Highland City Council
August 9, 2022

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after January 1, 2023, the project and plans will need to be designed to the 2022 California Building Code of Regulations.

3. Prior to issuance of building permits, provide a receipt from the appropriate Unified School District stating that all school fees have been paid.

Redlands Unified School Districts)

4. All onsite utilities are to be underground. As approved by the Planning Division, utility cabinets and transformers are exempt.

5. Construction projects requiring fire permits must apply and submit fire plans prior to the issuance of the building permit, including fire sprinkler submittals.

6. Building and Safety does not release all meters until final approvals are obtained from all agencies and departments. Policy 295.

7. It has come to the City' s attention that premature failures have occurred in copper piping when used within the City of Highland, particularly east of City Creek. Property Owners, Contractors and Developers are advised to analyze soil and water compositions when considering the type of pipe material to be utilized. City staff makes no recommendations on which Plumbing Code approved products or methods to be utilize, this is the responsibility of the property owner or contractor. Alternate unapproved code materials may be submitted for City approval at the time of plan submittal via an alternate material and methods application.

8. The Developer/ Owner is responsible for the coordination of releasing any Deferral of Development Impact Fees or Bonds after such fees have been paid. The Developer/ Owner should be aware, once the deferral notice is sent to the San Bernardino County Recorder' s Office; the release process takes two to three weeks. This process will delay final Certificates of Occupancy.

9. The Developer/ Owner is responsible for the coordination of the final occupancy. The Developer/ Owner shall request clearances from each department and/ or agency at least two weeks prior to requesting a final building inspection from Building and Safety. Each agency shall sign the back of the Building and Safety Job Card, or provide agency approved signed documentation, and provide a copy of the signatures to Building and Safety at the time the final inspection is requested.

10. Building and Safety inspection requests must be made by 4: 00 pm. on the previous City working day to receive a next business day inspection. Please contact ( 909) 864- 2136, Ext 228.

11. A security fence with screening shall protect all construction sites in accordance with Policy 335. The fencing and screening shall be maintained

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at all times to protect pedestrians. All development projects shall submit a construction fencing plan with the construction design plans. Construction projects that have phased occupancy shall be completely separated by a construction fence that is screened and show the adjusted fence locations at each phase.

12. On site toilet facilities shall be provided for construction workers and such facilities shall be maintained in a sanitary condition. Construction toilet facilities of the non -sewer type shall conform to ANSI ZA. 3 and on site per NPDS stormwater requirements.

13. AII construction materials, which are not used, shall be recycled pursuant to the requirements set forth by Ordinance No. 269. Receipts from the recycle company responsible for picking up the materials shall be kept in the construction office. After the construction is complete and before final occupancy, the trash receipts shall be forwarded to the City Public Services division.

14. Construction projects, requiring temporary electrical power, shall obtain an electrical permit from Building and Safety. No temporary electrical power will be granted to a project unless the following item is in place and approved by Building and Safety and the Planning Division.
a) Installation of a construction trailer through the " Temporary Occupancy Permit" See planning for approvals, alternatively, a security fenced area where the electrical power will be located. Installation of construction/ sales trailers must be located on private property. No trailers can be located in the street unless a permit from the Engineering Department is obtained.

15. Prior to the issuance of Building Permits, on site water service shall be installed and approved by the responsible agency. On site fire hydrants shall be approved by the Fire Department. No flammable materials will be allowed on the site until the fire hydrants are established and approved. No flammable construction materials shall be placed on the site without approvals by the Fire Department. All street and access roadways around the project shall be paved for emergency response vehicles before flammable materials are placed on the project.

16. Prior to issuance of building permits, site -grading certifications, compaction reports, and survey report shall be submitted to Building and Safety or to Public Works, as applicable.

17. AI1 construction projects shall comply with the NPDES Stormwater Best Management Program. Prior to building permit issuance submit copy of the Water Quality Management Program Report. ( WQMP)

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18. Where Practicable sewer are to be connected to the public sewer system.

When the public system is not available, an onsite septic system is to be installed. Please provide Building Staff with a will- not/sewer not available letter from EVWD and an approved septic system design from the Santa ana Regional Water Quality Control Board ( please contact Susan Beeson at ( 951) 782- 4902). An approved design with percolation test will be required to be submitted to Building & Safety for separate review and permitting prior to issuance of a building Permit.

19. Site development and grading shall be designed to provide access to all entrances and exterior ground floor exits and access to normal paths of travel.

The accessible route( s) of travel shall be the most practical direct route.

20. Demolition of any onsite structures requires the following information or action. a. Submit copies of the property title at permit submittal. b. Provide copy of the hazardous materials survey ( asbestos and lead) for each structure.
c. Contact the City of Highland Public Services Division for current abatement and documentation requirements prior to performing demolition.

21. All dead and removed trees and foliage is to be properly removed from the site.

22. The City enforces the State of California provisions of the California Building Code disabled access requirements. The Federal Americans with Disabilities Act ( ADA) standards may differ in some cases from the Califomia State requirements, therefore it is the building owner' s responsibility to be aware of those differences and comply accordingly.

23. Prior to final inspection, provide Building & Safety with a flash disk of the final approved amended plans, reports, and documents.

Comments pertaining to the preliminary drawing plans:

Note some of these comments can be addressed once plans are submitted for plan review. Comments that should be addressed prior to submitting for plan review are:
o Conditions that change the layout of the units such as making units accessible and adaptable where the unit sizes may increase in size. o Conditions that reflect the overall parking area, which considers the number of accessible parking spaces.
o Conditions that change the overall layout in order to comply with accessible path of travel to all facilities and making the facilities

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accessible. Facilitates shall include, but not limited to trash enclosure, pool area, BBQ areas, fire pits, and playground areas.

24. ( Recreational Building) Justify the number of plumbing fixtures and show locations in accordance with CPC Table 422. 1.

25. ( Recreational Building) Accessibility for the recreational building and swimming pool shall comply with CBC Chapter 11 B, while the Apartment units shall comply with CBC Chapter 11A.

26. Multi -family units without elevators:

All dwelling units on the ground floor shall be adaptable. ( see definition of adaptable, and requirements for adaptability) Clearly indicate on the plans. CBC sec. 1119A
All dwelling units on the ground floor shall be located on an accessible route ( when site tests are not a factor). CBC sec. 1107A. 12, 1107A. 13

27. Site development and grading shall be designed to provide access to all buildings or portions of buildings required to be accessible or adaptable.

Accessible building entrances and exterior ground floor exits shall be located on an accessible route. Paths of travel shall incorporate ( but not limited to) exterior stairs, landings, walks and sidewalks, pedestrian ramps, curb ramps, warning curbs, detectable warnings, signage, gates, lifts and walking surface material.

28. AII common areas, which includes fire pits, BBQ areas shall be accessible.

CBC sec. 1110A. 1( 2), sec. 1110A. 3.

29. Provide the minimum number of disabled accessible parking spaces for each building as follows:
2% of total number of units for residents
5% of total number of visitor parking spaces provided. ( Identify on the site plan the number of visitor parking spaces to be provided & accessible parking spaces for visitors).

Indicate van accessible parking. ( ratio of 1 van accessible space for each 8 accessible parking spaces ).

Accessible parking spaces shall be dispersed throughout the site and dispersed between open parking areas and covered parking areas. CBC Section 1109A. 5

30. Bathrooms within accessible dwelling units shall be designed to comply with Option 1 or Option 2 per CBC sec. 1134A.2.

Specify which option is to be applied.

Provide dimensioned details in compliance with CBC sec. 1130A to demonstrate compliance.

