separation is required when there are two separate buildings. The 13,800 square foot multi-tenant portion of the building is attached to the self-storage facility and is defined as one building; therefore, a 15-foot building separation is not required. As far as building setbacks, the parcel to the north 692
CITY COUNCIL MEETING DATE: JULY 15, 2025
TITLE: APPEAL OF PLANNING COMMISSION ACTION APPROVING THE EDEN MIXED USE DEVELOPMENT PROJECT.

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has an underlining land use designation of General Commercial (GC) per the ECSP with a MUO. The additional seven-foot setback for upper stories exceeding 40 feet from the interior property line does not apply since the Project is not adjacent to a residential zoning district.

Appeal 4 – Housing Accountability Act
In addition, the Appellant contacted the City on May 29, 2025, objecting to the letter provided to the City Attorney’s office by Allen Matkins after the close of business on Friday, May 16, 2025, on behalf of the Applicant. The letter cited restrictions the HAA places on denying a housing project. In his correspondence, the Appellant noted that further objections and comments would be submitted after he reviewed this correspondence. On June 6, 2025, after the close of the 10- day appeal period, the Appellant provided additional objections to the May 16, 2025 letter.

Specifically, the Appellant noted that the Project did not fall within the protections of the HAA due to the percentage of affordable units being less than 13 percent, which is noted in Government Code Section 65589.5, and that the City has a legal obligation to post the letter received by the Applicant and to rescind the Planning Commission approval until a 60-day period expired. It should be noted that since the objections were submitted after the close of the 10-day appeal period for the Project, they cannot be considered as part of the appeal application. However, staff is providing a response to the objections for City Council reference.

Response to argument that the Orbis project must provide 13 percent of the total units for lower income households
In response to the argument that the project must provide 13 percent of the total units for lower income households: The HAA explains that the definition of mixed-income household project, describing the 13% affordability requirement is applicable where a development application is pursued under the builder’s remedy provisions. The HAA further explains, at Subsection 65589.5(f)(6)(G), that if a city has a local affordable housing requirement that is greater than the amount referenced in Subsection (h)(11)(A), then it can apply that higher requirement to a mixed-income project (as to housing for mixed-income households as defined in Subsection (h)(3)(C)) subject to meeting the specified requirements there. Because the reference to Subsection (h)(11)(A) is the provision defining a builder’s remedy project, this doesn’t apply here because the City has a certified housing element. As such, this is not a builder’s remedy project. Instead, the analysis ends with the options described in Subsection (h)(2). That Subsection provides the definition of what constitutes a “housing development project.” If it meets any description in the list under Subsection (h)(2), including “(h)(2)(A) Residential units only," “(h)(2)(B) Mixed use developments”, “(h)(2)(C) Transitional housing”, etc., the project is subject to the protections under the HAA. This project falls under Subsection (h)(2)(B), which provides, “Mixed-use developments consisting of residential and nonresidential uses that meet any of the following conditions: (i) At least two-thirds of the new or converted square footage is designated for residential use.” Since this project meets the definition under Subsection (h)(2)(B), the 13 percent reference in Subsection (h)(3)(C) does not apply and the City may not compel the applicant to meet this requirement. This is supported by the Sept. 15, 2020, HCD HAA Technical Assistance Advisory, which provides the following explanations at Appendix A: “What types of housing development project applications are subject to the Housing Accountability Act (HAA)? The HAA applies to both market rate and affordable housing 693
CITY COUNCIL MEETING DATE: JULY 15, 2025
TITLE: APPEAL OF PLANNING COMMISSION ACTION APPROVING THE EDEN MIXED USE DEVELOPMENT PROJECT.

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development projects. (Honchariw v. County of Stanislaus (2011) 200 Cal.App.4th 1066, 1073.) It applies to housing development projects that consist of residential units and mixed-use developments when two-thirds or more of the square footage is designated for residential use. It also applies to transitional housing, supportive housing, farmworker housing, and emergency shelters. (Gov. Code, § 65589.5, subds. (d) and (h)(2).)” Legal obligation to post
The Appellant argues the City violated the law by not posting the May 16, 2025, letter from the applicant’s attorney on the City’s website within five days (letter attached hereto as Exhibit D). That subsection describes a notice by an applicant to a local agency explaining that the local agency has failed to cease actions that are effectively disapproving the proposed housing project inconsistent with the requirements of the Housing Accountability Act (HAA). That is not what the letter from Orbis’ attorney is arguing since staff recommended approval of the project.

Neither Orbis nor its attorney have taken the position that the City has failed to cease actions leading to the disapproval of the project. In fact, Orbis had seen the staff report recommending approval of the project when its attorney wrote the letter. Instead, Orbis’ attorney simply explained in his letter that the City’s Planning Commission cannot apply discretionary criteria in its evaluation of the project. He explained that the Planning Commission is bound by the limited bases to disapprove the project per the Housing Accountability Act (i.e. that the project would create specific, unmitigable adverse impact to health or safety”). The last paragraph of Orbis’ attorney’s letter makes it clear that they are not taking any position that the City has taken any course of action that is effectively disapproving the project.

Attachments:

Exhibit A – Planning Commission Staff Report Packet
Exhibit B – Planning Commission Resolution PC2025-009
Exhibit C – Appeal Application
Exhibit D – May 16, 2025 Letter from Applicant’s Attorney Resolution No. 2025-048
694

MEMORANDUM

CITY OF CHINO

DEVELOPMENT SERVICES DEPARTMENT
PLANNING COMMISSION MEETING DATE: MAY 21, 2025
..titl e
PL22-0074 (Special Conditional Use Permit), PL22-0075 (Site Approval), PL24-0080 (Tentative Tract Map No. 20634) and PL24-0081 (Special Conditional Use Permit) ..end

LOCATION MAP
69513
PLANNING COMMISSION MEETING DATE: MAY 21, 2025
TITLE: PL22-0074 (SPECIAL CONDITIONAL USE PERMIT), PL22-0075 (SITE APPROVAL), PL24-0080 (TENTATIVE TRACT MAP NO. 20634) AND PL24-0081 (SPECIAL CONDITIONAL USE PERMIT).

PAGE: 2
PROJECT NO.: PL22-0074 (Special Conditional Use Permit), PL22-0075 (Site Approval), PL24-0080 (Tentative Tract Map No. 20634) and PL24-0081 (Special Conditional Use Permit) APPLICANT: Orbis Schaefer, LLC
REQUEST: A request for approval to subdivide approximately 9.82 acres of land into five lots for the construction of the Eden mixed-use development project consisting of 20,800 square feet of commercial retail, a 132,438 square foot self-storage facility, and a 264-unit residential rental community consisting of a four-story apartment building at a density of 26.9 dwelling units per acre, and to conditionally permit two fast food drive-thru restaurants and a self-storge facility, located within the General Commercial (GC) land use designation of the East Chino Specific Plan within the Mixed Use Overlay (MUO) district.

LOCATION: North side of Schaefer between Euclid and Fern Avenues (APN: 1052-581-03) RECOMMENDATION ..recommendation
Adopt Planning Commission Resolution No. PC2025-009, approving PL22-0074 (Special Conditional Use Permit), PL22-0075 (Site Approval), PL24-0080 (Tentative Tract Map No. 20634) and PL24-0081 (Special Conditional Use Permit), based upon the findings and subject to the departmental conditions of approval.
..body
SURROUNDING ZONING AND LAND USE:

Existing Land Use General Plan Zoning District
Project Site - Vacant, Agricultural
Uses
General Commercial
(GC) with Mixed-Use
Overlay (MUO)
East Chino Specific Plan,
General Commercial (GC)
with Mixed-Use Overlay
(MUO)
North - Vacant, Agricultural
Uses
General Commercial
(GC) with Mixed-Use
Overlay (MUO)
East Chino Specific Plan,
General Commercial (GC)
with Mixed-Use Overlay
(MUO)
East - City of Ontario - Vacant City of Ontario,
Medium Density
Residential with
Affordable Housing
Overlay
City of Ontario,
Medium Density
Residential with Affordable
Housing Overlay
South - Stater Brothers
Shopping Center
General Commercial
(GC)
East Chino Specific Plan,
Village Commercial (VC)
West - Single Family
Residential
RD 4.5 (Residential,

4.5 du/ac)
East Chino Specific Plan,
RD 4.5 (Residential, 4.5
du/ac)

BACKGROUND
The 2021-2029 Housing Element (Housing Element) update was originally adopted by the City Council on January 4, 2022, with revisions to the document adopted December 2024. The Housing Element established an Affordable Housing Overlay (AHO) and Mixed Use Overlay 69614
PLANNING COMMISSION MEETING DATE: MAY 21, 2025
TITLE: PL22-0074 (SPECIAL CONDITIONAL USE PERMIT), PL22-0075 (SITE APPROVAL), PL24-0080 (TENTATIVE TRACT MAP NO. 20634) AND PL24-0081 (SPECIAL CONDITIONAL USE PERMIT).

PAGE: 3
(MUO) on 91 different sites throughout the City. These specific sites were identified during the drafting of the Housing Element as a strategy for meeting the City’s Regional Housing Needs Assessment (RHNA) numbers required by the State. Housing sites within both overlays allow for residential development of up to 30 dwelling units per acre (du/ac) provided that projects provide affordable housing for low-income households. The subject project is located on one of the MUO sites identified in the adopted Housing Element.

On December 20, 2024, Orbis Schaefer, LLC (the “applicant”) submitted a preliminary application under the provisions of Senate Bill 330, the Housing Crisis Act (SB 330). SB 330 was adopted by the State in 2019 to, among other things, provide more certainty to housing developers by allowing them to lock in the standards that apply to their project. Subject to limited exceptions, filing a preliminary application locks in the development standards that are in place on the day the preliminary application is filed. Prior to the SB 330 submittal, the applicant submitted a Special Conditional Use Permit (PL22-0074) and Site Approval (PL22-0075) for the development of the project site as a commercial center. The project scope was later revised, and on October 18, 2023, the applicant submitted updated plans reflecting the current proposal for a mixed-use development. Consistent with the revised project scope, subsequent applications were submitted on July 9, 2024, including Tentative Tract Map (PL24-0080) and a second Special Conditional Use Permit (PL24-0081).

It is also important to note that the State has placed increased limitations on the City’s discretion to approve or deny housing projects. Under the Housing Accountability Act (Government Code 65589.5(j)), when a proposed housing project meets applicable, objective general plan, zoning, and subdivision standards, and environmental review has been conducted in compliance with the California Environmental Quality Act (CEQA), then the City must approve the project unless it makes written findings that: (1) the project would have a specific, adverse impact upon the public health or safety unless the project is disapproved; and (2) there is no feasible method to satisfactorily mitigate or avoid the adverse impact other than disapproval of the project. “Specific adverse impact” is defined in State law as “a significant quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.” State law further explains that: “It is the intent of the Legislature that the conditions that would have specific, adverse impact upon the public health and safety … arise infrequently.”

ISSUES/ANALYSIS
Site Design
The proposed mixed-use development is located on the north side of Schaefer Avenue between Fern Avenue and Euclid Avenue and consists of a 264-unit residential apartment building and a commercial component. The project site will be served by five points of access: two driveways from Euclid Avenue, two from Fern Avenue, and the main driveway from Schaefer Avenue. A shared access between the project and the vacant property to the north is provided along the north portion of the project site that runs in an east/west direction, connecting Euclid Avenue and Fern Avenue. The vacant 3-acre property to the north has not been planned for development but is within the MUO and can be developed with commercial and/or residential developments.

The commercial component on the eastern portion of the project site includes two drive-thru restaurant pads totaling 7,000 square feet, a 13,800 square foot multi-tenant retail building, as 69715
PLANNING COMMISSION MEETING DATE: MAY 21, 2025
TITLE: PL22-0074 (SPECIAL CONDITIONAL USE PERMIT), PL22-0075 (SITE APPROVAL), PL24-0080 (TENTATIVE TRACT MAP NO. 20634) AND PL24-0081 (SPECIAL CONDITIONAL USE PERMIT).

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well as a 132,438 square foot self-storage facility. Both drive-thru pads are located east of the main drive aisle along Schaefer Avenue. Drive-thru Pad 1 is 2,500 square feet and designed as a single tenant building. Pad 2 is 4,500 square feet and can accommodate a single tenant or be subdivided to allow two tenants within the building. The retail shops are located to the north of the drive-thru pad buildings and are connected to a four-story self-storage facility via a service corridor. The proposed self-storage facility is located adjacent to Euclid Avenue and provides a total of 938 storage units, which are accessed from the interior of the building with loading areas located at the north side of the building. No specific tenants have been identified for the commercial component of the project.

The residential component of the development is located along the western portion of the project site and consists of a three to four story apartment building with 240 market-rate units and 24 affordable units, for a total of 264 units. The 24 affordable units represent 9% of the total number of units proposed and are being set aside for low-income households. The building has been designed to minimize impacts to the surrounding single-family home community, specifically the homes located directly west across Fern Avenue. Key design strategies include increased building setbacks, varied building massing, and a stepped height transition from three-stories (approximately 35 feet) at the western edge to four-stories (approximately 45 feet) further east, with a covered rooftop lounge at 55 feet. While the maximum height in the MUO district is 50 feet, additional height up to 55 feet is permitted to accommodate recreational amenities. Parking for the apartment building is located within a parking structure, which will not be visible, as it is concealed by the surrounding apartment building.

Project statistics are as follows:

Item
Project Area 9.82 acres
Density 26.9 dwelling units per acre
No. of Residential Units 264 multi-family units
No. of Buildings 4
Building Area (Non-Residential) 153,238 square feet (commercial & selfstorage) Building Area (Residential) 377,125 square feet (apartments) 180,429 square feet (parking structure)
Lot Coverage (proposed/maximum) 46% proposed/80% maximum Landscape Coverage (proposed/required) 18.1% proposed/15% required Parking (proposed/required) Commercial & Self-Storage
 143 parking spaced proposed
 112 parking spaces required
Multi-Family Residential
 487 parking spaces proposed
 475 parking spaces required (448
residential spaces + 27 guest
69816
PLANNING COMMISSION MEETING DATE: MAY 21, 2025
TITLE: PL22-0074 (SPECIAL CONDITIONAL USE PERMIT), PL22-0075 (SITE APPROVAL), PL24-0080 (TENTATIVE TRACT MAP NO. 20634) AND PL24-0081 (SPECIAL CONDITIONAL USE PERMIT).

PAGE: 5
Item
spaces
No. of Lots (Tentative Tract Map No. 20634) 5 lots
Lot Area - Parcel 1 – 218,744 square feet (5.02 acres)
Parcel 2 – 61,838 square feet (1.42 acres)
Parcel 3 – 29,268 square feet (0.67 acres)
Parcel 4 – 58,308 square feet (1.34 acres)
Parcel 5 – 59,534 square feet (1.37 acres)
Parking
The commercial portion of the project site is classified as a shopping center and is required to provide four parking spaces for each 1,000 square feet of gross leasable floor area per the City’s Zoning Code. The self-storage facility is required to provide one parking space for every 100 storage units. Based on these standards, a total of 112 parking spaces are required for the commercial and self-storage portion of the project. Overall, 143 parking spaces are provided, which exceed the minimum requirement.

Off-street parking requirements for the residential building are calculated based on unit bedroom count, resulting in a requirement of 475 parking spaces (448 resident spaces and 27 guest spaces). The residential building provides a total of 487 parking spaces, exceeding the minimum parking requirement. The majority of the parking spaces for the residential building are located within a five-level parking structure that includes one subterranean level. Seven guest parking spaces are located at the southern driveway entrance off Fern Avenue, with the remaining guest spaces located within the parking structure. Guests will access the parking structure via a call box system.

Traffic and Street Improvements
A Traffic Impact Analysis (TIA) was prepared for this project and approved by the City Traffic Engineer. The TIA estimates that the project will generate 4,540 daily trips with 427 during the morning peak hour, 357 during the evening peak hour, and 510 during the weekend peak hour based on typical industry standard trip generation rates. In addition to the curb, gutter, sidewalk, streetlighting, and landscaping along the project’s frontage, the applicant is also required to construct a dedicated southbound right-turn pocket on Euclid Avenue at Schaefer Avenue and install a new traffic signal on Schaefer Avenue between Fern Avenue and Euclid Avenue that will provide safe access to both this project and the shopping center on the south side of Schaefer Avenue. The new traffic signal will be required to be interconnected to the City’s Traffic Signal System so that the timing can be coordinated with the other Schaefer Avenue traffic signals. Additionally, the project is conditioned to pay its fair share contributions towards additional public improvements as identified in the TIA.

Landscaping and Amenities
The project provides an overall landscape coverage of 18.1%, which exceeds the minimum MUO landscape requirement of 15%. Landscaping throughout the development has a drought tolerant design, including trees, shrubs, and groundcover concentrated along the street frontages, and around the perimeter of the apartment building. Outdoor dining areas are provided at both drive-thru restaurants and at the ends of the multi-tenant retail building. Each 69917
PLANNING COMMISSION MEETING DATE: MAY 21, 2025
TITLE: PL22-0074 (SPECIAL CONDITIONAL USE PERMIT), PL22-0075 (SITE APPROVAL), PL24-0080 (TENTATIVE TRACT MAP NO. 20634) AND PL24-0081 (SPECIAL CONDITIONAL USE PERMIT).

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outdoor dining area includes tables, chairs, and umbrellas or a patio cover. Potted landscape treatments are also provided along the commercial storefronts.

The residential component of the project includes 28,276 square feet of private open space (POS), exceeding the minimum requirement of 26,400 square feet. POS is provided through individual patios and balconies, ranging in size from 72 square feet to 150 square feet. In addition, the project offers 101,123 square feet of common open space, exceeding the minimum requirement of 68,640 square feet. Common open space is provided throughout the rental community that includes a pool, spa, BBQ areas, outdoor yoga area, outdoor kitchen, dog park with a pet spa, outdoor dining areas, outdoor roof top deck with a running/walking track, lounge areas, corn hole area, corner plaza, gym, and indoor spaces to have gatherings, work, craft, lounge and play games.

The entry monumentation at both Euclid Avenue and Schaefer Avenue enhances the project’s identity and sense of arrival, incorporating the commercial center’s monument signage, pylon entry columns with brick veneer matching the primary buildings, decorative light sconces, and decorative caps. Decorative pots with plantings top the columns, contributing to a high-quality streetscape presence.

Architecture
The proposed mixed-use development features a contemporary architectural style characterized by clean lines, varied massing and materials that emphasize quality and visual interest. There are cohesive design elements provided throughout each of the buildings that complement each other architecturally.

The commercial buildings, including the self-storage facility and commercial shops, display an aesthetic design with strong vertical articulation, flat roofs, and prominent features. A mix of materials such as smooth stucco, metal panels, and brick veneer, add texture and depth to the façades. The color scheme incorporates neutral tones with accents of warm wood and dark trim.

Architecturally, the project complements the shopping center to the south, which shares a similar contemporary design style. Both developments use similar building forms, materials, and landscape treatments, contributing to a cohesive visual identity along Euclid Avenue and Schaefer Avenue.

The residential building ranges from three to four-stories in height and is designed with a mix of materials and colors to create visual variety and reduce overall massing. In keeping with the commercial component, the architecture includes flat rooflines, clean lines, and varied heights that contribute to a cohesive aesthetic design. Building façades are finished with stucco, cement siding, and accent materials in neutral and earth toned palettes of beige, white, gray and muted greens. Along Fern Avenue, the building is articulated with undulating setbacks to break up the mass and avoid a box like appearance. Transitional elements, such as varied rooflines, articulated façades and the use of earth-toned colors further soften the building’s visual impact and help transition the scale between the multi-family development and adjacent lower-density homes. Strategic setbacks, and gradual height changes are incorporated to reinforce compatibility with the surrounding neighborhood.

Special Conditional Use Permit
The applicant has applied for two Special Conditional Use Permits (SCUP), one to allow two fast food drive-thru restaurants and a second to allow a self-storage facility. The required 70018
PLANNING COMMISSION MEETING DATE: MAY 21, 2025
TITLE: PL22-0074 (SPECIAL CONDITIONAL USE PERMIT), PL22-0075 (SITE APPROVAL), PL24-0080 (TENTATIVE TRACT MAP NO. 20634) AND PL24-0081 (SPECIAL CONDITIONAL USE PERMIT).

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findings for the drive-thru restaurants and self-storage facility can be made in the affirmative as described in the Planning Commission Resolution No. PC2025-009.

The MUO specifically allows for the development of a self-storage facility subject to a SCUP under conditions set forth in the MUO, provided it meets these specific conditions: 1) the site must be at least 5 acres in size; 2) a minimum 50 foot setback from the street side property line; 3) the facility height shall not exceed the building height of the adjacent mixed use buildings; 4) the floor area shall not exceed 25% of the total gross floor area for all residential and nonresidential uses; 5) building materials, colors and finishes shall match those used in the mixed use buildings; 6) street facing façades shall incorporate building projections, recesses, doorways or window trim and other details that provide architectural articulation and visual interest; and 7) on-site, 24-hour management shall be provided. The proposed self-storage facility complies with all these standards.

The proposed self-storage facility departs from the traditional mini-self storage layouts by offering a modern, multi-story design with interior access to units, a large, covered loading area, access control and advanced security systems with 24/7 video monitoring that will be connected to Chino’s Police Department Real Time Crime Center Analysts. The facility will be managed by 2 to 3 on-site employees.

Tentative Tract Map No. 20634
The proposed tract map creates five lots to facilitate the development of the mixed-use project.

The five lots range in size from approximately 28,000 square feet to 218,000 square feet. Each lot exceeds the minimum lot size of 10,000 square feet for the MUO overlay district. To ensure proper access and maintenance of all five parcels within the mixed-use development, the applicant is required to prepare Covenants, Codes, and Restrictions (CC&Rs). The CC&Rs will ensure maintenance of all common areas, including landscaping, site access points, off-street parking areas, and to assure common ingress and egress between parcels. The required findings for Tentative Tract Map No. 20634 can be made in the affirmative as described in the Planning Commission Resolution No. PC2025-009.

Neighborhood Meeting
The applicant hosted two neighborhood meetings to engage the community and gather input.

The first meeting was held on October 9, 2024, in the Neighborhood Activity Center (NAC), with City staff in attendance. During the meeting, the applicant introduced the proposed project and obtained feedback from the attendees. Approximately 44 residents attended this meeting. A second neighborhood meeting was held on January 23, 2025, at Crosspoint Church and was also attended by City staff. At this meeting, the applicant presented revisions to the project that were made in response to the feedback received during the first neighborhood meeting.

Approximately 132 residents attended this meeting.

Public Noticing
A 10-day notice was mailed to all property owners beyond the required 300-foot radius of the project site and to all interested parties that attended the neighborhood meetings or requested a notice. In addition, a notice was published in the Chino Champion on May 10, 2025, and the City sent information out on the City’s social media platforms. A total of three freestanding signs were posted along each of the project’s street frontages with project information in accordance with Section 20.23.140.D.1 of the City’s Zoning Code. In response to the public notice, no comments have been received. The notice exceeds legal noticing requirements. 70119
PLANNING COMMISSION MEETING DATE: MAY 21, 2025
TITLE: PL22-0074 (SPECIAL CONDITIONAL USE PERMIT), PL22-0075 (SITE APPROVAL), PL24-0080 (TENTATIVE TRACT MAP NO. 20634) AND PL24-0081 (SPECIAL CONDITIONAL USE PERMIT).

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ENVIRONMENTAL REVIEW
An Addendum to the City of Chino General Plan Environmental Impact Report (EIR) (SCH# 2008091064) for the Eden Mixed-Use Development Project, dated April 2025, has been prepared for this project by Applied Planning. As outlined in CEQA Guidelines Section 15164, an Addendum is the appropriate environmental document if some changes or additions to the previously certified EIR are necessary, but the proposed project does not constitute significant new information and would not change the assumptions, analysis, conclusions, or mitigation measures of the EIR to a significant degree. The analysis concluded that the proposed project would not create any new significant impacts or impacts significantly different than those identified in the City of Chino’s General Plan EIR. In addition, the proposed project would not increase the severity of any previously identified significant impacts. Therefore, the proposed project is within the scope of the previous EIR.

Link to EIR Addendum: Environmental Documents | Chino, CA 70220
RESOLUTION NO. PC2025-009

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CHINO, CALIFORNIA, APPROVING PL22-0074 (SPECIAL
CONDITIONAL USE PERMIT), PL22-0075 (SITE APPROVAL),
PL24-0080 (TENTATIVE PARCEL MAP NO. 20634) AND PL24-0081 (SPECIAL CONDITIONAL USE PERMIT) FOR APPROVAL TO
SUBDIVIDE APPROXIMATELY 9.82 ACRES OF LAND INTO FIVE

LOTS FOR THE CONSTRUCTION OF THE EDEN MIXED-USE
DEVELOPMENT PROJECT CONSISTING OF 20,800 SQUARE FEET
OF COMMERCIAL RETAIL, A 132,438 SQUARE FOOT SELFSTORAGE FACILITY, AND A 264-UNIT RESIDENTIAL RENTAL

COMMUNITY CONSISTING OF A FOUR-STORY APARTMENT
BUILDING AT A DENSITY OF 26.9 DWELLING UNITS PER ACRE,

AND TO CONDITIONALLY PERMIT TWO FAST FOOD DRIVE-THRU

RESTAURANTS AND A SELF-STORAGE FACILITY, LOCATED

WITHIN THE GENERAL COMMERCIAL (GC) LAND USE

DESIGNATION OF THE EAST CHINO SPECIFIC PLAN WITHIN THE

MIXED USE OVERLAY (MUO) DISTRICT, LOCATED ON THE NORTH

SIDE OF SCHAEFER AVENUE BETWEEN EUCLID AVENUE AND
FERN AVENUE (APN: 1052-581-03).

WHEREAS, the Chino 2021-2029 Housing Element (Housing Element) update was adopted by the City Council on January 4, 2022, with revisions to the Housing Element being adopted in December 2024. The Housing Element established an Affordable Housing Overlay (AHO) and Mixed Use Overlay (MUO) on sites throughout the City that had been identified during the drafting of the Housing Element as a strategy for meeting the City’s Regional Housing Need Assessment (RHNA) numbers. Housing sites within both overlays allow for residential development of up to 30 dwelling units per acre (du/ac) provided that projects provide affordable housing for low to very low income households; and
WHEREAS, Orbis Real Estate Partners (the “Applicant”), on October 19, 2022, filed an application with the City of Chino (the “City”) for PL22-0074 (Special Conditional Use Permit) and PL22-0075 (Site Approval) for the development of a commercial center; and
WHEREAS, on October 18, 2023, the Applicant revised the scope of the Project for PL22-0074 (Special Conditional Use Permit) and PL22-0075 (Site Approval) and filed subsequent applications on July 9, 2024 with the City for approval of PL22-0074 (Special Conditional Use Permit), PL22-0075 (Site Approval), PL24-0080 (Tentative Tract Map No. 20634), and PL24-0081 (Special Conditional Use Permit) (the “Project”) to subdivide approximately 9.82 acres of land into five lots for the construction of the Eden mixed-use development project consisting of 20,800 square feet of commercial retail, a 132,438 square foot self-storage facility, and a 264-unit residential rental community consisting of a four-story apartment building at a density of 26.9 dwelling units per acre, and to 70321
RESOLUTION NO. PC2025-009

conditionally permit two fast food drive-thru restaurants and a self-storage facility, located within the General Commercial (GC) land use designation of the East Chino Specific Plan (ECSP) within the Mixed Use Overlay (MUO) district, located on the north side of Schaefer Avenue between Euclid Avenue and Fern Avenue (APN: 1052-581-03); and WHEREAS, the Applicant filed a preliminary application with the City on December 20,2024; and
WHEREAS, in compliance with the California Environmental Quality Act (CEQA), an Addendum to the City of Chino General Plan Environmental Impact Report (SCH# 2008091064) for the Eden Mixed-Use Development Project, dated April 11, 2025, has been prepared by Applied Planning, Inc.; and
WHEREAS, the Planning Commission of the City of Chino has completed its study of the proposed Project; and
WHEREAS, on May 21, 2025, the Planning Commission held a duly noticed public hearing for the Project in compliance with law, including compliance with the relevant provisions of the California Government Code and Chino Municipal Code, entertained the written and oral report of staff, and took public testimony on the Project.

