Chino City Council
September 1, 2026

www.coxcastle.com Los Angeles | Orange County | San Francisco Cox, Castle & Nicholson LLP
50 California Street, Suite 3200
San Francisco, California 94111-4710
P: 415.262.5100 F: 415.262.5199
Linda C. Klein
415.262.5130
[email protected]
August 21, 2026

VIA E-MAIL
City Council
City of Chino
City Hall, 13220 Central Ave.

Chino, CA 91710
Email: [email protected]

Re: 6033 and 6041 Riverside Drive: Data Supporting Applicant’s Request for the Utility Line Concession

Mayor and Councilmembers:

Regent Land Company (the “Applicant”) has appealed the Planning Commission’s denial of its requested concession under the State Density Bonus Law (“SDB”) for the housing development project (the “Project”) to be located at 6033 and 6041 Riverside Drive (“Property”) in the City of Chino (“City”). The concession at issue (the “Utility Line Concession”) allows the existing overhead utility lines to remain above ground.

Under State Density Bonus Law (“SDBL”) a City can deny a concession only if makes a written finding, based upon substantial evidence, of any of the following:
 The concession or incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision (c).  The concession or incentive would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households.  The concession or incentive would be contrary to state or federal law. (Gov. Code, § 65915, subd. (d)(1).) The Planning Commission did not dispute that the Utility Line Concession results in identifiable and actual cost reductions or that it was consistent with state and federal law.

The Planning Commission, without substantial evidence, however:

determined that undergrounding utilities is necessary to protect public health, safety, and welfare by reducing risks to life and property during emergencies such as earthquakes, fires, and severe weather events, reducing hazards associated with downed or damaged utility lines, and maintaining safe visibility and access within the public right-of-way for pedestrians, motorists, and emergency responders. The Planning Commission further finds that the undergrounding requirement constitutes a fundamental public safety standard rather than a discretionary or primarily aesthetic requirement.
(Planning Commission Resolution No. PC2026-004, ¶ 3.) The Planning Commission relied on “the legislative findings contained in Chapter 13.32” to determine that the Utility Line Concession “would potentially create specific adverse impacts on public health and safety that cannot be mitigated without requiring compliance with the undergrounding requirement.” (Id.) The Planning Commission did not find that the Utility Line Concession would have (as opposed to “potentially create”) a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety. Section 65589.5 defines a “specific, adverse impact” 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.” The legislative findings in Chapter 13.32 are not specific to the Project, nor do they quantify any impacts. Also “[i]nconsistency with the zoning ordinance or general plan land use designation” is not a “specific, adverse impact.” (Gov. Code, § 65589.5, subd. (d)(2)(A).) Additionally, issues that constitute “specific, adverse impacts” by definition “arise infrequently.” (Id., subd. (a)(3).) Utility poles and lines are ubiquitous—not infrequent.

Even though it was the City’s burden to provide the substantial evidence needed to support its denial of the concession, the Applicant commissioned qualified professionals to analyze whether the Utility Line Concession would create a “specific, adverse impact” upon public health and safety. Those assessments are attached to this letter, consisting of (i) a Traffic Safety Assessment (Attachment A), (ii) Fire Code Analysis (Attachment B), and (iii) Engineering Assessment of the Utility Lines (Attachment C).

Each of the three attached reports provides substantial evidence that the Utility Line Concession does NOT result in a significant, adverse impact. The Traffic Safety Assessment concludes that the poles and lines result in no traffic safety concerns. The Fire Code Analysis concludes that the poles and lines are not a fire danger, and the Engineering Assessment found nothing unsafe about the poles and lines. The City Council must consider this substantial evidence when evaluating the Applicant’s appeal.

* * *

Please let me or the Applicant know if you have any questions regarding the legal requirements for SDBL concessions or the information in the attached technical reports. We would be happy to answer any question, and look forward to your informed, considered deliberation of the Applicant’s appeal.

Sincerely,

Linda C. Klein

Encl.:

Attachment A: Dudek, Riverside Drive & Magnolia Avenue Residential Project: Traffic Safety Assessment (August 17, 2026).

Attachment B: Dudek, Riverside/Magnolia Warmington Residential Power Pole Fire Code Analysis (August 13, 2026).

Attachment C: Dudek, Magnolia Power Pole Design and Engineering Assessment (August 18, 2026).

cc: Brian Taylor
Joe Oftelie
Fred Galante

ATTACHMENT A

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MEMORANDUM

To:

Joe

Oftelie, President, Warmington Residential

From:

Lisa Valdez
, Senior Transportation Planner

Michael Rowe, PE, Engineering Project Manager

Subject:

Riverside Drive
&
Magnolia Avenue Residential
Project
: Traffic

Safety Assessment

Date:

August
1 7
,
2026

Cc:

Austin Ott, Dudek

Attachments

Figures 1
–

2 Attachment A
–

TIMS
Collision Data

Attachment B
–

Chino Collison Summary Report: SCE Pole Damaged

This memorandum
provides a safety a
ssessment

for the proposed
Riverside Drive
&

Magnolia Avenue Residential
Project

(
Project
) located
at
6033 and 6041 Riverside Drive in the City of Chino

(City).

The
assessment

includes a
description
of the existing
road

conditions in the vicinity of the site,
a
n analysis

of the
collision history

near
the
Project
’s
frontage
s

along

Magnolia Avenue and
Riverside Drive
, and a summary of the traffic
impact
analysis

(TIA)

findings for the
Project

based on
information from the Chino 4 T
raffic
I
mpact
A
nalysis

(
November 26, 2025
) and
the Chino 4 T
raffic
I
mpact
A
nalysis
Supplemental Memorandum (April 3, 2026)
, both documents

prepared by TJW
Engineering, Inc.

The purpose of the
assessment
is to
evaluat
e

whether
the addition of
Project

traffic would increase
the likelihood of collisions associated with the

existing

Southern California Edison (SCE)
power poles along
Magnolia
Avenue

and

Riverside Drive
.

1 Project
Overview

Warmington Residential
proposes to
develop 100
residential
dwelling

units

to be located on
a five
-
acre site on
the
southwest corner of Magnolia Avenue and Riverside Drive.

The
Project

vicinity

map is presented as Figure 1 and
the
Project

s
ite
p
lan is presented a
s

Figure 2.

The
Project

site
is

vacant

with the
e
xcept
ion

of

two
single
-
family

homes
, which will be

demolished as part of the
Project
.

Ten of the
proposed
100 attached residential
units are proposed to be
moderate income housing

units
.

A
full acc
ess

driveway is
proposed
on Magnolia Avenue
, approximately
1 2
0 feet south of the
intersection of

Magnolia
Avenue/
Riverside Drive.

The driveway

is
proposed to be
26 feet wide

per City requirements
.

No vehicular access
will be provided
on Riverside Drive
,

and the
project frontages will be improved with
5 -
foot
-
wide
sidewalks and
parkways
(10 feet wide along Riverside Drive and
6 feet wide along Magnolia Avenue)
separating
vehicles and
pedestrians.

The
re would be no
power poles

along the new sidewalks on
either street
. The poles would be located
in the parkways

and therefore would not obstruct visibility for pedestrians .

All site access

improvements required
as part of the
Project
, whether located on
-

or
off site
, would be designed and constructed in accordance with all applicable local standards and practices
.

MEMORANDUM

SUBJECT:

RIVERSIDE DRIVE AND MAGNOLIA AVENUE RESIDENTIAL PRO
JECT

SAFETY ASSESSMENT

2 AUGUST

202
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2 Existing Conditions

This section
presents

the existing characteristics of Magnolia Avenue and Riverside Drive and provides a summary
of

collision data for
these

roadways.

2. 1

Study Roadways

Magnolia Avenue

is a
two
-
lane
north
-
south

un
divided road. It is classified as a
n Urban
Residential Collector

in the
City of Chino General Plan
and has a posted speed limit of 35 miles per hour (mph). Sidewalks are provided on both sides of the road and
SCE
power poles are located along the sidewalks on the
west

side of the road. The segment
of
Magnolia Avenue

near the
Project

site is straight with no vertical or horizontal curves. Parking is allowed on
the
west side of the road and along
some segments

of the east side of the road
near the
Project

site.

Magnolia Avenue

carries
1 ,
106

average daily trips (ADT)
north
of
Riverside Drive

and
2 ,
240

ADT
south

of
Riverside Drive

(A
im
TD
2024).