Reference notes and details to the architectural floor plans. The bathroom on the ground floor accessible unit shall meet the following:

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o Adaptable bathrooms, provide a clear floor space of 48" parallel x 30" perpendicular at the side of the bathtub located from the foot/ control end of the bathtub. CBC sec. 1134A. 5
o A clear floor space of 30" x 48" shall be provided within the bathroom beyond the swing of the door. Sec. 1134A. 4
o Dimension the required 36" clear floor space in front of the water closet. Sec. 1134A. 7( 1)
o The minimum clear floor space ( width) for a water closet is 36". Sec. 1134A. 7, exception.
o Provide details for grab bar support backing at bathtub and water closet. CBC sec. 1134A. 5, sec. 1134A. 7.
31 Bathrooms and bathing facilities located on the ground floor shall be adaptable. Provide dimensioned details on the plans. Address the following:
a. Reference notes and details to the architectural floor plans. b. Provide details for grab bar support backing at shower stalls, and water closets. CBC sec. 1134A. 6( 4) & sec. 1134A. 7( 2)
c. A clear floor space of 30" x 48" shall be provided within the bathroom beyond the swing of the door. CBC sec. 1134A. 4
d. A clear floor space of 48" parallel x 30" perpendicular at the side of the shower stall. CBC sec. 1134A.6( 3)
e. Provide a 36" clear floor space in front of the water closet. CBC sec. 1134A. 7( 1)
f. Provide a 48" clear floor space ( width) for the water closet. CBC sec. 1134A. 7( 1)
g. Dimension lavatory counter top ( plan view), maneuvering space, knee and toe clearances. CBC sec. 1134A.8
h. Provide shower stall floor type, & floor slope, threshold, controls, enclosure.

CBC sec. 1134A. 6

32. Adaptable bathrooms within dwelling units when using option # 2, ( one complying bathroom), all additional bathrooms shall comply with items 8 thru 12 per CBC sec. 1134A. 2.
a. Accessible route into and through the bathroom.
b. Accessible route shall be 36" in width. sec. 1130A. 2 c. Landings at doors. sec. 1132A. 5
d. 18" strike edge clearance on swing side of doors. sec. 1132A. 5. 2 e. Switches and outlets. sec. 1142A
f. Grab bar backing. sec. 1134A. 5, thru 1134A.7.

33. Provide a range of 17" min. to 18" max. from the center line of the accessible water closet to the adjacent side wall or partition. Provide dimensions on plans and details. CBC sec. 1134A. 7.

34. Provide a dimensioned, detailed bathroom( s) floor plan to demonstrate compliance with accessibility standards. Show/ dimension locations of all accessible plumbing fixtures such as: water closets, lays, tub and shower compartment. Detail required fixture clearances, door clearances and

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minimum clear floor areas. ( maneuvering space, sec. 1134A.4) CBC sec. 1134A

35. Provide notes, details, and dimensions for gates located on an accessible route as follows: CBC sec. 1126A
a. Width and height
b. Maneuvering clearance/ Landings
c. Floor or Ground surfaces
d. Type of lock and latch
e. Opening force
f. Smooth surface ( kick plate) sec. 1126A. 7

36. Provide notes, details, and dimensions for the accessible stairs on the plans.

Address the following:
a. Rise and run of stairs. CBC sec. 1009.4. 2
b. Open risers not permitted CBC sec. 1115A. 2
c. Contrasting color strip on treads CBC Sec. 1115A. 5
d. Handrails CBC Sec. 1115A. 6. 2. 1,
1115A. 6. 2. 3, 1115A. 6. 2. 5
e. Guards CBC sec. 1013

37. Kitchens shall be accessible. Provide details on the plans. Reference details to the floor plans. Kitchens shall comply with CBC sec. 1112 A

38. Ten percent of multi -story dwelling units shall be located on an accessible route and be adaptable with exception for Carriage units. Identify the required adaptable units on the plans. CBC sec. 1102A.3. 1, 1104A 39 The primary entry to the dwelling unit shall be on an accessible route unless exempted by site impracticality tests per section 1119A. 40 At least one powder room or bathroom shall be located on the primary entry level served by an accessible route and shall comply with the provisions of sec. 1109A.

41. AII rooms or spaces located on the primary entry level shall be served by an accessible route and shall comply with the provisions of chapter 11A.

42. Rooms or spaces located on the primary entry level and subject to chapter 11A may include but are not limited to kitchens, powder rooms, bathrooms, living rooms, bedrooms, or hallways.

43. When glazed openings are provided within rooms or spaces for operation by occupants ( dwelling units) at least one glazed opening shall comply with 1138A. 4. Provide notes / details on the plans. CBC sec. 1126A.8

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44. The trash enclosures shal be accessible to persons with disabilities and located on an accessible route. Detail accessibility on the plans. CBC Sec. 1110A. 1( 2)

45. The trash enclosure door or gate shall be provided with a level area 60" in length in the direction of door or gate swing and a length of 48" in the opposite direction of door swing. CBC sec. 1126A.3. 1

46. Private garages shall comply with CBC Section 1109A. 2. 1.

47. Provide and detail an accessible route to the play area and through the play area to play components. CBC 1110A

48. Play area ground surfaces shall comply with ASTM standards. CBC sec. 11 B1008. 2. 6

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City of Highland
Engineering Department
Conditions of Approval
DRA 2022- 004 - SPR 22- 001) Greenspot Village Alliance A
B - Required Prior to Building Permit/ Construction
C - Required Prior to Building Occupancy
D - Ongoing
E - Required Prior to Grading Permit
Non Standard Conditions
Grading
E 1. Design grading and landscaping plans to comply with the City' s clear sight triangle criteria at public street intersections and at private driveways. Walls, fencing, monument signs, slope, and landscaping, within the clear sight triangle, must not exceed thirty inches in height measured from the flowline of the street, unless a sight distance analysis that demonstrates sight distance is adequately maintained is submitted to and approved by the City Engineer.

E 2. Submit a preliminary soils report, prepared by a licensed Geotechnical Engineer, for review and approval by the City Engineer. Comply with the recommendations contained in the report and any amendments thereof as approved by the City Engineer.

E 3. Submit rough and/ or precise grading plans to the City Engineer for review and approval.

Comply with the City of Highland grading standards as shown on the grading plan checklist.

E 4. Submit the structural design and location for any required retaining walls for review and approval by the City Engineer. Construct concrete v-ditches and drainage system at the back of retaining walls in accordance with the Grading Plan Checklist and as required by the City Engineer.

E 5. Submit an erosion control plan to minimize potential increases in erosion and sediment transport during construction activity for City Engineer approval. Place erosion control measures during or after grading work as required by the City Engineer.

E 6. Design short- term erosion control in accordance with Best Management Practices such as, hydroseeding, mulching, jute matting or plastic sheeting to protect slopes; silt fencing to control site perimeter, and straw bale barriers, sand bag barriers, rock filters or sediment basins to control internal erosion, or other methods to stabilize disturbed areas, as approved by the City Engineer.

D 7. implement dust control measures during construction activities including, but not limited to, daily watering of construction area as frequently as necessary during active and inactive periods, utilizing soil emulsions, limiting construction vehicle speed to 10 miles per hour, stabilizing construction entrances to prevent trackout of sediments, and street sweeping. 1 -124-
E 8. Design grading to intercept and conduct off -site tributary drainage flow around or through the project site in a manner that does not adversely affect adjacent properties. Conveyance of on -site and off -site tributary flows shall be maintained by the underlying property owner.

E 9. Design grading to drain the entire area of the project to the proposed Water Quality Management Plan ( WQMP) infiltration basins and to accommodate overflows as necessary.

E* 10. Plot all existing and proposed easements on grading plan and note disposition of any existing utilities, appurtenances, fences, and access roads.

D* 11. Construct temporary sedimentation basins for use during the grading and construction period of the project. Do not start using the proposed infiltration basins until the site is stabilized for erosion and sedimentation.

B 12. Submit original wet signed and stamped rough grading certifications from the soils engineer and the grading engineer, along with compaction reports, to the City Engineer.

C 13. Submit original wet signed and stamped final grading certification from the grading engineer, to the City Engineer.