NOW, THEREFORE, the Planning Commission of the City of Chino, California, does hereby FIND, DETERMINE, and RESOLVE as follows:

A. The foregoing recitals are true and correct and incorporated herein.

B. Based on substantial evidence, both written and oral, from the public hearing, the Planning Commission makes the following findings and takes the following actions on PL22-0074 (Special Conditional Use Permit), PL22-0075 (Site Approval), PL24-0080 (Tentative Tract Map No. 20634), PL24-0081 (Special Conditional Use Permit):

1. PL22-0075 (Site Approval)
a. The proposed Project is consistent with the goals and policies of the City’s adopted General Plan and/or applicable specific plan(s), as General Plan Goal LU-1 aims to enhance livability in the City, with Objective LU-1.1 encouraging a variety of housing types that meet the housing needs of residents of all income levels in Chino. The Project is located on a site designated General Commercial (GC) with a Mixed Use Overlay (MUO), as identified in the City’s 2021-2029 Housing Element, and proposes 264 multifamily units (including 24 affordable units for low-income households), 20,800 square feet of commercial space, and a 132,438 square foot selfstorage facility, located within the Mixed Use Overlay (MUO) within the East Chino Specific Plan (ECSP) and has been designed to meet applicable development standards and design guidelines;
70422
RESOLUTION NO. PC2025-009

b. The proposed Project is permitted within the zoning district in which it is proposed and complies with all applicable provisions of the City's Zoning Code. The Project site is located in the GC land use designation of the East Chino Specific Plan and within the MUO district which allows for mixed-use projects with affordable residential units. The proposed Project includes the development of a 264-unit, four-story apartment building, 20,800 square feet of commercial space, and a 132,438 square foot self-storage facility.

The Project complies with all standards including building setbacks, lot coverage, height, parking, and landscape requirements;
c. The subject site is physically suitable, including, but not limited to, parcel size, shape, access and availability of utilities, for the type and intensity of use proposed, as all minimum zoning requirements governing parcel size, shape, access, type and intensity of development have been met or exceeded. The 9.82-acre site is flat and will have adequate infrastructure and five points of vehicular access from Euclid Avenue, Fern Avenue and Schaefer Avenue. Utilities and stormwater improvements will be extended to serve the site;
d. The subject site for the Project relates to streets and highways properly designed, both as to width and type of pavement to carry the type and quantity of traffic generated by the proposed Project, in that the Project site is located along Fern Avenue and Schaefer Avenue, which are designated as primary arterials and Euclid Avenue, which is designated as an expressway. Access to the site is provided from the adjacent streets. The surrounding streets have been designed to carry the type of traffic visiting the site and additional street improvements will be required of the Project to improve the streets to ultimate conditions where needed; e. The proposed Project is compatible with those on abutting properties and in the surrounding neighborhood. There is an existing commercial center, Stater Brothers Plaza, located to the south of the Project site which will interface with the commercial component of the Project. The parcel to the north is currently vacant with an underlying land use designation of GC and within the MUO, consistent with the Project site. The property to the east is located within the City of Ontario and has been designated Medium Density Residential by the Ontario General Plan, with an Affordable Housing Overlay. The Medium Density designation in Ontario allows development at 11 to 25 units per acre while the Affordable Housing Overlay in Ontario allows a minimum of 20 units per acre and a maximum of 30 units per acre, consistent with the City of Chino MUO. The property west of the Project site is designated RD 4.5 by the ECSP. Compatibility with the property located west of the Project site is achieved through transitional building heights, increased setbacks along Fern Avenue adjacent to single-family homes, and a contemporary architectural design that includes a palette of earth-tone colors;
70523
RESOLUTION NO. PC2025-009

f. The proposed location, size, and operating characteristics of the proposed Project will not be detrimental to the public interest, health, safety or general welfare, as the proposed mixed-use development of residential and commercial uses supports walkability and neighborhood serving uses and is consistent with the MUO. In addition, certain safeguards have been required of the proposed Project, which the Planning Commission deems necessary to protect the public health, safety, and general welfare. These safeguards (Conditions of Approval) are attached hereto as Exhibit “A”; g. The proposed Project will not have a significant adverse impact on the environment as an Addendum to the City of Chino General Plan Environmental Impact Report (SCH# 2008091064) for the Eden Mixed-Use Development Project has been prepared for this Project pursuant to Section 15164 of the California Environmental Quality Act (CEQA) Guidelines. The Project is within the scope of the EIR, which adequately describes the activity for the purposes of CEQA; and
h. The minimum safeguards necessary to protect the public health, safety and general welfare have been required of the proposed Project and have been imposed as conditions of Project approval by the Chino Planning Commission. In addition, certain safeguards have been required of the proposed Project, which the Planning Commission deems necessary to protect the public health, safety, and general welfare. These safeguards (Conditions of Approval) are attached hereto as Exhibit “A”.

2. PL24-0080 (Tentative Parcel Map No. 20634):
a. Consistency with plans. The proposed subdivision, together with the provisions for its design and improvements, is consistent with the City’s General Plan and ECSP. The site lies within the GC land use designation with a MUO, and the subdivision supports development consistent with these designations, including the construction residential, commercial and self-storage uses;
b. Consistency with zoning. The proposed subdivision is consistent with the provisions of the Chino Zoning Ordinance and the ECSP, in that all proposed parcels exceed the minimum 10,000 square foot lot size requirement of the MUO district;
c. Suitability. The site is physically suitable for mixed-use development because all required on and off-site improvements necessary to accommodate the development will be provided in accordance with City requirements. The site is flat and does not have any development constraints that would hinder future development, and the parcels being created are of sufficient size and dimensions to accommodate the mixed70624 RESOLUTION NO. PC2025-009

use development in accordance with the requirements of the ECSP and MUO;
d. Environmental damage. The proposed subdivisions or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. An Addendum to the City of Chino General Plan Environmental Impact Report (SCH# 2008091064) for the Eden Mixed-Use Development Project has been prepared for this Project, that concludes that the subdivision would not create any new significant impacts, or impacts that are significantly different than those identified in the City of Chino General Plan EIR; e. Wastewater. The discharge of waste from the proposed subdivision into a community sewer system will not result in violation of existing requirements prescribed by a California Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000 of the Water Code); f. Water service. The review of the City Engineer or water service agency concludes that there is sufficient water to provide for the mixed-use development of the subdivision. Studies have been provided as part of the Addendum demonstrating that the capacity of existing water, system is adequate;
g. Soils and geology. There are no adverse soil or geological conditions, according to a soils report provided with the Addendum to the City of Chino General Plan Environmental Impact Report (SCH# 2008091064) for the Eden Mixed-Use Development Project;
h. Public health. The design of the subdivision and the associated improvements will not cause serious health problems because full public improvements will be provided and will also be designed and constructed in conformance with City standards as well as applicable State and federal regulations;
i. Easements. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. Covenants, Codes, and Restrictions (CC&Rs) are required to be recorded with the final map and will include provisions to assure maintenance of all common areas, including landscaping, site access points and off-street parking areas, and to assure common ingress and egress between parcels;
j. Environmental documentation. The environmental documentation is adequate and conforms with the provisions of the California Environmental Quality Act. An Addendum to City of Chino General Plan Environmental Impact Report (SCH# 2008091064) for the Eden Mixed-Use Development 70725
RESOLUTION NO. PC2025-009

Project, has been prepared for this Project pursuant to Section 15164 of the California Environmental Quality Act (CEQA) Guidelines. The Project is within the scope of the EIR, which adequately describes the activity for the purposes of CEQA; and
k. Agricultural suitability. The proposed subdivision will not result in the subdivision of agricultural parcels to a size too small to sustain agricultural use under the conditions for denial listed in Section 66474.4 of the Subdivision Map Act, as the Project site is not currently encumbered with any Williamson Act contracts.

3. PL22-0074 (Special Conditional Use Permit – Self-Storage Facility):
a. The proposed use is consistent with the goals and policies of the City’s adopted General Plan and/or applicable specific plan(s), in that self-storage facilities in the MUO district are allowed, subject to approval of a SCUP.

General Plan Objective LU-1.3 encourages commercial development that will support and enhance vibrant commercial areas and serve existing neighborhoods. Establishing a self-storage facility that is professionally operated at this location will serve the residents and local businesses within the City;
b. The subject site is physically suitable, including but not limited to, parcel size, shape, access and availability of utilities, for the type and intensity of use proposed, as all minimum zoning requirements governing parcel size, shape access, type and intensity of development have already been met or exceeded and the appropriate infrastructure and public improvements are conditioned to be constructed with the development. Additionally, the proposed self-storage facility meets all requirements and development standards set forth in Section 20.09.090.E.4 (Public Storage Facilities) in the Zoning Ordinance;
c. The subject site relates to streets and highways properly designed, both as to width and type of pavement to carry the type and quantity of traffic generated by the proposed use; as the self-storage use is located adjacent to Euclid Avenue with direct access to the self-storage facility from two driveways on Euclid Avenue. Euclid Avenue is designated as an expressway and designed to carry the volume of traffic typically generated by self-storage facilities, which is generally low in volume. All other surrounding streets (Fern Avenue and Schaefer Avenue) are also capable of handling the volume of traffic generated by the proposed use; d. The proposed use is compatible with those on abutting properties and in the surrounding neighborhood, as the self-storage facility is located at the northeast corner of the Project site, adjacent to Euclid Avenue and a vacant parcel to the north. The self-storage facility will have direct access from 70826
RESOLUTION NO. PC2025-009

Euclid Avenue and is anticipated to generate a low volume of traffic based on data provided in the Traffic Impact Analysis that was prepared for the overall Project. There will be no direct views from the self-storage facility to the residential properties located over 162 feet to the north. The selfstorage facility is located over 600 feet from the existing residential homes located on the west side of Fern Avenue. In addition, self-storage facilities are inherently low intensity in terms of traffic generation, noise, and activity levels, resulting in minimal trips that are short and infrequent; e. The proposed location, size, and operating characteristics of the proposed use will not be detrimental to the public interest, health, safety or general welfare, as self-storage facilities are inherently low impact land uses that generate minimal vehicular traffic, with customer visits typically being short, infrequent, and dispersed throughout the day. In addition, the facility’s design and operational plan will include security measures such as controlled access, lighting and 24/7 surveillance systems, further promoting safety;
f. The proposed use will not have a significant adverse impact on the environment as an Addendum to the City of Chino General Plan Environmental Impact Report (SCH# 2008091064) for the Eden Mixed-Use Development Project has been prepared for this Project pursuant to Section 15164 of the California Environmental Quality Act (CEQA) Guidelines. The Project is within the scope of the EIR, which adequately describes the activity for the purposes of CEQA; and
g. The minimum safeguards necessary to protect the public health, safety and general welfare have been required of the proposed use and have been imposed as conditions of Project approval by the Chino Planning Commission. In addition, certain safeguards have been required of the proposed use, which the Planning Commission deems necessary to protect the public health, safety, and general welfare. These safeguards (Conditions of Approval) are attached hereto as Exhibit “A”. In addition, the self-storage facility meets all required development standards and policies.

4. PL24-0081 (Special Conditional Use Permit – Drive-Thru Restaurants):
a. The proposed use is consistent with the goals and policies of the City’s adopted General Plan and/or applicable specific plan(s); in that drive-thru restaurants in the GC land use designation of the ECSP are allowed, subject to approval of a SCUP. Furthermore, Objective LU-1.3 of the City’s General Plan encourages commercial development that will support and enhance vibrant commercial areas to serve existing neighborhoods with a combination of daily and specialty daily needs;
70927
RESOLUTION NO. PC2025-009

b. The subject site is physically suitable, including, but not limited to, parcel size, shape, access and availability of utilities, for the type and intensity of use proposed, as all minimum zoning requirements governing parcel size, shape access, type and intensity of development have already been met or exceeded and the appropriate infrastructure and public improvements are conditioned to be constructed with the development;
c. The subject site relates to streets and highways properly designed, both as to width and type of pavement to carry the type and quantity of traffic generated by the proposed use; as site access is provided to the fast-food drive-thru restaurants directly from Euclid Avenue and Schaefer Avenue.

Both streets are designed to carry the traffic typically generated by drivethru restaurants. All surrounding streets are capable of handling the volume of traffic that is consistent with the proposed mixed-use development; d. The proposed use is compatible with those on abutting properties and in the surrounding neighborhood; as the drive-thru restaurants, with the approval of a SCUP, is compatible with the commercial development to the south, single family residential to the west, vacant land to the north, and future multi-family residential to the east in the City of Ontario and is consistent with the uses permitted in the GC land use designation of the ECSP. The drive-thru restaurants are strategically plotted at the southeastern corner of the Project site, away from the single-family residential homes to the west and north. Homes to the west are buffered from the proposed apartment building and Fern Avenue, while the homes to the north are buffered by the self-storage facility and vacant 3-acre piece of land;
e. The proposed location, size, and operating characteristics of the propose use will not be detrimental to the public interest, health, safety or general welfare; as the drive-thru restaurants, with the approval of a SCUP, are compatible with the commercial development to the south, single-family residential to the west, vacant land to the north and future multi-family residential to the east in the City of Ontario and is consistent with the uses permitted in the GC land use of the ECSP. The minimum safeguards necessary to protect the public health, safety and general welfare have been required of the proposed use and have been imposed as conditions of Project approval by the Chino Planning Commission. In addition, certain safeguards have been required of the proposed use, which the Planning Commission deems necessary to protect the public health, safety, and general welfare. These safeguards (Conditions of Approval) are attached hereto as Exhibit “A”. In addition, the drive-thru restaurants meet all required development standards and policies;
f. The proposed use will not have a significant adverse impact on the environment as an Addendum to the City of Chino General Plan Environmental Impact Report (SCH# 2008091064) for the Eden Mixed-Use 71028
RESOLUTION NO. PC2025-009

Development Project, has been prepared for this Project pursuant to Section 15164 of the California Environmental Quality Act (CEQA) Guidelines. The Project is within the scope of the EIR, which adequately describes the activity for the purposes of CEQA; and
g. The minimum safeguards necessary to protect the public health, safety and general welfare have been required of the proposed use and have been imposed as conditions of Project approval by the Chino Planning Commission. Further, the proposed use meets all required development standards and policies pertaining to self-storage facilities.

5. Affordable Housing Findings:
a. The proposed development meets the affordability criteria for the requested density in accordance with the requirements of subsection (D) and (I). The applicant proposes the construction of 264 multi-family rental units on 9.82 acres, resulting in a density of 26.9 dwelling units per acre. To qualify for this density, the Project is required to provide a minimum of 9% of the total of units as affordable to low income households. In compliance with this requirement, 24 of the 264 units will be affordable units; and b. The increased density would not have a specific adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5 of the Government Code, upon public health and safety or the physical environment or on any real property listed in the California Register of Historic Resources, as an Addendum to the City of Chino General Plan Environmental Impact Report (SCH# 2008091064) for the Eden Mixed-Use Development Project, has been prepared for this Project pursuant to Section 15164 of the California Environmental Quality Act (CEQA) Guidelines that confirms the increased density, would not result in any new significant environmental impacts than those already analyzed in the certified General Plan EIR.

6. CEQA Findings. An Addendum to the City of Chino General Plan Environmental Impact Report (SCH# 2008091064) for the Eden Mixed-Use Development Project has been prepared by Applied Planning for this Project pursuant to Section 15164 of the California Environmental Quality Act (CEQA) Guidelines. The Planning Commission has considered the Addendum and Environmental Impact Report as part of its decision on this Project pursuant to Section 15164. The Planning Commission hereby finds that the Project is within the scope of the EIR, which adequately describes the activity for the purposes of CEQA. The Planning Commission hereby finds that the Project will not have any impacts that would require a revision to the EIR or any other additional environmental review.

7. Approval of PL22-0074 (Special Conditional Use Permit), PL22-0075 (Site Approval), PL24-0080 (Tentative Tract Map No. 20634) and PL24-0081 (Special Conditional Use Permit). The Planning Commission hereby approves PL22-0074 71129
RESOLUTION NO. PC2025-009

(Special Conditional Use Permit), PL22-0075 (Site Approval), PL24-0080 (Tentative Tract Map No. 20634) and PL24-0081 (Special Conditional Use Permit) subject to the Conditions of Approval attached hereto as Exhibit “A”. Applicant, including its successors and assigns, shall be responsible for implementing and complying with all conditions set forth in Exhibit “A”.

8. Actions by the Planning Commission Secretary. The Planning Commission Secretary is hereby directed to attest to the adoption of this Resolution as of the date set forth below and forthwith transmit a copy of this Resolution, by regular mail, to the Applicant at the address of record set forth in the Application.

PASSED, APPROVED, AND ADOPTED THIS 21ST DAY OF MAY 2025.

PLANNING COMMISSION CHAIRPERSON
ATTEST:

SECRETARY, PLANNING COMMISSION
State of California )
County of San Bernardino ) §
City of Chino )
I hereby certify the foregoing Resolution was duly adopted by the Chino Planning Commission at a meeting held on the 21st day of May 2025 and entered in the minutes of said Commission.

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

SECRETARY, PLANNING COMMISSION
Attachment: Exhibit “A” – Conditions of Approval
71230

EXHIBIT A

DEPARTMENTAL

CONDITIONS OF APPROVAL
DATE: May 21, 2025
PROJECT FILE NO.: PL22-0074 (Special Conditional Use Permit), PL22-0075 (Site Approval), PL24-0080 (Tentative Tract Map No. 20634) and PL24-0081 (Special Conditional Use Permit)
LOCATION: North side of Schaefer Avenue between Euclid and Fern Avenues (APN: 1052-581-03)
APPLICANT: Orbis Real Estate Partners
The departments listed below have reviewed the above referenced application. Those departments marked with an “X” have required conditions of approval to be imposed on the project.

Development Services Department –
[X] Planning Division
[ ] ADA Accessibility Division
Public Works Department –
[X] Engineering Division
[ ] Traffic Division
[X] Chino Valley Independent Fire District
[X] Police Department
[ ] Finance Department
[ ] Community Services, Parks & Recreation Department
71331

DEVELOPMENT SERVICES DEPARTMENT

PLANNING DIVISION CONDITIONS OF APPROVAL
DATE: May 21, 2025
PROJECT FILE NO.: PL22-0074 (Special Conditional Use Permit), PL22-0075 (Site Approval), PL24-0080 (Tentative Tract Map No. 20634) and PL24-0081 (Special Conditional Use Permit)
LOCATION: North side of Schaefer Avenue between Euclid and Fern Avenues (APN: 1052-581-03)
APPLICANT: Orbis Real Estate Partners

1.0 TIME LIMITS:

1.1. The above referenced Site Approval and Special Conditional Use Permits shall expire on May 21, 2026, if building permits are not obtained and/or the approved uses have not commenced. The expiration date may be extended upon written request by the applicant on a City application form.

The request must be received by the Director of Development Services at least 30 days prior to expiration of the application.

1.2. The above reference Tentative Tract Map shall expire on May 21, 2027, if the final map is not recorded. The expiration date may be extended upon written request by the applicant on a City application form. The request must be received by the Director of Development Services at least 30 days prior to expiration of the application.

1.3. Should any of the special conditionally permitted uses cease to exist for 180 or more consecutive days, then the permit shall be deemed null and void.

2.0 GENERAL REQUIREMENTS:

2.1. Failure to comply with any conditions of approval shall be deemed just cause for revocation of project approval by the Planning Commission.

2.2. The project shall proceed only in accordance with the approved plans on file with the Development Services Department, and with the conditions contained herein and the Chino Municipal Code.

2.3. The Director of Development Services shall have the authority to approve minor deviations in the site plan, architecture and/or landscape providing the total approved building area is not exceeded. If it is determined that 71432

DEVELOPMENT SERVICES DEPARTMENT

CONDITIONS OF APPROVAL
FILE NO.: PL22-0074 (SCUP), -0075 (SA), PL24-0080 (TTM) & -0081 (SCUP) DATE: May 21, 2025
the changes will be substantial, approval from the Planning Commission will be required.

2.4. Approval of this request shall not waive compliance with all sections of the Chino Municipal Code, all other applicable City ordinances, and applicable specific plans.

2.5. Pursuant to Government Code Section 66020, the applicant is informed that the 90-day period in which the applicant may protest the fees, dedications, reservation or other exaction imposed on this project through the conditions of approval has begun.

2.6. In the event that any condition contained herein is determined to be invalid or legally unenforceable, then all remaining conditions shall remain in force.

2.7. In the event that any condition imposing a fee, exaction, dedication, or other mitigation measure is challenged by the project’s sponsors and/or other parties in an action filed in a court of law, which action is brought within the time period provided for by law, this approval shall be suspended pending dismissal of such action, the expiration of the limitation period applicable to such action, or final resolution of such action. If any condition is invalidated by a court of law, the applicable section of the entire project shall be reviewed by the City and substitute conditions may be imposed.

2.8. The applicant shall indemnify the City and its elected boards, commissions, officers, agents and employees and will hold and save them and each of them harmless from any and all actions, claims, liabilities, losses, damages, penalties, obligations and expenses, including but not limited to attorneys’ fees and costs, (collectively “claims”) against the City for any such claims and shall be responsible for any judgment arising therefrom. The City shall provide the applicant with notice of the pendency of such action and shall request that the applicant defend such action. The applicant may utilize the City Attorney’s office or use legal counsel of its choosing, but shall reimburse the City for any necessary legal cost incurred by City, including for the City’s required participation in defense of the claims. The applicant shall provide a deposit in the amount of 100% of the City’s estimate, in its sole and absolute discretion, of the cost of litigation, including the cost of any award of attorney’s fees, and shall make additional deposits as requested by City to keep the deposit at such level. If the applicant fails to provide or maintain the deposit, the City may abandon the action and the applicant shall pay all costs resulting therefrom and City shall have no liability to the applicant. 71533

DEVELOPMENT SERVICES DEPARTMENT

CONDITIONS OF APPROVAL
FILE NO.: PL22-0074 (SCUP), -0075 (SA), PL24-0080 (TTM) & -0081 (SCUP) DATE: May 21, 2025

2.9. The City of Chino has an exclusive contract with Waste Management for all solid waste collection and hauling services within the City. The applicant shall be responsible for making arrangements with Waste Management for disposal of any/all construction debris or trash generated as a result of this permit. Waste Management can be reached at 1-800 423-9986.

2.10. Any change of use in the project shall be reviewed by the Development Services Department for compliance with CEQA.

2.11. All proposed signs shall be designed to conform with Chino Municipal Code Title 16 (Signs) and shall require separate application and approval by the Director of Development Services prior to installation. The applicant shall submit a Sign Program to the Development Services Department for review and approval.

2.12. Pursuant to Public Resources Code Section 21089 and Fish and Wildlife Code Section 711.4, the developer shall provide those fees marked [X] below in the form of a check made payable to the San Bernardino County Clerk of the Board of Supervisors within 5 days of Planning Commission approval. Project approval shall not be complete until the required fee(s) is (are) paid:
[X] $50 for the Notice of Determination filing fee.

2.13. Special Conditions:

2.13.1. Since the project is utilizing the Affordable Housing Overlay component, the applicant shall enter into an Affordable Housing Overlay agreement with the City in a form approved by the City Attorney.

2.13.2. All fees, including City Attorney fees, associated with drafting the Affordable Housing Overlay agreement shall be paid by the developer.

3.0 PRIOR TO RECORDATION OF THE FINAL MAP:

3.1. The Covenants, Conditions, and Restrictions (CC&Rs) shall be prepared in accordance with the City Attorney Policy – Guidelines and Protocol for Review and Approval of CC&Rs and submitted for review and approval by the Development Services and Public Works Departments, Planning and Engineering Divisions, and the City Attorney. The approved CC&Rs shall be recorded concurrently with the final map and a recorded copy 71634

DEVELOPMENT SERVICES DEPARTMENT

CONDITIONS OF APPROVAL
FILE NO.: PL22-0074 (SCUP), -0075 (SA), PL24-0080 (TTM) & -0081 (SCUP) DATE: May 21, 2025
submitted to the Director of Development Services. The following items shall be included in the final CC&Rs:

3.1.1. Reciprocal agreement to assure maintenance of all common areas, including landscaping, site access points and off-street parking areas, and to assure common ingress and egress between parcels.

The intent of the CC&Rs is to assure that the entire project is designed and maintained in a uniform and comprehensive manner.

3.1.2. Provide a maintenance agreement for review and approval. The proposed maintenance agreement shall contain the Owner’s maintenance obligations with respect to various facilities including, but not limited to, right-of-way landscaping, private streets, sidewalks, utilities, streetlights, and Water Quality Management Plan (WQMP) features. This document must be submitted to and approved by the City before it is submitted to any other governmental entity.

3.1.3. After recordation of Tentative Tract Map No. 20634, provide one hard copy and one electronic copy of the recorded CC&Rs shall be submitted to the Director of Development Services.

4.0 PRIOR TO THE ISSUANCE OF A BUILDING AND/OR GRADING PERMIT:

4.1. The developer shall pay development impact fees per Engineering’s conditions. Other applicable fees may include, but not be limited to, new construction fee, park or open space fees, school fees, drainage fees, sewer fees, building permit and plan check fees.

4.2. Revised plans, incorporating all conditions of approval, shall be submitted for review and approval by the Director of Development Services.

4.3. All plans shall be coordinated for consistency.

4.4. The developer shall submit two sets of structural plans/construction documents. Said plans shall include one set of structural calculations, one set of Title 24 energy calculations, and one soils report. The developer shall also submit the above documents in digital format to the Building Division once approved.

4.5. A construction management plan shall be submitted for review and approval by the Director of Development Services. The plan shall coordinate and address construction activities that may impact residents, the Police Department, School District, other parties that provide essential services, and/or surrounding businesses in adjacent areas. Elements of the plan would contain, but not be limited to, the following:
71735

DEVELOPMENT SERVICES DEPARTMENT

CONDITIONS OF APPROVAL
FILE NO.: PL22-0074 (SCUP), -0075 (SA), PL24-0080 (TTM) & -0081 (SCUP) DATE: May 21, 2025
a. Routing of construction equipment
b. Hours of operation
c. Dust control
d. Vector control
e. Vehicle, equipment, and personnel staging
f. Pre-construction meetings
g. Contractor/subcontractor acknowledgement, obligations, and penalties h. Traffic control and coordination
i. Security and interim fencing
j. Signs posted on the site with a contact number for the job site construction manager and the City’s Code Enforcement Division. Signs shall measure at least four feet by eight feet, and shall be posted along every street frontage. The developer shall contact the City immediately upon any change in contact numbers.
k. Building and landscape phasing. This plan shall show which buildings and landscaping will be completed in which phases, and how each completed phase will be closed off from phases under construction so as to minimize conflict between construction vehicles, construction equipment, employees, and residents, as applicable.

4.6. A precise wall plan indicating the design, location and construction details of all walls and fences shall be submitted for review and approval by the Planning and Building Divisions. All perimeter and street-facing walls, including retaining walls, shall be decorative in nature.