Based on t
he City’s Bicycle and Pedestrian Master Plan
a
Class III
bicycle route (signed route only, no
striping) is planned on
Magnolia Avenue along the
Project

frontage.

Existing sidewalks and bicycle facilities will be
preserved

(sidewalks will be improved
with parkways separating pedestrians from vehicles)
with the
Project
, thus
accommodating the planned Class III bicycle facilit
y

on Magnolia Avenue.

Riverside Drive

is a
four
-
lane
east
-
west

d
ivided road. It is classified as a
Primary

Arterial
Collector

in the City
’s
General Plan
and has a posted speed
limit of
3 5

to 45

mph.

Sidewalks are
provided
on both sides of the road

and
SCE
power poles are located along the
sidewalks on the south side of the
road
.

The segment of
Riverside Drive

near the
Project

site
is straight with no
vertical or
horizontal curves
.

Parking is
prohibited on both sides of the road
near the
Project

site.

Riverside Drive
carries
9,160
ADT
east of Magnolia
Avenue and
10,0
4 0

ADT west of
Magnolia Avenue (A
im
TD

2024
).

Based on the City’s Bicycle and
Pedestrian Master Plan a Class II bicycle
lane

(
on
-
street

strip
ed lane
) is planned on
Riverside Drive

between Central
Avenue and Oaks Avenue,
which does

not pass the
Project

frontage.

2.2 Collision Data

Collisions from the last
five

years of available data (20
21 –
202
5 ) were collected and analyzed using the
Transportation Injury Mapping System (TIMS) which aggregates collision data f
rom the California Statewide
Integrated Traffic Records System (SWITRS).

Attachment A contains the collision history data from TIMS .

Existing power poles on
the
south side
o
f

Riverside Drive

MEMORANDUM

SUBJECT:

RIVERSIDE DRIVE AND MAGNOLIA AVENUE RESIDENTIAL PRO
JECT

SAFETY ASSESSMENT

3 AUGUST

202
6 112326
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Magnolia Avenue

Table 1 summarizes the collision history for
a
n approximately

one
-
mile

segment of
Magnolia Avenue
,

between

Walnut Avenue and Chino Avenue
.

A total of
13 collisions were recorded in the last five
years, averaging
approximately

3 collisions per year.

During this period, there were
6 minor injur
y
crashes

and
7 fender benders/non
-
serious injur
y crashes
.

There were
no

fatal crashes
or

severe injury crashes
.

Out of the
13 accidents,
none

were with a “fixed object”

(e.g.,
power pole,
street light, tree, etc.)
.

Approximately

8 5
% of the crashes were with another motor vehicle.

Table 1. Magnolia Avenue Collision Summary (2021
-

2025)

Collision
s

Per Year

Collision
s by

Type

Collision
s by

Severity

Year

No.

Type

of Collision

No.

Severity

of Collision

No.

2021

2 Other Motor Vehicle

11 Fatal injury

0 2022

1 Parked Motor Vehicle

1 Suspected serious injury or severe injury

0 2023

2 Bicycle

1 Minor or Visible injury

6 2024

5 Pedestrian

0 Possible injury or complaint of pain

7 2025

3 Fixed Object

0 Source:

UC Berkely, TIMS, 2025

Riverside Drive

Table
2 summarizes the collision history for
an approximately
one
-
mile

segment of
Riverside Drive
,

between 10
th

Avenue and Mountain Avenue
.

A total of
6 0

collisions were recorded in the last
five

years, averaging
approximately
12 collision
s

per year.

During this period, there were
no

fatal crashes, 5 severe injury crashes, 32 minor injur
y
crashe
s
,

and 24 fender benders/non
-
serious injur
y crashes
.

Out of the 6
0 accidents,
one

was
with a “fixed object”.

Approximately

8 7
% of the crashes were with another motor vehicle
.

Table
2 .

Riverside Drive

Collision Summary (2021
-

2025)

Collisions Per Year

Collisions by Type

Collisions by Severity

Year

No.

Type

of Collision

No.

Severity

of Collision

No.

2021

11 Other Motor Vehicle

52 Fatal injury

0 2022

11 Parked Motor Vehicle

0 Suspected serious injury or severe injury

5 2023

1 5

Bicycle

4 Minor or Visible injury

32 2024

14 Pedestrian

3 Possible injury or complaint of pain

2 3

2025

9 Fixed Object

1 Source:

UC Berkely, TIMS, 2025

Because this analysis focuses on the safety implications associated with the
existing power poles,
the
collision
involving
a
fixed object

was

reviewed

further
. As shown in Table 3,
the
collision was attributed to unsafe speed, with
alcohol identified as a contributing factor. In addition, the Riverside Drive segment where the collision occurred has a narrower outside lane, with power poles located closer to the travel lane and no buffer area. By comparison, at
the
Project

site, Riverside Drive has a substantially wider outside lane, and the power poles are separated from the travel lane by a sidewalk.

MEMORANDUM

SUBJECT:

RIVERSIDE DRIVE AND MAGNOLIA AVENUE RESIDENTIAL PRO
JECT

SAFETY ASSESSMENT

4 AUGUST

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Table
3 .

Riverside Drive
“
Fixed

Object” Collisions (2021
-

2025)

Year

Location

Crash
Type

Crash
Severity

Direction

Reason

Conditions

2021

None

2022

Riverside Dr. &
13 th

St.

Fixed Object

Severe injury

E
astbound

Unsafe speed
;

Alcohol

Daylight; clear

2023

None

2024

None

2025

None

Source:

UC Berkely, TIMS, 2025

Based on the collision
history summarized

above, the

existing

power

pole locations

along Magnolia Avenue and
Riverside Drive
do not appear to
be associated with a documented fixed
-
object collision pattern or roadway safety
deficiency
, and an

increase

in traffic volumes
on either
study segment

would not alter this conclusion
.

As

discussed
in Section 4
,

the project
-
added traffic

would not introduce operational changes such as new congestion, queuing
,
or restricted sight distance

that would
change

the baseline
conditions
.

Because t
here would be no
operational or
physical
changes

to the roadways, there

be no

would increase
in
the likelihood of vehicles hitting the poles
.

2.3 SCE
Power
Pole Da
maged Report

The Chino Collision Summary Report for damaged SCE poles was also reviewed to verify whether any collisions involving power poles occurred on Magnolia Avenue or Riverside Drive. The report, provided as Attachment B, summarizes the locations and number of p
ower poles damaged in vehicular accidents during the last five years (2021
–
2025). The report identified no collisions involving power poles on Magnolia Avenue or Riverside Drive.

A total of 23 accidents were reported citywide. Of these, 35 %

were attributed to improper turning, 26
%

to driving
under the influence, and 13
%

to unsafe speed. Other contributing factors included unsafe lane changes and unsafe backing. These contributing factors indicate that the reported accidents were generally associated with driver behavior, such as impaired driving, speeding, or improper ma neuvers, rather than safety issues inherent to the
power poles themselves.

MEMORANDUM

SUBJECT:

RIVERSIDE DRIVE AND MAGNOLIA AVENUE RESIDENTIAL PRO
JECT

SAFETY ASSESSMENT

5 AUGUST

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3 City of Chino
Local Roadway
Safety Plan

The City of Chino created a Local Roadway Safety Plan (LRSP), which identifies a

framework to identify, analyze,
and develop traffic safety enhancements on the City’s roadway

network
.

As part of t
he LRSP.

Chino’s collision history
was analyzed to identify locations with elevated risk of collisions either

through their collision histories or their
similarities to other locations that have more active

collision patterns.

The report also
provides

both engineering
-
based and non
-
engineering countermeasures

that can be implemented systemically throughout the

City

to improve
safety

(City of Chino 2023)
.

The report recommends 20 different engineering safety countermeasures . H
owever
,

t
he LRSP does not
include any
safety
improvement
recommendations related to
power poles
(e.g.,
undergrounding
,
removal of

power poles
, etc.
)
.

MEMORANDUM

SUBJECT:

RIVERSIDE DRIVE AND MAGNOLIA AVENUE RESIDENTIAL PRO
JECT

SAFETY ASSESSMENT

6 AUGUST

202
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4 Traffic
Impact
Analysis

The
Project’s
TIA

(
TJW Engineering, Inc. 2025
) and
TIA

S
upplemental
M
emorandum
(
TJW Engineering, Inc. 202
6)

included a comprehensive analysis
of
the
Project
’s
potential
traffic

related
impact
s, i
ncluding
an intersection
level
of service

(LOS)
analysis,
a queuing analysis, and a sig
ht distance
analysis
at the
Project

driveway
.