STREET IMPROVEMENT
C 14. Construct Boulder Avenue adjacent to the project at its ultimate half section width as a Modified Primary Arterial, including a minimum 5-foot wide sidewalk ( Type A Standard 208), a 10-foot wide multi purpose trail with split rail fencing, parkway landscaping, and raised landscaped median with a wrought iron fence along centerline of the median from the intersection of Eucalyptus Avenue and Boulder south to the intersection of Webster Street and Boulder Avenue.

C 15. Design and construct public improvements including temporary fire access gate 20- foot wide with Knox box lock onto Boulder Avenue at proposed Fire access hammerhead and 24 hour SCE access gate, shown on the Conceptual Grading Plan south of the intersection at Eucalyptus Avenue: as approved by the City Engineer and Cal Fire.

C 16. Construct a 65-foot wide drive aisle at the Easterly right in/ right out only access road off Boulder Avenue with a 8-foot wide landscape median, a 15-foot wide northerly landscaped parkway, and a 10-foot wide southerly landscaped parkway.

C 17. If the following improvements have not been constructed by other development projects prior to issuance of building permits, the project applicant shall construct, in accordance with the City's Greenspot Road Master Plan and Greenspot Village and Market Place Specific Plan, at Access A on Greenspot Road, a 150- foot southbound left- tum lane, a 275-foot southbound through/ right-tum lane, and a 8-foot wide landscaped median, and a private lighting system.

Align the project private drive with the existing entrance south of Greenspot Road. If modification to the existing traffic signal is required, submit a signal modification plan to the City Engineer for review and approval. This private drive connecting at Greenspot Road Access " A" shall connect at the private road terminus at the southwest comer of the development for emergency access/ egress: as approved by the City Engineer and Cal Fire.

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C 18. If the following improvements have not been constructed by other development projects prior to issuance of building permits, the project applicant shall construct, in accordance with the City's Greenspot Road Master Plan and Greenspot Village and Market Place Specific Plan, 1) construct and maintain the private street aligned with Access C improvements southerly from the project boundary including, but not limited to, asphalt concrete pavement with a structural section designed for a 20 year life, concrete curb and gutter, stamped concrete, a 10- foot wide landscaped median, and a private lighting system. Construct a 250-foot southbound right- tum lane, a southbound through lane, and a 150-foot southbound left-tum lane. Align the entrance with the future development south of Greenspot Road. Access C" shall be 71- feet wide from Greenpsot Road to the northern boundary of the project.

E 19. Submit engineering plans for street improvements for Boulder Avenue, and striping to the City Engineer for review and approval. Indicate the location of any existing utility/ facility which would affect construction on plans and profiles. Comply with the City design standards as shown on the street and storm drain improvement checklist.

C 20. Install traffic control signs and pavement markings, with locations and types approved by the City Engineer.

C 21. Design and construct public improvements including sidewalk, driveway approaches and access ramps in accordance with all requirements of the State of Califomia Accessibility Standards, Title 24 Califomia Administrative Code. Redesign and reconstruct existing frontage improvements if found not in compliance with City Standards.

C 22. Submit " Record Revisions" to all plans to reflect the improvements as constructed, and any changes made during construction.

DRAINAGE
E 23. Obtain approval by the City Engineer of a Final Water Quality Management Plan ( FWQMP), prepared in accordance with the City' s National Pollutant Discharge Elimination System ( NPDES) permit requirements in effect at the time the Conceptual Water Quality Management Plan was approved unless subsequent City NPDES permits require otherwise. The F- WQMP shall ( 1) be prepared, signed, and sealed by a licensed Civil Engineer, ( 2) include Site Design Low Impact Development and Source Control Best Management Practices ( BMPs) appropriate for residential development, ( 3) include a BMP Implementation, operation, and funding mechanism, and ( 4) be certified by the property owner. The property owner shall also enter into a Stormwater BMP Transfer, Access, and Maintenance Agreement with the City on standard City form. Include a copy of the recorded agreement in the F- WQMP. Construct BMPs in accordance with the approved FWQMP.

C* 24. Construct and implement site design BMPs specified in the project approved F-WQMP including, but not limited to, pretreatment devices approved at time of C-WQMP approval, underground infiltration systems, and raised curb landscaped areas and parking lot islands.

Runoff from the proposed entrance road shall be captured and conveyed to the proposed pretreatment system, and from there to the underground infiltration system. Altemate site design BMPs which are equally effective may be submitted for review and approval by the City Engineer.

E 25. Include the project grading plan, landscape plan and utility plan with the first submittal of the F-WQMP.

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C 26. Submit two sets of WQMP BMP Exhibits with a "WQMP BMP As -Built Certificate" wet signed and sealed by the Engineer of Record. The Certificate shall state:

I hereby certify that the Water Quality Management Plan Best Management Practices have been constructed under my supervision in accordance with the approved plans and are functional to the best of my knowledge."
B 27. At each underground infiltration system proposed by the Final WQMP, conduct at least two new infiltration tests using a double -ring infiltrometer. The tests shall be conducted at the proposed chamber system subgrade elevation, prior to the submittal of the F-WQMP.

After obtaining the results from the two tests, the engineer and geotechnical engineer shall determine if additional testing is required.

C 28. Register the underground chambers with EPA as a Class V Injection Wall.

E* 29. As per the C-WQMP and final design of the F-WQMP, construct hydrodynamic separators such that ail flows into proposed underground system are pretreated by a system rated by the Washington State TAPE/ GULD for removal of sediments, oil and grease, and trash.

E* 30. Construct on -site grading to drain the entire site to the south and to the existing Lateral T 48" HDPE). If entire site does not drain to the south, then demonstrate how drainage conveyance offsite will replicate predevelopment flow path, discharge quantity, and intensity.

Demonstrate adequate drainage away from proposed buildings. Design the total peak discharge from Project and tributary areas from the remainder Planning Area 1 and 2 into Lateral T (48" HDPE) such that it does not exceed 100 cfs peak flow rate, which is the design flow rate used in the hydrology study of the existing storm drain in Greenspot Road constructed and stubbed out by the City at the existing signalized intersection (" Access C").

E 31. Submit a hydrology study to determine storm runoff quantities tributary to and generated by the Project for review and approval by the City Engineer. Include hydraulic calculations to determine the size and type of all drainage facilities.

E 32. Submit engineering plans for public and private drainage systems to the City Engineer for review and approval. Indicate the location of any existing utility facility which would affect construction on plans and profiles. Comply with the City design standards as shown the street and storm drain improvement checklist.

DEDICATION/ ANNEXATION
C* 33. Apply to the City to annex the project into the City's Consolidated Landscape District (LMD) for potential City maintenance of parkway and frontage landscaping along Boulder Avenue.

Sign the ballots prepared by the City agreeing to the annexation, and the potential future amount of assessment. The City will maintain parkway and frontage landscaping utilizing LMD revenue only if the City determines that adequate maintenance Is not being provided by the property owner. The potential future amount of assessment will include the estimated on -going maintenance cost and one- time construction cost to convert the privately -maintained system to the City -maintained system.

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C* 34. Apply to the City to annex the Project into the City's Consolidated Landscape District ( LMD) for maintenance of the median along the Project' s Boulder Avenue frontage. Sign the ballots prepared by the City agreeing to the annexation and amount of assessment.

Landscaping within the median shall be maintained by the City.

B* 35. Dedicate by separate instrument an irrevocable offer of dedication document, ( 1) a 10- foot wide minimum landscape easement across the Boulder Avenue frontage, in addition to the required street right- of-way, as approved by the City Engineer, ( 2) a temporary construction easement granting permission for the City to enter the property to construct and restore landscaping. The exact dimensions of the landscape easement will be determined at the time on -site improvement plans have been prepared.

B* 36. Acquire a private easement across Planning Area 1 and/ or 3 if needed for construction and maintenance of offsite drainage facilities and private drives.

E* 37. In accordance with the Greenspot Village and Marketplace Specific Plan, grant by separate instrument a reciprocal private easement in favor of the parcels within Planning Area 1 and 3, southerly adjoining properties, for pedestrian and vehicular access, including emergency access from the southwest comer of Planning Area 2 with the westerly adjoining TREH Development project.