4.7. Prior to the issuance of any grading permit, detailed on-site landscaping and irrigation construction drawings along with a copy of the Planning Commission approved conceptual landscape plans and a copy of the conditions of approval shall be submitted for review and approval by the Director of Development Services. A grading permit will not be issued until the City’s outside plan checker has completed one review of detailed landscape and irrigation plans for the development. Payment of the Landscape & Irrigation Plan Review Fee shall be due at the time of submittal. Plans shall be prepared to comply with the City’s Water Efficient Landscape Ordinance, adopted on October 6, 2015, Ordinance No. 2015-008, meet the requirements for a Landscape Documentation Package in accordance with Section 20.19.030 of the Landscape Ordinance, and shall bear the seal of a landscape architect registered with the state of California. If the site includes areas proposed to be placed within a City-maintained Landscape Maintenance District, then the plans shall be prepared on City of Chino, Engineering Division base sheets, and shall bear the seal of a landscape architect registered with the state of California. Original mylars shall be submitted to the City upon approval of plans by the City Engineer.
71836

DEVELOPMENT SERVICES DEPARTMENT

CONDITIONS OF APPROVAL
FILE NO.: PL22-0074 (SCUP), -0075 (SA), PL24-0080 (TTM) & -0081 (SCUP) DATE: May 21, 2025

4.7.1. To minimize damage to paved areas due to tree root growth, trees located within five (5) feet of any paved surface area shall be provided with root barriers unless it can be demonstrated, to the satisfaction of the Planning Division, that the root growth characteristics of the type of tree proposed does not warrant their installation.

4.8. Approval of the conceptual landscape plan by the Planning Commission does not constitute final approval. The final landscape approval (during the plan check process and/or following installation) shall be subject to the review and approval of the City’s Landscape Architect Consultant and the Director of Development Services. The City Landscape Architect or Director of Development Services may require additional/fewer trees, shrubs, vines, and ground cover as necessary, based on final site conditions during the landscape plan check process or field review process in order to mitigate any site conditions that were not apparent during either the Planning Commission review or plan check review process.

4.9. All new ground-mounted utilities, including but not limited to cable television facilities, and telephone/fiber optic facilities, shall be undergrounded. Equipment that that is not placed underground such as SCE transformers, backflow prevention devices, irrigation valves and controllers used for common landscape areas shall be placed in areas out of public view and sufficiently screened. The location and method of screening of said utilities shall be reflected in a plan and shall be subject to the review and approval by the Director of Development Services.

4.10. All electrical panels and cabinets shall be completely screened. All electrical panels and cabinets shall be fully enclosed, and integrated into and architecturally compatible with the building to the satisfaction of the Director of Development Services. The locations of the electrical panels and cabinets shall be reflected on a site plan and elevation(s) to be reviewed and approved by the Director of Development Services.

4.11. Prior to the issuance of a building permit, the approved grading plans shall be attached to the construction plan set. The project shall be built according to the plans approved by the Planning Commission on May 21, 2025, as prepared by AO Architects, Sitescapes, and Fuscoe Engineering.

Any substantial modification to the project shall require Planning Commission review and approval. If minor in nature, the modification may be reviewed and approved by the Development Services Director. 71937

DEVELOPMENT SERVICES DEPARTMENT

CONDITIONS OF APPROVAL
FILE NO.: PL22-0074 (SCUP), -0075 (SA), PL24-0080 (TTM) & -0081 (SCUP) DATE: May 21, 2025

4.12. A detailed on-site exterior lighting plan shall be submitted for review and approval by the Director of Development Services. Plans shall be designed pursuant to Chino Municipal Code Section 20.10.090 (Outdoor Lighting) and shall indicate fixture design, illumination (photometric), location, height and method of shielding, so as not to adversely affect adjacent properties.

4.13. Upon submittal of construction drawings to the Building Division for plan check review, all departmental conditions of approval for the project shall be included on the sheet following the title sheet, or the first sheet of the plans. A site plan shall also be attached to all sets of construction drawings. This condition shall be a minimum requirement for acceptance of construction drawings for the Building plan check review.

4.14. The applicant is required to contact the West Valley Mosquito and Vector Control District to determine if an inspection or field survey of potential vectors and their ectoparasites is necessary. If the District so determines, an inspection or field survey shall be conducted by the District, at the applicant’s expense, prior to demolition or grading in order to protect the health of and reduce the risk of neighboring residents to vector-borne diseases. Based on the inspection or survey results, the applicant shall take appropriate vector control methods as recommended by the District.

4.15. A Water Quality Management Plan shall be prepared in accordance with County of San Bernardino requirements and submitted for review and approval by the City.

4.16. No grading permits shall be issued until all applicable biological resource mitigation measures, identified in the Addendum to the City of Chino General Plan Certified Environmental Impact Report (SCH# 2008091064) for the Eden Mixed-Use Development Project, prepared by Applied Planning, Inc., dated September 23, 2024, as they apply to the project area, have been complied with to the satisfaction of the Director of Development Services.

4.17. Special Conditions:

4.17.1. Electrical transformers shall be located in areas that are the least visible to the public and adequately screened to the satisfaction of the Director of Development Services.

4.17.2. An Administrative Approval (AA) application shall be required if any of the proposed tenants for the drive-thru restaurants are a high-volume drive-thru user that would exceed the current drivethru design capacity. 72038

DEVELOPMENT SERVICES DEPARTMENT

CONDITIONS OF APPROVAL
FILE NO.: PL22-0074 (SCUP), -0075 (SA), PL24-0080 (TTM) & -0081 (SCUP) DATE: May 21, 2025

5.0 PRIOR TO START OF CONSTRUCTION:

5.1. A pre-construction meeting, scheduled with the Building Division, shall be held with all applicable City staff members, developer, contractor, superintendent, and all subcontractors prior to start of construction.

5.2. Detailed landscape and irrigation plans for the development shall be approved by the Director of Development Services.

5.3. The approved construction management plan shall be distributed to all contractors and subcontractors and shall be maintained on-site through the duration of construction.

6.0 PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY:

6.1. All conditions of approval shall be completed to the satisfaction of the Director of Development Services.

6.2. The fee for review of the landscaping and irrigation plans by both the City and the City’s landscape architect shall be paid by the developer.

6.3. All landscaping and irrigation shall be installed in accordance with plans on file with the Development Services Department, and irrigation systems fully operational. In addition, all hardscaped and landscaped areas shall be free of trash and debris.

6.4. A licensed landscape architect or contractor, or other licensed certified professional in a related field shall conduct a final field inspection and shall prepare a certificate of completion, which shall be filed with the Director of Development Services. The certificate of completion shall be prepared in accordance with Section 20.19.030.J of the Landscape Ordinance and shall specifically indicate that plants were installed as specified by the landscape design plan, that the irrigation system was installed as specified by the irrigation design plan, and that an irrigation audit has been performed. All landscape and irrigation audits shall be conducted by a landscape irrigation auditor. Landscape audits shall not be conducted by the person who designed the landscape or installed the landscape.

6.5. A landscape maintenance program for the entire project site shall be reviewed and approved by the Director of Development Services. The maintenance program shall include general landscape maintenance provisions for pruning, trimming, the replacement of any dead, decayed, or diseased vegetation, ongoing weed abatement, and replacement/repair of the irrigation system, when necessary. The landscape maintenance program shall be included with the contract with the landscape 72139

DEVELOPMENT SERVICES DEPARTMENT

CONDITIONS OF APPROVAL
FILE NO.: PL22-0074 (SCUP), -0075 (SA), PL24-0080 (TTM) & -0081 (SCUP) DATE: May 21, 2025
maintenance company to ensure they implement the maintenance program. In addition, the maintenance program should include provisions for periodic inspections to ensure the irrigation system is working properly, and all landscaping is being properly maintained.

6.6. Prior to issuance of a final certificate of occupancy, any temporary construction office buildings/trailers shall be removed from the site.

6.7. The project site shall be clean and free of trash and construction debris, and all construction equipment shall be removed from the site.

6.8. Special Condition:

6.8.1. Prior to the issuance of a Certificate of Occupancy for the residential component of PL22-0074 (Site Approval), a building permit shall be issued, and construction shall have commenced for the commercial portion of the project.

6.8.2. Provide trees planted in tree wells and/or potted plants with irrigation in areas adjacent to all shops where landscaping is not provided next to building walls, and to break up large, paved areas to enhance the landscape design. The location of these potted plants shall be shown on the landscape plans and the final number and locations shall be subject to the review and approval of the Director of Development Services.

7.0 ENVIRONMENTAL REQUIREMENTS & MITIGATION MEASURES:

7.1. Comply with all mitigation measures identified in the Mitigation Summary Matrix contained within the Addendum to the City of Chino General Plan Certified Environmental Impact Report (SCH# 2008091064) for the Eden Mixed-Use Development Project and attached as Exhibit “A” to the conditions of approval, which identifies each environmental mitigation measure, the time in which it will be implemented and the responsible party for monitoring its implementation.

8.0 OTHER REQUIREMENTS:

8.1. The applicant shall disclose to all potential tenants or owners of units or buildings that the businesses/uses must be consistent with the standards of the land use designation/zoning district in which the project site is located.

8.2. The project site shall be cleared of all trash, debris, weeds, and other discarded items, and all existing buildings or structures on the project site 72240

DEVELOPMENT SERVICES DEPARTMENT

CONDITIONS OF APPROVAL
FILE NO.: PL22-0074 (SCUP), -0075 (SA), PL24-0080 (TTM) & -0081 (SCUP) DATE: May 21, 2025
that are proposed to be demolished shall be removed or razed within 90 days of Planning Commission approval or issuance of a grading permit, whichever occurs first. The Director of Development Services may approve an extension of time to complete the demolition, based on evidence that the applicant has exercised reasonable progress.

8.3. A coating that will facilitate the removal of graffiti shall be applied over the complete height of one side/both sides of walls and/or fences, and to a height of eight feet on building walls. If a coating is not provided, the owner of the property shall paint the buildings and/or walls to remove graffiti within 72 hours of notice.

8.4. Building and Site Design:

8.4.1. Exterior building color shall be reviewed and approved by the Director of Development Services. Colors shall be coordinated between structures, utilizing compatible hues and intensities. Final review and approval of paint colors utilizing a color test may be required prior to painting any structure, if determined necessary in the field by the Director of Development Services.

8.4.2. All building drainage gutters, downspouts, vents, etc., located on the exterior walls shall be architecturally compatible with the exterior building design and color, to the satisfaction of the Director of Development Services, or shall be completely concealed from view. They shall not be located on the exterior of building walls near office areas or other prominent locations on the buildings.

8.4.3. All new mechanical equipment and appurtenances of any type (including, but not limited to, electrical cabinets, HVAC equipment, skylights, stack vents or fans) whether located on rooftops, ground level or anywhere on the building structure, shall be completely screened so as not to be visible from any public street and/or adjacent property, subject to review and approval by the Director of Development Services. The parapet wall should serve as the primary method of screening, or the facilities shall be enclosed within the structure of the building. Such enclosure of facilities shall be of compatible design related to building structure for which such facilities are intended to serve.

8.4.4. Returns for parapet walls shall not be visible from public view and shall be evaluated in the field during construction, and modified if necessary so as not to be visible. All parapet returns shall be a minimum of 4 feet deep.
72341

DEVELOPMENT SERVICES DEPARTMENT

CONDITIONS OF APPROVAL
FILE NO.: PL22-0074 (SCUP), -0075 (SA), PL24-0080 (TTM) & -0081 (SCUP) DATE: May 21, 2025

8.4.5. New ladders for roof access shall be mounted on the inside of the building within the commercial projects.

8.4.6. All new overhead doors, mechanical doors and/or man doors shall be color coordinated with the building.

8.4.7. All landscaping shall be designed and installed in accordance with Chapter 20.19 of the Chino Municipal Code.

8.5. Parking and Lighting:

8.5.1. All exterior lighting fixtures shall be installed in accordance with plans on file with the Development Services Department and shall be fully operational prior to occupancy.

8.5.2. All building-mounted light fixtures within public areas shall be decorative in nature and architecturally compatible with the building. Building-mounted light fixtures shall be reviewed and approved by the Director of Development Services prior to installation. “Wall-paks” or other standardized exterior lighting shall not be permitted within public areas unless reviewed and approved by the Director of Development Services.

8.5.3. All parking and loading areas shall be paved and double-striped in accordance with plans on file with the Development Services Department, Chino Municipal Code Chapter 20.18 (Parking) and the disabled parking and accessibility requirements of state law (see the CalDAG—California Disabled Accessibility Guidebook).

8.5.4. Drive surfaces contiguous with planter areas shall have a 6-inch raised curb separation.

8.5.5. All parking spaces, aisles, entrances and exits shall be doublestriped per City standards.

8.5.6. All parking spaces for compact cars shall be clearly identified as "Compact Car Only" on the pavement, at the opening of the space.

Compact parking spaces shall be reasonably distributed throughout the parking area, subject to review and approval by the Director of Development Services.

8.5.7. Special Condition:

8.5.7.1. A parking management plan shall be prepared by the applicant and submitted to the Director of Development
72442

DEVELOPMENT SERVICES DEPARTMENT

CONDITIONS OF APPROVAL
FILE NO.: PL22-0074 (SCUP), -0075 (SA), PL24-0080 (TTM) & -0081 (SCUP) DATE: May 21, 2025
Services for review and approval. The plan may include, but not be limited to the following: assignment of parking garage spaces, assignment of open parking, designation
of guest parking, guest parking passes, no parking areas, enforcement, penalties, and towing. Once the plan is
approved by the City, the applicant shall explain the
parking assignments and restrictions to each new tenant within the development prior to commencement of the
lease.

8.6. Refuse and Recycling:

8.6.1. Separate receptacles (bins) for the collection of refuse, recyclable, and organic materials shall be provided. An adequate number of bins to all for the collection of refuse, recyclable, and organic materials generated by the development shall be provided.

8.6.2. Receptables (bins) shall be located entirely within building(s) or enclosed by a 6-foot- high (1.83 m) wall and provided with a solid roof shade structure that is designed to be architecturally compatible with the building(s), with solid view obstructing gates fitted with self-closing door devices, and be designed with cane bolts in front of the block walls to secure the gates when in the open position. The gates should also be equipped with rod locks and corresponding rod holes in both the open and closed gate positions. Bins containing recyclable materials shall be provided protection from adverse environmental conditions that might render the collection materials unmarketable.

8.6.3. No refuse/recycling enclosure shall be located within any required setback area.

8.6.4. All refuse and recyclable material bin enclosures not located in private yard areas shall be screened with landscaping on all sides, with the exception of the gate area. All sides of the enclosure, with the exception of the gate area, shall be surrounded by a minimum 18” wide planter area for the purpose of providing landscape material.

8.6.5. Refuse storage and recycling areas shall not be used for the storage of materials other than that for which it is designed (refuse and recyclable materials). The premises shall be kept in a neat and orderly condition, and in good repair and appearance at all times. 72543

DEVELOPMENT SERVICES DEPARTMENT

CONDITIONS OF APPROVAL
FILE NO.: PL22-0074 (SCUP), -0075 (SA), PL24-0080 (TTM) & -0081 (SCUP) DATE: May 21, 2025

8.7. Chino Climate Action Plan:

8.7.1. Per Section 15.45.070 of the Chino Municipal Code, demonstrate consistency with the Chino Climate Action Plan by implementing one of the following three options:
a) Exceed the mandatory California Energy Code Title 24, Part 6 standards in effect at the time of application submittal by 5%; or b) Achieve an equivalent reduction through voluntary measures in the California Green Building Standards Code, Title 24, Part 11 (CALGreen) in effect at the time of application submittal; or c) Provide other equivalent greenhouse gas (GHG) reductions through measures including but not limited to, non-vehicle transportation infrastructure, transit, ZEV (zero emission vehicle) infrastructure or other incentives, waste diversion, water conservation, tree planting, renewable energy option packages, or any combination of these or other measures such that GHG emissions are reduced by 0.74 MT CO2e per residential dwelling unit per year and/or per TSF of commercial/industrial use per year.

Applicants that choose Option a described above will be required to verify that their project meets the 5% improvement above the mandatory standards through the appropriate certificate of compliance form for residential construction (CF-1R) or for commercial/industrial construction (PERF-1C). Applicants that choose Options b or c described above will be required to utilize the GHG Performance Standard Checklist developed by the City, or provide other valid documentation, such as CalEEMod or other methodologies, as verified by the Director of Development Services to demonstrate the required GHG reductions consistent with the City's CAP.

9.0 THE APPROVED USES SHALL BE OPERATED IN ACCORDANCE WITH THE FOLLOWING:

9.1. All operations shall not create a nuisance due to noise, odor, dust, mud, smoke, steam, vibration or other similar causes.

9.2. The operation or activity shall not cause the emission of any smoke, fly ash, dust, fumes, vapors, gases, or other forms of air pollution that can cause damage to human health, vegetation, or other forms of air pollution that can cause excessive soiling on any other parcel. No emission shall be permitted which exceeds the requirements of the South Coast Air Quality Management District or the requirements of any Air Quality Plan adopted by the City of Chino.
72644

DEVELOPMENT SERVICES DEPARTMENT

CONDITIONS OF APPROVAL
FILE NO.: PL22-0074 (SCUP), -0075 (SA), PL24-0080 (TTM) & -0081 (SCUP) DATE: May 21, 2025

9.3. The operation or activity shall not emit odorous gases or other odorous matter in such quantities as to be dangerous, injurious, noxious, or otherwise objectionable to a level that is detectable with or without the aid of instruments at or beyond the project site boundary.

9.4. The operation shall not discharge, at any point, into any public or private street, public sewer, storm drain, private stream, body of water, or into the ground, any material which can contaminate any water supply, interfere with bacteriological processes in sewerage treatment, or otherwise cause the emission of dangerous or offensive elements, except in accordance with the standards approved by the California Department of Public Health, or any other federal, state or local government agency.

9.5. No operation or activity shall emit heat or cold that would cause a temperature increase or decrease on any adjacent parcel in excess of 100F (5.560C).

9.6. No operation or activity shall cause any impermissible source of electronic disturbance that adversely affects persons or the operation of any equipment on any other parcel that is not in conformance with the regulations of the Federal Communications Commission (FCC).

Impermissible interference for the purposes of this document shall mean any interference that violates the rules and regulations of the FCC and/or the Communications Act of 1934, as amended.

9.7. No operation or activity shall be permitted to cause a steady state, earthborne oscillation which is continuous and occurring more frequently than 100 times per minute beyond the project site. Ground vibration caused by moving vehicles, trains, aircraft, or temporary construction or demolition is exempted from this requirement.

9.8. Noise emanating from the project site, and which is received by adjacent land uses, shall not exceed the levels specified below, except that loudspeakers, bells, gongs, buzzers or other noise attention or attracting devices shall not exceed a maximum daytime dBA level of 60 and nighttime dBA of 40, measured anywhere beyond the boundaries of the property within which the noise is created.
72745

DEVELOPMENT SERVICES DEPARTMENT

CONDITIONS OF APPROVAL
FILE NO.: PL22-0074 (SCUP), -0075 (SA), PL24-0080 (TTM) & -0081 (SCUP) DATE: May 21, 2025

10.0 CONSTRUCTION SITE SECURITY:

10.1. Each site shall be completely encircled by a minimum 6’ tall securityquality chain link fence once precise grading has been completed or as determined by the Building Official.

10.2. Tennis court or similar screening material shall be securely attached for the length of the fence, excluding gates and 10’ on either side of gates.

10.3. Each site shall have only one entry/exit gate, or as approved by the Planning Division.

10.4. Gate hinge pins shall be spot-welded or altered in such a way as to prevent easy removal.

10.5. Each gate shall have a casehardened lock and chain, or other equivalent security hardware.

10.6. “No Trespassing” signs shall be attached to the exterior of the fence at a minimum distance of a third of a mile and at all entrances.

10.7. On or near the exterior of each gate will be a sign with the address of the site in no less than 6” letters. Both the number and street name will be listed on the sign. The address posted will be used for the entire site until the fence is removed and individual addresses assigned.

10.8. Office trailers and tool bins shall be placed adjacent to gates inside the property to allow observation from outside.

10.9. Lighting on trailers and bins is desirable but shall be directed into the property so as not to impede outside observation or endanger nearby traffic with glare.

Maximum Time of
Exposure
Noise
Metric
Noise Level Not To Be Exceeded
7 a.m. to 10 p.m. 10 p.m. to 7 a.m.
30 Minutes/Hour L50 55 dBA 50 dBA
15 Minutes/Hour L25 60 dBA 55 dBA
5 Minutes/Hour L8.3 65 dBA 60 dBA
One Minute/Hour L1.7 70 dBA 65 dBA
Any Period of Time Lmax 75 Dba 70 dBA
72846

DEVELOPMENT SERVICES DEPARTMENT

CONDITIONS OF APPROVAL
FILE NO.: PL22-0074 (SCUP), -0075 (SA), PL24-0080 (TTM) & -0081 (SCUP) DATE: May 21, 2025

10.10. Tool bins shall be secured with casehardened locks, preferably with lock guards.

10.11. A sign stating that theft is not acceptable on the site and will be reported to the police, or wording to that effect, will be displayed prominently near each entrance.

10.12. Each site will have an assigned Crime Prevention Manager who is responsible for the following:
a. Providing his/her name and 24-hour telephone access number to the Chino Police Department.
b. Have available at all times the names and 24-hour contact numbers for all subcontractors.
c. Have the authority to speak for the development/owners on matters concerning trespassing and other criminal matters.
d. Complete routine fence inspections and arrange for prompt repairs or removal of any damage, graffiti, or loose screening. e. Ensure that no work or maintenance of construction equipment is being performed on the site between 8 PM and 7 AM.
f. Ensure that all above security requirements are complied with, and that all security hardware, fencing, and lighting are maintained in working order.
g. Ensure that thefts are immediately reported to the police department and that reasonable steps are taken, if evident, to prevent future similar incidents.

Attachment:

Exhibit “A” – Mitigation Monitoring and Reporting Program 72947
©2025 Applied Planning, Inc.

Eden Mixed-Use Development Project Mitigation Summary
Addendum to the City of Chino General Plan Certified EIR (SCH No. 2008091064) Page 5-2 Table 5.1-1
Mitigation Summary Matrix
Certified EIR Eden Mixed-Use Development Project
Aesthetics
Mitigation is not identified in the Certified EIR. As substantiated in this Addendum, all aesthetics impacts of the Eden Mixed-Use Development Project would be less-than-significant. No mitigation is required of the Project.

Agriculture and Forestry Resources
Under the General Plan, the conversion of two parcels that are currently in an active Williamson Act contract, and which are not found within The Preserve Specific Plan Area would occur. The Certified EIR determined this was a significant and unavoidable impact. No mitigation was presented.

As substantiated in this Addendum, all agriculture and forestry resources impacts of the Project would be less-than-significant. No mitigation is required of the Project.

Air Quality
The Certified EIR determined that the proposed land uses would be inconsistent with the previous General Plan upon which the 2007 South Coast Air Quality Management Plan (SCAQMP) was based. As such, the General Plan would therefore fail to conform to the planning assumptions included in the 2007 SCAQMP. The GPU’s conflict with the 2007 SCAQMP was disclosed as a significant and unavoidable impact.

Additionally, increased operational-related vehicle miles travelled (VMT) would result in increased emissions of criteria pollutants for which the region is non-attainment (ozone, PM10, and PM2.5). As such, operational emissions were deemed a significant and unavoidable impact.

No mitigation was available for the preceding impacts, and a statement of overriding considerations was adopted.

As substantiated in this Addendum, all air quality impacts of the Project would be less-than-significant. No mitigation is required of the Project.
73048
©2025 Applied Planning, Inc.

Eden Mixed-Use Development Project Mitigation Summary
Addendum to the City of Chino General Plan Certified EIR (SCH No. 2008091064) Page 5-3 Table 5.1-1
Mitigation Summary Matrix
Certified EIR Eden Mixed-Use Development Project
Biological Resources
Mitigation is not identified in the Certified EIR. Impacts to biological resources would be less-than-significant with the incorporation of Measures BIO-1 and BIO-2:

BIO-1 Avoidance of Nesting Migratory Birds: If possible, all vegetation removal activities shall be scheduled from August 1 to February 1, which is outside the general avian nesting season. This would ensure that no active nests would be disturbed and that removal could proceed rapidly. If vegetation is to be cleared during the nesting season, all suitable habitat will be thoroughly surveyed within 72 hours prior to clearing for the presence of nesting birds by a qualified biologist (Biologist). The Biologist shall be approved by the City and retained by the Applicant. The survey results shall be submitted by the Applicant to the City Planning Department. If any active nests are detected, the area shall be flagged and mapped on the construction plans along with a minimum 300-foot buffer, with the final buffer distance to be determined by the Project Biologist. The buffer area shall be avoided until, as determined by the Biologist, the nesting cycle is complete or it is concluded that the nest has failed. In addition, the Biologist shall be present on the site to monitor the vegetation removal to ensure that any nests, which were not detected during the initial survey, are not disturbed.

BIO-2 Avoidance of Nesting Burrowing Owls: No more than 72 hours prior to any site disturbances, focused surveys for the burrowing owl shall be conducted. If absence of this species is confirmed, project work can proceed. If, however, burrowing owl is located on site, the appropriate resource agencies (CDFW and USFWS) shall be contacted. The Applicant shall consult with the wildlife agencies regarding the most appropriate methods and timing for removal of owls. As necessary, owls will be actively evicted following agency approved protocols (i.e., placing a one-way door at the burrow entrance to ensure that owls cannot access the burrow once they leave). Any such active 73149
©2025 Applied Planning, Inc.

Eden Mixed-Use Development Project Mitigation Summary
Addendum to the City of Chino General Plan Certified EIR (SCH No. 2008091064) Page 5-4 Table 5.1-1
Mitigation Summary Matrix
Certified EIR Eden Mixed-Use Development Project
eviction shall occur outside of the breeding/nesting season. That is, if active eviction is required, eviction shall be accomplished between September 1 and February 15. If more than 30 days have elapsed between owl eviction and completion of clearing and grubbing activities, a subsequent survey for the burrowing owl shall be conducted to ensure that owls have not re-populated the site. Any reoccupation by owls will require subsequent protocol active eviction.

Cultural Resources
Mitigation is not identified in the Certified EIR. As substantiated in this Addendum, all cultural resources impacts of the Eden Mixed-Use Development Project would be
less-than-significant. No mitigation is required of the Project.

Energy
The environmental topic “Energy” has been added to the CEQA Guidelines Appendix G, Environmental Checklist Form since the adoption of the Certified EIR, and was therefore not specifically addressed in the Certified EIR. Mitigation is not identified in the Certified EIR.

As substantiated in this Addendum, all energy impacts of the Eden Mixed-Use Development Project would be less-than-significant. No mitigation is required of the Project.

Geology and Soils
Mitigation is not identified in the Certified EIR. Geology and soils impacts would be less-than-significant with the incorporation of Measures GEO-1 and GEO-2:

GEO-1 Design and development of the Project shall comply with recommendations, specifications and performance standards identified within the Project Geotechnical Investigation. Where the Project Geotechnical Investigation is silent, requirements of the California Building Code as adopted and implemented by the City shall prevail.
73250
©2025 Applied Planning, Inc.

Eden Mixed-Use Development Project Mitigation Summary
Addendum to the City of Chino General Plan Certified EIR (SCH No. 2008091064) Page 5-5 Table 5.1-1
Mitigation Summary Matrix
Certified EIR Eden Mixed-Use Development Project
GEO-2 A qualified paleontologist shall be retained to monitor any grading or trenching activities in excess of eight feet. If paleontological resources (fossils) are discovered during Project site-disturbing activities, work shall be halted in that area to assess the significance of the find. The Project paleontologist shall be equipped to record and salvage fossil resources that may be unearthed during site-disturbing activities. The paleontologist shall be empowered to temporarily halt or divert site-disturbing activities to allow recording and removal of the unearthed resources. Any fossils found shall be evaluated in accordance with the CEQA Guidelines and offered for curation at an accredited facility approved by the City.