T
he studies concluded that there would be no roadway or intersection operations or safety impacts associated with the Project. The studies determined that all of the study intersections would continue to operate at acceptable LOS with the Project traffic, t
he 95th percentile queue lengths with the Project would not exceed existing storage lengths, and Magnolia Avenue represents a reasonable and appropriate location for the Project’s primary driveway access based on the sight distance analysis.

As such, no Project
-
related safety concerns were identified that would indicate an increased potential for collisions, particularly involving the power poles.

Congestion
can contribute

to poorer
safety outcomes
,

however
no
project
-
related

increase in
congestion
was identified.

MEMORANDUM

SUBJECT:

RIVERSIDE DRIVE AND MAGNOLIA AVENUE RESIDENTIAL PRO
JECT

SAFETY ASSESSMENT

7 AUGUST

202
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5 Summary

The key findings of
this memo
are summarized below:



The Project is proposing
to develop 100 residential units to be located on the southwest corner of Magnolia Avenue and Riverside Drive.

A full access driveway is proposed on Magnolia Avenue. No vehicular access will be provided on Riverside Drive, and the project frontages will be improved with 5 -
foot
-
wide sidewalks
and parkways (10 feet wide along Riverside Drive and 6 feet wide along Ma gnolia Avenue) separating
vehicles and pedestrians. There would be no power poles along the new sidewalks on either street. The poles would be located in the parkways and therefore would not obstruct visibility for pedestrians. All site access improvements

required as part of the Project, whether located on
-

or off site, would be designed
and constructed in accordance with all applicable local standards and practices .



Based on a review of
the TIMS
collision
data,
between 2021 and 2025,
there were
13 collisions
a
long
Magnolia Avenue, between Walnut Avenue and Chino Avenue .

None of the collisions
along Magnolia Avenue
involved a fixed object,
including the
power pole
s
.

During this same period, there were 60
collisions

a
long
Riverside Drive, between 10
th

Avenue and Mountain Avenue
. O
nly one
collision
involved a
fixed
-
object
,
however,
the

collision was attributed to unsafe speed, with alcohol identified as a contributing factor.

The
collision did not involve a power pole.



In addition to the TIMS data, the City
’s
Collision

Summary Report provides
citywide
information
regarding

accidents involving SCE power poles
.

A total of 23 accidents were reported citywide
.

The contributing
factors
identified in

the
report

indicate that the reported accidents were generally associated with driver behavior, such as impaired driving, speeding, or improper maneuvers, rather than safety issues inherent to the power poles themselves
.

Furthermore,
no collisions involving power poles on Magnolia Avenue or Riverside Drive

were reported
during the last five years.



Based on
both
the
TIMS data and
the City’s
Collision History Summary report
, the

existing

power

pole
locations

along Magnolia Avenue and Riverside Drive
do not appear to
be associated with a documented
fixed
-
object collision pattern or roadway safety deficiency

on either
study segment
.



The City
’s
LRSP
also
analyzes

Chino’s collision history to identify locations with elevated risk of collisions either

through their collision histories or their similarities to other locations that have more active

collision
patterns.

The report
provides

both engineering
-
based and non
-
engineering countermeasures that can be
implemented systemically throughout the

City

to improve safety
. T
he
report recommends 20
different
engineering
safety
countermeasures, however, d
oes not include any recommendations related to power
poles (e.g., undergrounding or removal of power poles).



Finally, t
he TIA and supplemental TIA prepared for the
Project

concluded that all of the study intersections
would continue to operate at acceptable LOS with the
Project

traffic, the 95
th

percentile queue lengths with
the
Project

would not exceed existing storage lengths, and
Magnolia Avenue represents a reasonable and
appropriate location for the
Project
’s primary

driveway access
. As such, no
Project
-
related safety concerns
were identified
that would indicate an increased potential for collisions .

MEMORANDUM

SUBJECT:

RIVERSIDE DRIVE AND MAGNOLIA AVENUE RESIDENTIAL PRO
JECT

SAFETY ASSESSMENT

8 AUGUST

202
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6 References

A
im
TD. 2024. 24
-
Hour Roadway Segment Counts (with Classification). April 18.

City of Chino. 2023. City of Chino
Local Roadway
Safety Plan. March.

TJW Engineering, Inc. 202

6. DRC25
-
0003,
Chino 4 Traffic Impact Analysis

Supplemental Memorandum. April

3. TJW Engineering, Inc.
2025.

DRC25
-
0003
, Chino 4 Traffic Impact Analysis.

November 26.

University of California, Berkely. Transportation Injury Mapping System (TIMS). 2025. https://tims.berkeley.edu/

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Figures

Project Boundary
0 2,0001,000
Feet
n
Date: 8/6/2026 User: mtu Path: Z:\Projects\j2137600\MAPDOC\Riverside Magnolia Residential Project.aprx Map: Figure 1 Project Location Layout: Figure 1 Project Location Garden
Grove
Cypress Orange
Buena
Park
Brea
Lake Elsinore
Perris
Corona
Chino
Hills
Norwalk
Norco
Downey
Riverside
Diamond
Bar
Ontario
Eastvale
Walnut
Industry
Loma Linda
Colton
El Monte
CovinaBaldwin
Park
Upland
Temple
City
Irwindale
San Dimas
La Verne
Arcadia
Glendora
Fontana
Duarte
Pasadena
Rialto
Chino
Rancho
Cucamonga San Bernardino
Jurupa Valley
Yorba
Linda
ÄÆ
18 ÄÆ
57 ÄÆ
60 ÄÆ
259
ÄÆ
91 ÄÆ
22 ÄÆ
39 ÄÆ
189
ÄÆ
74 ÄÆ
142
ÄÆ
206
ÄÆ
55 ÄÆ
72 ÄÆ
241
ÄÆ
138
ÄÆ
2 ÄÆ
71 ÄÆ
90 ÄÆ
83 ÄÆ
19 ÄÆ
66 ÄÆ
60 §¨¦
5 §¨¦
15 §¨¦
215
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405
§¨¦
210
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10 L o s A n g e l e s
C o u n t y
O r a n g e
C o u n t y
R i v e r s i d e
C o u n t y
S a n
B e r n a r d i n o
C o u n t y
Project Site
!(
^
SOURCE: USGS National Map 2026
Riverside Magnolia Residential Project
Project Location
FIGURE 1
Riverside Drive
Ross Avenue
M
a
g
n
o
l
i
a
A
v
e
n
u
e
Barbara Street
Project Boundary
Project Design
Date: 8/6/2026 User: mtu Path: Z:\Projects\j2137600\MAPDOC\Riverside Magnolia Residential Project.aprx Map: Map Layout: Figure 2 Project Site Plan 0 10050
Feet
n
SOURCE: San Bernadino County 2026
Riverside Magnolia Residential Project
Project Site Plan
FIGURE 2

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Attachment
A

TIMS
Collision Data

Magnolia Avenue

TIMS Collision Data (2021
-

202
5)

Riverside
Drive

TIMS Collision Data (2021
-

202
5)

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Attachment
B

City of Chino Collison Summary Report
: SCE Pole Damaged

1 | P a g e

City of Chino
Collision Summary Report
SCE Pole Damaged

Report # Date Location Direction Description # of Injuries 21-08114 9/18/2021 Schaefer Ave – Mountain Ave 130 feet West of intersection
Head-on to SCE pole
Improper Turning
0 21-10377 11/24/2021 Central Ave – C St 21 feet North of intersection
Hit SCE pole
Driving Under the Influence
0 21-11188 12/21/2021 Enrico St – Pipeline Ave 25 feet West of intersection
Hit SCE pole
Improper Turning
0 21-11286 1/27/2021 Chino Ave – Oaks Ave 388 feet East of intersection
Head-on to SCE pole and
parked vehicles
Improper Turning
0 22-05653 6/26/2022 Mountain Ave – Shaefer Ave 200 feet South of intersection
Hit SCE pole
Unsafe speed
0 22-07932 9/3/2022 Bickmore Ave – Meadowhouse Ave 809 feet West of intersection
Hit SCE Pole
Driving Under Influence
0 22-09442 10/18/2022 Preciado Ave – Chino Ave 24 feet South of intersection
Hit SCE pole
Improper Turning
0 22-11678 12/30/2022 Phillips Blvd – Benson Ave 36 feet West of Intersection
Hit SCE pole
Rear-end other motor vehicle
Driving Under the Influence
1 23-00024 01/01/2023 Marsh Ave – Esperanza St 35 feet South of intersection
Hit SCE pole 0
23-00882 01/27/2023 Chino Ave – Benson Ave 90 feet West of intersection
Hit SCE pole
Driving Under the Influence
0 23-01133 02/04/2023 Central Ave – Anderson St 29 feet South of intersection
Hit SCE pole 0
23-01944 2/28/2023 Philadelphia St – Abacherli Ave 12 feet East of intersection
Hit SCE pole
Improper Turning
1 2 | P a g e