E* 38. In the event the developer, after a verifiable good faith effort, fails to acquire, if any, required off site property interests, the developer shall enter into an agreement with the City to complete the improvements pursuant to Government Code Section 66462 et seq. at such time as the City acquires the property interests required for the improvements. Such agreement shall provide for payment by developer of all costs incurred by the City to acquire the off -site property interests ( drainage easements, drainage acceptance letters, and permission to grade and construct as applicable) required in connection with the development project. Security for a portion of these costs shall be in the form of a cash deposit in the amount estimated by the City based on an appraisal report obtained by the developer, at the developer' s cost. The appraiser shall have been approved by the City prior to commencement of the appraisal.

C 39. Dedicate comer property line cutoffs on public streets in accordance with City Standards R= 35').

B 40. Submit non subdivision Improvement Agreement and bond for public improvements, as directed by City Engineer and City Attorney.

D 41. At the time of formal development application, provide a preliminary title report for the proposed project. Project proponent needs to be able to determine if there are any existing easements on the property.

C 42. Record a reciprocal private easement for drainage, utilities, and pedestrian and vehicular access, parking purposes in favor of the parcels within existing Parcel.

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FEES/ PERMITS
C* 43. Pay Post 2030 fair share traffic mitigation fees for all locations inside or outside of the City of Highland impacted by development of the Specific Plan as identified in the traffic study prepared for the Specific Plan. The amount of mitigation fees required of the Specific Plan shall be based on ( 1) the percentage of project traffic as calculated in the traffic study, and 2) cost estimates of the improvements as initially calculated and periodically updated by the City. The amount of traffic mitigation fee applicable to each phase of development shall be calculated based on the area within that phase as a percentage of area within the entire Specific Plan, regardless of land use designation of said phase. Pay the traffic mitigation fee for the entire phase prior to occupancy of the first building located in that phase. Provide, for City review, updated tables in the traffic study showing the locations of the mitigation improvements and the project fair share percentage. Also include the Greenspot Road/Church Street intersection and Eucalyptus Avenue and Boulder Avenue intersection future traffic signal in the fair share calculation.

C* 44. In lieu of restriping the eastbound approach to provide a left-tum lane, and a shared Ieft/through/righttum lane on the eastbound freeway off ramp in accordance with Exhibit J of the traffic study ( Interim Year Minimum Improvements) pay the equivalent dollar amount for the City' s future use to construct the ultimate improvements at this location according to the City' s Greenspot Road Master Plan. The equivalent dollar amount, as initially calculated and periodically updated by the City, shall be applicable to Project and shall be paid incrementally based on the percentage of area of development within the overall Specific Plan.

C* 45. Pay City processing fee for application of Development Impact Fee ( DIF) credits for street, drainage, and median improvements pursuant to adopted City Council DIF Credit Policy.

D 46. Pay appropriate Engineering fees for district annexation, plan check, WQMP review, traffic report review, improvement bond processing, hydrology study review, structural calculation review, on -site and off -site inspection, utility excavation permits, GIS map plan update, microfilming and storage of plans, and other required fees.

D 47. Obtain a permit from Engineering prior to any on -site construction or construction within the public right-of-way and obtain permit/ permission from EVWD, MWD, and SCE prior to any construction within or impacting their easement areas or facilities.

E 48. Post a deposit for erosion control which shall not be released prior to completion of all on - site construction.

UTILITIES/ CONSTRUCTION
E 49. Obtain written permission from the adjoining property owners for offsite grading and/ or construction, if any.

B 50. Install construction fencing and screening in accordance with Building and Safety Division Policy 335.

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C 51 Reconstruct existing public improvements removed or damaged during construction.

Pavement repair, which may include A.C. overlay, T-cut trench repair and/ or slurry seal after removal of existing striping shall be across all or a portion of damaged pavement caused by this project as determined by the City Engineer.

C 52. Coordinate, and where necessary, pay for the relocation of any existing public utilities as necessary. Reserve by separate instrument the required easements for those relocated public utilities.

C 53. Provide all utility services to each building, including sanitary sewers, water, electric power, gas ( if required), cable TV, intemet, and telephone. All utilities listed under Highland Municipal Code Section 16. 40. 380 ( A) are to be underground per Ordinance 315.

E 54. Comply with applicable requirements of the National Pollutant Discharge Elimination System NPDES) permit program. Provide written verification from the Regional Water Quality Control Board specifying the projects WDID number.

B 55. Destroy any abandoned wells on the property or similar structures that might result in contamination of underground waters in a manner approved by the City Engineer.

B 56. All underground structures, except those desired to be retained, must be broken in, backfilled, and inspected before covering.

D 57. Comply with the prevailing City design and construction standards and requirements at the time of permit issuance.

C 58. install telephone, cable television, and intemet enclosures underground whenever the underground installation is an available option offered by the utility companies. If the underground installation is not an available option and utility enclosures must be installed above ground, install the above -ground utility enclosures and any flush mount utility enclosures at locations where construction of retaining walls will not be necessary for compliance with the setback requirements of the utility companies.

B* 59. Submit a Composite Utility Plan indicating the location of all above ground and flush mount water, electric, cable TV, intemet, and telephone utility structures prior to City issuance of utility permits.

C* 60. Within the Project boundaries, underground the overhead utility lines and remove the utility poles running north towards Calhoun Road and easterly towards Boulder Avenue across the project at the time of development. All utilities listed under Highland Municipal Code Section

16. 40. 380 ( A) are to be underground per Ordinance 315.

L:VENGINEERING BACKUPY030173075 - SPR 22- 001 - PA 2 GREENSPOT VILLAGE ALLIANCE CONDITIONSYSPR 22- 001 ( ALLIANCE) ENG C OF A NO MAP). DOCX
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Exhibit 2:

Mitigation Monitoring & Reporting Program
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Monitor
Responsibility for ( Signature Required)
Monitoring ( Date of Compliance)
i

5. 1 AESTHETICS
k
1- 1 in conjunction with the submittal of a site plan for any phase of the Project Applicant Prior to the approval 1 City of Highland l proposed project, the project applicant shall submit a lighting and of a site plan for any 1 Planning Division in ; photometric plan for that phase for review and approval by the City of phase of the project coordination with Highland Planning Division. The lighting plan shall include the amount, Building and location, height and intensity of street and parking - area lighting limited Safety/ Building Official to the minimum necessary for public safety in order to reduce potential laor light and glare and incidental spillover into adjacent properties nd/or roadways. The lighting plan shall also include a description and details of the proposed lighting fixtures, f
City of Highland
Planning Division in
coordination with
Building and
Safety/ Building Official
City of Highland
Planning Division in
coordination with
Building and
Safety/ Building Official
City of Highland
Planning Division in
coordination with
Building and
Safety/Building
Official
c Q ' 1
City of Highland
Public Works
Department/ CityEngineer
tiE
01t
Prior to the approval
of a site plan tor
development in
Planning Area 1
Prior to the approval
of a site plan for
development in
Planning Areas
1and 3 Prior
to the approval
of a site plan
for any phase of
the project Ongoing
during demolition,
grading. and
construction activities
o
4- o
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CC
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Project
Applicant Project
Applicant Project
Applicant Project
Applicant/
Construction Contractor
Mitigation
Measure Perimeter
lighting fixtures proposed along State Route 210 (SR- 210) shall be consistent withthe Illuminating Engineering Society of North America " sharp cut -or fixtures and shall be fitted with fiat glass lenses and intemal and extemal shielding. Rood lighting shall not be permitted to spin onto SR-210. The
lighting levels within the commercial ( Planning Area 1) and mixed - use ( Planning Area 3) areas shall be appropriately designed tofall within the Illuminating Engineering Society of North America recommendations forretail commercial centers. ite
fighting systems shall be grouped into control zones to allow for pen. closing, and night light/security lighting schemes. All control roups shall be controlled by an automatic lighting control system utilizing components such as a time clock, photocell, and low -voltage relays. 3-
1 Fugitive Dust Ongoing
during demolition, grading, and construction. the construction contractor shall implement the following measures in addition to the existing requirements for fugitive dust control under South Coast Air Quality Management District Rule 403 to further reduce PM,o and PM2.5emissions.