Greenhouse Gas Emissions
MM AQ-2 Objective OSC-5.1 Action A1
No later than December 31, 2013, the City shall develop and approve a Climate Action Plan (“CAP”). The CAP shall include, at a minimum, the elements specified in Exhibit D of the Settlement and Release Agreement between CREED and the City of Chino dated December 19/20, 2011.1
GHG impacts would be less-than-significant with the incorporation of Measure GHG-1:

GHG-1 The Project final plans and designs shall conform to the provisions of the CAP Update through implementation of the Screening Table Measures.

The Project shall implement Screening Table Measures providing for a minimum 100 points. The City shall verify incorporation of the identified Screening Table Measures within the Project building plans and site designs prior to the issuance of building permit(s) and/or site plans (as applicable).

Alternatively, the Project would be required to comply with City of Chino Municipal Code Section 15.45.070 - GHG Performance Standards for New Development.

Hazards and Hazardous Materials
Mitigation is not identified in the Certified EIR. As substantiated in this Addendum, all hazards and hazardous materials impacts of the Eden Mixed-Use Development Project would 1 It is noted that this Mitigation Measure has been revised (as presented) since the adoption of the Certified EIR. 73351
©2025 Applied Planning, Inc.

Eden Mixed-Use Development Project Mitigation Summary
Addendum to the City of Chino General Plan Certified EIR (SCH No. 2008091064) Page 5-6 Table 5.1-1
Mitigation Summary Matrix
Certified EIR Eden Mixed-Use Development Project
be less-than-significant. No mitigation is required of the Project.

Hydrology and Water Quality
Mitigation is not identified in the Certified EIR. As substantiated in this Addendum, all hydrology and water quality impacts of the Eden Mixed-Use Development Project would be less-than-significant. No mitigation is required of the Project.

Land Use and Planning
Mitigation is not identified in the Certified EIR. As substantiated in this Addendum, all land use and planning impacts of the Eden Mixed-Use Development Project would be
less-than-significant. No mitigation is required of the Project.

Mineral Resources
Mitigation is not identified in the Certified EIR. As substantiated in this Addendum, all mineral resources impacts of the Eden Mixed-Use Development Project would be
less-than-significant. No mitigation is required of the Project.

Noise
Mitigation is not identified in the Certified EIR. As substantiated in this Addendum, all noise impacts of the Eden Mixed-Use Development Project would be less-than-significant. No mitigation is required of the Project.

Population and Housing
Mitigation is not identified in the Certified EIR. As substantiated in this Addendum, all population and housing impacts of the Eden Mixed-Use Development Project would be less-than-significant. No mitigation is required of the Project.

Public Services
Mitigation is not identified in the Certified EIR. As substantiated in this Addendum, all public services impacts of the Eden Mixed-Use Development Project would be less-than-significant.

No mitigation is required of the Project.
73452
©2025 Applied Planning, Inc.

Eden Mixed-Use Development Project Mitigation Summary
Addendum to the City of Chino General Plan Certified EIR (SCH No. 2008091064) Page 5-7 Table 5.1-1
Mitigation Summary Matrix
Certified EIR Eden Mixed-Use Development Project
Recreation
Mitigation is not identified in the Certified EIR. As substantiated in this Addendum, all recreation impacts of the Eden Mixed-Use Development Project would be less-than-significant. No mitigation is required of the Project.

Transportation
Mitigation is not identified in the Certified EIR. As substantiated in this Addendum, all transportation impacts of the Eden Mixed-Use Development Project would be less-than-significant.

No mitigation is required of the Project.

Tribal Cultural Resources
Mitigation is not identified in the Certified EIR. As substantiated in this Addendum, all tribal cultural resources impacts of the Eden Mixed-Use Development Project would be less-than-significant. No mitigation is required of the Project.

Utilities and Service Systems
Mitigation is not identified in the Certified EIR. As substantiated in this Addendum, all utilities and service systems impacts of the Eden Mixed-Use Development Project would be less-than-significant. No mitigation is required of the Project.

Wildfire
Mitigation is not identified in the Certified EIR. As substantiated in this Addendum, all wildfire impacts of the Eden Mixed-Use Development Project would be less-than-significant. No mitigation is required of the Project.
73553

PUBLIC WORKS CONDITIONS OF APPROVAL
Reviewed/Approved By: J.P. Date: 5/14/25
Template Updated 6/24/24
PROJECT NO. PL22-0075 (SITE APPROVAL) & PL24-0080 (TM 20634) DATE: May 14, 2025 PC MEETING DATE: May 21, 2025
PROJECT DESCRIPTION: Orbis Commercial Center
PROJECT LOCATION: NWC Euclid Avenue (SR-83) & Schaefer Avenue APPLICANT: Clark Schaefer Partners, LLC PROJECT ENGINEER: Isidro Abreo

PRIOR TO THE FOUR MAJOR DEVELOPMENT EVENTS, THE APPLICANT SHALL SATISFY AND FULFILL ALL CONDITIONS OUTLINED BELOW. FAILURE TO COMPLY WITH ANY CONDITIONS OF

APPROVAL SHALL BE DEEMED JUST CAUSE FOR REVOCATION OF PROJECT APPROVAL BY THE PLANNING COMMISSION. HOWEVER, THE PUBLIC WORKS DIRECTOR SHALL HAVE THE

AUTHORITY TO APPROVE MINOR DEVIATIONS IN THE CONDITIONS OF APPROVAL AND ALL PLANS, INCLUDING THE CONSTRUCTION DRAWINGS.

1.0 PRIOR TO MAP RECORDATION (FOR TM 20634):

1.1 Provide a preliminary Title Report no older than 60 days.

1.2 Submit a soils/geology report in accordance with Appendix J of the California Building Code, latest edition to the project engineer for review and approval.

1.3 Make the following dedications:

Street Name Distance Direction From C/L
Fern Avenue(1) 52’ East
Schaefer Avenue(1) 53’ North
Euclid Avenue(1)(3) Varies(2) West
(1) Include corner cut-offs at the northeast corner of the Fern Ave & Schaefer Ave intersection and at the northwest corner of the Euclid Ave & Schaefer Ave intersection. (2) Street dedication ranges between 100 feet and 113 feet along the frontage on Euclid Ave. (3) Additional street dedication or an easement deed is required along the property's frontage to the north (A.P.N.1052-581-04) for the construction of public improvements on Euclid Ave. Those improvements include but are not limited to sidewalk, the project driveway, parkway landscape, curb, gutter, street paving, and utilities.

1.3b Prepare and record necessary drainage easements to implement the project in accordance with drainage law.

1.4 Provide and record a reciprocal use agreement to assure common ingress and egress and joint maintenance of all common access, parking areas and drives.

1.5 Provide a set of proposed Covenants, Conditions and Restrictions (CC&R) for review and approval.

The proposed CC&Rs shall contain the Association’s/Owner’s maintenance obligations with respect to various facilities including, but not limited to, right-of-way landscaping, private streets, sidewalks, utilities, street lights, and Water Quality Management Plan (WQMP) features. This document must be submitted to and approved by the City before it is submitted to any other governmental entity.
73654
PL22-0075 (SA) & PL24-0080 (TM 20634) 2 May 14, 2025

1.6 Prepare and record a Covenant & Agreement for the two proposed contiguous parcels, which will include the storage facility building and the retail/food shops building. These parcels are proposed to share a common boundary and structural walls. The Covenant & Agreement shall establish the rights, responsibilities, and obligations of all current and future parties with an interest in either or both parcels. At a minimum, the document shall address the terms and conditions for the sale transaction of one or both of the subject parcels. The document shall also be reviewed and approved by the City prior to recordation.

1.7 Execute a Subdivision Agreement and submit security in an amount acceptable to the City Engineer to guarantee construction of the public improvements listed in 2.8. All security must be accessible to the City at any time and in a form acceptable to the City Engineer, pursuant to Government Code, Section 66499.

1.8 Provide a Monumentation Bond in an amount specified in writing by a Registered Engineer or Licensed Land Surveyor of Record.

1.9 Complete and file the petition for annexation of your project property to the City's Landscape and Street Lighting Maintenance District MD 2002-1.

1.10 Submit a list of proposed street names for the main driveway (new signalized intersection) for the project to the Street Naming Committee for name(s) selection.

1.11 Comply with all applicable requirements of the City Municipal Code.

1.12 Provide a Pedestrian Accessibility Plan that labels and indicates the path location and conceptual design of the following structures and facilities:
a. Sidewalks and walks (public right of way sidewalk, walks within the development); b. Curb ramps (should be directional with one curb ramp provided for each pedestrian crossing and shall comply with the City’s Policy on Accessible Pedestrian Facilities); c. Pedestrian crossings at driveways;
d. Crosswalks (marked, unmarked, signalized); and
e. Path of travel from right-of-way to recreation facilities (parks, restrooms) and each feature pad area or commercial building pad.

1.13 The Pedestrian Accessibility Plan requested in 1.12 should clearly indicate structures that are proposed with this site and future per other phases and/or site plans. Pedestrian facilities (privately or publicly owned) that are open to the public shall comply with accessibility standards in the City’s Policy on Accessible Pedestrian Facilities, the current edition of the CBC in effect at the time of building permit issuance or, if no permit, the date construction commences, and Part 36 of Title 28 of the Americans with Disabilities Act (ADA) regulations, which include the 2010 ADA Standards.

1.14 Existing pedestrian facilities on the frontage of the development, open to the public within the development, shall be evaluated for accessibility. The street frontage includes all adjacent pedestrian facilities, created by, extended from, or connected to any required or provided sidewalks improvements. The frontage may include sidewalks, curb ramps, connecting crosswalks (marked and unmarked), and other associated pedestrian facilities. a. The following existing improvements shall be made compliant with accessibility regulations as a part of this project:
i. sidewalks/walks
a. On Fern Ave, Schaefer Ave, and Euclid Ave.
ii. shared-use paths/multi-purpose paths
iii. curb ramps
a. Two (2) directional curb ramps at the northeast corner of Fern Ave and Schaefer Ave.
73755
PL22-0075 (SA) & PL24-0080 (TM 20634) 3 May 14, 2025
b. One directional curb ramp at the northeast corner of New Driveway and Schaefer Ave
c. One directional curb ramp at the southeast corner of New Driveway and Schaefer Ave
d. Two (2) directional curb ramps at the northwest corner of Euclid Ave and Schaefer Ave.
iv. crosswalk pavement and associated pedestrian facilities (pedestrian push buttons, maneuvering space, clear space)
v. driveway approaches crossings
a. Two (2) on Fern Ave.
b. One (1) on Schaefer Ave
c. Two (2) on Euclid Ave
vi. parking space (onsite, no on-street parking)

b. Improvements that are non-compliant with the accessibility standards in effect at the time of construction or alteration, shall be brought up to current accessibility standards. This work shall be incorporated into the scope of this project and shall be completed prior to acceptance by the City.
c. Improvements that are compliant with the accessibility standards in effect at the time of construction, shall be documented on a separate construction plan with detailed specifications (running and cross slopes of all pedestrian walking surfaces, locations, dimensions and slopes of maneuvering spaces and landings, width of sidewalk, clear width and vertical clearance from obstructions). The accessibility of existing improvements will be verified by City inspection staff upon completion of the project. Discrepancies between documented existing conditions and existing conditions as measured by City staff shall be remediated and brought up to accessibility standards as part of the project.

1.15 Pay all applicable fees pursuant to City Municipal Code including, but not limited to, plan check fees.

2.0 PRIOR TO ISSUANCE OF BUILDING PERMITS FOR ANY LOT WITHIN THE SUBDIVISION/ PRIOR TO ISSUANCE OF CONSTRUCTION PERMITS:

2.1 Record Tract Map No. 20634 pursuant to the Subdivision Map Act and in accordance with City Municipal Code. Provide a duplicate photo Mylar of the recorded map to the City Engineer's office.

2.2 All required plans and studies shall be prepared by a Registered Professional Engineer and submitted to the project engineer for review and approval. All project plans must be approved by the City Engineer's office before a Building Permit will be issued. All maps, studies, calculation sheets, reports, etc. must be on and/or folded in an 11-inch x 8 1/2-inch standard format.

2.3 Provide a focused parking and circulation study comprising the project access/egress, internal circulation and project parking analyses. The study is subject to the review and approval of the City Traffic Engineer.

2.4 Prepare and submit a drainage study, including supporting hydraulic and hydrological data to the project engineer for approval. The study shall confirm or recommend changes to the City's adopted Master Drainage Plan by identifying off-site and on-site storm water runoff impacts resulting from build-out of permitted General Plan land uses. In addition, the study shall identify the project's contribution and shall provide locations and sizes of catchments and system connection points and all downstream drainage-mitigating measures.
73856
PL22-0075 (SA) & PL24-0080 (TM 20634) 4 May 14, 2025

2.5 Prepare and submit a final grading plan showing building footprints, pad elevations, finished grades, drainage routes, retaining walls, erosion control, slope easements and other pertinent information in accordance with Appendix J of the California Building Code, latest edition.

2.6 Provide a certificate, from a Registered Civil Engineer, certifying that the finished grading has been completed in accordance with the City approved grading plan.

2.7 Design and install a monitoring manhole (per City Standard No. 530) on each domestic sewer lateral connection into a private sewer main that is tributary to the City's main sewer. In addition, a sampling Wye will be designed and installed on a stubbed-out sewer lateral connection into the main sewer for each industrial building in this development.

2.8 Design per City Standards and construct full public improvements for all impacted and interior streets/facilities in accordance with City Code, Standards and Specifications. Such public improvements shall include, but not be limited to, the following: (Please coordinate and verify all requirements with the project engineer.)
Street Names
Fern
Avenue(1)
Schaefer
Avenue
Euclid
Avenue(1)(8)
Curb & Gutter (Offset from Centerline) X(36’) X(84’-98’)(2) Sidewalk (Width) X(6’) X(8’) X(5’)
Asphalt Concrete Pavement on Aggregate
Base (Width from Centerline)(3)
X(3) X X
Asphalt Concrete Overlay X X X
Driveways (# of dwys)(4) X(2) X(1) X(2)
Street Lights(5) X X X
Median Island and Landscaping X(6) X(7)
Parkway Landscaping(9) X X X
Striping and Traffic Controls(10) X X X
Traffic Signal/Signal Modification X(11) X(12) X(13)
Traffic Signal Interconnect(14) X
Sewer(15) X
Storm Drain(16) X X
Domestic Water(17) X X X
Recycled Water
Fire Hydrants as required by CVIFD(18) X X X
(1) All pedestrian facilities along the project frontage shall be made accessible per the City’s Policy on Accessible Pedestrian Facilities. All existing public street improvements not up to current standards shall be remediated. This includes, but is not limited to, the removal and/or repair of any substandard or broken curb, gutter, sidewalks, pedestrian push buttons, crosswalks, and/or curb ramps. (2) An additional southbound right-turn lane is required to provide access to the two new driveways on Euclid Ave. The extent of this lane is between the northerly property line of APN 1052-581-04 and the new driveway closest to the Euclid Ave & Schaefer Ave intersection. (3) Grind and overlay or replacement of the existing street paving shall be required on Fern Avenue, Schaefer Ave, and Euclid Ave along the project frontage from the edge of pavement to the centerline of the streets. This will be based on the R-value and existing pavement condition of said streets as determined by core samples and the extent of any proposed utility improvements. Based on the extent 73957
PL22-0075 (SA) & PL24-0080 (TM 20634) 5 May 14, 2025
of the storm drain improvements for this project, the full extent of the Fern Ave and Schaefer Ave intersection will also be included. All paving requirements will be at the discretion of the City Engineer. (4) The proposed driveways shall be constructed per City of Chino Standard No. 250 with 5-ft minimum sidewalks. Truncated domes are to be provided where the driveway approach is signalized or stop controlled, per ADA requirements.
(5) Streetlights on Fern Ave, Schaefer Ave and Euclid Ave shall be designed and constructed for public use using Southern California Edison’s LS-2 rate plan.
(6) Modify the existing median on Fern Avenue, near the north property line, to provide a turn pocket for southbound left turns into the project and allow for westbound left turns from the project. Note: The existing median has an opening precisely in line with the northerly property line that would need to accommodate the southbound left and westbound left turning movements. (7) A southbound left turn lane pocket is required at the Euclid Avenue & Schaefer Ave intersection. This lane requires a median to be constructed between the left-turn lane and the adjacent southbound through lane. The length of the median will be from the Euclid Ave & Schaefer intersection to just north of the new project driveway to enforce a right-in/right-out-only access at the new driveway closest to the intersection. The final design of this turn lane shall be designed and constructed to the satisfaction of the City Engineer. The street improvements shall be designed in conformance with Caltrans Highway Design Manual standards and specifications.
(8) Euclid Avenue is designated as a Major Arterial with a raised median with curbs and landscaping. In lieu of constructing said median improvements and installing landscape and irrigation systems, the developer shall pay an “in-lieu” fee to the City for the City to construct in the future. (9) The property owner is responsible for the parkway landscape maintenance. Parkway landscape and irrigation must be installed along the project frontage on Fern Ave, Schaefer Ave, and Euclid Ave. (10)New signing & striping is required at the new signalized intersection at the new driveway & Schaefer Ave. Both the Fern Ave & Schaefer and the Euclid Ave & Schaefer Ave intersections require restriping to accommodate the new curb ramps, sidewalks, and crosswalks. The City Traffic Engineer will determine the limits of the signing & striping.
(11)Modify the existing traffic signal on Fern Ave and Schaefer Avenue to accommodate the new curb ramps and corresponding pedestrian push buttons.
(12)A new signal is required at the new project driveway and Schaefer Avenue, between Fern Ave and Euclid Ave. Refer to Condition 1.13 for corresponding street improvements at the intersection, including those on the south side of Schaefer Ave.
(13)Modify the existing traffic signal on Euclid Ave and Schaefer Avenue to accommodate a modified southbound left turn pocket lane, new crosswalks, and curb ramps with corresponding pedestrian push buttons.
(14)As directed by the City Traffic Engineer, install conduit and pull boxes along the project frontage to accommodate future traffic signal fiber optics.
(15)A new public sewer lateral is to be constructed on Fern Ave, in line with the new drive aisle near the northern property line. The extent of this public line is from the point of connection to the City main and the proposed sewer monitoring manhole at the R.O.W./property line. The proposed onsite sewer lines shall be private. Refer to Condition 2.15 for private utility maintenance requirements. (16)A new storm drain line is being proposed along Schaefer Ave, connecting with the city’s existing storm drain main line at the Fern Ave & Schaefer Ave intersection. These improvements will require updating the City’s Master Plan of Drainage, as indicated in Condition 2.23. (17)Multiple water meters and service laterals constructed proposed on Schaefer Ave and one on Euclid Ave. Refer to City of Chino Std. 415A&B for 3” or larger meters. Water lines that go from the meter to the structures shall be private. Refer to Condition 2.15 for private utility maintenance requirements. 74058
PL22-0075 (SA) & PL24-0080 (TM 20634) 6 May 14, 2025
(18)The applicant/property owner shall be solely responsible for any future maintenance and repair of fire service laterals at the project site in accordance with City Code, Chapters 13.04.175 and 13.12.150.

2.9 All improvements shall comply with federal, state, and local accessibility regulations and standards.

The review or approval of plans and specifications by the City does not permit the violation of any section of the federal law, state law, building code, or local ordinance. Where accessibility standards are contradictory, the provision that provides the most accessible (restrictive) condition shall apply. Where the project’s conditions of approval conflict with accessibility regulations and standards, the prevailing provision shall be determined by City’s Accessibility Coordinator and City Engineer.

2.10 Obtain design and plan approval from appropriate utility companies for undergrounding all overhead (dry) utility lines adjoining and interior to the project, including power lines of 34.5 kV or less, pursuant to City Municipal Code, Chapter 13.32. To accommodate the public improvements on Schaefer Avenue, relocation of the existing poles is required, in addition to the undergrounding of utility lines. Power lines exceeding the 34.5kV threshold can remain above ground with the relocated poles.

2.11 Prepare and submit a sewer collection system analysis to determine if downstream facilities are adequate to handle the proposed development. The analysis will evaluate the proposed point(s) of connection and determine if there are any system deficiencies or needed improvements in order for the proposed development to be connected to the City’s sanitary sewer collection system.

2.12 Pay all applicable fees pursuant to City Municipal Code including, but not limited to, the Development Impact Fees (DIF) and Sewage Facilities Development Fee (SFDF). The actual amount of fees due to the City will be based on the fee schedule in place on the date that the fees are due, or the date that they are paid, whichever occurs last. The fee amount stated in this notice is subject to change based on (1) annual adjustments for inflation, pursuant to Chino Municipal Code, Chapter 3.40.100 or 3.45.100, (2) revisions to the Chino Municipal Code, and (3) updates to the fee studies and nexus reports adopted by the City.

Developer is solely responsible for remaining informed about changes in the fee amounts. City shall have no obligation to inform Developer of changes in the fee amounts unless Developer requests notice of such changes, pursuant to Government Code Section 66019(b) and Chino Municipal Code Chapter 3.40.080(B) or 3.45.080(B).

2.13 All projects developing one (1) acre or more of total land area, or which are part of a larger phased development that will disturb one acre of land, are required to obtain coverage under the State Water Resources Control Board’s (SWRCB) General Permit for storm water discharges associated with construction activity. Proof of filing a Notice of Intent (NOI) with the SWRCB for coverage under this permit is required. A copy of the Waste Discharger’s Identification Number (WDID), issued by the SWRCB, must be submitted to the Project Engineer prior to issuance of grading permits. More detailed information regarding this General Permit, applicable fee information and the necessary forms to complete the NOI are available by calling (916) 341-5537 or on the SWRCB web site at http://www.swrcb.ca.gov/water_issues/programs/stormwater/constpermits.shtml

2.14 Pursuant to Santa Ana Regional Water Quality Control Board Order Number R8-2010-0036, NPDES Permit No. CAS618036, prepare a project-specific Water Quality Management Plan (WQMP) and submit to the project engineer for review and approval. To address NPDES Permit requirements to the maximum extent practicable, the project shall be designed to specify preferential use of Low Impact Development Best Management Practices that reduce pollutants and runoff volume through structural measures (e.g. infiltration, harvesting, and bio-treatment) and non-structural measures (e.g. preserving natural areas, clustering development, and reducing 74159
PL22-0075 (SA) & PL24-0080 (TM 20634) 7 May 14, 2025
impervious areas). The WQMP shall conform to the requirements of the San Bernardino County Stormwater Program, 2013 WQMP Technical Guidance Document and include the Trash Order Implementation Plan requirements.

2.15 Any future maintenance and repair of sewer laterals, except for the portion of lateral located within the public right-of-way or public easement, and domestic water or fire service laterals to the project site shall be the sole responsibility of the applicant/property owner in accordance with City Code, Chapter 13.04.175 and 13.12.150.

2.16 Convey ownership of all onsite water wells that may exist to the City and convert to monitoring wells as directed by the City’s Public Works Environmental staff and Water Utilities Supervisor.

Prepare and record any necessary easements to provide the City with access to the monitoring wells. Any existing water wells that cannot be feasibly converted to monitoring wells shall be destroyed (per City Standard No. 465).

2.17 City staff shall determine the type of water (potable or recycled) to be used for grading operations, dust control activities, and common area/public landscape irrigation at the time of permit issuance.

2.18 All public street corners shall have a minimum curb radii per City Municipal Code, Chapter 19.06 and City Standards and Specifications.

2.19 Provide adequate sight distance (per City Standard No. 865) for each project driveway and at all intersections. Landscaping type and height shall be maintained to ensure sight distance requirements are perpetuated.

2.20 Submit to the City electronic files, in Adobe Acrobat PDF format, of all submittals, including reports, studies, improvement plans, and City redlines of previous submittals. Include AutoCAD and Esri GIS shape files as an e-transmitted zip file of all approved improvement plans.

2.21 The developer shall be responsible for the modification of traffic signals at the Fern Ave & Schaefer Ave and Euclid Ave & Schaefer Ave intersections. During construction, the developer shall be responsible for any damages attributed to the construction of related public improvements and shall coordinate with the Transportation Division and the City’s designated traffic signal maintenance company for technical support of the traffic signal during construction until such time as the City accepts the improvements to the satisfaction of the City Engineer.

2.22 Comply with all requirements of the Traffic Impact Analysis (TIA) dated June 13, 2024 including participation in fair share contributions and construction of required improvements and mitigation measures as shown on the Mitigation Monitoring and Reporting Program, to mitigate impacts.

2.23 Provide an addendum to the City of Chino’s Master Plan of Drainage (MPD) to include the proposed storm drain line that is required for this project, which will connect to the City’s existing storm drain line under System 82. Include an analysis of cost impacts to the system and provide updated system drawings to “slip sheet” them into the MPD.

3.0 PRIOR TO REQUEST AND RELEASE OF ANY OCCUPANCY PERMITS:

3.1 Construct and secure Public Works Department approval of all public facilities enumerated under Section 2.8 above (per Resolution No. 88-23).

3.2 Underground all utility lines adjoining and interior to the project, including power lines of 34.5kV or less in accordance with City Municipal Code, Chapter 13.32.

3.3 Distribute for signature of all buyers, the information and disclosure notice announcing that the development will be annexed to the City's Landscape and Street Lighting Maintenance Assessment District before transfer of property title and completion and acceptance of all public improvements. 74260
PL22-0075 (SA) & PL24-0080 (TM 20634) 8 May 14, 2025

3.4 Distribute for signature of all buyers, the information and disclosure notice announcing that the project property will be subject to an annual special East Chino Specific Plan area Community Facilities District Tax.

3.5 The applicant’s Civil Engineer shall field verify that all BMPs are designed, constructed, and functional in accordance with the approved WQMP. BMPs shall also be inspected by Public Works Environmental staff. Coordinate inspection with staff and submit a completed City of Chino BMP field verification form for review and approval.

3.6 Rehabilitate all street pavement impacted by utility trench repairs as directed by City staff. Install signing and striping per approved plans.

3.7 Provide and record a reciprocal use and maintenance agreement to assure common ingress and egress and joint maintenance of all common access, parking areas and drives.

3.8 Pay all remaining applicable fees pursuant to City Municipal Code.

4.0 PRIOR TO FINAL ACCEPTANCE/PROJECT CLOSEOUT:

4.1 Complete all Conditions of Approval listed under Sections 1-3 above.

4.2 Submit to the City a letter from the surveyor indicating monuments required for the map have been set and they have been fully paid for their services.