23-02273 3/11/2023 Edison Ave – Central Ave 100 feet West of intersection
Hit SCE pole
Improper Turning
0 23-06827 7/30/2023 Benson Ave – Dover St 403 feet South of Intersection
Head-on to SCE pole
Unsafe Lane Change
0 23-10606 12/1/2023 Chino Ave – Pipeline Ave At Intersection Direction not stated
Broadside to other motor
vehicles, Hit traffic signals,
signs and SCE pole
0 24-00072 01/03/2024 Chino Ave – 12th St E At intersection Direction not stated
Hit SCE pole
Improper Turning
0 24-01278 02/20/2024 Yorba Ave – Edison Ave North of intersection Hit SCE pole Improper Turning
0 24-08346 10/17/2024 Schaefer Ave – 12th St 78 feet West of intersection
Hit SCE pole
Unsafe speed
0 24-08485 10/22/2024 Francis Ave – Vernon Ave 52 feet South of intersection
Hit SCE pole
Driving Under the Influence
0 24-10048 12/29/2024 East End Ave – Philadelphia St 337 feet South of intersection
Hit SCE pole
Unsafe Speed
1 25-03355 05/09/2025 Edison Ave – Ramona Ave 721 feet West of intersection
Hit SCE pole

1 25-05507 7/29/2025 Central Ave – College Park Ave 391 feet North of intersection
Hit SCE pole
Unsafe Starting or Backing
0 25-09543 12/22/2025 Benson Ave – Daniels St 1020 feet South of intersection
Hit SCE pole
Driving Under Influence
0 Lisa Valdez | Senior Transportation Planner
Lisa Valdez is a senior transportation planner and project manager with 27 years’ experience in transportation planning and analysis, including managing the development of long-range transportation plans, multimodal mobility plans, and transportation analyses for public and private clients throughout the United States. Her expertise includes transportation impact analyses, freight, corridor, and parking demand studies, and transportation demand management plans.

Lisa is experienced in CEQA, NEPA, and Fixing America’s Surface Transportation Act compliance. She has led technical analyses for large- scale transportation infrastructure, as well as multimodal statewide, regional, and local transportation plans and studies. Relevant recent experience includes the 2091 Wharf Road Traffic Safety Study in the City of Capitola, the Main Street Warehouse Trip Generation and Queuing Analysis in the City of Carson, the Alexan Arcadia Transportation Impact Study for the City of Arcadia, and the Chandler Grove Annexation Specific Plan Transportation Impact Analysis and Transportation section of the draft EIR for the City of Tulare.

Mike Rowe, PE | Professional Engineer
and QA/QC
Mike Rowe is a project manager with more than 25 years’ professional experience as a civil engineer specializing in all aspects of land development, from initial acquisition to project closeout. Mike has managed project entitlements, mapping, permitting, infrastructure design, contractor negotiation, construction management, and staffing recommendations as needed. One of his public presentations even required some expertise in obtaining a public vote for its final approval. Mike is a civil engineer with vast experience in small and medium to very large projects ranging from single- family residential tracts to residential private golf clubs to 500-plus-unit apartment complexes to logistics compounds and commercial centers.

Mike’s main responsibilities included site and infrastructure design, project oversight, budget control, and contract management.

Mike also recently worked as the City engineer for the City of Palm Desert at a time when they were struggling to maintain this position. He worked with the City’s constituents and neighboring agencies to support the public planning, permitting, and inspections necessary to help keep the City on track.

YEARS’ EXPERIENCE
 27 Total, 5 With Dudek

EDUCATION
 California Polytechnic State
University, MCRP, City and
Regional Planning
 University of California,
Santa Cruz,
BA, Environmental Studies
 Lancaster University,
Environmental Science
YEARS’ EXPERIENCE
 25 Total, 1 With Dudek

EDUCATION
 University of Southern
Colorado
BS, Civil Engineering

CERTIFICATIONS
 Professional Civil Engineer
(PE), California No. 56069

ATTACHMENT B

TECHNICAL MEMORANDUM
SUBJECT: WARMINGTON – MAGNOLIA POWER POLE DESIGN AND ENGINEERING ASSESSMENT

PROJECT NUMBER - 21736 1
AUGUST 2026

MEMORANDUM
To: Warmington Chino Residential Development Team
From: Dudek Energy Design Team
Subject: Magnolia Power Pole Design and Engineering Assessment Date: 8/1 8/2026
cc: Austin Ott

Executive Summary
An engineering review was conducted to access the current conditions of the utility poles and power lines adjacent to the Warmington Residential development located at 6033 and 6041 Riverside Dr., Chino, CA 91710. It was found that the poles and power lines meet or exceed current building standards and codes. As such, there will be no risk to life and safety or encroachment of the power lines due to the addition of residential buildings at the site, given the current design, and there is no current risk to life and safety posed by the existing above ground power lines, as their current state meets or exceeds code required clearances.

1 Methodology
The current existing conditions of the utility power poles and power lines surrounding the Warmington development were evaluated utilizing available online resources, site photo s, and provided drawings. These existing conditions were compared against current codes and standards for con struction of power poles and power lines. The latest available codes and standards were used. Dudek engineers loo ked for any deviations from acceptable design or clearances as enumerated by the standard codes.
2 Analysis
The codes and standards used for evaluation were the Nationa l Electrical Safety Code and General Order 95 from the California Public Utilities Commission.
3 Findings
Dudek engineering research showed that there are no known issues with the current conditions of the power lines as relates to the construction of the new buildings at t he Warmington Chino Residential development. A site visit and visual review of photographs of the power poles and c onductors shows that the poles exhibit no excessive

TECHNICAL MEMORANDUM
SUBJECT: WARMINGTON – MAGNOLIA POWER POLE DESIGN AND ENGINEERING ASSESSMENT

PROJECT NUMBER - 21736 2
AUGUST 2026
leaning or cracking and show no visible rotting. The conductors are correctly attached to the insulators and lay from pole to pole per industry design requirements.

The plans for the Warmington development indicate there is a 10-foot buffer between the closest buildings and the property boundary on the north side of the site along Riverside Drive. The distances between the existing poles and the closest proposed building are shown in Figure 1 - Pole N otes. The power lines running west to east along the north side of the site and Riverside Drive are recorded by SCE to have a voltage of 12kV. According to the NESC Table 230.1-H234-2 1990R, the largest required horizontal clearance from a building to a 12kV power line is 7.5 feet at rest. The transmission lines running north to south along Magnolia Avenue on the east side of the site have a voltage of either 66kV or 115kV. A desktop search of SCE’s power maps was indeterminate. We assume 115kV for a worst-case scenario analysis. According to NESC T able H234-1, the clearance between a power line and a building varies based on the amount of line voltage over 22 kV. As the line is assumed to have a voltage of 115kV, the required horizontal clearance is found by the using following equation:

7.5 feet + 0.4 inches*(115kV-22kV) = 10 feet, 7.2 inches GO-95 Rule 37 includes requirements for vertical clearance of power lines and lists the requirement for cables above 750 volts as being at least 12 feet above any build ing area below the lines. As none of the existing power lines will be directly above the building as currently designed, these lines are only required to meet the horizontal clearance requirements.

Figure 1 – NESC Required Horizontal Clearances from Buildings

TECHNICAL MEMORANDUM
SUBJECT: WARMINGTON – MAGNOLIA POWER POLE DESIGN AND ENGINEERING ASSESSMENT

PROJECT NUMBER - 21736 3
AUGUST 2026

Figure 2 – NESC Required Horizontal Clearances from Buildings 22kV+

TECHNICAL MEMORANDUM
SUBJECT: WARMINGTON – MAGNOLIA POWER POLE DESIGN AND ENGINEERING ASSESSMENT

PROJECT NUMBER - 21736 4
AUGUST 2026
Pole Notes
Number Location Type Voltage Approx.