To assure compliance, the City shall verify compliance thatthese measures have been implemented during normal construction site inspections: r
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5. 13 TRANSPORTATION/ TRAFFIC
Responsibility for
Monitoring
coordination with
Building and
Safety/ Building Official
City of Highland
Planning Division in
coordination with
Building and
Safety/ Building Official
City of Highland
Planning Division in
coordination with
Building and
Safety/ Building Official
City of Highland
Public Works
Department/ City
Engineer
City of Highland
Planning Division in
coordination with the
City' s Planning
Division
City of Highland
Public Works
Department/ City
Engineer
City of Highland
Public Works
Department/ City
Engineer
Responsibility for
implementing and
Mitigation Measure Reporting 1- Timing
rn e
rn
the construction contractor shall locate all stationary noise sources Project Applicant/ Prior to and during e.g., generators, compressors. staging areas) as far from noise- Construction construction and sensitive receptors as is feasible. Contractor grading activities Material delivery, soil haul trucks. and equipment servicing, shall be i Project Applicant/ Prior to and during estricted to the hours set forth in the City of Highland Municipal Code. Construction construction and Title 15, Building and Construction. Chapter 15. 48, Section 15. 48. 030. Contractor grading activities L
The rock crusher shall be placed a minimum of 150 feet from occupied Project Applicant/ Prior to issuance of noise - sensitive land uses. Construction grading permits and Contractor during construction
and grading
activities
Prior to issuance of
grading permits and
during construction
and grading
activities
Prior to approval of
final landscape and
street improvement
plans
Prior to issuance of
building occupancy
permits
ffective than as originally equipped by the manufacturer to minimize Contractor ioise emissions.

Project
Applicant/ Construction
Contractor in
coordination
with the Highland
Police De artment
Project -
Applicant/ Construction
Contractor in
coordination with the
Project Engineer and
Landscape Architect
Project
Applicant/ Construction
Contractor in
coordination with the
The primary land management entity shah provide on -site private Security personnel and equipment throughout the proposed projects F.onstruction phase(s), implement a surveillance camera system nstalled at various appropriate locations throughout the construction site, and submit a plan to the HPD Police Chief to coordinate security efforts in order to minimize crime related to construction activities. prior to approval of final landscape and street improvement plans, the sight distance at each project entrance shall be reviewed to ensure compliance with standard Caftans/ County/ City sight distance tandards.
13-2 Prior to building occupancy. on - site traffic signing and striping shall be implemented in conjunction with detailed construction plans for the project site.
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5. 15 GLOBAL CLIMATE CHANGE
Operation — Scope 1 and Scope 2 Mitigation Measures 3- 4 to 3- 8 apply here. Please refer to pages 3 to 4 For a detailed description of these mitigation measures and information on the responsible party and reviewer and the timing of implementation.

Operation — scope 3 Mitigation Measures: Mitigation Measure 3- 9 applies here. Please refer to page 5 for a detailed description of this mitigation measure and information on the responsible party and reviewer and the timing of implementation.

Responsibility for
Timing Monitoring
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southwest comer or this intersection)
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Lane and 3rd Through Lane
o Westbound - Construct 3rd Through Lane
Direct Impact mitigation — Post 2030
Prior to Issuance of building permits, the project applicant shall pay the project fair share traffic mitigation fee for the following improvements as determined by the City, and/or pay City development impact fees for the project
e SR- 210 Northbound Ramps ( NS) at Greenspot Road ( EW) o Westbound - Construct 1st Exclusive Right Tum
Lane ( also identified as a 2014 direct project
Impact)
Boulder Avenue ( NS) at Greenspot Road ( EW)
o Southbound - Construct 2nd Exclusive Left Tum
Lane
o Southbound- Construct 2nd Through Lane
Scenario Two Mitigation Measures
2017 and Post — 2030 Cumulative Project Impacts
Same as Mitigation Measures 13- 6 to 13- 8 above for Scenario One -155-

STATE OF CALIFORNIA )

COUNTY OF SAN BERNARDINO )

CITY OF HIGHLAND )
I, Camille Goritz, Administrative Assistant III of the City of Highland, California, do hereby certify Resolution No. 2022- 013 was duly and regularly adopted by the Planning Commission of the City of Highland, California, at a regular meeting thereof held on the 5th day of July 2022, by the following vote:

AYES: Amaya, Hamerly, Miller, Sutorus
NOES: None
ABSTAIN: None
ABSENT: Thomas
Camille Goritz, Administrative Assistant III
-156-
Attachment 4:

Planning Commission Directives
-157-
Planning Commission Directives for SPR 22-001/ DRA 22- 004 from July 5, 2022 Include a 2- foot setback between the garages and block wall along the northern boundary of the site.

Increase architectural elements (wrought iron accents) on the exposed short sides of the buildings ( Page 6)
Increase size of the structural support beams for the exterior canopies (Page 17) Increase architectural elements ( wrought iron accents) along the entire frontage of the Recreation Building ( Page 26)
Monterey style elevations must feature a flat clay tile roof Spanish style elevations must feature an S/ barrel clay tile roof Landscape Plan shall include Afghan Pine Trees or similar along the northern property line ( adjacent to the Townhomes)
Utilize onsite landscaping to maximize infiltration
Incorporate Mediterranean design cues ( wrought iron and stone accents) on signs during submittal of Sign Program.
-158-
Attachment 5:

City Council Ordinance No.
to amend the Greenspot Village & Marketplace
Specific Plan ( SPR 22-001)
-159-
ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY

OF HIGHLAND, CALIFORNIA, AMENDING THE

GREENSPOT VILLAGE & MARKETPLACE SPECIFIC
PLAN ( SPR 06- 001A) AND MAKING A DETERMINATION

THAT THE ADOPTION OF THIS ORDINANCE IS EXEMPT

FROM FURTHER CEQA REVIEW UNDER CEQA
GUIDELINES SECTION 15162, PUBLIC RESOURCES
CODE SECTION 21666 AND GOVERNMENT CODE
SECTION 65457.

APPLICANT: ALLIANCE RESIDENTIAL CALIFORNIA
WHEREAS, on March 17, 2022, the Applicant submitted a Specific Plan Revision application for the Greenspot Village & Marketplace Specific Plan; WHEREAS, the applicant is proposing to increase the maximum dwelling count from 500- 700 to 500- 746 within Planning Area 2 and the total buildout number from 800 to 946 for the whole Specific Plan ;
WHEREAS, the approximate 38. 6 acre portion of the Greenspot Village & Marketplace Specific Plan north of Greenspot Road and West of Boulder Avenue is referred to as Planning Area 2;
WHEREAS, the Planning Commission did hold a duly noticed public hearing on July 5, 2022, at 6: 00 P. M. to consider the environmental review and the proposed ordinance. At the conclusion of the public hearing, the Planning Commission adopted Resolution No. 2022- 013, recommending to the City Council to introduce an ordinance to amend the Greenspot Village & Marketplace Specific Plan ( SPR 06- 001A); WHEREAS, the City Council did hold a public hearing on August 9, 2022, at 6: 00 P. M. with a second reading held on September 13, 2022, and notice of said public hearing( s) having been duly given, as required by law and in accordance with the provisions of the Highland Municipal Code, to hear and consider evidence for and against said Greenspot Village & Marketplace Specific Plan, and investigate the findings and recommendations in connection therewith; and amend said Specific Plan.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF HIGHLAND does ordain as follows:

Section 1. Findings and Intent
The findings and recitals set forth herein above are true and correct. -160-
Section 2. General Plan Consistency Finding
The Specific Plan amendment is consistent with the General Plan as the General Plan designation for this area is Planned Development. The proposed Specific Plan Revision to the overlaying Greenspot Village & Marketplace Specific Plan increases the maximum dwelling unit count range from 500- 700 to 500- 746 within Planning Area 2 and increases the total buildout number from 800 to 946 for the entire Specific Plan in order to satisfy the minimum density of 20 du/ ac within established for Planning Area 2.