4.3 Submit to the City, electronic files of Tract/Parcel Map and “as-built” improvement plans in AUTOCAD, Esri GIS shape and Adobe Acrobat PDF formats. AUTOCAD files shall be submitted as an e-transmitted zip file of the CAD drawings with all base files attached. Scanned resolution of PDF shall be a minimum of 360 dpi.
74361
Rev. 5/14/2025

CITY OF CHINO

PUBLIC WORKS DEPARTMENT

DEVELOPMENT ENGINEERING DIVISION
PROJECT NO. PL22-0075 (SA) & PL24-0080 (TM 20634)
PROJECT ENGINEER: Isidro Abreo
DATE: 5/14/2025

A COPY OF THIS CHECKLIST MUST BE PROVIDED ALONG WITH A COMPLETED PLAN CHECK REVIEW APPLICATION TO THE

ENGINEERING TECHNICIAN WHEN MAKING AN APPOINTMENT FOR FIRST PLAN CHECK SUBMITTAL Copy of Development Engineering Division Conditions of Approval Plan Check Fee Calculation Form
Maps (Subdivision Only)
Preliminary Title Report (no older than six months) (Subdivision Only) Closure Calculations (Subdivision Only)
Referenced Maps (Subdivision Only)
Preliminary Soils Report (no older than sixty days)
Lot line adjustment certificate
Lot merger
Right-of-way dedication
Rough Grading Plan
Precise Grading Plan
Storm Drain Plan- New public storm drain line on Schaefer Ave Hydrology and Hydraulic Calculations with Backup Data (Signed and Sealed by a Registered Civil Engineer)
Engineering Cost Estimate (On City Forms) with Engineer’s Wet Signature and Stamp Street Improvement Plan
Cross-sections (if street plans are required) at 50’ intervals and extended a minimum of 100’ beyond the limits of improvements
Sewer Plan- Revise record drawings to add the sewer service lateral and monitoring manhole Domestic Water Plan- Revise record drawings to add the water service laterals and meters Street Light Plan
Voltage Drop Calculations (Signed and Sealed by a Registered Engineer) Signing and Striping Plan
Traffic Signal Interconnect Plan- Euclid Avenue
Traffic Signal Plan- New signal plan for ‘New Driveway’ and Schaefer Ave Traffic Signal Mod Plan- Revise existing signal plan for Fern Ave & Schaefer Ave Traffic Signal Mod Plan- Revise existing signal plan for Euclid Ave & Schaefer Ave Water Quality Management Plan
Construction Management Plan
74462
Special Districts Leadership Foundation - District of Distinction Since 2008 May 13, 2025
It is a recommendation of the Fire District that the developer of every new construction project facilitate a preconstruction meeting. The meeting is to be scheduled with the Fire District Inspector for said project.

The following are the conditions of the above referenced permit/project. All conditions shall be adhered to, failure to comply with said conditions may result in the revocation of said permit and/or punitive fines as outlined in the Fire District fee schedule.

We look forward to a cooperative working relationship throughout the project. Should you have any questions regarding the project, including the conditions as set forth herein, please feel free to contact our office at (909) 902-5280.

1.0 THE ITEMS BELOW ARE CONDITIONS OF APPROVAL AND ARE TO BE COMPLETED PRIOR TO RECORDATION:

1.1 Fire access roads shall be designed and plans submitted to the Fire District for approval.

Fire access roads shall be constructed of an all-weather hard surface, such as, asphalt or concrete, and be a minimum unobstructed width of 26 feet and minimum clear height of 13’6”. The road grade shall not exceed twelve percent (12%) maximum. An approved turn around shall be provided at the end of each roadway in excess of 150 feet in length. Aerial access shall be provided for any buildings 30’ ft. and higher per 2019 CFC. Appendix D. A 26’ ft. wide access road shall be a minimum of 15’ ft. to the building and a maximum of 30’ ft. from the building. Access roads shall comply with Fire District Standard No. 111.

Chino Valley Fire District
14011 City Center Drive
Chino Hills, CA 91709
(909) 902-5260 Administration
(909) 902-5250 Fax
Chinovalleyfire.org
2022-00003067
Fire Protection Requirements

CLARK SCHAEFER PARTNERS, LLC
280 NEWPORT CENTER DR STE 240
NEWPORT BEACH, CA - California 92660
Project Name: ORBIS COMMERCIAL
PL22-0074-0075, PL23-0111, PL24-0080-0081
Project Address: NW CORNER OF EUCLID &
SCHAEFER AVE, Chino, CA. 91710

Board of Directors
Harvey Luth
President
Sarah-Ramos Evinger
Vice President
John DeMonaco
Tom Haughey
Mike Kreeger
Fire Chief
Dave Williams
74563
Special Districts Leadership Foundation - District of Distinction Since 2008

1.2 The development and each phase shall have two (2) points of vehicular access during construction. Fire District Standard No. 111 shall be complied with.

1.3 Water systems shall be designed to meet the required fire flow of this development and be approved by the Community Risk Reduction Division. Buildings in excess of 100,000 square feet shall have a minimum of two (2) connections to a public main. The developer shall furnish the Community Risk Reduction Division with three (3) copies of the water system working plans done by the installing contractor for approval, along with the Fire Flow Availability Form completed by the water purveyor prior to recordation. The required fire flow shall be determined by using the California Fire Code, current adopted edition. For all private systems, the water systems shall comply with Fire District Standard Nos. 101, 102, and 103. In areas without water-serving utilities, fire protection water systems shall be based on NFPA Pamphlet 1231. For water connections and work conducted in the public right of way, please refer to separate plans reviewed and approved by the water purveyor.

1.4 Fire hydrants shall be six-inch (6") diameter with a minimum one four-inch (4") and one two and one-half inch (2-1/2") connections. All fire hydrants shall be spaced a maximum of three hundred feet (300') apart. Private water systems shall comply with Fire District Standard Nos. 101, 102, and 114. All hydrants shall be installed with pavement markers to identify their locations.

1.5 Access drives which cross property lines shall be provided with CC & R's, access easements or reciprocating agreements and shall be recorded on the titles of affected properties. Copies of the recorded documents shall be provided at the time of Fire District plan review.

1.6 Underground fire mains which cross property lines shall be provided with CC & R's, easements, or reciprocating agreements addressing the use and maintenance of the mains and hydrants and shall be recorded on the titles of affected properties. Copies of the recorded documents shall be provided at the time of Fire District plan review.

2.0 THE ITEMS BELOW ARE CONDITIONS OF APPROVAL AND ARE TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMIT:

2.1 Fire access roads shall be constructed and approved by the Community Risk Reduction Division prior to combustibles being brought onto the site.

2.2 Approved street signs shall be installed prior to issuance of building permits, as well as a job site address.

2.3 Fire Protection water systems shall be tested, operational, and approved by the Community Risk Reduction Division prior to combustible materials being brought to the site.

2.4 All flammable vegetation shall be removed from each building site for a minimum distance of thirty feet (30') from any flammable building material including all structures. 74664
Special Districts Leadership Foundation - District of Distinction Since 2008

2.5 A detailed site plan of the development is required to be submitted in electronic (pdf.) format. The plan must show and be limited to: locations of property lines, buildings, and equipment and hazards for emergency response purposes. Please refer to Fire District Standard No. 143. Additional or revised files may be required during construction and/or prior to final signoff.

2.6 The Developer shall submit, as an electronic file, a drawing of the new streets in pdf format to the Fire District with the building construction plans. Format must contain and be restricted to the following layers: A. Right of way; B. Parcel Lines; C. Street Names; D. Address numbers; E. Fire Hydrants. Additional or revised files may be required during construction and/or prior to final signoff.

3.0 THE ITEMS BELOW ARE CONDITIONS OF APPROVAL AND ARE TO BE COMPLETED PRIOR TO OCCUPANCY:

3.1 An automatic protection fire sprinkler system is required for all buildings 5,000 sq. ft or greater. and/or when used for allowable area increase, if applicable. This system shall comply with NFPA Standard No. 13 and Fire District Standard No. 110. An electronic/PDF set of detailed plans along with hydraulic calculations and material specifications shall be submitted to the Community Risk Reduction Division. The system shall be installed, tested and approved prior to system final. Fire sprinkler systems shall be installed by a licensed C-16 contractor and the contractor is required to submit a report to The Compliance Engine (TCE).

3.1 A residential "life safety" fire sprinkler system is required. The developer shall submit an electronic/PDF set of detailed plans and hydraulic calculations to the Community Risk Reduction Division for approval. The system shall be installed, tested and approved prior to occupancy. The system shall meet the standards of NFPA 13R or 13D and Fire District Standard No.126. Dwellings in excess of 5,000 square feet shall provide calculations of the (4) four most remote sprinkler heads. For NFPA 13R systems, the contractor is required to submit a report to The Compliance Engine (TCE).

3.2 An automatic fire alarm system is required. An electronic/PDF set of detailed plans shall be submitted showing the design, system components, signaling devices, fire alarm power supply, control panel and auxiliary devices and functions of the alarm system. Please refer to Fire District Standard No. 133 and current adopted editions of the California Building Code, as well as NFPA Standard 72. The contractor is required to submit a report to The Compliance Engine (TCE).

3.3 Approved in-building, two-way emergency responder communication coverage for emergency responders shall be provided in all new buildings, if ERRC evaluation determines the need for installation of system. In-building, two-way emergency responder communication coverage within the building shall be based on the existing coverage levels of the public safety communication systems utilized by the jurisdiction, measured at the exterior of the building. System shall comply with current adopted edition of the California Fire Code, NFPA 70, 72 & 1221 and the contractor is required to submit a report to The Compliance Engine (TCE).

3.4 An automatic fixed fire extinguishing system may be required. An electronic/PDF set of detailed plans shall be submitted to the Community Risk Reduction Division for approval. 74765
Special Districts Leadership Foundation - District of Distinction Since 2008 System shall comply with current adopted edition of the California Fire Code, NFPA Standard 17-A, and UL 300. Please refer to Fire District Standard No. 112. The contractor is required to submit a report to The Compliance Engine (TCE).

3.5 Insulated liquid carbon dioxide systems with more than 100 pounds (45.4 kg) of carbon dioxide used in beverage dispensing applications shall comply with CFC, Section 5307.3.1., and shall be provided with mechanical ventilation or a gas detection system. The contractor is required to submit a report to The Compliance Engine (TCE).

3.6 A maximum occupant load sign shall be posted in a conspicuous location neat the main entrance/exit of the room, if occupant load is greater than 49 people. Such sign shall be legible.

3.7 Hand-held portable fire extinguishers are required to be installed. The location, type and cabinet design shall be approved by the Community Risk Reduction Division.

3.8 Smoke and Carbon Monoxide alarms are required to be installed per Section 310 of the California Building Code, current adopted edition. Locations shall be in accordance with code requirements.

3.9 Exits, doors, signs and approved path marking shall be installed in accordance with the current adopted edition of the California Building Code, Section 1007

3.10 "No Parking - Fire Lane" signs shall be installed in interior access drives at locations designated by the Community Risk Reduction Division. Curbs shall be painted red at locations designated by the Community Risk Reduction Division. Please refer to Fire District Standard No. 121.

3.11 An approved recessed Fire Department "KNOX" brand key box is required. The key box shall be located at or near the main entrance(s), and shall be provided with a tamper switch and shall be monitored by an approved central station monitoring service. Please refer to Fire District Standard No. 117.

3.12 An approved Knox key switch and/or Knox lock is required on each automatic electric or manual gate that crosses an EVA. All automatic gates shall be provided with a manual override. Fire District Standard No. 116 & 117 shall be complied with.

3.13 Commercial, industrial, and multi-family building addresses shall be posted with a minimum eight inch (8") numbers, visible from the street and during the hours of darkness they shall be internally or externally electrically illuminated. Posted numbers shall contrast with the background used and be legible from the street.

Where building set back exceeds 100 feet from the roadway, additional non-illuminated six inch (6") numbers shall be displayed at the property access entrance. These numbers shall also contrast with the background used. Fire District Standard No. 122 must be complied with.

3.14 Residential street addresses shall be posted with a minimum of four inch (4") numbers, shall be electrically illuminated (by 12-volt power source only) by internal means during the hours of darkness. Posted numbers shall contrast with the background used and be 74866
Special Districts Leadership Foundation - District of Distinction Since 2008 legible from the street in accordance with the California Fire Code, current adopted edition. Where building is set back more than 100 feet from the roadway, additional nonilluminated four inch (4") numbers shall be displayed at the property access entrance.

These numbers shall also contrast with the background used. Please refer to Fire District Standard No. 122.

3.15 An electronic/PDF set of plans shall be submitted separately for each of the following listed items to the Fire District for review, approval and permit prior to any installation or work being done. Approved plans must be maintained at the worksite during construction. Fees are due at the time of submittal.

a) Building Construction, includes tenant improvement work b) Private (onsite) Underground Fire Protection Water Systems, if applicable c) Fire Sprinkler Systems, designed by C16 contractor or registered engineer d) Fire Alarm Systems or Sprinkler Monitoring Systems designed by a C7, C10 contractor or registered engineer.
e) Knox box and/or security gate locations.
f) Gas detection systems
g) Emergency Responder Radio Coverage Systems
Applicable Standards:
101, 102, 103, 110, 111, 114, 117, 121, 122, 126, 133, 141, 143 CVFD Standards available online at http://www.chinovalleyfire.org 74967

POLICE DEPARTMENT

CONDITIONS OF APPROVAL
DATE: May 21, 2025
PROJECT FILE NO.: PL22-0074 (Special Conditional Use Permit), PL22-0075 (Site Approval), PL24-0080 (Tentative Tract Map No. 20634) and PL24-0081 (Special Conditional Use Permit)
LOCATION: North side of Schaefer Avenue between Euclid and Fern Avenues (APN: 1052-581-03)
APPLICANT: Orbis Real Estate Partners

1.0 GENERAL REQUIREMENTS:

1.1. FLOCK cameras shall be installed and adequately positioned to cover main entrances and exits to the property (Schaefer and Euclid Avenues).

1.2. Install and adequately position license plate reader quality security cameras capable of capturing nighttime video to cover door entrances (directed towards faces), rear of the properties, parking lots, entrance and exit to residential parking structure, and safe storage locations with 24/7 monitoring. Consider private security during nighttime/early morning hours. Allow access to camera system to our Real Time Crime Center Analysts for in progress calls for service/crimes in progress. Contact Leah Green Chino PD (909-334-3060).

1.3. *A CPTED (Crime Prevention Through Environmental Design) inspection can be scheduled to assist with recommendations on camera placement for best coverage.
75068
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
01 2025-05-09

NWC EUCLID & SCHAEFER

CHINO, CALIFORNIA

PLANNING REVIEW PACKAGE
APN 1052-581-03

KEYPLAN
N.T.S.

SITE

SHEET INDEX
1 COVER SHEET
2 COMMERCIAL PERPSECTIVE VIEWS
3 COMMERCIAL PERPSECTIVE VIEWS
4 RESIDENTIAL PERPSECTIVE VIEWS
5 OVERALL SITE PLAN
6 FIRE ACCESS PLAN
7 COMMERCIAL WASTE MANAGEMENT PLAN
8 BUILDING MASSING PLAN
9 FAST FOOD PAD 1 -FLOOR PLAN
10 FAST FOOD PAD 1 -ROOF PLAN
11 FAST FOOD PAD 1 -EXTERIOR ELEVATIONS
12 FOOD SHOPS 1 -FLOOR PLAN
13 FOOD SHOPS 1 -ROOF PLAN
14 FOOD SHOPS 1 -EXTERIOR ELEVATIONS
15 RETAIL / FOOD SHOPS -FLOOR PLAN
16 RETAIL / FOOD SHOPS -ROOF PLAN
17 RETAIL / FOOD SHOPS-EXTERIOR ELEVATIONS
18 SELF STORAGE-FLOOR PLANS
19 SELF STORAGE-ROOF PLAN
20 SELF STORAGE-EXTERIOR ELEVATIONS
21 SELF STORAGE SOUTH ELEVATION (W/RETAIL/FOOD SHOPS)
22 LINE OF SIGHT EXHIBIT
23 LINE OF SIGHT EXHIBIT
24 COMMERCIAL COLOR AND MATERIALS BOARD
25 RESIDENTIAL PROJECT SUMMARY
26 RESIDENTIAL ENLARGED SITE PLAN
27 OPEN SPACE PLAN
28 RESIDENTIAL WASTE MANAGEMENT PLAN
29 RESIDENTIAL BUILDING PLAN – 1ST LEVEL
30 RESIDENTIAL BUILDING PLAN – 2ND LEVEL
31 RESIDENTIAL BUILDING PLAN – 3RD LEVEL
32 RESIDENTIAL BUILDING PLAN – 4TH LEVEL
33 RESIDENTIAL ROOF PLAN
34 RESIDENTIAL BUILDING SECTION
35 RESIDENTIAL ELEVATIONS
36 RESIDENTIAL ELEVATIONS
37 RESIDENTIAL UNIT PLANS
38 RESIDENTIAL COLOR AND MATERIAL BOARD
39 EUCLID & SCHAEFER ENTRY PYLON DETAILS & VIEWS
40 GENERAL NOTES, SYMBOL LIST & ABBREVIATIONS
41 SITE LIGHTING PHOTOMETRIC PLAN
42 DETAILS & LIGHTING FIXTURE SPECS
C1 SITE UTILIZATION
C2 CONCEPTUAL GRADING PLAN
C3 CONCEPTUAL GRADING PLAN
C4 SECTIONS
C5 CONCEPTUAL UTILITY PLAN
C6 TENTATIVE TRACT MAP
C7 SITE UTILIZATION MAP
C8 TENTATIVE TRACT MAP SECTIONS
L1 CONCEPTUAL LANDSCAPE PLAN
L2 AMENITY ENLARGEMENTS
L3 AMENITY ENLARGEMENTS
L4 AMENITY ENLARGEMENTS
L5 FENCE AND WALL PLAN
L6 FENCE AND WALL DETAILS
L7 AESTHETIC LIGHTING PLAN
L8 PEDESTRIAN CIRCULATION PLAN

APPLICANT

ORBIS REAL ESTATE PARTNERS
280 NEWPORT CENTER DRIVE, #240
NEWPORT BEACH, CA 92660
CONTACT: GRANT ROSS
949.688.6931
OWNER

ORBIS REAL ESTATE PARTNERS
280 NEWPORT CENTER DRIVE, #240
NEWPORT BEACH, CA 92660
CONTACT: GRANT ROSS
949.688.6931

ARCHITECT

AO ARCHITECTS
144 NORTH ORANGE AVENUE
ORANGE,CA 92688
CONTACT: BILL PERKINS
714.639-9860 X 218

LANDSCAPE ARCHITECT

SITESCAPES
3190 B-2 AIRPORT LOOP DRIVE
COSTA MESA, CA 92626
CONTACT: SCOTT SHOUP
949.644.9370

CIVIL ENGINEER

FUSCOE ENGINEERING
15535 SAN CANYON, SUITE 100
IRVINE, CA 92618
CONTACT: SAMANTHA FABING, P.E.
949.474.1960
75169
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
02 2025-05-09
1 3
4 2
VIEW OF FOOD SHOPS 1 LOOKING SOUTHEAST 3 VIEW OF FOOD SHOPS 1 LOOKING NORTHEAST 4 VIEW OF FAST FOOD PAD 1 LOOKING SOUTHEAST 1 VIEW OF FAST FOOD PAD 1 LOOKING SOUTHWEST 2

COMMERCIAL PERSPECTIVE VIEWS
VIEW OF RETAIL FOOD SHOPS LOOKING NORTHWEST 5 VIEW OF RETAIL FOOD SHOPS AND SELF STORAGE LOOKING NORTHWEST 6 5 6
CB CB
UP
DWR
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
DWR
DWR
DWR
UP
CB CB
CB CB
CB CB
UP 9R DN 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
5' DIA. 5' DIA

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
CB CB
CB CB
CB CB
10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
UP
CB CB
DWR
DWR
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH
DWR
DWR
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
DWR
CB CB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
CB CB
DN 9R UP 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
DWR
CB CB
CB CB
CB
CB
CB CB
CB CB
CB CB
CB CB
CB CB
DWR
CB CB
CB CB
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR
CB CB
UP
CB CB
DWR
DWR
DWR
CB
CB
CB CB

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVSE EVSE VAN
VAN

EVSE EVSE

AMBULATORY
EVSE

EVCS EVCS
12' WIDE GARAGE DOOR
12' WIDE GARAGE DOOR
LOBBY

RR BREAK / JAN
M M

PORTE COCHERE
AHU
AHU
AHU
AHU
AHU
AHU
RR

EVCS EVCS EVCS EVCS
75270
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
03 2025-05-09
7 10
8 9
VIEW OF SELF STORAGE LOOKING SOUTHWEST 7 VIEW OF FOOD SHOPS 1 LOOKING NORTHWEST 8

COMMERCIAL PERSPECTIVE VIEWS
VIEW OF EUCLID ENTRY PYLONS LOOKING NORTHWEST 9 VIEW OF EUCLID ENTRY PYLONS LOOKING SOUTHWEST 10 CB CB
UP
DWR
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
DWR
DWR
DWR
UP
CB CB
CB CB
CB CB
UP 9R DN 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
5' DIA. 5' DIA

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
CB CB
CB CB
CB CB
10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
UP
CB CB
DWR
DWR
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH
DWR
DWR
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
DWR
CB CB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
CB CB
DN 9R UP 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
DWR
CB CB
CB CB
CB
CB
CB CB
CB CB
CB CB
CB CB
CB CB
DWR
CB CB
CB CB
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR
CB CB
UP
CB CB
DWR
DWR
DWR
CB
CB
CB CB

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVSE EVSE VAN
VAN

EVSE EVSE

AMBULATORY
EVSE

EVCS EVCS
12' WIDE GARAGE DOOR
12' WIDE GARAGE DOOR
LOBBY

RR BREAK / JAN
M M

PORTE COCHERE
AHU
AHU
AHU
AHU
AHU
AHU
RR

EVCS EVCS EVCS EVCS
75371
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
04 2025-05-09

RESIDENTIAL PERSPECTIVE VIEWS
VIEW OF SCHAEFER AVENUE ENTRY LOOKING NORTH 12
12 11
VIEW OF FERN AVENUE AND SCHAEFER AVENUE LOOKING NORTH EAST 11 CB CB
UP
DWR
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
DWR
DWR
DWR
UP
CB CB
CB CB
CB CB
UP 9R DN 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
5' DIA. 5' DIA

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
CB CB
CB CB
CB CB
10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
UP
CB CB
DWR
DWR
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH
DWR
DWR
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
DWR
CB CB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
CB CB
DN 9R UP 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
DWR
CB CB
CB CB
CB
CB
CB CB
CB CB
CB CB
CB CB
CB CB
DWR
CB CB
CB CB
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR
CB CB
UP
CB CB
DWR
DWR
DWR
CB
CB
CB CB

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVSE EVSE VAN
VAN

EVSE EVSE

AMBULATORY
EVSE

EVCS EVCS
12' WIDE GARAGE DOOR
12' WIDE GARAGE DOOR
LOBBY

RR BREAK / JAN
M M

PORTE COCHERE
AHU
AHU
AHU
AHU
AHU
AHU
RR

EVCS EVCS EVCS EVCS
VIEW OF FERN AVENUE AND SCHAEFER AVENUE CORNER LOOKING EAST 13 13 75472
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
05 2025-05-09
1” = 40’-0’

OVERALL SITE PLAN

TABULATIONS
APN: 1052-581-03
SITE GROSS AREA 458,159 SF (10.52 ACRES)
SITE NET AREA 427,692 SF (9.82 ACRES)

GENERAL PLAN LAND USE DESIGNATION GC

ZONING DESIGNATION GC/MUO
BUILDING AREAS (COMMERCIAL):

RETAIL/FOOD SHOPS 13,800 SF
FOOD SHOPS 1 4,500 SF
FAST FOOD PAD 1 2,500 SF
SELF STORAGE 132,438 SF
COMMERCIAL BUILDING TOTAL 153,238 SF
132,438 SF (PUBLIC STORAGE)/377,125 SF (RESIDENTIAL) + 153,238 SF (COMMERCIAL) = 24.9

24.9<25
(PUBLIC STORAGE FLOOR AREA SHALL NOT EXCEED 25% OF GFA FOR RESIDENTIAL AND

NON-RESIDENTIAL USES)
BUILDING AREAS (RESIDENTIAL):

APARTMENTS 377,125 SF
PARKING STRUCTURE 180,429 SF
FLOOR AREA RATIO-NON-RESIDENTIAL (153,238/427,692) .36

LOT COVERAGE
99,509(RES)+20,800(RET)+34,911(SS)+39,459(PS)/427,692 46% COVERAGE LANDSCAPE COVERAGE: 77,713 SF/427,692 SF 18.1% COVERAGE (15% REQ.)

TOTAL PARKING REQUIRED
RETAIL/FOOD/OUTDOOR DINING(SHOPPING CENTER) 102 STALLS (@4/1000) SELF STORAGE 10 STALLS (1/100 SU)
RESIDENTIAL 448 STALLS/27 GUEST STALLS
587 STALLS
TOTAL PARKING PROVIDED 630 STALLS
COMMERCIAL 143 STALLS
RESIDENTIAL 487 STALLS

COMMERCIAL EV STALLS
TOTAL NUMBER OF REQUIRED EV CAPABLE SPACES: 35
(PER 2022 CAL GREEN, TABLE 5.108.5.3.1)
TOTAL NUMBER OF PROVIDED EV CAPABLE SPACES: 35

TOTAL NUMBER OF REQUIRED EV CAPABLE SPACES
WITH CHARGING EQUIPMENT: 9
(PER 2022 CAL GREEN, TABLE 5.108.5.3.1)

TOTAL NUMBER OF PROVIDED EV CAPABLE SPACES
WITH CHARGING EQUIPMENT: 9
ACCESSIBLE PARKING REQUIRED (2% TOTAL) 13 STALLS
ACCESSIBLE PARKING PROVIDED 19 STALLS
BICYCLE PARKING REQUIRED 32 STALLS
(630 STALLS X 5%)
BICYCLE PARKING PROVIDED 33 STALLS
SEE SHEET 25 FOR ADDITIONAL RESIDENTIAL BUILDING AND SITE INFORMATION CB CB
UP
DWR
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH
DWR
DWR

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
DWR
DWR
DWR
UP
CB CB
CB CB
CB CB
UP 9R
UP 9R
DN 9R
UP 9R
UP 9R
DN 9R
CB CB
5' DIA.
5' DIA.

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
CB 3500LB CB
CB CB
CB CB
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
10T 2P
4CADD-10CS
4CADD-10CS
10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
4CADD-10CS
10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
UP
CB CB
DWR
DWR
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH
DWR
DWR
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
DWR
CB CB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
CB CB
UP 9R DN 9R
UP 9R
UP 9R
UP 9R
DN 9R
CB CB
DWR
CB CB
CB CB
CB
CB
CB CB
CB CB
CB CB
CB CB
CB CB
DWR
CB CB
CB CB
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH
DWR
DWR
CB CB
UP
CB CB
DWR
DWR
DWR
CB
CB
CB CB

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVSE EVSE VAN
VAN

EVSE EVSE

AMBULATORY
EVSE
60'
78'
FOOD
SHOPS 1
4,500 SF

FAST FOOD
PAD 1
72' 2,500 SF
35'

OUTDOOR PATIO

OUTDOOR PATIO
123 stalls
16 stalls
4 stalls VEHICULAR
ENTRY

VEHICULAR
ENTRY
TRASH

STAGING
USPS

LAY-BY LOADING LAY-BY LOADING
4-LEVEL

SELF STORAGE
±132,438 SF

RETAIL/FOOD
SHOPS
13,800 SF OUTDOOR
58'-0"
214'6"
PATIO

OUTDOOR
PATIO
1040 SF
1320 SF
975 SF
1150 SF
15 x 45 LOADING
decorative screen wall
0" curb

EVCS EVCS
12' WIDE GARAGE DOOR
12' WIDE GARAGE DOOR
LOBBY

RR BREAK / JAN
M M

PORTE COCHERE
AHU
AHU
AHU
AHU
AHU
AHU
RR

EVCS EVCS EVCS EVCS

CALL BOX
75573
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
06 2025-05-09
1” = 40’-0’

FIRE ACCESS PLAN
FIRE LANE (26’ MIN)

FIRE HYDRANT LOCATION
LEGEND
CB CB
UP
DWR
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
DWR
DWR
DWR
UP
CB CB
CB CB
CB CB
UP 9R
UP 9R
DN 9R
UP 9R
UP 9R
DN 9R
CB CB
5' DIA.
5' DIA.