Distance
to Closest
Building
Req uired
Clearance
Pole
Condition
Connection
Condition
Notes
2356928E Magnolia Ave Transmission 115 kV 20’ - 3” 10’ - 7.2” Stable Stable Overhead drop feed to streetlight 2356927E Magnolia/Riverside Transmission 115 kV 29’ - 6” 10’ - 7.2” Stable Stable Unmarked Riverside/Magnolia Distribution 12k V 21’ - 5” 7’ - 6” Stable Stable Underground feed for low voltage/comms Low voltage/comms lines are in trees;
electrical lines are above trees by
approximately 6 -8 feet
2374324 E Riverside Dr Distribution 12kV 20’- 8” 7’ - 6” Stable Stable Underground feed for low voltage/comms Low voltage/comms lines are in trees;
electrical lines are above trees by
approximately 6 -8 feet
4366866E Riverside Dr Distribution 12kV 19’ - 0” 7’ - 6” Stable Stable Overhead service Drop to residential structure
4366865E Riverside Dr Distribution 12kV 14’ - 6” 7’ - 6” Stable Stable Overhead service Drop to residential structure
4366864E Riverside Dr Distribution 12kV 20’ - 0” 7’ - 6” Stable Stable Underground feed for low voltage/comms Table 1 - Pole Notes

TECHNICAL MEMORANDUM
SUBJECT: WARMINGTON – MAGNOLIA POWER POLE DESIGN AND ENGINEERING ASSESSMENT

PROJECT NUMBER - 21736 5
AUGUST 2026

4 Per CPUC GO-95, the utility must perform routine inspection s of all power poles and power lines to ensure safety and structural integrity. Section 31.2 requires that all lines are inspected frequently and thoroughly for the purpose of insuring that they are in good condition and conform with all other required GO-95 rules.

The four trees near pole 2374324E and the unmarked pole along Riverside Drive are city property and shall be maintained by the city. If the city fails to maintain the trees and they pose a threat to the power lines, Southern California Edison (SCE) has a program in place to trim trees that will negatively impact their power lines. Currently, the trees pose little to no danger to the power lines and are the responsibility of SCE/City of Chino. These existing requirements are sufficient to prevent safety issues from overhead wires.

Existing Maintenance and Safety Requirements
4366866E
4366865E
2374324E
Unmarked
2356928E
2356927E
4366845E
Figure 3– Pole Locations

TECHNICAL MEMORANDUM
SUBJECT: WARMINGTON – MAGNOLIA POWER POLE DESIGN AND ENGINEERING ASSESSMENT

PROJECT NUMBER - 21736 6
AUGUST 2026
References
California Energy Commission General Order 95
Sections of Relevance

31.1 Design, Construction, and Maintenance Electrical supply and communication systems shall be of suitable design and construction for their intended use, regard being given to the conditions under which they are to be supported, and shall be maintained in a condition which will enable the furnishing of safe, proper and adequate service.

The owners and employees of such systems shall at all times exercise due care to reduce to a minimum the hazard of
accidental injury to their own or fellow employees, to the public and other utilities due to the presence of overhead wires.

All work performed on public streets and highways shall be done in such a manner that the operations of other utili ties and the convenience of the public will be interfered with as little as possible and no conditions unusually dangerous to workmen, pedestrians or others shall be established at any time.

31.2 Inspection of Lines Lines shall be inspected frequently and thoroughly for th e purpose of insuring that they are in good condition s o as to conform with these rules. Lines temporarily out of servic e shall be inspected and maintained in such condition as not to create a hazar d.

National Electrical Safety Code – 2023 Edition
Sections of Relevance
Part 2: Safety Rules for Overhead Lines Table H234-1 Changes in Required Horizontal Clearances of Open Conductors to Buildings
Table 230.1-H234-1 Changes in Required Horizontal
Clearances of Open Conductors to Buildings
Table 230.1-H234-2 Horizontal Clearance Required From
Building for Phase Conductors of Three Voltage
Classifications

1 Stephan Williams, EIT

ENERGY DESIGN MANAGER
Stephan Williams (STEH-fuhn WIL-yuhmz, he/him) manages the Dudek Energy Design team and has 15 years’ experience in power systems with a focus on renewables and large-scale energy storage. He has worked for and with battery energy storage system (BESS) integrators, developers, utilities, and consulting firms with a strong drive towards making multi-megawatt and gigawatt-hour scale projects successful. He has worked on projects throughout Texas, Nevada, Arizona, California, Oregon, and the eastern United States, as well as projects in Canada, Ukraine, England, the Middle East, Taiwan, Southeast Asia, and Australia.

Relevant Previous Experience
Energy Storage Development Program, Confidential Energy Client, North America. Served as director. Developed the U.S. development team, integrated cross-continent operations between the United States and Australia, and identified and advanced BESS sites across multiple Independent System Operator and Regional Transmission Organization markets. Navigated new market entry challenges by implementing flexible interconnection strategies and building relationships with key utilities and permitting authorities. Projects in pipeline advancing through site control and interconnection stages. (2023–2024).

Powin Energy Storage Product Support and Integration, Powin, Portland, Oregon. Served as technical business development director. Led technical education and data-driven sales enablement for utility-scale storage systems and the client’s product suite. Created Power BI dashboards and analytics tools; supported engineering, procurement, and construction companies; independent engineers; and owner’s engineers with system integration insights and coordinated design optimization with product engineering. Streamlined pre-sales processes and improved client responsiveness through automation of technical evaluations. (2025) Global Energy Design and Integration Services, PowerSwitch, Portland, Oregon. Served as founder and principal engineer. Established and led a design firm focused on integrating renewable and storage systems into medium- and high-voltage power grids worldwide. Delivered feasibility studies, system designs, and optimization support for clients in the United States, Canada, Australia, and Asia. Overcame regulatory and site challenges by developing adaptable interconnection templates and modular engineering packages. Multiple projects transitioned to long- term support. (2022–2023)
Utility-Scale BESS Portfolio Development, Confidential Energy Client, Irvine, California. Served as director of development engineering. Supported development and delivery of large-scale BESS facilities totaling more than 750 megawatt-hours. Led responses to Requests for Proposals, technical due diligence, and operations and maintenance support while evolving supply chain and interconnection strategies. Resolved permitting and utility coordination challenges through proactive engagement with stakeholders. Completed projects totaling over $300 million. (2018–2020)
Education
Portland State University
BS, Electrical Engineering,
2011
University of Louisiana,
Lafayette
BA, English, 1998
Certifications
Engineer in Training (EIT),
OR No. 85629EI

2 Utility-Scale BESS Design and Optimization, Luminate, North America. Served as senior manager of BESS engineering. Designed and optimized large BESS for clients across the United States. Directed system modeling, sizing, and equipment selection to achieve grid reliability and cost efficiency. Addressed site and interconnection limitations through tailored system layouts and control logic. Completed conceptual and detailed design packages. (2020)
Utility-Scale Storage Product Engineering, Powin, Portland, Oregon. Served as director of applications engineering.

Designed and supported deployment of utility-scale storage projects across the United States. Bridged engineering and business development, led multi-million-dollar Requests for Qualifications, and provided executive-level technical guidance. Overcame supply chain and procurement challenges through standardized component specifications. Multiple systems were completed and operational. (2018–2020) Sales and Project Engineering Leadership, Powin, Portland, Oregon. Served as senior director of sales and project engineering. Managed teams delivering pre-sales designs and full life cycle transitions for large energy storage projects. Oversaw design reviews, schedules, and vendor coordination to ensure timely, cost-effective delivery.

Implemented process improvements that reduced change orders and design iterations. (2020–2022) Smart Grid Reports and Distribution Standards, PacifiCorp, Portland, Oregon. Served as standards and smart grid engineer. Created and maintained underground distribution standards and authored smart grid benefit–cost reports for state commissions. Collaborated with utility departments to modernize grid design documentation.

Digitized legacy standards and improved tracking for regulatory compliance. Standards adopted utility-wide. (2011-2013)
Smart Grid Northwest Conferences and Education, Smart Grid Northwest, Portland, Oregon. Served as marketing and operations director. Produced regional conferences and education programs to advance smart grid policy and technology. Engaged utilities, academics, industry leaders, and regulators to promote demand response and transactive energy initiatives. Coordinated logistics for the Pacific Northwest Demand Response Summit and 2016 Transactive Energy Conference. (2015–2016)
Substation and Distribution Design Services, Brown & Kysar, Vancouver, Washington. Served as design engineer.