Section 3. Specific Plan Revision
Based upon the aforementioned findings, the City Council hereby makes the following amendments to the Greenspot Village & Marketplace Specific Plan ( SPR 06- 001A):

1. The " 800 units" will be modified to " 946 units" on pages 5, 19, 20, 21, 22, 23, 24, 25, 26, 29, 31, 72, and 269.

2. The " 700 units" will be modified to " 746 units" on page 20, 24, 26, and 31.

3. The conceptual site plan on page 33 will incorporate the proposed 546 multifamily home layout in Planning Area 2.

Section 4. Findings of Fact for Specific Plan Revision ( SPR 22- 001) a. The proposed amendment is consistent with the goals, objectives, policies, and programs of the general plan, or the general plan as revised by the proposed amendment, and will not result in any inconsistencies within the plan:

Response: Currently, the Specific Plan calls for a density of 20- 30 du/ ac and 18- 40 du/ ac within Planning Areas 2 and 3, respectively, while permitting a a maximum of 500- 700 units and 100- 300 units in Planning Areas 2 and 3, respectively. At the moment, there is an approved 200- unit Multi -Family residential complex within Planning Area 3 by Rexco Development and an additional 200 Multi -Family residential units approved for construction in Planning Area 2 by TREH Partners, LLC. With the current cap at 800 units, the Specific Plan only allows for the construction of an additional 400 residences, well below the 500 required to satisfy the minimum density of 20 du/ ac established for Planning Area 2.

By amending the maximum dwelling unit count range from 500- 700 to 500- 746 within Planning Area 2 and increasing the total buildout number from 800 to 946 for the entire Specific Plan, the Applicant will be able to adequately size 546 dwelling units onto the 25 acre parcel and satisfy the Greenspot Village & Marketplace Specific Plan development standards.
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b. The proposed amendment will not adversely affect the public health, safety or general welfare.

Response: The proposed project has been reviewed by Planning, Engineering, Building and Safety, the Fire Department and the Police Department and certain conditions of approval that are necessary and proper to safeguard and protect the public health, safety, and welfare have been implemented. As aforementioned, the current number dwellings allowed to be constructed under the current cam of 800 dwellings within the Specific plan falls below the minimum density required to satisfy the High Density Residential Overlay encompassing Planning Area 2. That being the case, the approval of a Specific Plan Revision for the proposed project is will not adversely affect the public health, safety, or general welfare.
c. The proposed amendment is consistent with the purposes and intent of this title, unless such amendment proposes to change, supplement, or alter any part of this title, whereas, said amendment must be consistent with all of the applicable sections including these findings.

Response: Government Code section 65454 states that a Specific Plan may not be amended unless the amendment is consistent with the General Plan.

The Specific Plan amendment is consistent with the General Plan as the General Plan designation for this area is Planned Development. The proposed Specific Plan Revision to the maximum unit count within Planning Area 2 as well as the overall Greenspot Village & Marketplace Specific Plan simply allows for the established density that was analyzed in the two EIRs to be satisfied, avoiding the requirement for any further environmental review. d. The potential environmental impacts of the proposed amendment are insignificant or there are overriding considerations which outweigh the potential impacts.

Response: The Applicant seeks to amend the Specific Plan to increase the maximum dwelling unit count from 500- 700 to 500- 746 within Planning Area 2 and increases the total buildout number from 800 to 946 for the whole Specific Plan. As aforementioned, this will allow for the construction of a residential project within Planning Area 2 that is in compliance with the 20- 30 du/ ac density range than what was analyzed in the certified EIR in 2013 and Supplemental EIR in 2019. Considering that this proposed amendment will not affect the density of Planning Area 2, there will be no change to the estimated increase in residents/consumers and traffic within the project area. As such, the scope of the project was previously analyzed and poses no potential environmental impacts.

Exhibit 1 attached includes the Proposed Specific Plan Amendments -162-
Section 5. Environmental Review
On May 14, 2013, the City Council adopted Resolution No. 13- 008, certifying the Environmental Impact Report for the Greenspot Village & Marketplace Specific Plan ENV 09- 003). The City Council more recently adopted Resolution No. 19- 036 on June 25, 2019, certifying the Supplemental Environmental Impact Report for the Greenspot Village & Marketplace Specific Pan ( ENV 19- 002). The City Council adopted Findings of Fact, the Mitigation Monitoring Reporting Program, and Statement of Overriding Considerations at the same time that it adopt the EIR and Supplement EIR. Resolutions No. 13- 008 and 19- 035 are incorporated herein by this reference as though set forth in full.

The Specific Plan Revision was analyzed in compliance with CEQA. It is hereby determined that the project is exempt from further environmental review under Government Code Section 65457 which provides that:
a) Any residential development project, including any subdivision, or any zoning change that is undertaken to implement and is consistent with a specific plan for which an environmental impact report has been certified after January 1, 1980, is exempt from the requirements of Division 13 ( commencing with Section 21000) of the Public Resources Code. However, if after adoption of the specific plan, an event as specified in Section 21166 of the Public Resources Code occurs, the exemption provided by this subdivision does not apply unless and until a supplemental environmental impact report for the specific plan is prepared and certified in accordance with the provisions of Division 13 ( commencing with Section 21000) of the Public Resources Code. After a supplemental environmental impact report is certified, the exemption specified in this subdivision applies to projects undertaken pursuant to the specific plan.

Public Resources Code Section 21166 and the corresponding CEQA Guidelines Section 15162 provide that when an environmental impact report has been prepared for a project pursuant to this division, no subsequent or supplemental environmental impact report shall be required by the lead agency or by any responsible agency, unless one or more of the following events occurs:
a) Substantial changes are proposed in the project which will require major revisions of the environmental impact report.
b) Substantial changes occur with respect to the circumstances under which the project is being undertaken which will require major revisions in the environmental impact report.
c) New information, which was not known and could not have been known at the time the environmental impact report was certified as complete, becomes available.

The Applicant seeks to amend the Specific Plan to increase the maximum dwelling unit count from 500-700 to 500- 746 within Planning Area 2 and increases the total buildout number from 800 to 946 for the whole Specific Plan. As aforementioned, this will allow -163-
for the construction of a residential project within Planning Area 2 that is in compliance with the 20- 30 du/ ac density range than what was analyzed in the certified EIR in 2013 and Supplemental EIR in 2019. Considering that this proposed amendment will not affect the density of Planning Area 2, there will be no change to the estimated increase in residents/ consumers and traffic within the project area. As such, the scope of the project was previously analyzed and none of events identified in Public Resources Code Section 21666 or CEQA Guidelines Section 15162 have occurred that would trigger the need for further environmental review.

Section 6. Publication and Posting
Within fifteen ( 15) days following the passage of this Ordinance, the City Clerk shall publish an/ or post this Ordinance as required by state law and City resolution.

Section 7. Execution
The Mayor is hereby directed to attest to the adoption of this Ordinance by signing where indicated below and the City Clerk shall publish and/ or post this ordinance according to applicable law.

PASSED, APPROVED and ADOPTED this 13th day of September, 2022 Larry McCallon, Mayor
ATTEST:

Betty Hughes, MMC
City Clerk
APPROVED AS TO FORM:

Maricela E. Marroquin
City Attorney
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Exhibit 1:

Proposed Specific Plan Amendments
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Attachment 6:

City Council Resolution No. 2022-
to approve
Design Review Application ( DRA 22- 004)
-177-
RESOLUTION NO. 2022 —
A RESOLUTION OF THE CITY COUNCIL TO 1) APPROVE DESIGN REVIEW ( DRA 22- 004) TO CONSTRUCT 546 MULTI -FAMILY RESIDENTIAL UNITS, A 7, 500 SQUARE FOOT LEASING OFFICE, TWO ( 2) RECREATION AREAS, AND OUTDOOR COURTYARDS ON A VACANT 25 ACRE SITE WITHIN PLANNING AREA 2 OF THE GREENSPOT VILLAGE & MARKETPLACE SPECIFIC PLAN.