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
CB CB
CB CB
CB CB
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
10T 2P
4CADD-10CS
4CADD-10CS
10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
4CADD-10CS
10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
UP
CB CB
DWR
DWR
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH
DWR
DWR
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
DWR
CB CB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
CB CB
UP 9R DN 9R
UP 9R
UP 9R
UP 9R
DN 9R
CB CB
DWR
CB CB
CB CB
CB
CB
CB CB
CB CB
CB CB
CB CB
CB CB
DWR
CB CB
CB CB
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH
DWR
DWR
CB CB
UP
CB CB
DWR
DWR
DWR
CB
CB
CB CB

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVSE EVSE VAN
VAN

EVSE EVSE

AMBULATORY
EVSE

EVCS EVCS
12' WIDE GARAGE DOOR
12' WIDE GARAGE DOOR
LOBBY

RR BREAK / JAN
M M

PORTE COCHERE
AHU
AHU
AHU
AHU
AHU
AHU
RR

EVCS EVCS EVCS EVCS
75674
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
07 2025-05-09

COMMERCIAL WASTE MANAGEMENT PLAN
LEGEND
1” = 40’-0’
CB CB
UP
DWR
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
DWR
DWR
DWR
UP
CB CB
CB CB
CB CB
UP 9R
UP 9R
DN 9R
UP 9R
UP 9R
DN 9R
CB CB
5' DIA.
5' DIA.

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
CB CB
CB CB
CB CB
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
10T 2P
4CADD-10CS
4CADD-10CS
10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
4CADD-10CS
10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
UP
CB CB
DWR
DWR
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH
DWR
DWR
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
DWR
CB CB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
CB CB
UP 9R DN 9R
UP 9R
UP 9R
UP 9R
DN 9R
CB CB
DWR
CB CB
CB CB
CB
CB
CB CB
CB CB
CB CB
CB CB
CB CB
DWR
CB CB
CB CB
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH
DWR
DWR
CB CB
UP
CB CB
DWR
DWR
DWR
CB
CB
CB CB

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVSE EVSE VAN
VAN

EVSE EVSE

AMBULATORY
EVSE

EVCS EVCS
12' WIDE GARAGE DOOR
12' WIDE GARAGE DOOR
LOBBY

RR BREAK / JAN
M M

PORTE COCHERE
AHU
AHU
AHU
AHU
AHU
AHU
RR

EVCS EVCS EVCS EVCS

TRASH ENCLOSURE ELEVATIONS

TRASH ENCLOSURE REFERENCE IMAGE

TRASH ENCLOSURE
14’-3” X 24’-4”, 6’ TALL CMU ENCLOSURE

W/STEEL FRAMED COVER
SEE SHEET 28 FOR THE RESIDENTIAL

WASTE MANAGEMENT EXHIBIT

TRASH HAULER TRUCK ROUTE
75775
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
08 2025-05-09

BUILDING MASSING PLAN
1” = 40’-0’
26'-0"
56'-11"
30'-0"
23'-2"
45'-3"
42'-0"
49'-10"
21'-11"
37'-9"
10'-0"
22'-10"
19'-8"
9'-0"
19'-0"
9'-0"
19'-0"

NOT A PART
78'-0"
14'-2" 15'-0" 48'-10"
3'-4" 3'-4" 8'-1" 3'-4" 4'-11" 3'-0" 8'-4" 3'-0" 5'-7"
60'-0" 3'-0"
2'-6" 12'-6" 10'-0" 5'-0" 9'-3" 14'-0" 9'-3" 1'-0"
2'-6" 78'-0" 14'-6"
15'-8" 6'-0" 15'-2" 4'-0" 3'-8" 9'-1" 6'-0" 9'-5" 4'-0" 5'-0" 3'-6" 10'-0" 9"2'-6"9" 9'-6" 9"2'-6"9" 6'-0" 3'-0" 0"2'-6"9" 9'-6" 9"2'-6"9" 5'-6" 1'-6"
1'-0"
1'-6"
4'-0" 1'-11"
12'-6" 2'-6" 5'-3" 4'-6" 5'-3"
CB CB
UP
DWR
M. BEDROOM
M. BATH

OPEN TO SKY
OPEN
TO SKY

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
DWR
DWR
DWR
UP

CB CBCB CB

COURTYARD
1 COURTYARD
2 CB CB
MOVE
IN
UP 9R
UP 9RDN 9R UP 9R
UP 9RDN 9R
CB CB
ELEC.
5' DIA.

TRASH
5' DIA.

TRASH

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
EE
EE
EE

CO-WORKING
DOUBLE VOL.

ACCESS

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
EE
CB CB
CB CB
CB CB
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS

FITNESS
DOUBLE VOL.

CLUB
DOUBLE VOL.

POOL
EQ.
4CADD-10CS10T 2P
4CADD-10CS10T 2P
4CADD-10CS10T 2P
4CADD-10CS10T 2P
4CADD-10CS10T 2P
4CADD-10CS10T 2P
10T 2P
4CADD-10CS
4CADD-10CS10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
4CADD-10CS10T 2P
4CADD-10CS10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
4CADD-10CS10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
M
W
B1
A1
A1
A1
A1
A0 A0 A0 A2 A2 A2 A2 A2
A2
A2
B3
B3
B3
B3
UP
PARKING 93
CB CB
A2
DWR
DWR
A1
A0
CB CB
B2
B2
M. BEDROOM
M. BATH
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
ACCESS
MOVE
IN
A0
A0
DWR

LEASING
LOBBY
MAIL
DOUBLE VOL.

SINGLE VOL.

COURT
3 722 FF 722.5 FF
722.5 FF
722 FF
721 FF
UTIL.

UTIL.
722.5 FF
721.5 FF
721.5 FF
720 FF
720 FF
721 FF
UTIL.
720 FF 720.5 FF
722 FF
CB CB
GATE
GATE
ACCESS
B3

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

FOR SALE

PRODUCTS

DISPLAY
YOGA /

FITNESS
STUDIO
1641 SQ. FT.

STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"
BALCONY 7'-3" X 9'-9"
BATH

KITCHEN
STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
S1 S1
STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"
BALCONY 7'-3" X 9'-9"
BATH

KITCHEN
STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
S1 S1
CB CB
B2
UP 9R DN 9R
UP 9R
UP 9R
UP 9RDN 9R
CB CB
DWR
CB CB
CB CB
CB
CB

CB CBCB CB
CB CB
CB CB
CB CB
B2
B2
C1
A1
B2
B2
B2
B2
A2
B1
B2
DWR
ACCESS
CB CB
A2
ELEC.

CB CB
B2 ELEC.

A2
A0
CB CB
A2
M. BEDROOM
M. BATH
CB CB
A0
A0
UP
CB CB
A2
ACCESS
DWR
A1
ACCESS
DWR
A1
UTIL.

UTIL.

DWR
A1
CB
CB
CB CB
C1
A2
LOUNGE 2
ACCESS

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVSE EVSE VAN
VAN

EVSE EVSE

AMBULATORY
EVSE
60'
78'
FOOD
SHOPS 1
4,500 SF

FAST FOOD
PAD 1
72' 2,500 SF
35'

OUTDOOR PATIO

OUTDOOR PATIO
123 stalls
16 stalls
4 stalls

VEHICULAR
ENTRY

VEHICULAR
ENTRY
TRASH

STAGING
USPS

LAY-BY LOADING LAY-BY LOADING
4-LEVEL

SELF STORAGE
±132,438 SF

RETAIL/FOOD
SHOPS
13,800 SF OUTDOOR
58'-0"
214'6"
PATIO

OUTDOOR
PATIO
1040 SF
1320 SF
975 SF
1150 SF
15 x 45 LOADING
decorative screen wall
0" curb

EVCS EVCS
12' WIDE GARAGE DOOR
12' WIDE GARAGE DOOR
65'-6"
16'-11" 1'-0" 12'-7" 3'-0" 4'-0" 20'-10"
214'-6"
16'-6" 3'-0" 5'-6" 6'-0" 5'-9" 5'-10" 1'-8" 6'-0" 8'-4" 4" 2'-0" 1'-6" 2'-0"
35'-0" 4'-0" 3'-0" 22'-6"
1'-0"
1'-4"
3'-4" 5'-4" 6'-4"
1'-0"
4'-0" 6'-3" 3'-0" 6'-3" 4'-6" 6'-3" 3'-0" 6'-3" 4'-6" 6'-3" 3'-0" 6'-3" 4'-0" 4'-0" 1'-6" 15'-4" 6'-0" 15'-4" 1'-6" 4'-0" 4'-0" 6'-3" 3'-0" 6'-3" 3'-11" 6'-3" 3'-0" 6'-3" 4'-0" 1'-10" 6'-4" 10"
6'-4" 10"
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5
10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25
10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25
10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25
10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 15 10 x 15 10 x 15 10 x 15
10 x 20
10 x 10
5 x 5 5 x 5
5 x 5 5 x 10 5 x 10 5 x 5
5 x 10 5 x 5 10 x 5 5 x 10 5 x 5
5 x 5 5 x 5 10 x 5 10 x 5 10 x 5 5 x 5 5 x 5
10 x 10 10 x 10
10 x 7.5
10 x 7.5
5 x 5
5 x 10
10 x 5 10 x 5 10 x 5
10 x 5 10 x 5
10 x 5 10 x 5 10 x 5 10 x 5 10 x 5
10 x 5
9 x 10 9 x 14
5 x 9
5 x 95 x 9
5 x 95 x 9
10 x 12.5
5 x 12.5
5 x 9
LOBBY

RR BREAK / JAN
M
M

PORTE COCHERE
AHU
AHU
AHU
AHU
AHU
AHU
10 x 10
10 x 15
RR
10 x 10
10 x 5
10 x 20
10 x 30
10 x 20
10 x 10
10 x 7.5
10 x 7.5

EVCS EVCS EVCS EVCS

CALL BOX
NORTH
Scale
Date
Job No.
2025-04-11
2021-708

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
A2.01 RESIDENTIAL SITE PLAN
NTS
1"=40'-0"
0 20' 40' 80' 120'
LEGEND
3 STORY MASSING (35' HEIGHT)
4 STORY MASSING (45' HEIGHT)
5 STORY MASSING (55' HEIGHT)
1 STORY MASSING (25' HEIGHT)
3-4 STORY MASSING (36-50' HEIGHT)
@ SELF STORAGE
75876
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
09 2025-05-09
FAST
FOOD
PAD 1
2,500SF

OUTDOOR
PATIO
1,040 SF
FAST FOOD PAD 1 - FLOOR PLAN 35'-0"
80'-0"
22'-0"
8'-0"
13'-0"
35'-0"
72'-0"
6" 14'-0" 4'-0" 15'-0" 2'-0"2'-0"
6'-10" 9"2'-6"9"
4"
3'-2" 6'-3" 2'-6" 10'-6" 2'-6" 9'-9" 9"2'-6"9" 7'-7" 6'-0" 7'-7" 1'-0"2'-0" 1'-0"3'-0" 15'-0" 4'-0" 15'-0" 3'-6" 6"
1'-0"
6"
3'-6" 14'-6" 4'-0"
4'-0" 4'-0" 2'-6"
1'-6" 3'-4" 4'-10" 3'-4"1'-6"
1'-6"
5'-6" 2'-6" 10'-6" 2'-6" 10'-6" 2'-6" 5'-6" 1'-6"
5'-3" 4'-6" 5'-3"
VAN
1/8” = 1’-0’
ELECTRICAL
ROOM
FAST FOOD PAD 1 2,500 SF
OUTDOOR PATIO 1,040 SF
TOTAL SF 3,540 SF
75977
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
10 2025-05-09
FAST FOOD PAD 1 - ROOF PLAN
1/8” = 1’-0’
76078
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
11 2025-05-09
FAST FOOD PAD 1 - EXTERIOR ELEVATIONS
1/8” = 1’-0’
3 4
1 2
KEY PLAN N.T.S.

MT1 MT1
MT4
MT4 MT1 TS
SD1 MT2 TS P3 MT1 P3 MT2 MT4 MT2 MT3 P1 P1 MT3 SD1 P3
TS SD2
P3 MT1 SD2 SD1 MT1
P3 P3 SD1 HM B1
B1 B1
P5 (INSIDE FACE) P2 MT4 SD1 B1 P1 MT3 LT1
GL
STR1 GL GL
GL
GL
GL

1. NORTH ELEVATION

2. SOUTH ELEVATION

3. WEST ELEVATION

4. EAST ELEVATION
P2
22’-0”
22’-0” 22’-0”
22’-0” 22’-0”
20’-0”
20’-0”
25’-0”
25’-0”
20’-0”
20’-0”
STR1 STR1
STR1
STR1
STR1
CB CB
UP
DWR
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
DWR
DWR
DWR
UP
CB CB
CB CB
CB CB
UP 9R DN 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
5' DIA. 5' DIA

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
CB CB
CB CB
CB CB
10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
UP
CB CB
DWR
DWR
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH
DWR
DWR
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
DWR
CB CB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
CB CB
DN 9R UP 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
DWR
CB CB
CB CB
CB
CB
CB CB
CB CB
CB CB
CB CB
CB CB
DWR
CB CB
CB CB
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR
CB CB
UP
CB CB
DWR
DWR
DWR
CB
CB
CB CB

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVSE EVSE VAN
VAN

EVSE EVSE

AMBULATORY
EVSE

EVCS EVCS
12' WIDE GARAGE DOOR
12' WIDE GARAGE DOOR
LOBBY

RR BREAK / JAN
M M

PORTE COCHERE
AHU
AHU
AHU
AHU
AHU
AHU
RR

EVCS EVCS EVCS EVCS
LEGEND
SD1
SD2
STR1
MT1
GL1
MT2
HM
MT3
MT4
MT5
P1
P2
P3
P4
P5
B1
LT1

FIBERON COMPOSITE CLADDING
-WILDWOOD BLEND, PALO, MORA, KOA

EQUITONE (NATURA)

FIBER CEMENT BOARD
COLOR: N861

HANGING METAL CANOPY WITH TENSION ROD SUPPORT

AND STAINED CEDAR UNDERSIDE
COLOR TO MATCH BERRIDGE “DARK BRONZE”

WALL MOUNTED METAL VINEAGE LATTICE
COLOR TO MATCH BERRIDGE “DARK BRONZE”

METAL TUBE BEAMS
COLOR TO MATCH BERRIDGE “DARK BRONZE”

METAL FASCIA / TRIM
COLOR TO MATCH BERRIDGE “DARK BRONZE”

METAL FASCIA / TRIM
COLOR TO MATCH BERRIDGE “WHITE”

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DEW381 - DROPLETS

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DEC755 - COCOA

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DEC773 - HEATHER

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DET454 - ARIZONA CLAY

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DE5740 - DEEP LAGOON

ENDICOTT BRICK
BLEND OF 30% GOLDEN BUFF, 30% LIGHT SANDSTONE,
20% DARK SANDSTONE, 20% LIGHT GRAY BLEND
THIN BRICK TEXTURE: “VELOUR”

ALUMINUM STOREFRONT
ARCADIA INC. AB-7 DARK BRONZE

GLAZING
PPG IDEASCAPES 60 CLEAR

HOLLOW METAL DOOR

COLOR TO MATCH ADJACENT COLOR

DECORATIVE WALL SCONCE

G GLASS OVERHEAD SECTIONAL DOOR
76179
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
12 2025-05-09
FOOD
SHOPS 1
4,500SF
FOOD SHOPS 1 - FLOOR PLAN 78'-0" 14'-2" 15'-0" 48'-10" 3'-4" 3'-4" 8'-1" 3'-4" 4'-11" 3'-0" 8'-4" 3'-0" 5'-7" 60'-0" 3'-0"
2'-6" 12'-6" 10'-0" 5'-0" 9'-3" 14'-0" 9'-3"
2'-6"
1'-0"
78'-0" 14'-6"
15'-8" 6'-0" 15'-2" 4'-0" 3'-8" 9'-1" 6'-0" 9'-5" 4'-0" 5'-0" 3'-6" 10'-0" 9"2'-6"9" 9'-6" 9"2'-6"9" 6'-0" 3'-0" 0"2'-6"9" 9'-6" 9"2'-6"9" 5'-6" 1'-6"
1'-0"
1'-6"
4'-0" 1'-11"
12'-6" 2'-6" 5'-3" 4'-6" 5'-3"
EVCS
1/8” = 1’-0’
ELECTRICAL
ROOM

OUTDOOR
PATIO
1,150 SF
FOOD SHOPS 1 4,500 SF
OUTDOOR PATIO 1,150 SF
TOTAL SF 5,650 SF
76280
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
13 2025-05-09
FOOD SHOPS 1 - ROOF PLAN
1/8” = 1’-0’
76381
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
14 2025-05-09
FOOD SHOPS 1 - EXTERIOR ELEVATIONS
KEY PLAN N.T.S.

MT5 P3 SD1 P1 SD1 B1 SD1 MT3 LT1 P1 P2 MT4 MT3 P1
P1 MT3 B1 MT5 MT2 MT5 P3 MT1 SD2 SD1 P2 MT1
MT1 MT5 SD2 MT4 P2 P3 MT1 SD1 B1 P3 MT3
P2 HM MT1 P3 MT4 SD1 HM P3 P1 B1 MT3 SD1 GL P3
P4 (INSIDE FACE) GL GL
GL
GL
GL
GL

1. EAST ELEVATION

2. WEST ELEVATION

3. SOUTH ELEVATION

4. NORTH ELEVATION 3
4 2 1
1/8” = 1’-0’
20’-0”
20’-0”
20’-0”
20’-0”
22’-0”
22’-0”
25’-0”
20’-0”
26’-0”
25’-0”
22’-0”
STR1 STR1
STR1
STR1
STR1
STR1
CB CB
UP
DWR
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
DWR
DWR
DWR
UP
CB CB
CB CB
CB CB
UP 9R DN 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
5' DIA. 5' DIA

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
CB CB
CB CB
CB CB
10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
UP
CB CB
DWR
DWR
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH
DWR
DWR
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
DWR
CB CB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
CB CB
DN 9R UP 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
DWR
CB CB
CB CB
CB
CB
CB CB
CB CB
CB CB
CB CB
CB CB
DWR
CB CB
CB CB
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR
CB CB
UP
CB CB
DWR
DWR
DWR
CB
CB
CB CB

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVSE EVSE VAN
VAN

EVSE EVSE

AMBULATORY
EVSE

EVCS EVCS
12' WIDE GARAGE DOOR
12' WIDE GARAGE DOOR
LOBBY

RR BREAK / JAN
M M

PORTE COCHERE
AHU
AHU
AHU
AHU
AHU
AHU
RR

EVCS EVCS EVCS EVCS
LEGEND
SD1
SD2
STR1
MT1
GL1
MT2
HM
MT3
MT4
MT5
P1
P2
P3
P4
P5
B1
LT1

FIBERON COMPOSITE CLADDING
-WILDWOOD BLEND, PALO, MORA, KOA

EQUITONE (NATURA)

FIBER CEMENT BOARD
COLOR: N861

HANGING METAL CANOPY WITH TENSION ROD SUPPORT

AND STAINED CEDAR UNDERSIDE
COLOR TO MATCH BERRIDGE “DARK BRONZE”

WALL MOUNTED METAL VINEAGE LATTICE
COLOR TO MATCH BERRIDGE “DARK BRONZE”

METAL TUBE BEAMS
COLOR TO MATCH BERRIDGE “DARK BRONZE”

METAL FASCIA / TRIM
COLOR TO MATCH BERRIDGE “DARK BRONZE”

METAL FASCIA / TRIM
COLOR TO MATCH BERRIDGE “WHITE”

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DEW381 - DROPLETS

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DEC755 - COCOA

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DEC773 - HEATHER

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DET454 - ARIZONA CLAY

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DE5740 - DEEP LAGOON

ENDICOTT BRICK
BLEND OF 30% GOLDEN BUFF, 30% LIGHT SANDSTONE,
20% DARK SANDSTONE, 20% LIGHT GRAY BLEND
THIN BRICK TEXTURE: “VELOUR”

ALUMINUM STOREFRONT
ARCADIA INC. AB-7 DARK BRONZE

GLAZING
PPG IDEASCAPES 60 CLEAR

HOLLOW METAL DOOR

COLOR TO MATCH ADJACENT COLOR

DECORATIVE WALL SCONCE

G GLASS OVERHEAD SECTIONAL DOOR
26’-0”
STR1
76482
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
15 2025-05-09

RETAIL/
FOOD
SHOPS
13,800SF

RETAIL / FOOD SHOPS - FLOOR PLAN
3/32” = 1’-0’

ELECTRICAL
ROOM

OUTDOOR
PATIO
1,320 SF

OUTDOOR
PATIO
975 SF
FAST FOOD PAD 1 13,800 SF
OUTDOOR PATIO 1 1,320 SF
OUTDOOR PATIO 2 975 SF
TOTAL SF 16,095 SF
12' WIDE GARAGE DOOR
12' WIDE GARAGE DOOR
65'-6"
16'-11" 1'-0" 12'-7" 3'-0" 4'-0" 20'-10"
214'-6"
16'-6" 3'-0" 5'-6" 6'-0" 5'-9"
5'-10" 1'-8" 6'-0" 8'-4" 4" 2'-0"
1'-6"
2'-0"
35'-0" 4'-0" 3'-0" 22'-6" 1'-0" 1'-4"
3'-4" 5'-4" 6'-4"
1'-0"
4'-0" 6'-3" 3'-0" 6'-3" 4'-6" 6'-3" 3'-0" 6'-3" 4'-6" 6'-3" 3'-0" 6'-3" 4'-0" 4'-0" 1'-6" 15'-4" 6'-0" 15'-4" 1'-6" 4'-0" 4'-0" 6'-3" 3'-0" 6'-3" 3'-11" 6'-3" 3'-0" 6'-3" 4'-0" 1'-10" 6'-4" 10"
6'-4" 10"
76583
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
16 2025-05-09

RETAIL / FOOD SHOPS - ROOF PLAN
3/32” = 1’-0’
ELECT.

ROOM
76684
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
17 2025-05-09

RETAIL / FOOD SHOPS - EXTERIOR ELEVATIONS
4 3
1 2
KEY PLAN N.T.S.
3/32” = 1’-0’
MT1 MT1
MT4 G MT1
G MT1 MT1
MT1
TS MT4 MT1 MT1 P3 MT4 TS
TS
TS P1 TS TS TS TS TS P1
P1 P3
P3 P3 LT1
P3 P3
P2 MT5 MT5 P2
P2
P3 P2 P1
SD1 SD2 SD1
SD1
SD2 SD1
TS
STR1 SD1 B1 SD1 B1
STR1
STR1 STR1
STR1
GL STR1
GL
GL GL
GL
GL

1. SOUTH ELEVATION

2. NORTH ELEVATION

3. EAST ELEVATION

4. WEST ELEVATION
25’-0”
26’-6”
25’-0”
25’-0”
26’-6”
25’-0”
27’-0”
23’-0”
23’-0”
12’-0”
12’-0”
23’-0”
23’-0”
12’-0”
CB CB
UP
DWR
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
DWR
DWR
DWR
UP
CB CB
CB CB
CB CB
UP 9R DN 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
5' DIA. 5' DIA

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
CB CB
CB CB
CB CB
10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
UP
CB CB
DWR
DWR
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH
DWR
DWR
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
DWR
CB CB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
CB CB
DN 9R UP 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
DWR
CB CB
CB CB
CB
CB
CB CB
CB CB
CB CB
CB CB
CB CB
DWR
CB CB
CB CB
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR
CB CB
UP
CB CB
DWR
DWR
DWR
CB
CB
CB CB

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVSE EVSE VAN
VAN

EVSE EVSE

AMBULATORY
EVSE

EVCS EVCS
12' WIDE GARAGE DOOR
12' WIDE GARAGE DOOR
LOBBY

RR BREAK / JAN
M M

PORTE COCHERE
AHU
AHU
AHU
AHU
AHU
AHU
RR

EVCS EVCS EVCS EVCS
LEGEND
SD1
SD2
STR1
MT1
GL1
MT2
HM
MT3
MT4
MT5
P1
P2
P3
P4
P5
B1
LT1

FIBERON COMPOSITE CLADDING
-WILDWOOD BLEND, PALO, MORA, KOA

EQUITONE (NATURA)

FIBER CEMENT BOARD
COLOR: N861

HANGING METAL CANOPY WITH TENSION ROD SUPPORT

AND STAINED CEDAR UNDERSIDE
COLOR TO MATCH BERRIDGE “DARK BRONZE”

WALL MOUNTED METAL VINEAGE LATTICE
COLOR TO MATCH BERRIDGE “DARK BRONZE”

METAL TUBE BEAMS
COLOR TO MATCH BERRIDGE “DARK BRONZE”

METAL FASCIA / TRIM
COLOR TO MATCH BERRIDGE “DARK BRONZE”

METAL FASCIA / TRIM
COLOR TO MATCH BERRIDGE “WHITE”

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DEW381 - DROPLETS

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DEC755 - COCOA

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DEC773 - HEATHER

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DET454 - ARIZONA CLAY

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DE5740 - DEEP LAGOON

ENDICOTT BRICK
BLEND OF 30% GOLDEN BUFF, 30% LIGHT SANDSTONE,
20% DARK SANDSTONE, 20% LIGHT GRAY BLEND
THIN BRICK TEXTURE: “VELOUR”

ALUMINUM STOREFRONT
ARCADIA INC. AB-7 DARK BRONZE

GLAZING
PPG IDEASCAPES 60 CLEAR

HOLLOW METAL DOOR

COLOR TO MATCH ADJACENT COLOR

DECORATIVE WALL SCONCE

G GLASS OVERHEAD SECTIONAL DOOR
P1
76785
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
18 2025-05-09

SELF STORAGE- FLOOR PLANS

FIRST FLOOR
34,911 SF

SECOND FLOOR
33,485 SF

FOURTH FLOOR
26,819 SF
4TH LEVEL/1ST LEVEL = 26,819SF / 34,911 SF = 76.8% 76.8<80 TOTAL SF = 132,438 SF

THIRD FLOOR
37,221 SF
3/64” = 1’-0’
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5
10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25
10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25
10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25
10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 15 10 x 15 10 x 15 10 x 15
10 x 20
10 x 10
5 x 5 5 x 55 x 5 5 x 10 5 x 10 5 x 5
5 x 10 5 x 5 10 x 5 5 x 10 5 x 5
5 x 5 5 x 5 10 x 5 10 x 5 10 x 5 5 x 5 5 x 5
10 x 10 10 x 10
10 x 7.5
10 x 7.5
5 x 5
5 x 10
10 x 5 10 x 5 10 x 510 x 5 10 x 5
10 x 5 10 x 5 10 x 5 10 x 5 10 x 5
10 x 5
9 x 10 9 x 14
5 x 95 x 95 x 95 x 95 x 9
10 x 12.5
5 x 12.5
5 x 9
LOBBY