Developed substation layouts and construction drawings and oversaw undergrounding of high-risk overhead systems. Partnered with utilities to enhance safety and reliability of existing infrastructure. Resolved field and constructability issues through design revisions and on-site collaboration. (2014–2016) Utility Product Sales and Client Engineering Support, Carlson Sales, Pacific Northwest. Served as sales engineer.

Represented manufacturers of electrical equipment for regional utilities and industrial clients. Collaborated with engineers and procurement staff to specify power system components. Resolved vendor coordination and delivery challenges to streamline client operations. (2013–2014)

1 Josh Davis, EIT

ENERGY DESIGN MANAGER
Josh Davis is an electrical engineer specializing in renewable energy systems, with experience spanning utility-scale photovoltaics (PV), battery energy storage systems (BESS), and electric vehicle (EV) charging infrastructure. As part of the Dudek Energy Design team, Josh applies his deep understanding of battery storage technologies and renewable integration to deliver efficient, reliable, and code-compliant energy solutions. His work includes engineering design and multidisciplinary coordination for PV, BESS, and EV projects across the Rocky Mountain and Western regions. Josh serves as a companywide subject matter expert for EV charging systems and alternative energy design, driving innovation, consistency, and quality across project delivery.

Relevant Previous Experience
Feasibility Studies and Preliminary BESS Design , NDA Client , North America.

Managed and executed feasibility studies and preliminary engineering for a portfolio of more than 20 BESS projects across the United States, ranging from 50 megawatt (MW) to 300 MW. Preliminary design included site layouts, Medium Voltage (MV) cable routing, stormwater management, auxiliary power distribution systems, and manufacturer required infrastructure.

Preliminary PV Design , Saga Energy , North America. Developed preliminary site layouts and energy production reports for various utility scale (more than 1 gigawatt) PV sites around the United States. Sites maintained dedicated space for a future BESS. Utilizing PV modeling software, the report indicated expected energy production, financial statistics such as expected payback periods, and other key metrics for the client.

Silver Cliff Solar , Cloud break Energy , Silver Cliff, Colorado. Provided site design and electrical engineering support for a utility-scale PV development near Silver Cliff, Colorado. The project will be located on a 22-acre plot of land and tie into the nearby Black Hills Energy transmission line.

Equipment Maintenance & Transit Operation Center Bus Charging Station Review , Montgomery County , Maryland .

Served as project manager, providing third-party engineering review of an EV bus charging facility in Montgomery County. The site included 30 EV chargers, 5.7 MW of PV, and 2.25 MW of BESS.

Human Servi ces East PV and BESS , Denver Health , Denver , Colorado . Provided electrical engineering to support installation of a rooftop PV installation and pad mounted BESS system. The intention of the system is to reduce peak demand charges at times of high power usage and generate clean energy during the day.

EVII Mission Hills , EV Initiative , Los Angeles , California . Provided electrical engineering for a new EV charging facility in Mission Hills, California. The site included 20 dual-port DC fast chargers from multiple manufacturers, integrated with canopy mounted PV and pad mounted BESS. Coordinated interconnection with the utility via a

13.8-kilovolt transmission line and provided a step-down transformer and 480-volt distribution system. The design

Education
Oregon Institute of
Technology
BS, Renewable Energy
Engineering
BS, Electrical Engineering

ATTACHMENT C

TECHNICAL MEMORANDUM
From: Dudek Fire Protection Planning Team
Subject: Riverside/Magnolia Warmington Residential Power Pole Fire Code Analysis Date: August 13, 2026
Attachment(s): Figure 1 – Project Location
Figure 2 – Tentative Site Plan
Figure 3 – Fire Hazard Severity Zones

This fire code analysis memorandum provides an assessment of the Riverside/Magnolia Warmington Residential Project’s (Project) existing aboveground power poles and evaluates if the addition of Project structures while allowing the overhead lines to remain is likely to cause a fire related concern . This memorandum identifies applicable fire and building codes. As described herein, the Project is not within a Fire Hazard Severity Zone as determined by the California Department of Forestry and Fire Protection (CAL FIRE). As such, the Project will be required to comply with the Chino Municipal Code, the Chino Valley Fire District Fire Code , including building construction regulations and landscaping requirements, along with various other fire protection and fire safety requirements.
1 Project Overview

1.1 Project Description
The Project proposes the construction of 100 attached homes with associated infrastructure including internal roadways, parking areas, and outdoor common areas on APNs (102-011-101 and 102-011-102) located at 6033 and 6041 Riverside Drive in the City of Chino, San Bernardino County (See Figure 1, Project Location). This project has a land use designation Commercial General and zoning designation Commercial General. The project has an Affordable Housing Overlay on 3.76 adjusted gross acres of the site that allows for a minimum of 26 units per acre. In the 3.76 adjusted gross acres, the project is planned at 26.59 units per acre which is consistent with the Affordable Housing Overlay. The Project does not propose to add any overhead powerlines. There is one APN that is not a part of the Affordable Housing Overlay, but it is not planned to have any homes. The Commercial General zoning on the parcel will allow for park space which is proposed for that portion of the Project site.

1.1.1 Project Location
The Project site is located within the City of Chino, in San Berardino County. The Site is south of Riverside Drive and west of Magnolia Avenue. Local access to the Project site is provided by Riverside Drive and Magnolia Avenue .

Regional access is provided by California State Route 60, or Pomona Freeway, which runs east-west, due north of the Project site.

POWER POLE FIRE CODE ANALYSIS TECHNICAL MEMORANDUM
SUBJECT: RIVERSIDE/MAGNOLIA RESIDENTIAL PROJECT

21376 2
AUGUST 2026

1.1.2 Surrounding Land Uses
The Project site is located in a suburban area east of downtown Chino. It is surrounded by suburban residential and more urban land uses, such as housing, mercantile, entertainment, parking lots, and food/beverage , west of the Project site.

1.2 Existing Project Site Conditions
The Project site is approximately 5 gross acres and approximately 3.96 adjusted gross acres. Of the 3.96 adjusted gross acre site, 0.2 adjusted gross acres are zoned Commercial General, and 3.76 adjusted gross acres are zoned Commercial General with an affordable housing overlay. The site is mostly vacant with two residential homes on the property. The Project site’s topography is predominantly flat. The base elevation of the site is approximately 756 feet above mean sea level. The land has little to no native or natural vegetation cover but is host to annual invasive weeds.

Existing access to the Project is via Riverside Drive. The surrounding community, including the subject property, is not located within a Fire Hazard Severity Zone (FHSZ) as designated by CAL FIRE. The potential for wildfire is further described in Section 3 of this memorandum. A high-level summary of the codes a pplicable to the Project site is provided in Section 2 of this memorandum.
2 Applicable Codes
The Project would be required to comply with the Chino Municipal Code (CMC), including applicable portions of the 2025 edition of the California Fire Code (CFC) as adopted and amended by the City of Chino, also referred to as the Chino Valley Fire District Fire Code (CVFDFC). The Project also shall comply with applicable portions of the 2025 California Building Code (CBC) and 2025 California Electrical Code (CEC) as adopted and amended by the City of Chino. Compliance with applicable code provisions pertinent to access, water supply, and emergency operations requirements is subject to review and approval by the Chino Valley Fire District and the Department of Building and Safety during final design and permitting.

2.1 Building Codes
The Project would be required to comply with the provisions of the 2025 California Building Code (CBC) or the 2025 California Residential Code (CRC). While there are many relevant requirements throughout this code, it is important to note that the Project will comply with CBC Chapter 9 Fire Protection and Life Safety Systems, which parallels Chapter 9 of the 2025 CFC, to ensure that the Project will include at least the minimum requirements for active fire protection equipment systems to perform the functions of detecting a fire, alerting the occupants or fire department of a fire emergency, mass notification, gas detection, controlling smoke and controlling or extinguishing the fire for the safety of occupants and visitors of the Project. The Project structures and landscaping are able to comply with these requirements.

2.2 Electrical Codes
The Project would be required to be in accordance with applicable portions of the 2025 CEC as adopted and amended by the City of Chino. The Project, including overhead line clearance, shall be in accordance with Article

POWER POLE FIRE CODE ANALYSIS TECHNICAL MEMORANDUM
SUBJECT: RIVERSIDE/MAGNOLIA RESIDENTIAL PROJECT

21376 3
AUGUST 2026

230 of the 2025 CEC. Existing power poles and overhead electrical facilities installed and maintained in accordance with applicable electrical codes and utility standards are not expected to create a vegetation fire ignition source, including during high -wind events, where required clearances are maintained and combustible vegetation is removed from the vicinity of overhead facilities. As stated in the Project’s Power Pole Design and Engineering Analysis Technical Memorandum, the Project structures are able to comply with these requirements , including required clearance around powerlines. Furthermore, Southern California Edison (SCE) is actively maintaining the required clearance between powerlines and vegetation through the vegetation and tree trimming program that is in place. The Project would not add any vegetation within 10 feet of exis ting powerlines. Per Chino Valley Fire District’s (CVFD ) Vegetation Maintenance Guideline, Power poles must have 10 feet of clearance around the circumference of the pole/tower and 10 feet of horizontal clearance directly under power lines.