ASSESSOR' S PARCEL NUMBER: 1201- 341- 30
APPLICANT: ALLIANCE RESIDENTIAL CALIFORNIA
A. RECITALS

1. On March 17, 2022, the Applicant submitted a Design Review Application DRA 22- 004) to construct 546 multi -family residential units, a 7, 500 square foot leasing office, two ( 2) recreation areas, and outdoor courtyards on vacant area of approximately 25 acres on the north side of Greenspot Road between the SR 210 and Boulder Avenue.

2. The Site has a Zoning Designation of High Density Residential, per Planning Area 2 of the Greenspot Village Specific Plan.

3. On June 14, 2022, the City gave public notice by advertising in the Highland Community News, a newspaper of general circulation within the City of Highland, and by mailing notices to property owners within 300- feet of the project site, of the holding of a public hearing at which the subject applications would be considered.

4. On July 5, 2022, the Planning Commission held a duly noticed public hearing at which interested parties had an opportunity to testify in support of, or opposition to, the Design Review Application ( DRA 22- 004). At the close of the public hearing, the Planning Commission adopted Resolution No. 22- 013, recommending that the City Council approve and Design Review Application DRA 22- 004).

5. On August 9, 2022, the City Council held a duly public hearing at which interested parties had an opportunity to testify in support of, or opposition to Design Review Application ( DRA 22- 004).

6. All legal prerequisites to the adoption of this Resolution have occurred.

B. RESOLUTION
NOW THEREFORE, the City Council of the City of Highland does resolve, determine, find, and order as follows:
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1. The City Council finds that all of the facts set forth in the Recitals, Part " A" of this Resolution, are true and correct.

2. The City of Highland City Council after due consideration, inspection, investigation and study made by itself and on its behalf, and after due consideration of all evidence and reports offered at said hearing, including the staff report to the City Council dated August 9, 2022, and which is incorporated herein by this reference, does find and determine the following facts:
a. All necessary public meetings and opportunities for public testimony and comment have been conducted in compliance with State Law and the Municipal Code of the City of Highland.

3. Environmental Findings: A Certified Environmental Impact Report ( ENV 09- 003) ( State Clearinghouse Number 2008031058) and Supplemental Environmental Impact Report ( 19- 002) were prepared for the Greenspot Village Marketplace Specific Plan which were certified by the City of Highland City Council on June 11, 2013 and June 25, 2019 respectively. The Specific Plan Revision was analyzed in compliance with CEQA. It is hereby determined that the project is exempt from further environmental review under Government Code Section 65457 which provides that:
a. Any residential development project, including any subdivision, or any zoning change that is undertaken to implement and is consistent with a specific plan for which an environmental impact report has been certified after January 1, 1980, is exempt from the requirements of Division 13 ( commencing with Section 21000) of the Public Resources Code. However, if after adoption of the specific plan, an event as specified in Section 21166 of the Public Resources Code occurs, the exemption provided by this subdivision does not apply unless and until a supplemental environmental impact report for the specific plan is prepared and certified in accordance with the provisions of Division 13 ( commencing with Section 21000) of the Public Resources Code.

After a supplemental environmental impact report is certified, the exemption specified in this subdivision applies to projects undertaken pursuant to the specific plan.

Public Resources Code Section 21166 and the corresponding CEQA Guidelines Section 15162 provide that when an environmental impact report has been prepared for a project pursuant to this division, no subsequent or supplemental environmental impact report shall be required by the lead agency or by any responsible agency, unless one or more of the following events occurs:
a. Substantial changes are proposed in the project which will require major revisions of the environmental impact report.
b. Substantial changes occur with respect to the circumstances under which the project is being undertaken which will require major revisions in the environmental impact report.
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c. New information, which was not known and could not have been known at the time the environmental impact report was certified as complete, becomes available.

The Applicant seeks to amend the Specific Plan to increase the maximum dwelling unit count from 500- 700 to 500- 746 within Planning Area 2 and increases the total buildout number from 800 to 946 for the whole Specific Plan.

As aforementioned, this will allow for the construction of a residential project within Planning Area 2 that is in compliance with the 20- 30 du/ ac density range than what was analyzed in the certified EIR in 2013 and Supplemental EIR in 2019. Considering that this proposed amendment will not affect the density of Planning Area 2, there will be no change to the estimated increase in residents/ consumers and traffic within the project area. As such, the scope of the project was previously analyzed and none of events identified in Public Resources Code Section 21666 or CEQA Guidelines Section 15162 have occurred that would trigger the need for further environmental review.

4. Findings of Fact for Design Review Application ( DRA 22- 004) a. That the proposed project is consistent with the related Specific Plan.

Response: That the proposed project is consistent with the Greenspot Village & Marketplace Specific Plan because the Specific Plan identified that Planning Area 2 would feature a High Density Residential Overlay, requiring residential uses ranging from 500 to 700 units with a density of 20- 30 du/ ac.

By amending the Specific Plan to increase the maximum dwelling unit count range from 500- 700 to 500- 746 within Planning Area 2 and increasing the total buildout number from 800 to 946 for the whole Specific Plan, this will allow for the construction of a residential project within Planning Area 2 that is in compliance with the 20-30 du/ac density range than what was analyzed in the certified EIR in 2013 and Supplemental EIR in 2019. The proposed development of a 546- unit apartment complex will thus be consistent with the Specific Plan.
b. That the proposed use is in accordance with the objectives of this title ( Title 16), and the purposes of the land use district in which the site is located.

Response: the objective of the project is to provide a high -quality planned residential community that compliments the surrounding land uses while creating an attractive, cohesive combination of architectural styles and landscaping and provide amenities maintained by the management team that will satisfy the needs of it residents. It will also build out the high -density residential portion of Planning Area 2 of the Greenspot Village & Marketplace Specific Plan while maintaining the minimum density of 20 du/ ac. c. That the proposed use is in compliance with city design and landscape standards and criteria.
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Response: The development will be required to initiate the process of establishing a Landscape Maintenance District ( LMD) prior to occupancy for maintenance and upkeep of the landscaping along the Boulder Avenue frontage. The complex' s residents shall be required to provide the costs to maintain the LMDs. The proposed outdoor landscape area with underground water quality infiltration system shall be maintained directly by the development.

The proposed Conceptual Landscape Plan presents a variety of drought - tolerant trees, shrubs and vines, as well as groundcovers planted throughout the perimeter of the buildings as well as the parking lot area. As conditioned, the landscape plan will comply with the City' s drought tolerant landscaping regulations and complement the other developments within the Greenspot Village & Marketplace Specific Plan.
d. That the proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or will not be materially injurious to properties or improvements in the vicinity of the site.

Response: The Certified Environmental Impact Report ( ENV 09- 003) and Supplemental Environmental Impact Report ( 19- 002) prepared for the Greenspot Village & Marketplace Specific Plan certified by the City of Highland City Council on June 11, 2013 and June 25, 2019 respectively, anticipated the buildout of Planning Area 2 with a large scale multi -family residential project with a density level between 20 and 30 dwelling units per acre. Additionally, a current project -specific Biological Resource Study and Noise Study shall be prepared prior to the issuance of grading permits and building permits, respectively, as required by the MMRPs to check for the presence of the San Bernardino Kangaroo Rat and to provide details on sound levels.

Exhibit 1 attached includes the Design Review Application ( DRA 22- 004) Conditions of Approval
Exhibit 2 attached includes the Mitigation Monitoring & Reporting Program for the Supplemental Environmental Impact Report (ENV 19- 002)

5. Based on the Findings of Fact and Conclusions set forth above, the City Council approves Design Review Application ( DRA 22- 004) to construct a 546- unit multifamily residential complex in Planning Area 2 of the Greenspot Village Specific Plan, subject to the conditions of approval attached. -181-
C. ADOPTION OF RESOLUTION.