RR BREAK / JAN
M M

PORTE COCHERE
AHU
AHU
AHU
AHU
AHU
AHU
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10
10 x 15
10 x 10 10 x 10
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
5 x 10
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5
10 x 7.5
10 x 7.5
10 x 7.5
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
5 x 10 5 x 105 x 10 5 x 10
10 x 5 10 x 510 x 5 10 x 5
5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5
5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 10 x 5 10 x 5 10 x 5
10 x 5 10 x 5
10 x 5
5 x 10 5 x 55 x 10 5 x 5
5 x 5 5 x 5 5 x 5
10 x 510 x 5
5 x 10
5 x 55 x 5
10 x 5 5 x 5
9 x 10
10 x 12.5
AHU
AHU
AHU
AHU
AHU
AHU
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15
10 x 20
10 x 10
10 x 15
5 x 5 5 x 10 5 x 10 5 x 5
5 x 5 5 x 5 5 x 5 5 x 5
10 x 10 10 x 10
10 x 7.5
10 x 7.5
9 x 10 9 x 14
5 x 95 x 95 x 95 x 95 x 9
5 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 10 5 x 5 5 x 5
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 10 10 x 10
10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15
10 x 15 10 x 15
10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 5 5 x 10 5 x 10 5 x 5
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
5 x 10
5 x 5 5 x 5 5 x 5 5 x 5 5 x 5
5 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 10
5 x 10
10 x 5
10 x 5 10 x 5 10 x 5 10 x 5 10 x 5
10 x 5 10 x 5
10 x 5 10 x 5 10 x 5 10 x 5
10 x 5 10 x 5
10 x 5
10 x 12.5
5 x 12.5
5 x 9
AHU
AHU
AHU
AHU
AHU
AHU
10 x 10
10 x 15
RR
10 x 10
10 x 5
10 x 20
10 x 30
10 x 20
10 x 10
10 x 7.5
10 x 7.5
10 x 10
10 x 15
10 x 15
10 x 20
10 x 10
10 x 7.5
10 x 7.5
10 x 15
5 x 105 x 10
10 x 10
10 x 10
10 x 10
10 x 15
10 x 15
10 x 15
10 x 10
10 x 7.5
10 x 7.5
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5
10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 10
10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25
10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 5 x 5
5 x 10
5 x 10
10 5 x 5
10 10
10 9 x 10 9 x 14
5 x 95 x 95 x 95 x 95 x 9
10 x
5 x 12.5
5 x 9
AHU
AHU
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10
10 x 15
10 x 10 10 x 10
5 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
5 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
5 x 10
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5
10 x 7.5
10 x 7.5
10 x 7.5
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
5 x 10 5 x 105 x 10 5 x 10
10 x 5 10 x 510 x 5 10 x 5
5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5
5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 10 x 5 10 x 5 10 x 5
10 x 5 10 x 5
10 x 5
5 x 10 5 x 55 x 10 5 x 5
5 x 5 5 x 5 5 x 5
10 x 510 x 5
5 x 10
5 x 55 x 5
10 x 5 5 x 5
10 x 510 x 5
9 x 10 9 x 14
5 x 95 x 95 x 95 x 95 x 9
10 x 12.5
5 x 12.5
5 x 9
AHU
AHU
AHU
AHU
AHU
AHU
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15
10 x 20
10 x 10
10 x 15
5 x 5 5 x 10 5 x 10 5 x 5
5 x 5 5 x 5 5 x 5 5 x 5
10 x 10 10 x 10
10 x 7.5
10 x 7.5
9 x 10 9 x 14
5 x 95 x 95 x 95 x 95 x 9
5 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 10 5 x 5 5 x 5
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 10 10 x 10
10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15
10 x 15 10 x 15
10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 5 5 x 10 5 x 10 5 x 5
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
5 x 10
5 x 5 5 x 5 5 x 5 5 x 5 5 x 5
5 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 10
5 x 10
10 x 5
10 x 5 10 x 5 10 x 5 10 x 5 10 x 5
10 x 5 10 x 5
10 x 5 10 x 5 10 x 5 10 x 5
10 x 5 10 x 5
10 x 5
10 x 12.5
5 x 12.5
5 x 9
AHU
AHU
AHU
AHU
AHU
AHU
0 x 10
15 x 10 10 x 10 10 x 10
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
5 x 105 x 10
5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5
5 5 x 5 5 x 5
5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5
5 5 x 5 5 x 5
5 x 10
5 x 55 x 5
10 x 5 10 x 510 x 5 10 x 5
10 x 5 10 x 5
10 x 5
10 x 5
10 x 5
10 x 12.5
AHU
AHU
AHU
5 x 5
10 x 1010 x 10
10 x 5
10 x 20
10 x 10
10 x 15
10 x 15
10 x 20
10 x 10
10 x 7.5
10 x 7.5
10 x 15
5 x 105 x 10
10 x 10
10 x 10
10 x 10
10 x 15
10 x 15
10 x 15
10 x 10
10 x 7.5
10 x 7.5
5 x 105 x 10
10 x 10
10 x 15
10 x 15
10 x 15

LOWER ROOF LOWER ROOF

LOWER ROOF
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15

LOWER ROOF
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5
10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 10 10 x 10 10 x 10
10 x 10 10 x 10
10 x 10
10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25
10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25
10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 5 x 5 5 x 55 x 5 5 x 10 5 x 10 5 x 5
5 x 10 5 x 5 10 x 5 5 x 10 5 x 5
5 x 5 5 x 5 10 x 5 10 x 5 10 x 5
10 x 5 10 x 5 10 x 5
10 x 5 10 x 5 10 x 5 10 x 5
10 x 5
9 x 10 9 x 14
5 x 95 x 95 x 95 x 95 x 9
10 x 12.5
5 x 12.5
5 x 9
AHU
AHU
AHU
AHU
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10
10 x 15
10 x 10 10 x 10
5 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
5 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
5 x 10
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5
10 x 7.5
10 x 7.5
10 x 7.5
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
5 x 10 5 x 105 x 10 5 x 10
10 x 5 10 x 510 x 5 10 x 5
5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5
5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 10 x 5 10 x 5 10 x 5
10 x 5 10 x 5
10 x 5
5 x 10 5 x 55 x 10 5 x 5
5 x 5 5 x 5 5 x 5
10 x 510 x 5
5 x 10
5 x 55 x 5
10 x 5 5 x 5
10 x 510 x 5
9 x 10 9 x 14
5 x 95 x 95 x 95 x 95 x 9
10 x 12.5
5 x 12.5
5 x 9
AHU
AHU
AHU
AHU
AHU
AHU
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15
10 x 20
10 x 10
10 x 15
5 x 5 5 x 10 5 x 10 5 x 5
5 x 5 5 x 5 5 x 5 5 x 5
10 x 10 10 x 10
10 x 7.5
10 x 7.5
9 x 10 9 x 14
5 x 95 x 95 x 95 x 95 x 9
5 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 10 5 x 5 5 x 5
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 10 10 x 10
10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15
10 x 15 10 x 15
10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 5 5 x 10 5 x 10 5 x 5
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
5 x 10
5 x 5 5 x 5 5 x 5 5 x 5 5 x 5
5 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 10
5 x 10
10 x 5
10 x 5 10 x 5 10 x 5 10 x 5 10 x 5
10 x 5 10 x 5
10 x 5 10 x 5 10 x 5 10 x 5
10 x 5 10 x 5
10 x 5
10 x 12.5
5 x 12.5
5 x 9
AHU
AHU
AHU
AHU
AHU
AHU
15 x 10 10 x 10 10 x 10
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5
5 x 10
10 x 5 10 x 5
10 x 5
10 x 5
10 x 5
AHU
5 x 5
10 x 1010 x 10
10 x 5
10 x 20
10 x 30
10 x 10
10 x 15
10 x 15
10 x 20
10 x 10
10 x 7.5
10 x 7.5
10 x 15
5 x 105 x 10
10 x 10
10 x 10
10 x 10
10 x 15
10 x 15
10 x 15
10 x 10
10 x 7.5
10 x 7.5
5 x 105 x 10
10 x 15

LOWER ROOF LOWER ROOF
F
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
F
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10
10 x 15
10 x 10 10 x 10
5 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
5 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
5 x 10
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5
10 x 7.5
10 x 7.5
10 x 7.5
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
5 x 10 5 x 105 x 10 5 x 10
10 x 5 10 x 510 x 5 10 x 5
5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5
5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 10 x 5 10 x 5 10 x 5
10 x 5 10 x 5
10 x 5
5 x 10 5 x 55 x 10 5 x 5
5 x 5 5 x 5 5 x 5
10 x 510 x 5
5 x 10
5 x 55 x 5
10 x 5 5 x 5
10 x 510 x 5
9 x 10 9 x 14
5 x 95 x 95 x 95 x 95 x 9
10 x 12.5
5 x 12.5
5 x 9
AHU
AHU
AHU
AHU
AHU
AHU
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x
10 x 10 10 x 10
10 x 10 10 x 10
5 x 5 5 x 10
5 x 5
5 x 5 5 x 5
9 x 10 9 x 14
5 x 95 x 95 x 95 x 95 x 9
5 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 10 5 x 5 5 x 5
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15
10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 5 5 x 10
5 x 5
10 x 10 10 x 10
10 x 10
5 x 5 5 x 5 5 x 5 5 x 5
10 x 5
10 x 5 10 x 5
10 x 5 10 x 5
10 x 5 10 x 5
10 x 5 10 x 5
10 x 5
10 x 12.5
5 x 12.5
5 x 9
AHU
AHU
AHU
AHU
10 x 10
5 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
5 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 105 x 10 15 x 10 10 x 10 10 x 10
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5
10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
5 x 10 5 x 105 x 10 5 x 10
5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5
5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5 5 x 5
5 x 10
5 x 55 x 5
10 x 510 x 5
10 x 5 10 x 510 x 5 10 x 5
10 x 5 10 x 5
10 x 5
10 x 5
10 x 5
9 x 10 9 x 14
5 x 95 x 95 x 95 x 95 x 9
10 x 12.5
5 x 12.5
5 x 9
AHU
AHU
AHU
AHU
AHU
938 units
5 x 5
10 x 10
10 x 15
10 x 15
5 x 105 x 10
10 x 10
10 x 10
10 x 10
10 x 15
10 x 15
10 x 15
10 x 10
10 x 7.5
10 x 7.5
5 x 105 x 10
10 x 10
10 x 10
10 x 15
10 x 15
10 x 155 x 10
5 x 10

LOWER ROOF LOWER ROOF

LOWER ROOF
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15

LOWER ROOF
Unit Size Count Unit Area SF %
LEVEL 4
5 x 5 21 525 1%
5 x 9 6 270 0%
5 x 10 33 1650 2%
5 x 12.5 1 63 0%
9 x 10 1 90 0%
9 x 14 1 126 0%
10 x 5 17 850 1%
10 x 7.5 6 450 0%
10 x 10 47 4700 5%
10 x 12.5 1 125 0%
10 x 15 70 10500 11%
204 19349 20%
LEVEL 3
5 x 5 26 650 1%
5 x 9 6 270 0%
5 x 10 36 1800 2%
5 x 12.5 1 63 0%
9 x 10 1 90 0%
9 x 14 1 126 0%
10 x 5 21 1050 1%
10 x 7.5 36 2700 3%
10 x 10 95 9500 10%
10 x 12.5 1 125 0%
10 x 15 75 11250 11%
299 27624 28%
LEVEL 2
5 x 5 15 375 0%
5 x 9 6 270 0%
5 x 10 43 2150 2%
5 x 12.5 1 63 0%
9 x 10 1 90 0%
9 x 14 1 126 0%
10 x 5 15 750 1%
10 x 7.5 14 1050 1%
10 x 10 54 5400 6%
10 x 12.5 1 125 0%
10 x 15 71 10650 12%
10 x 20 20 4000 4%
242 25049 26%
LEVEL 1
5 x 5 11 275 0%
5 x 9 6 270 0%
5 x 10 19 950 1%
5 x 12.5 1 63 0%
9 x 10 1 90 0%
9 x 14 1 126 0%
10 x 5 31 1550 2%
10 x 7.5 14 1050 1%
10 x 10 40 4000 4%
10 x 12.5 1 125 0%
10 x 15 4 600 1%
10 x 20 30 6000 6%
10 x 25 18 4500 5%
10 x 30 16 4800 6%
193 24399 26%
Grand total 938 96421 100%
76886
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
19 2025-05-09

ROOF PLAN

SELF STORAGE- ROOF PLAN
938 units

ELEVATOR

OVERRUN

ELEVATOR

OVERRUN

DOWNSPOUT
ROOF SLOPE 1/4" / 12"

CRICKET

RTU (SCREENED

BYPARAPET)

RTU (SCREENED
BY

PARAPET)

RTU (SCREENED

BY PARAPET)

DOWNSPOUT DOWNSPOUT

DOWNSPOUT

CRICKET CRICKET
ROOF SLOPE 1/4" / 12"
ROOF SLOPE 1/4" / 12"

CRICKET

DOWNSPOUT

RTU (SCREENED
BY

PARAPET)

RTU (SCREENED
BY

PARAPET)

PROPOSED SOLAR PANEL INSTALLATION ZONE

DOWNSPOUT
76987
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
20 2025-05-09

SELF STORAGE- EXTERIOR ELEVATIONS
1/16” = 1’-0”
KEY PLAN N.T.S.
3 1
2 4
CB CB
UP
DWR
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
DWR
DWR
DWR
UP
CB CB
CB CB
CB CB
UP 9R DN 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
5' DIA. 5' DIA

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
CB CB
CB CB
CB CB
10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
UP
CB CB
DWR
DWR
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH
DWR
DWR
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
DWR
CB CB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
CB CB
DN 9R UP 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
DWR
CB CB
CB CB
CB
CB
CB CB
CB CB
CB CB
CB CB
CB CB
DWR
CB CB
CB CB
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR
CB CB
UP
CB CB
DWR
DWR
DWR
CB
CB
CB CB

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVSE EVSE VAN
VAN

EVSE EVSE

AMBULATORY
EVSE

EVCS EVCS
12' WIDE GARAGE DOOR
12' WIDE GARAGE DOOR
LOBBY

RR BREAK / JAN
M M

PORTE COCHERE
AHU
AHU
AHU
AHU
AHU
AHU
RR

EVCS EVCS EVCS EVCS
LEGEND
SD1
SD2
STR1
MT1
GL1
MT2
HM
MT3
MT4
MT5
P1
P2
P3
P4
P5
B1
LT1

FIBERON COMPOSITE CLADDING
-WILDWOOD BLEND, PALO, MORA, KOA

EQUITONE (NATURA)

FIBER CEMENT BOARD
COLOR: N861

HANGING METAL CANOPY WITH TENSION ROD SUPPORT

AND STAINED CEDAR UNDERSIDE
COLOR TO MATCH BERRIDGE “DARK BRONZE”

WALL MOUNTED METAL VINEAGE LATTICE
COLOR TO MATCH BERRIDGE “DARK BRONZE”

METAL TUBE BEAMS
COLOR TO MATCH BERRIDGE “DARK BRONZE”

METAL FASCIA / TRIM
COLOR TO MATCH BERRIDGE “DARK BRONZE”

METAL FASCIA / TRIM
COLOR TO MATCH BERRIDGE “WHITE”

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DEW381 - DROPLETS

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DEC755 - COCOA

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DEC773 - HEATHER

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DET454 - ARIZONA CLAY

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DE5740 - DEEP LAGOON

ENDICOTT BRICK
BLEND OF 30% GOLDEN BUFF, 30% LIGHT SANDSTONE,
20% DARK SANDSTONE, 20% LIGHT GRAY BLEND
THIN BRICK TEXTURE: “VELOUR”

ALUMINUM STOREFRONT
ARCADIA INC. AB-7 DARK BRONZE

GLAZING
PPG IDEASCAPES 60 CLEAR

HOLLOW METAL DOOR

COLOR TO MATCH ADJACENT COLOR

DECORATIVE WALL SCONCE

GLASS OVERHEAD SECTIONAL DOOR

STANDING SEAM METAL SIDING
PAC-CLAD - HIGHLINE S1
COLOR: SLATE GRAY
G
SS
STR1
STR1
SD1 P2 MT4 SS B1 SS P2 SD1 MT1 SD1 B1 B1
P3 MT4 MT1 SD1 B1 MT1 P3 P2 MT5 SS MT4 P2 SD1
GL
GL
50’-0” 36’-0”
38’-6”
36’-0” 38’-6”
46’-0”
11’-0”
22’-0”
33’-0”
50’-0”
47’-4”
47’-6”

3. WEST ELEVATION

1. SOUTH ELEVATION

4. EAST ELEVATION
MT2 SD1 B1 SD1
B1 B1
P2 P3 STR1 GL MT4 STR1 GL P2 MT1 GL
50’-0”
STR1 GL SS STR1 GL STR1 GL
SS MT5

2. NORTH ELEVATION
STR1
MT2 SD1 P3 STR1 GL
47’-0”
47’-6”
47’-4”
77088
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
21 2025-05-09

SELF STORAGE- EXTERIOR ELEVATION (W/RETAIL/FOOD SHOPS)
1/16” = 1’-0”
KEY PLAN N.T.S.

5. SOUTH ELEVATION (W/RETAIL/FOOD SHOPS)
5 CB CB
UP
DWR
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
DWR
DWR
DWR
UP
CB CB
CB CB
CB CB
UP 9R DN 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
5' DIA. 5' DIA

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
CB CB
CB CB
CB CB
10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
UP
CB CB
DWR
DWR
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH
DWR
DWR
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
DWR
CB CB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
CB CB
DN 9R UP 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
DWR
CB CB
CB CB
CB
CB
CB CB
CB CB
CB CB
CB CB
CB CB
DWR
CB CB
CB CB
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR
CB CB
UP
CB CB
DWR
DWR
DWR
CB
CB
CB CB

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVSE EVSE VAN
VAN

EVSE EVSE

AMBULATORY
EVSE

EVCS EVCS
12' WIDE GARAGE DOOR
12' WIDE GARAGE DOOR
LOBBY

RR BREAK / JAN
M M

PORTE COCHERE
AHU
AHU
AHU
AHU
AHU
AHU
RR

EVCS EVCS EVCS EVCS
LEGEND
SD1
SD2
STR1
MT1
GL1
MT2
HM
MT3
MT4
MT5
P1
P2
P3
P4
P5
B1
LT1

FIBERON COMPOSITE CLADDING
-WILDWOOD BLEND, PALO, MORA, KOA

EQUITONE (NATURA)

FIBER CEMENT BOARD
COLOR: N861

HANGING METAL CANOPY WITH TENSION ROD SUPPORT

AND STAINED CEDAR UNDERSIDE
COLOR TO MATCH BERRIDGE “DARK BRONZE”

WALL MOUNTED METAL VINEAGE LATTICE
COLOR TO MATCH BERRIDGE “DARK BRONZE”

METAL TUBE BEAMS
COLOR TO MATCH BERRIDGE “DARK BRONZE”

METAL FASCIA / TRIM
COLOR TO MATCH BERRIDGE “DARK BRONZE”

METAL FASCIA / TRIM
COLOR TO MATCH BERRIDGE “WHITE”

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DEW381 - DROPLETS

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DEC755 - COCOA

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DEC773 - HEATHER

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DET454 - ARIZONA CLAY

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DE5740 - DEEP LAGOON

ENDICOTT BRICK
BLEND OF 30% GOLDEN BUFF, 30% LIGHT SANDSTONE,
20% DARK SANDSTONE, 20% LIGHT GRAY BLEND
THIN BRICK TEXTURE: “VELOUR”

ALUMINUM STOREFRONT
ARCADIA INC. AB-7 DARK BRONZE

GLAZING
PPG IDEASCAPES 60 CLEAR

HOLLOW METAL DOOR

COLOR TO MATCH ADJACENT COLOR

DECORATIVE WALL SCONCE

GLASS OVERHEAD SECTIONAL DOOR

STANDING SEAM METAL SIDING
PAC-CLAD - HIGHLINE S1
COLOR: SLATE GRAY
G
SS
46’-0”
11’-0”
22’-0”
33’-0”
50’-0”
47’-6”
P2 P3 STR1 GL MT4 STR1 GL P2 MT2 SD1 B1 SD1 MT1 STR1 GL 77189
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
22 2025-05-09

LINE OF SIGHT EXHIBIT
NOTE:

MECHANICAL EQUIPMENT SHALL NOT EXTEND ABOVE THE PARAPET

AND BE VISIBLE FROM THE STREET

SECTION AA

SECTION BB

SECTION CC
A
KEY PLAN N.T.S.

B
C
C B
A
1/16” = 1’-0”
CB CB
UP
DWR
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
DWR
DWR
DWR
UP
CB CB
CB CB
CB CB
UP 9R DN 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
5' DIA. 5' DIA

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
CB CB
CB CB
CB CB
10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
UP
CB CB
DWR
DWR
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH
DWR
DWR
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
DWR
CB CB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
CB CB
DN 9R UP 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
DWR
CB CB
CB CB
CB
CB
CB CB
CB CB
CB CB
CB CB
CB CB
DWR
CB CB
CB CB
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR
CB CB
UP
CB CB
DWR
DWR
DWR
CB
CB
CB CB

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVSE EVSE VAN
VAN

EVSE EVSE

AMBULATORY
EVSE

EVCS EVCS
12' WIDE GARAGE DOOR
12' WIDE GARAGE DOOR
LOBBY

RR BREAK / JAN
M M

PORTE COCHERE
AHU
AHU
AHU
AHU
AHU
AHU
RR

EVCS EVCS EVCS EVCS
77290
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
23 2025-05-09

LINE OF SIGHT EXHIBIT
NOTE:

MECHANICAL EQUIPMENT SHALL NOT EXTEND ABOVE THE PARAPET

AND BE VISIBLE FROM THE STREET

SECTION DD

SECTION EE
E
KEY PLAN N.T.S.

D
D
E
3/32” = 1’-0”
CB CB
UP
DWR
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
DWR
DWR
DWR
UP
CB CB
CB CB
CB CB
UP 9R DN 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
5' DIA. 5' DIA

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
CB CB
CB CB
CB CB
10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
UP
CB CB
DWR
DWR
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH
DWR
DWR
10T 2P 4CADD-10CS 10T 2P 4CADD-10CS
10T 2P
4CADD-10CS
DWR
CB CB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN

STR W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
CB CB
DN 9R UP 9R
UP 9R
UP 9R DN 9R
UP 9R
CB CB
DWR
CB CB
CB CB
CB
CB
CB CB
CB CB
CB CB
CB CB
CB CB
DWR
CB CB
CB CB
CB CB
M. BEDROOM
M. BATH

BEDROOM
11'-0" X 12'-1"
W.I.C.

M. BATH DWR
DWR
CB CB
UP
CB CB
DWR
DWR
DWR
CB
CB
CB CB

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVSE EVSE VAN
VAN

EVSE EVSE

AMBULATORY
EVSE

EVCS EVCS
12' WIDE GARAGE DOOR
12' WIDE GARAGE DOOR
LOBBY

RR BREAK / JAN
M M

PORTE COCHERE
AHU
AHU
AHU
AHU
AHU
AHU
RR

EVCS EVCS EVCS EVCS
77391
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
24 2025-05-09

COLOR AND MATERIALS BOARD
NTS
SD1 SD2 MT1 MT2
P1 P2 P3
STR1
P4 P4
B1 GL LT1 G
MT3
MT4 MT5 SS
LEGEND
SD1
SD2
STR1
MT1
GL1
MT2
HM
MT3
MT4
MT5
P1
P2
P3
P4
P5
B1
LT1

FIBERON COMPOSITE CLADDING
-WILDWOOD BLEND, PALO, MORA, KOA

EQUITONE (NATURA)

FIBER CEMENT BOARD
COLOR: N861

HANGING METAL CANOPY WITH TENSION ROD SUPPORT

AND STAINED CEDAR UNDERSIDE
COLOR TO MATCH BERRIDGE “DARK BRONZE”

WALL MOUNTED METAL VINEAGE LATTICE
COLOR TO MATCH BERRIDGE “DARK BRONZE”

METAL TUBE BEAMS
COLOR TO MATCH BERRIDGE “DARK BRONZE”

METAL FASCIA / TRIM
COLOR TO MATCH BERRIDGE “DARK BRONZE”

METAL FASCIA / TRIM
COLOR TO MATCH BERRIDGE “WHITE”

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DEW381 - DROPLETS

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DEC755 - COCOA

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DEC773 - HEATHER

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DET454 - ARIZONA CLAY

EXTERIOR CEMENT PLASTER FINISH

SEMI-SMOOTH BY OMEGA

COLOR TO MATCH DUNN EDWARDS
DE5740 - DEEP LAGOON

ENDICOTT BRICK
BLEND OF 30% GOLDEN BUFF, 30% LIGHT SANDSTONE,
20% DARK SANDSTONE, 20% LIGHT GRAY BLEND
THIN BRICK TEXTURE: “VELOUR”

ALUMINUM STOREFRONT
ARCADIA INC. AB-7 DARK BRONZE

GLAZING
PPG IDEASCAPES 60 CLEAR

HOLLOW METAL DOOR

COLOR TO MATCH ADJACENT COLOR

DECORATIVE WALL SCONCE

GLASS OVERHEAD SECTIONAL DOOR

STANDING SEAM METAL SIDING
PAC-CLAD - HIGHLINE S1
COLOR: SLATE GRAY
G
SS
77492
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
25 2025-05-09

RESIDENTIAL PROJECT SUMMARY
THESE CONCEPTUAL ARCHITECTURAL PLANS ARE FOR PLANNING & DEVELOPMENT PURPOSES ONLY.

REVISIONS MAY BE REQUIRED DUE TO FURTHER REQUIREMENTS, INVESTIGATION FROM GOVERNING AGENCIES AND BUILDING CODE ANALYSIS. DIMENSIONS SHOWN ARE APPROXIMATE AND ARE BASED UPON THE INFORMATION AND SURVEYS AVAILABLE. PLEASE REFER TO CIVIL SURVEYS, DRAWINGS AND EXHIBITS FOR TECHNICAL INFORMATION AND MEASUREMENTS. PLEASE REFER TO THE

LANDSCAPE ARCHITECT'S DRAWINGS AND EXHIBITS FOR ALL LANDSCAPE PLANTING, IRRIGATION, DESIGN AND SPECIFICATIONS.

GENERAL DISCLAIMER
Scale
Date
Job No.
2025-04-11
2021-708

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
G1.1 RESIDENTIAL PROJECT SUMMARY
NTS
77593
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
26 2025-05-09

RESIDENTIAL ENLARGED SITE PLAN
26'-0"
56'-11"
30'-0"
23'-2"
45'-3"
42'-0"
49'-10"
21'-11"
37'-9"
10'-0"
22'-10"
19'-8"
9'-0"
19'-0"
9'-0"
19'-0"

NOT A PART
CB CB
UP
DWR
M. BEDROOM
M. BATH

OPEN TO SKY
OPEN
TO SKY

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
DWR
DWR
DWR
UP

CB CBCB CB

COURTYARD
1 COURTYARD
2 CB CB
MOVE
IN
UP 9R
UP 9R
DN 9R UP 9R
UP 9R
DN 9R
CB CB
ELEC.
5' DIA.

TRASH
5' DIA.

TRASH

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
EE
EE
EE

CO-WORKING
DOUBLE VOL.

ACCESS

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
EE
CB CB
CB CB
CB CB
10T 2P
4CADD-10CS
10T 2P4CADD-10CS
10T 2P
4CADD-10CS
10T 2P4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS

FITNESS
DOUBLE VOL.

CLUB
DOUBLE VOL.

POOL
EQ.
4CADD-10CS
10T 2P
4CADD-10CS10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS10T 2P
4CADD-10CS
10T 2P
10T 2P
4CADD-10CS
4CADD-10CS
10T 2P
10T 2P4CADD-10CS10T 2P4CADD-10CS
4CADD-10CS10T 2P
4CADD-10CS
10T 2P
10T 2P4CADD-10CS10T 2P4CADD-10CS
4CADD-10CS
10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
M
W
B1
A1
A1
A1
A1
A0 A0 A0 A2 A2 A2 A2 A2
A2
A2
B3
B3
B3
B3
UP
PARKING 93
CB CB
A2
DWR
DWR
A1
A0
CB CB
B2
B2
M. BEDROOM
M. BATH
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
ACCESS
MOVE
IN
A0
A0
DWR

LEASING
LOBBY
MAIL
DOUBLE VOL.