2.3 Fire Codes
The Project would be required to be designed in accordance with the 2025 California Fire Code as adopted by CVFD within the CVFDFC. While there are many relevant requirements throughout this code, it is important to note that Project will comply with CFC Chapter 9 Fire Protection and Life Safety Systems to ensure that the Project will include at least the minimum requirements for active fire protection equipment systems to perform the functions of detecting a fire, alerting the occupants and/or fire department of a fire emergency, mass notification, gas detection, controlling smoke and controlling or extinguishing the fire for the safety of occupants and visitors of the Project.

The Project structures and landscaping are able to comply with these requirements. 3 Wildfire Environment
As noted, the Project site is not located within a FHSZ by CAL FIRE – Office of the State Fire Marshal (see Figure 3, Fire Hazard Severity Zones). Fire Hazard Severity Zone designations are based on factors such as topography, vegetation, and weather, and identify areas where enhanced wildfire protection measures are required. An area not designated as a FHSZ does not have the means to readily transmit wildfire, in this case due to a lack of wildland fuels (vegetation) that are readily available to burn in proximity to the Project site . The Project site and it s surroundings are predominantly developed with irrigated vegetation, paved roads, and structures with fire protection features.

Furthermore, the Project must comply with CVFD’s Vegetation Management Guide and robust weed abatement program, which requires the removal of all weeds, provides for proper tree maintenance, and requires removal of all dead and dying trees throughout parcels under 5 acres in size. These vegetation management requirements reduce the availability of combustible vegetation near existing overhead utility facilities and support the conclusion that the existing properly installed and maintained power poles, as stated in the Project’s Power Pole Design and Engineering Analysis Technical Memorandum, would not be expected to cause vegetation fires, including during high-wind events. Currently, the lot is mostly vacant with two residential homes on the property and is vegetated by predominantly grass that is required to be maintained and mowed to 4 inches or less per CVFD’s weed abatement program, which is enforced through inspections throughout the year. 4 Analysis
The Riverside/Magnolia Warmington Residential Project is required to comply with the Chino Municipal Code, including the adopted and amended 2025 building and fire codes . CMC Chapter 13.32 establishes that the

POWER POLE FIRE CODE ANALYSIS TECHNICAL MEMORANDUM
SUBJECT: RIVERSIDE/MAGNOLIA RESIDENTIAL PROJECT

21376 4
AUGUST 2026

absence of utility poles and overhead utility lines serve public health by eliminating potential hazards to life and property in the event of emergences or disasters such as earthquake or fire. There would not be an increase in fire or earthquake risks with the Project being developed and served by the existing overhead utility lines located within the public right of way directly adjacent to the Project. Existing power poles installed and maintained in accordance with applicable electrical codes, utility standards, and required clearance provisions, such as the existing poles that are to remain and serve the Project, are not expected to cause vegetation fires, including during high-wind events, particularly where combustible vegetation is required to be removed or maintained so that it does not contact overhead facilities. A significant portion of the City of Chino is currently served by overhead powerlines. Local fire crews are aware of this and are well practiced when fighting fire while overhead utility lines are present. These conditions are pre-existing and are not modified or worsened by the Project. Furthermore, the Project does not add any overhead power or other utility lines. Fire crews are expected to access proposed structures from within the Project site, meaning code compliant fire apparatus access roads and fire service features will be required for the Project, per Chapter 5 of the 2025 CFC.

The Project will also be subject to provisions found within Chapter 9 of the 2025 CFC and 2025 CBC. Not only will the Project be equipped with fire protection and life safety systems in accordance with the 2025 CFC and CBC, such as automatic fire sprinkler s being required for all proposed residential structures, but the development of the Project will reduce the amount of open space susceptible to vegetation growth and support consistent weed abatement to keep the fire risk to a minimum on-site. In addition, applicable vegetation management and clearance requirements are intended to prevent combustible vegetation from contacting overhead utility lines or accumulating near electrical facilities. The CFC does not include any specific regulations regarding the presence of overhead utility lines aside from ensuring vegetation is kept from contacting the lines.

The subject site is not within a Fire Hazard Severity Zone (FHSZ) as designated by CAL FIRE – Office of the State Fire Marshal. The analysis of the Project has determined that the Project site is located within an urban area which currently supports primarily residential and commercial land uses and therefore lacks a significant wildfire environment. Although not considered a site susceptible to wildland fire, research (Syphard. 2013) indicates that it is less likely for higher density developments, such as the proposed Project, to be impacted by wildfires than lower density developments, such as the existing single family residential structures currently on-site.

In addition to the City of Chino, the Chino Valley Fire District will review the Project to confirm that development of the site and incorporating the existing overhead utility lines to serve the Project does not pose any additional fire or public safety risk. Adequate emergency access and fire protection measures shall be provided that are consistent with applicable codes and standards.

Based on these factors, the Project would maintain adequate access for emergency response and firefighting operations, within the context of the proposed residential community, without interference or exacerbated public safety risk as a result of utilizing the existing overhead utility lines for the purposes of the Project.

POWER POLE FIRE CODE ANALYSIS TECHNICAL MEMORANDUM
SUBJECT: RIVERSIDE/MAGNOLIA RESIDENTIAL PROJECT

21376 5
AUGUST 2026

References
Municode Library. 2025. Chino Municipal Code. Accessed August 6, 2026. https://library.municode.com/ca/chino/codes/code_of_ordinances?nodeId=CHCAMUCO

CALFIRE. 2025. Fire Hazard Severity Zone Viewer. August 6, 2026. https://experience.arcgis.com/experience/6a9cb66bb1824cd98756812af41292a0 California Building Standards Commission. 2025. California Building Standards Code. Accessed August 6, 2026. https://www.dgs.ca.gov/BSC

City of Chino. 2026. Ordinance No. 2025-007. Accessed August 6, 2026 https://www.cityofchino.org/616/Municipal-Code#docaccess- e91c2ebdd6021c074336686289c3b8c870c72fd8ee4c6e50be68626936123315

Syphard AD, Bar Massada A, Butsic V, Keeley JE (2013) Land use planning and wildfire development policies influence future probability of housing loss. PLoS ONE 8(8), e71708. doi:10.1371/JOURNAL. PONE.0071708

Project Boundary
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Date: 8/6/2026 User: mtu Path: Z:\Projects\j2137600\MAPDOC\Riverside Magnolia Residential Project.aprx Map: Figure 1 Project Location Layout: Figure 1 Project Location Garden
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Buena
Park
Brea
Lake Elsinore
Perris
Corona
Chino
Hills
Norwalk
Norco
Downey
Riverside
Diamond
Bar
Ontario
Eastvale
Walnut
Industry
Loma Linda
Colton
El Monte
CovinaBaldwin
Park
Upland
Temple
City
Irwindale
San Dimas
La Verne
Arcadia
Glendora
Fontana
Duarte
Pasadena
Rialto
Chino
Rancho
Cucamonga San Bernardino
Jurupa Valley
Yorba
Linda
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91 ÄÆ
22 ÄÆ
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189
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74 ÄÆ
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72 ÄÆ
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Project Site
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SOURCE: USGS National Map 2026
Riverside Magnolia Residential Project
Project Location
FIGURE 1
Riverside Drive
Ross Avenue
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Barbara Street
Project Boundary
Project Design
Date: 8/6/2026 User: mtu Path: Z:\Projects\j2137600\MAPDOC\Riverside Magnolia Residential Project.aprx Map: Map Layout: Figure 2 Project Site Plan 0 10050
Feet
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SOURCE: San Bernadino County 2026
Riverside Magnolia Residential Project
Project Site Plan
FIGURE 2
Edison Ave
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Central Ave
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G r a n d A v e
R i v e r s i d e D r
S Grove Ave
E Riverside Dr
Campus Ave
E Philadelphia St
Pipeline Ave
Walnut Ave
Schaefer Ave
S Campus Ave
S Benson Ave
W Philadelphia St
Grove Ave
Benson Ave
E Walnut St
Red Bud Ln
Fern Ave
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a r y D r
Roswell Ave
10th St
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R
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Walnut St
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H St
Lee Ct
E Cedar St
D a n i e l s S t
King St
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Cypress Ave
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Lacey St
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S Palmetto Ave
Danito St
Terry St
M e r i o n S t
Pablo St
C a r t e r S t
E l e n a S t
Joy Ct
Lunt Ct
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Mildred Pl
Oxford Ct
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Rosario St
Laluna Dr
H a r r i s o n S t
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A
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Oaks Ave
Lacey Ct
Aster Ct S
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L
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Gird St
Wisteria Pl
S Magnolia Ave
T a f t A v e
C l o v e r S t
E Spruce St
E Doral Ct
Marsh Ave
Vista Ave
Margarita St
Buckeye St
W Walnut St
B i s c a y n e S t
L
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y
d
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A v e
W Maple St
S Bon View Ave
B
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k
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P
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E Skylark Dr
Gloria St
O
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S
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Farndon Ave
Holly AveCedar Ave
Baca Ave
B
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B
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C
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Gun Ave
Virginia Way
Mashona Ave
Robin Ln
Crystal Ave
Joshua Ave
E Birch Ct
E Fairfield Ct
Clover Ct
Magnolia Ave
Anita St
E M e r i o n S t
Pamela Dr
N
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a
D
r
Yorba Ave
Joy St
Murrieta St
Tronkeel Ave
Park St
Serene Ave
W Spruce St
C h e y e n n e W a y
Portsmouth St
Vicente St
Zivi Ave
F i l l m o r e S t
Adams St
1 8
t
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S
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T y l e r S t
M a r i g o l d D r
19th St
W Cedar St
Wren Ave
Garfield St
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E Grevillea St
L a s F l o r e s D r
Hancock St
E d a m
S t
E Maple St
Bon View Ave
S
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Maple St
E Banyan St
G r a n t S t
E a g l e D r
B
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S
R
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A
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S Bonita Ave
D a v i s S t
Otsego Ln
S
V
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A
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E Cottonwood St
V e r d u g o A v e
S
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A
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Falcon Pl
Williamsburg Rd
Serra Ave
S t o
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A
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W
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p
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R
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Cozzens Ave
2nd St
Santa Ana Pl
W a s h i n g t o n A v e
A
m
s
t
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d
a
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S
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Redwood Ave
C
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s
a
A
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16th St
Connie Yankee Wy
L i b e r t y S t
6th St
Lincoln Ave
M a x o n L n
Park Pl
H
e
a
t
h
e r C i r
E End Ave
Wright Ave
Joaquin St
17th St
Russell Ave
14th St4th St
P h i l a d e l p h i a S t
C
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l
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e
A
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D St
S Helen Ave
Saint Andrews St
7 t
h
S
t
Jefferson Ave
F St
Vernon Ave
E Francis St
11th St
P
r
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c
i
a
d
o
A
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Ross Ave
W Francis St
13th St12th St
A
v
i
la
A
v
e
Chino Ave
S Parco Ave
S San Antonio Ave
G St
Monte Vista Ave
S Sultana Ave
S Fern Ave
Telephone Ave S Cypress Ave
S Oaks Ave
E Oak Hill St
9th St
5th St
3 r
d
S
t
B St
S Cucamonga Ave
Norton Ave
C St
San Antonio Ave
Francis Ave
Ä
60 Ä
71 Project Boundary
Local Responisbility Area
Non-Wildland
0 1,900950
Feet
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Date: 8/6/2026 User: mtu Path: Z:\Projects\j2137600\MAPDOC\Riverside Magnolia Residential Project.aprx Map: Figure 4 Fire Hazard Severity Zones Layout: Figure 3 Fire Hazard Severity Zones SOURCE: Maxar 2024; CalFire 2025
Riverside Magnolia Residential Project
Fire Hazard Severity Zones
FIGURE 3

1 Austin Ott

PRINCIPAL FIRE PROTECTION PLANNER
Austin Ott is a fire protection planner with 13 years’ professional experience interpreting, developing, and enforcing fire and building code. Relevant work includes authoring fire prevention standards, authoring Wildfire Evacuation Studies (WESs) for cities and development projects, authoring Fire Protection Plans (FPPs), preparing and reviewing Community Wildfire Protection Plans (CWPPs), conducting Wildfire Risk Assessments (WRAs), preparing Alternate Means and Methods (AM&M) requests to meet the intent of the code, guiding site plan development through Due Diligence Analyses (DDAs) and evaluating master plans for fire code compliance. Mr. Ott has managed teams and projects of various sizes to deliver quality products on time and within budget.

Summative Project Experience
Fire Protection Planning, Dudek, Pasadena, California. Serves as Principal Fire Protection Planner. Coordinates the team of 23 fire protection planners to provide high-quality fire protection consulting. Notable projects include developing fire prevention standards for AHJs, review and correction of Fire Protection Plans prepared by other consulting firms, wildfire risk assessments of large residential areas, code consulting for various projects, and wildfire evacuation and fire protection planning for various residential and commercial projects. Involved with approximately 90 projects per year each requiring thoughtful analysis and approach to consider the applicable adopted code and standards relevant to the project in addition to CEQA considerations. (2023–Ongoing)
Relevant Project Experience
Western Riverside County Regional Conservation Authority Wildfire Management Plan. Served as Deputy Project Manager and led field efforts to obtain vegetation and terrain data for regional assessment. Aided with stakeholder engagement and project management to deliver thorough assessment and recommendation.

Murrieta CWPP. Served as Deputy Project Manager to lead community presentations and discussion to gain community input on CWPP. Led field efforts to obtain vegetation and terrain data. Managed Project towards timely completion of various tasks.

Anaheim Wildfire Evacuation Study. As Project Manager and technical leader, conducted a regional evacuation analysis to determine evacuation clearance time using PTV VISSIM traffic modeling software. Findings of this effort fueled actionable recommendation for infrastructure and planning enhancements to better prepare and facilitate evacuation. Created a novel approach to evaluating evacuation impacts of new projects.

Relevant Previous Experience
Deputy Fire Marshal Supervising Community Compliance, Chino Valley Fire District, Chino Hills, California. Served as fire investigator. Supervised five fire inspectors and one public education specialist. Managed state mandate Education
Columbia Southern
University at Orange
Beach, Alabama
BS, Fire Administration
and Investigation, 2021
Certifications
Fire Inspector 2 California
Office of the State Fire
Marshal, December 2022
Fire Inspector 2
International Code
Council, May 2024
Home Ignition
Zone/Defensible Space
inspector March 2024
Fire Investigator California
Office of the State Fire
Marshal, May 2023

2 inspections, occupancy inspections, weed abatement, special event inspections, defensible space inspections, fireworks enforcement, and all public education or community outreach programs. Assigned as a duty fire investigator on call one week per month, responsible for origin and cause investigations. Worked with utility companies to assess and abate hazardous vegetation. Conferred with and advised architects, engineers, attorneys, developers, and the public regarding fire code or ordinances. Conducted research, analyzed data, and developed/enhanced programs, regulations, and codes pertaining to the prevention of fire. (2018–2024) Chino Valley Fire District, Chino Hills, California. Served as fire inspector, community liaison officer, and trainee investigator. Performed annual fire inspections of Title 19 and permitted occupancies for compliance with applicable codes and standards. Performed inspections of new construction and tenant improvement projects for compliance with approved plans. Performed weed abatement inspections, special events inspections, and pyrotechnics display inspections as assigned. Conducted training classes for the community or for department personnel, as needed. (2016–2018)
Riverside County Fire Department, Moreno Valley, California. Served as fire systems inspector. Performed annual fire inspections of all types of occupancies for compliance with applicable codes and standards. Performed inspections of new construction and tenant improvement projects for compliance with approved plans, including fire protection systems, water supply, means of egress, and fire department access. Performed weed abatement inspections, special events inspections, and pyrotechnics display inspections, as assigned. (2015–2016) Glendale Fire Department, Glendale, California. Served as fire and life safety inspector. Conducted initial and follow-up inspections on various types of occupancies for fire hazards, existing hazards, and fire protection equipment certifications. Conducted new construction inspections, tenant improvement inspections, and vegetation management inspections, as assigned. (2014–2015) Baldwin Lake Fire Department, Baldwin Lake, California. Served as a volunteer firefighter, driver/operator. (2013-2014)