SINGLE VOL.

COURT
3 722 FF 722.5 FF
722.5 FF
722 FF
721 FF
UTIL.

UTIL.
722.5 FF
721.5 FF
721.5 FF
720 FF
720 FF
721 FF
UTIL.
720 FF 720.5 FF
722 FF
CB CB
GATE
GATE
ACCESS
B3

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

FOR SALE

PRODUCTS

DISPLAY
YOGA /

FITNESS
STUDIO
1641 SQ. FT.

STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
S1 S1
STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
S1 S1
CB CB
B2
UP 9R DN 9R
UP 9R
UP 9R
UP 9RDN 9R
CB CB
DWR
CB CB
CB CB
CB
CB

CB CBCB CB
CB CB
CB CB
CB CB
B2
B2
C1
A1
B2
B2
B2
B2
A2
B1
B2
DWR
ACCESS
CB CB
A2
ELEC.

CB CB
B2 ELEC.

A2
A0
CB CB
A2
M. BEDROOM
M. BATH
CB CB
A0
A0
UP
CB CB
A2
ACCESS
DWR
A1
ACCESS
DWR
A1
UTIL.

UTIL.

DWR
A1
CB
CB
CB CB
C1
A2
LOUNGE 2
ACCESS

EVCS EVCS EVCS EVCS
VAN

FAST FOOD
PAD 1
72' 2,500 SF
35'

OUTDOOR PATIO
123 stalls

VEHICULAR
ENTRY

VEHICULAR
ENTRY
TRASH

STAGING
USPS

LAY-BY LOADING

RETAIL/FOOD
58'-0"

OUTDOOR
PATIO
1040 SF
1320 SF
EVCS
65'-6"
12' WIDE GARAGE DOOR
16'-11" 1'-0" 12'-7" 3'-0" 4'-0" 20'-10"
16'-6" 3'-0" 5'-6" 6'-0" 1'-6" 5'-9"
2'-0"
4'-0" 6'-3" 3'-0" 6'-3" 4'-6" 6'-3" 3'-0" 6'-3" 4'-6"
6'-4" 10"
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 5 10 x 5 10 x 5 10 x 5 10 x 5
10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20
10 x 30 10 x 30 10 x 30 10 x 30 10 x 30
10 x 20 10 x 20 10 x 20 10 x 20
10 x 10 10 x 10 10 x 10 10 x 10
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 20
10 x 10
5 x 5 5 x 5 10 x 5 10 x 5 10 x 5 5 x 5 5 x 5
10 x 10 10 x 10
10 x 7.5
10 x 7.5
10 x 5 10 x 5 10 x 5
AHU
AHU
10 x 10
10 x 15
10 x 10
10 x 5
10 x 20
10 x 30
10 x 20
10 x 10
10 x 7.5
10 x 7.5
EVCS

CALL BOX
NORTH

1. THIS ARCHITECTURAL SITE PLAN IS PROVIDED FOR OVERALL SITE REFERENCE. THE LOCATION OF ITEMS INCLUDED IN THIS SET OF PLANS IS FOR AGENCY DEPARTMENT USE ONLY.

2. THIS SITE PLAN IS FOR REFERENCE ONLY, AS AN ARCHITECTURAL

PLAN FOR GENERAL LAYOUT AND IDENTIFICATION PURPOSES ONLY

3. FOR LOT LINE DIMENSIONS & HORIZONTAL CONTROL, SEE CIVIL

DRAWINGS

4. FOR HARDSCAPE AND ALL SITE IMPROVEMENTS, SEE LANDSCAPE

DRAWINGS

5. FOR PARKING GARAGE, SEE SEPARATE SUBMITTAL PACKAGE

6. FOR "FIRE LANE" DESIGN, SEE CIVIL AND LANDSCAPE DRAWINGS

7. FOR PERIMETER FENCING, SEE LANDSCAPE DRAWINGS

8. REFER TO CIVIL AND LANDSCAPE DRAWINGS FOR SPECIFIC SITE

REQUIREMENTS

9. ALL PROPERTY LINES, EASEMENTS, AND BUILDINGS, EXISTING AND

PROPOSED ARE SHOWN ON THIS PLAN BUT MUST BE VERIFIED WITH

THE CIVIL PLANS

10. BUILDING SIGNAGE IS DESIGNED BY OTHERS AND INSTALLED BY THE GENERAL CONTRACTOR.

11. SITE SIGNAGE IS DESIGNED BY OTHERS AND INSTALLED BY THE CONTRACTOR.

12. SITE WALLS ARE DESIGNED BY OTHERS

13. DECORATIVE SITE LIGHTING IS DESIGNED BY OTHERS.

14. SURFACE WATER MUST DRAIN AWAY FROM BUILDING SEE CIVIL AND LANDSCAPE PLANS FOR DRAINAGE DESIGN.

SITE PLAN NOTES
Scale
Date
Job No.
2025-04-11
2021-708

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
A2.01 RESIDENTIAL SITE PLAN
NTS
1"=30'-0"
0 15' 30' 60' 90'
77694
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
27 2025-05-09
OPEN SPACE PLAN 78'-0" 14'-2" 15'-0" 48'-10" 3'-4" 3'-4" 8'-1" 3'-4" 4'-11" 3'-0" 8'-4" 3'-0" 5'-7" 60'-0" 3'-0"
2'-6" 12'-6" 10'-0" 5'-0" 9'-3" 14'-0" 9'-3" 1'-0"
2'-6" 78'-0" 14'-6"
15'-8" 6'-0" 15'-2" 4'-0" 3'-8" 9'-1" 6'-0" 9'-5" 4'-0" 5'-0" 3'-6" 10'-0" 9"2'-6"9" 9'-6" 9"2'-6"9" 6'-0" 3'-0" 0"2'-6"9" 9'-6" 9"2'-6"9" 5'-6" 1'-6"
1'-0"
1'-6"
4'-0" 1'-11"
12'-6" 2'-6" 5'-3" 4'-6" 5'-3"
35'-0"
80'-0"
22'-0"
8'-0"
13'-0"
35'-0"
72'-0"
6" 14'-0" 4'-0" 15'-0" 2'-0"2'-0"
6'-10" 9"2'-6"9"
4"
3'-2" 6'-3" 2'-6" 10'-6" 2'-6" 9'-9" 9"2'-6"9" 7'-7" 6'-0" 7'-7" 1'-0"2'-0" 1'-0"3'-0" 15'-0" 4'-0" 15'-0" 3'-6" 6"
1'-0"
6"
3'-6" 14'-6" 4'-0"
4'-0" 4'-0" 2'-6"
1'-6" 3'-4" 4'-10" 3'-4"1'-6"
1'-6"
5'-6" 2'-6" 10'-6" 2'-6" 10'-6" 2'-6" 5'-6" 1'-6"
5'-3" 4'-6" 5'-3"
CB CB
UP
DWR
M. BEDROOM
M. BATH

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
DWR
DWR
DWR
UP

CB CBCB CB
CB CB
UP 9R
UP 9RDN 9R UP 9R
UP 9R
DN 9R
CB CB
5' DIA.
5' DIA.

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
CB CB
CB CB
CB CB
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
4CADD-10CS10T 2P
4CADD-10CS10T 2P
4CADD-10CS10T 2P
4CADD-10CS10T 2P
4CADD-10CS10T 2P
4CADD-10CS10T 2P
10T 2P
4CADD-10CS
4CADD-10CS10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
4CADD-10CS10T 2P
4CADD-10CS10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
4CADD-10CS10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
UP
CB CB
DWR
DWR
CB CB
M. BEDROOM
M. BATH
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
DWR
CB CB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
CB CB
UP 9R DN 9R
UP 9R
UP 9R
UP 9R
DN 9R
CB CB
DWR
CB CB
CB CB
CB
CB

CB CBCB CB
CB CB
CB CB
CB CB
DWR
CB CB

CB CBCB CB
M. BEDROOM
M. BATH
CB CB
UP
CB CB
DWR
DWR
DWR
CB
CB
CB CB

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS

EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVCS EVSE EVSE VAN
VAN

EVSE EVSE

AMBULATORY
EVSE

EVCS EVCS
12' WIDE GARAGE DOOR
12' WIDE GARAGE DOOR
65'-6"
16'-11" 1'-0" 12'-7" 3'-0" 4'-0" 20'-10"
214'-6"
16'-6" 3'-0" 5'-6" 6'-0" 5'-9" 5'-10" 1'-8" 6'-0" 8'-4" 4" 2'-0" 1'-6"
2'-0"
35'-0" 4'-0" 3'-0" 22'-6"
1'-0"
1'-4"
3'-4" 5'-4" 6'-4"
1'-0"
4'-0" 6'-3" 3'-0" 6'-3" 4'-6" 6'-3" 3'-0" 6'-3" 4'-6" 6'-3" 3'-0" 6'-3" 4'-0" 4'-0" 1'-6" 15'-4" 6'-0" 15'-4" 1'-6" 4'-0" 4'-0" 6'-3" 3'-0" 6'-3" 3'-11" 6'-3" 3'-0" 6'-3" 4'-0" 1'-10" 6'-4" 10"
6'-4" 10"
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5
10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5 10 x 7.5
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25
10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25
10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25
10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 5 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 15 10 x 15 10 x 15 10 x 15
10 x 20
10 x 10
5 x 5 5 x 5
5 x 5 5 x 10 5 x 10 5 x 5
5 x 10 5 x 5 10 x 5 5 x 10 5 x 5
5 x 5 5 x 5 10 x 5 10 x 5 10 x 5 5 x 5 5 x 5
10 x 10 10 x 10
10 x 7.5
10 x 7.5
5 x 5
5 x 10
10 x 5 10 x 5 10 x 5
10 x 5 10 x 5
10 x 5 10 x 5 10 x 5 10 x 5 10 x 5
10 x 5
9 x 10 9 x 14
5 x 95 x 9
5 x 95 x 9
5 x 9
10 x 12.5
5 x 12.5
5 x 9
LOBBY

RR BREAK / JAN
M M

PORTE COCHERE
AHU
AHU
AHU
AHU
AHU
AHU
10 x 10
10 x 15
RR
10 x 10
10 x 5
10 x 20
10 x 30
10 x 20
10 x 10
10 x 7.5
10 x 7.5
EVCS

EVCS EVCS EVCS
26'-0"
56'-11"
30'-0"
23'-2"
45'-3"
32'-0"
21'-11"
37'-9"
COURTYARD 1

CLUB ROOM

FITNESS

CO-WORK
COURTYARD 3

RESIDENTIAL

NORTHWEST

PERIMETER
ENTRY

COURTYARD
CORNER
PARK
COURTYARD 2

LEASING
LOUNGE

RESIDENTIAL

SOUTHEAST

PERIMETER
FLEX
ROOM

RESIDENTIAL

NORTHEAST

PERIMETER

RESIDENTIAL

SOUTH PERIMETER
LEGEND

INDOOR COMMON OPEN SPACE

OUTDOOR COMMON OPEN SPACE
PRIVATE OPEN SPACE @ GROUND

FLOOR W/ EXTENDED PATIOS
OPEN

TO BELOW

ROOFTOP DECK

SEE LANDSCAPE

PLANS FOR

ADDITIONAL

INFORMATION

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
UP 9R DN 9R
UP 9R
UP 9R
UP 9RDN 9R UP 9R
UP 9R
DN 9R

LOWER ROOF

ROOFTOP LOUNGE

ROOFTOP OUTDOOR AMENITY

SEE LANDSCAPE PLANS FOR ADDITIONAL INFORMATION

PATH TO EXIT
STAIR

PATH TO EXIT
STAIR
NORTH
Scale
Date
Job No.
2025-04-11
2021-708

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
A2.02 RESIDENTIAL OPEN SPACE PLAN
NTS
1"=40'-0"
0 20' 40' 80' 120'
77795
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
28 2025-05-09
CB CB
UP
DWR
M. BEDROOM
M. BATH

OPEN TO SKY
OPEN
TO SKY

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
DWR
DWR
DWR
UP

CB CBCB CB

COURTYARD
1 COURTYARD
2 CB CB
MOVE
IN
UP 9R
UP 9R
DN 9R UP 9R
UP 9R
DN 9R
CB CB
ELEC.
5' DIA.

TRASH
5' DIA.

TRASH

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
EE
EE
EE

CO-WORKING
DOUBLE VOL.

ACCESS

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
EE
CB CB
CB CB
CB CB
10T 2P
4CADD-10CS
10T 2P4CADD-10CS
10T 2P
4CADD-10CS
10T 2P4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS

FITNESS
DOUBLE VOL.

CLUB
DOUBLE VOL.

POOL
EQ.
4CADD-10CS
10T 2P
4CADD-10CS10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS10T 2P
4CADD-10CS
10T 2P
10T 2P
4CADD-10CS
4CADD-10CS
10T 2P
10T 2P4CADD-10CS10T 2P4CADD-10CS
4CADD-10CS10T 2P
4CADD-10CS
10T 2P
10T 2P4CADD-10CS10T 2P4CADD-10CS
4CADD-10CS
10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
M
W
B1
A1
A1
A1
A1
A0 A0 A0 A2 A2 A2 A2 A2
A2
A2
B3
B3
B3
B3
UP
PARKING 93
CB CB
A2
DWR
DWR
A1
A0
CB CB
B2
B2
M. BEDROOM
M. BATH
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
ACCESS
MOVE
IN
A0
A0
DWR

LEASING
LOBBY
MAIL
DOUBLE VOL.

SINGLE VOL.

COURT
3 722 FF 722.5 FF
722.5 FF
722 FF
721 FF
UTIL.

UTIL.
722.5 FF
721.5 FF
721.5 FF
720 FF
720 FF
721 FF
UTIL.
720 FF 720.5 FF
722 FF
CB CB
GATE
GATE
ACCESS
B3

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

FOR SALE

PRODUCTS

DISPLAY
YOGA /

FITNESS
STUDIO
1641 SQ. FT.

STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
S1 S1
STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
STR
W/D
DW
CB CB
REF
P
LIVING
14'-11" X 11'-2"
SLEEP
9'-7" X 10'-0"

BALCONY
7'-3" X 9'-9"
BATH

KITCHEN
S1 S1
CB CB
B2
UP 9R DN 9R
UP 9R
UP 9R
UP 9RDN 9R
CB CB
DWR
CB CB
CB CB
CB
CB

CB CBCB CB
CB CB
CB CB
CB CB
B2
B2
C1
A1
B2
B2
B2
B2
A2
B1
B2
DWR
ACCESS
CB CB
A2
ELEC.

CB CB
B2 ELEC.

A2
A0
CB CB
A2
M. BEDROOM
M. BATH
CB CB
A0
A0
UP
CB CB
A2
ACCESS
DWR
A1
ACCESS
DWR
A1
UTIL.

UTIL.

DWR
A1
CB
CB
CB CB
C1
A2
LOUNGE 2
ACCESS
VAN

FAST FOOD
PAD 1
72' 2,500 SF
35'

OUTDOOR PATIO

VEHICULAR
ENTRY

VEHICULAR
ENTRY
TRASH

STAGING
USPS

LAY-BY LOADING
58'-0"

OUTDOOR
PATIO
1040 SF
1320 SF
65'-6"
12' WIDE GARAGE DOOR
16'-11" 1'-0" 12'-7" 3'-0" 4'-0" 20'-10"
16'-6" 3'-0" 5'-6" 6'-0" 1'-6" 5'-9"
2'-0"
4'-0"
6'-4" 10"
10 x 10
10 x 5
10 x 20
10 x 30
10 x 20
10 x 10
10 x 7.5
10 x 7.5
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 10 x 10 5 x 5 5 x 5 10 x 5 10 x 5 10 x 5 5 x 5 5 x 5
10 x 10
10 x 5 10 x 5 10 x 5 AHU
AHU
10 x 10
10 x 15
10 x 10
10 x 5
10 x 20
10 x 30
10 x 20
10 x 10
10 x 7.5
10 x 7.5
EVCS

CALL BOX
26'-0"
56'-11"
30'-0"
23'-2"
45'-3"
42'-0"
49'-10"
21'-11"
37'-9"
10'-0"
LEGEND

TRASH HAULER TRUCK ROUTE

STAGING ROUTE

RESIDENT TRASH ROUTE

TRASH TERMINATION ROOM

TRASH CHUTE ROOM

STAGING AREA
NORTH
Scale
Date
Job No.
2025-04-11
2021-708

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
A2.03 RESIDENTIAL WASTE MANAGEMENT PLAN
NTS
1"=30'-0"
0 15' 30' 60' 90'

RESIDENTS BRING THEIR TRASH, RECYCLING, AND ORGANIC WASTE TO 2 TRASH CHUTE ROOMS LOCATION ON EVERY LEVEL, EACH

WASTE TYPE WILL HAVE ITS OWN DEDICATED CHUTE THAT LEADS

TO A TRASH TERMINATION ROOM ON THE GROUND FLOOR OF THE

PARKING STRUCTURE

ON PICKUP DAYS, BINS WILL BE TOWED TO A DESIGNATED TRASH

STAGING AREA OFF NORTHERN PRIVATE DRIVE, WHERE THEY WILL AWAIT PICKUP BY TRASH HAULER TRUCKS.

TRASH HAULERS WILL APPROACH THE SITE FROM FERN AVE, HEAD

EAST ON NORTHERN PRIVATE DRIVE, SERVICE THE BINS, AND
CONTINUE EAST AND EXIT THE SITE AND ONTO EULCID AVE.

TRASH NARRATIVE

RESIDENTIAL WASTE MANAGEMENT PLAN
77896
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
29 2025-05-09
RESIDENTIAL BUILDING PLAN - 1ST LEVEL CB CB
UP
M. BEDROOM
M. BATH

OPEN TO SKY
OPEN
TO SKY

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
UP

CB CBCB CB

COURTYARD
1 COURTYARD
2 CB CB
MOVE
IN
UP 9R
UP 9RDN 9R UP 9R
UP 9RDN 9R
CB CB
ELEC.
5' DIA.

TRASH
5' DIA.

TRASH

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
EE
EE
EE

CO-WORKING
DOUBLE VOL.

ACCESS

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
EE
CB CB
CB CB
CB CB
10T 2P4CADD-10CS
10T 2P
4CADD-10CS
10T 2P4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS

FITNESS
DOUBLE VOL.

CLUB
DOUBLE VOL.

POOL
EQ.
4CADD-10CS
10T 2P
4CADD-10CS10T 2P
4CADD-10CS10T 2P
4CADD-10CS
10T 2P
4CADD-10CS10T 2P
4CADD-10CS10T 2P
10T 2P
4CADD-10CS
4CADD-10CS
10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
4CADD-10CS10T 2P
4CADD-10CS10T 2P
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
4CADD-10CS
10T 2P
10T 2P4CADD-10CS10T 2P4CADD-10CS
M
W
B1
A1
A1
A1
A1
A0 A0 A0 A2 A2 A2 A2 A2
A2
A2
B3
B3
B3
B3
UP
PARKING 93
CB CB
A2
A1
A0
CB CB
B2
B2
M. BEDROOM
M. BATH
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
10T 2P
4CADD-10CS
ACCESS
MOVE
IN
A0
A0

LEASING
LOBBY
MAIL
DOUBLE VOL.

SINGLE VOL.

COURTYARD
3 722 FF 722.5 FF
722.5 FF
722 FF
721 FF
UTIL.

UTIL.
722.5 FF
721.5 FF
721.5 FF
720 FF
720 FF
721 FF
UTIL.
720 FF 720.5 FF
722 FF
CB CB
GATE
GATE
ACCESS
B3

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

FOR SALE

PRODUCTS

DISPLAY
YOGA /

FITNESS
STUDIO
1641 SQ. FT.

S1 S1
S1 S1
CB CB
B2
UP 9R DN 9R
UP 9R
UP 9R
UP 9RDN 9R
CB CB
CB CB
CB CB
CB
CB

CB CBCB CB
CB CB
CB CB
CB CB
B2
B2
C1
A1
B2
B2
B2
B2
A2
B1
B2
ACCESS
CB CB
A2
ELEC.

CB CB
B2 ELEC.

A2
A0
CB CB
A2
M. BEDROOM
M. BATH
CB CB
A0
A0
UP
CB CB
A2
ACCESS
A1
ACCESS
A1
UTIL.

UTIL.

A1
CB
CB
CB CB
C1
A2
LOUNGE 2
ACCESS
308'-11"
391'-1"
72'-8" 76'-4" 72'-2" 97'-3" 72'-8"
97'-3"
82'-8"
527'-7"
53'-0" 150'-4" 202'-10"
108'-8"
A
A2.XX
A
A2.XX
42'-2"
9'-6" 9'-0" 9'-6"
19'-0"
MAINT.

UTILITY
UP 9R
UP 9RDN 9R
PARKING 29
Scale
Date
Job No.
2025-04-11
2021-708

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
A2.04
1"=30'-0"
0 15' 30' 60' 90'
NORTH
BUILDING PLANS - 1ST LEVEL

PARTIAL SUBTERRANEAN LEVEL
77997
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
30 2025-05-09
RESIDENTIAL BUILDING PLAN - 2ND LEVEL CB CB
CB CB
CB CB
UP
M. BEDROOM
M. BATH
M. BEDROOM
M. BATH
CB CB
UP

CB CBCB CB

OPEN TO
BELOW

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
CB CB
CB CB

OPEN TO
BELOW
B1
A1
A1
A1
A1
A0 A0 A0
A2
A2 A2 A2
A2
A2
B1
B3
B3
B3
UP
CB CB
A2
A1
A0
CB CB B2CB CB
B2
CB CB
B2
CB CB
CB CB
UP
CB
CB
CB
CB
CB CB
A1
B1
A0
A1
M. BEDROOM
M. BATH
B1
CB CB
B2
CB CB
B2
CB CB
B2
A1
A0
M. BEDROOM
M. BATH
CB CB
M. BEDROOM
M. BATH
M. BEDROOM
M. BATH
A1
B1
B1
A1

OPEN TO
BELOW

OPEN TO
BELOW
B1
M. BEDROOM
M. BATH
M. BEDROOM
M. BATH
CB CB
CB CB
UTIL.

UTIL.

OPEN TO
BELOW

OPEN TO
BELOW

OPEN TO
BELOW
UTIL.

UTIL.

UTIL.

UTIL.

UTIL.

UTIL.

UTIL.

B2
OPEN
TO SKY

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
EE
UP 9R
UP 9RDN 9R
5' DIA.

PARKING 103

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
UP 9R
UP 9RDN 9R
EE
A0
S1 S1 A1
5' DIA.

UP 9R DN 9R
UP 9R
UP 9R
UP 9R
DN 9R

CB CBCB CB
B2 B2
B2
C1
A1
B2
B2
B2
C1
A2
B1
B2
CB CB
A2
A0
S1 S1
CB CB
B2
CB CB
A2
B2

CB CBCB CB
B2 A2 A2 CB CB
B3
B3 A0
A0
308'-11"
391'-1"
72'-8" 76'-4" 72'-2" 97'-3" 72'-8"
97'-3"
82'-8"
53'-7" 149'-10" 202'-10"
108'-8"
A
A2.XX
A
A2.XX
42'-2"
527'-7"
Scale
Date
Job No.
2025-04-11
2021-708

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
A2.05 BUILDING PLANS - 2ND LEVEL
1"=30'-0"
0 15' 30' 60' 90'
NORTH
78098
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
31 2025-05-09
RESIDENTIAL BUILDING PLAN - 3RD LEVEL
CB CB
UP
M. BEDROOM
M. BATH
M. BEDROOM
M. BATH
CB CB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
CB CB
CB CB
B1
A1
A1
A1
A1
A2
A2
A2
B1
C1
CB CB
A2
A1
A1
A0
CB CB B2CB CB
B2
CB CB
B2
UP
C1
CB
CB
CB
CB
CB CB
A2
A1
B1
A0
A1
M. BEDROOM
M. BATH
B1
CB CB
B2
A1
A0
M. BEDROOM
M. BATH
M. BEDROOM
M. BATH
M. BEDROOM
M. BATH
A1
B1
B1
A1
B1
B1
M. BEDROOM
M. BATH
M. BEDROOM
M. BATH

CB CB CB CB
B2
B2
CB CB
A2
UTIL.

UTIL.

UTIL.

UTIL.

UTIL.

UTIL.

UTIL.

UTIL.

UTIL.

B2
B3A
OPEN
TO SKY

EE THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
UP 9R
UP 9R
DN 9R
5' DIA.

PARKING 103

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
UP 9R
UP 9R
DN 9R
EE
A0
S1 S1 A1
5' DIA.

UP 9R DN 9R
UP 9R
UP 9R
UP 9RDN 9R
B3
UP
B3
S1 S1
CB CB
B2
CB CB
A2
B3A
CB CB
CB CB
CB CB
CB CB
B2
B2
B2
B2

CB CBCB CB
B2 A2 A2 CB CB
CB CB
UP

CB CBCB CB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
A0 A0 A0 A2 A2 A2 B3 CB CB
B2
CB CB
B2
CB CB
B2
CB CB B2

CB CBCB CB
B2 B2
CB CB
A2
A0 A0
308'-11"
391'-1"
72'-8" 76'-4" 72'-2" 97'-3" 72'-8"
97'-3"
82'-8"
53'-7" 149'-10" 202'-10"
108'-8"
A
A2.XX
A
A2.XX
42'-2"
527'-7"
Scale
Date
Job No.
2025-04-11
2021-708

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
A2.06 BUILDING PLANS - 3RD LEVEL
1"=30'-0"
0 15' 30' 60' 90'
NORTH
78199
Scale
Job No.

Date

ORBIS - NWC EUCLID & SCHAEFER
Chino, CA
2021-708
32 2025-05-09
RESIDENTIAL BUILDING PLAN - 4TH LEVEL
CB CB
UP
M. BEDROOM
M. BATH
M. BEDROOM
M. BATH
CB CB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
CB CB
CB CB
B1
A1
A1
A2
A2
A2
B1
C1
A1
CB CB B2CB CB
B2
CB CB
B2
UP
C1
CB
CB
CB
CB
CB CB
A2
A1
M. BEDROOM
M. BATH
B1
CB CB
B2
A0
M. BEDROOM
M. BATH
M. BEDROOM
M. BATH
A1
B1
B1
A1
B1 M. BEDROOM
M. BATH

CB CB CB CB
B2
B2
CB CB
A2
UTIL.

UTIL.

UTIL.

UTIL.

UTIL.

B2
OPEN
TO SKY

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
EE
UP 9R
UP 9R
DN 9R
5' DIA.

PARKING 103

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
UP 9R
UP 9R
DN 9R
EE
A0
S1 S1
5' DIA.

UP 9R DN 9R
UP 9R
UP 9R
UP 9RDN 9R
ROOF
ROOF
CB CB
B2
CB CB
A2
CB CB
UP

CB CBCB CB

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
A0 A0 A0 A2 A2 A2 B3 CB CB
B2
CB CB
B2
CB CB
B2
CB CB B2

CB CBCB CB
B2 B2
CB CB
A2
A0 A0
CB CB
CB CB
CB CB
CB CB
B2
B2
B2
B2

CB CBCB CB
B2 A2 A2 CB CB
ROOF
A0
UP
ROOF
308'-5"
391'-1"
72'-2" 76'-10" 72'-2" 97'-3" 72'-8"
58'-7"
82'-8"
53'-7" 149'-10" 202'-10"
108'-8"
A
A2.XX
A
A2.XX
42'-2"
527'-7"
Scale
Date
Job No.
2025-04-11
2021-708