The City Clerk shall certify to the adoption of this Resolution and shall cause the same to be published or posted in the manner prescribed by law.

PASSED, APPROVED and ADOPTED this 9th day of August, 2022.

Larry McCallon, Mayor
ATTEST:

Betty Hughes, MMC
City Clerk
APPROVED AS TO FORM:

Maricela E. Marroquin
City Attorney
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Exhibit 1:

Design Review Application ( DRA 22- 004)
Conditions of Approval
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CITY OF HIGHLAND

PLANNING DIVISION CONDITIONS OF APPROVAL
Date: July 5, 2022
Applicant: Alliance Residential California
File/ Index: Design Review Application ( DRA 22- 004) [ Related Project( s): Specific Plan Revision ( SPR 22- 001)]
Proposal: The construction of a 546-unit multi -family residential complex, a 7, 500 square foot leasing office, recreation areas, and outdoor courtyards on a vacant site.

Location: A vacant area of approximately 25 acres located on the north side of Greenspot Road between the SR 210 and Boulder Avenue.

Assessor' s Parcel Number( s): 1201- 341- 30

PLANNING CONDITIONS OF APPROVAL
Note: These conditions represent Planning Division conditions only and are meant to be only one part of the Project' s overall conditions that include Building and Safety, Engineering, and the Fire Department conditions of approval. All required on -site and off -site improvements shall be completed and approved prior to final inspection for occupancy, except where noted.

Design Review Application ( DRA 22- 004) is conditionally approved, subject to compliance with the requirements as specified below. The Conditions listed below are continuing Conditions; failure of the Applicant and/ or operator to comply with any / all Conditions at any time shall result in initiating revocation of the subject permit.

1. These entitlements shall become null and void:
a. Unless all Conditions have been complied with and the occupancy or use of the land or existing structures authorized by such Design Review Application has taken place within thirty- six ( 36) months after the approval of said Design Review Application.
b. Where circumstances beyond the control of the Applicant cause delays which do not permit compliance within the time limitation established in this Section, the Planning Commission may grant an extension of time every subsequent twelve ( 12) months, not to exceed thirty- six ( 36) months in total. Applications for such extensions of time must be set forth, in writing, by reasons for this extension and shall be filed together with a fee as established by the City Council, with the Planning Department sixty ( 60) calendar days before the expiration of the Design Review Application.
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2. The proposed Design Review is for the construction of a 546- unit multi -family residential complex, a 7, 500 square foot leasing office, recreation areas, and outdoor courtyards. Submittal includes a site plan, architectural elevations, grading plans, and landscaping plans.

3. The operator and recorded owner of the property shall submit to the Planning Division written evidence of agreement with all conditions of this approval before the approval becomes effective. Plan check shall begin prior to receipt of this signed documentation.

4. In compliance with the Highland Municipal Code, the Applicant/ Owner shall agree, at his/ her sole cost and expense, to defend, indemnify, and hold harmless, the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third -party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, Planning Commission, or other decision - making body, including staff, concerning this project. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve the Applicant/ Owner of his/ her obligations under this condition.

5. The Owner/ Applicant is responsible for implementing all conditions of approval to the satisfaction of the Community Development Director, City Engineer, and Fire Department. No final inspection or clearances shall be given until all conditions are met. Each condition of approval is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable.

6. The subject property shall be developed in accordance with plans and materials approved by the Planning Commission and City Council, on file with the City of Highland Planning Division, and shall be in compliance with all conditions of approval contained herein.

7. Revisions, modification, or deletions of associated plans must be submitted to the Planning Division for review and approval. Revisions may require additional review by the Planning Commission.

8. If the property will remain undeveloped for longer than 18 months after initial grading has been completed, the applicant shall submit an interim landscape plan, consisting of temporary measures for screening, hydro -seeding, and dust control. Such plan shall include the timing of installation of necessary measures, and shall be approved by the Community Development Director.

9. The applicant shall be responsible for making arrangements with the City' s franchised waste collection and hauling services provider for any/all construction debris or solid waste generated as a result of this project. -185-

10. Prior to issuance of Building Permits, the Applicant/ Contractor/ Occupant shall submit and obtain approval from the Public Services Division, a Construction Waste Diversion Plan, in accordance with Section 8. 12. 285 of the Highland Municipal Code.

11. The Boulder Avenue frontage and perimeter landscaping, paseos, perimeter walls, and recreational amenities shall be constructed in advance of the first residential Certificate of Occupancy.

12. The following conditions have been provided as part of the review by the City's Landscape Architect:
a. Applicant shall provide a minimum 48" box specimen size tree at the accentuated entry to the Central Courtyard and within the drive median where the planting plan currently indicates 24" box trees and consider upsizing the remaining Fruitless Olive trees along both sides of the entry drive to 36" box minimum size.
b. Applicant shall adjust tree layout within paseo to focus the shade cover overactive areas within the paseo where possible.
c. Applicant shall incorporate at least 10% of the trees within paseo at 48" box or larger container size, with larger trees placed at locations that can best provide initial shade impact. Upsized trees shall be selected from species noted to acclimate quickly and continue growing at a moderate to rapid rate, including but not necessarily limited to California Sycamores. d. Applicant shall increase tree density/ reduce on -center spacing along the northern edge of the property, as to provide a vegetated screen between the new construction and the adjacent existing properties. e. Applicant shall consider increasing density of palm plantings near pool areas to increase shade at pool deck seating for both pool areas. The increase in palm count may be achieved by staggering the installation height of the palms.
f. Applicant shall coordinate tree and shrub plantings along Boulder Avenue frontage with the recently installed Boulder Avenue streetscape.

Reference plans can be provided upon request to City Landscape Architect.
g. Applicant shall incorporate more shade over the synthetic turf surface at the dog parks, as synthetic turf reaches unsafe temperatures during summer months in Highland.
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h. Applicant shall consider grouping Southern California -native plantings at certain portions of the project, such as within the paseo area, as to provide a distinct environment and demonstration opportunity within the project. i. Applicant shall provide concrete headers where on -site landscape meets future phases and/ or offsite areas, as to protect the integrity of the proposed planting, and to define the limits of maintenance responsibility. j. Applicant shall coordinate the landscape plan layout with the project' s Water Quality Management Plan to ensure that the landscape layout aligns with the required Best Management Practices ( BMP) facilities.

13. Enhanced paving shall be installed at the Access " C" major entry and Boulder Avenue secondary entry for consistency with the Greenspot Village Specific Plan.

14. Sidewalks along Boulder Avenue shall feature a landscaped parkway so that sidewalks are not directly adjacent to the street and vehicle traffic,

15. Secondary access onto Boulder Avenue must have clear line of sight. Tree canopy needs to be high enough to not obstruct any view.

16. Trash enclosures need to be screened with a trellis or solid roof.

17. There must be designated pedestrian walkways across internal drive aisles throughout the development.

18. All heating, venting and air conditioning ( HVAC) units shall be ground mounted and incorporate sufficient structural or landscape screening with shrubs and bushes, to the satisfaction of the Community Development Director.

19. Lighting shall be directed downward in order to minimize glare nuisances to surrounding properties. Fixtures shall be decorative and compatible with the overall project design theme.

20. A minimum of one onsite parking stall per unit shall be free of charge to all tenants; all guest parking shall be free of charge.

21. The Development Impact Fees shall be paid in accordance with City policy.

22. The Project shall comply with the City' s Inclusionary Housing Ordinance.

23. The project shall comply with the 2013 and 2019 MMRPs. -187-

24. A photometric plan shall be provided to Staff for review prior to the issuance of building permits.

25. Security system/ camera plan shall be submitted to the city and reviewed by the city' s Police Department for adequacy.

26. To avoid fragmentation of ownership and maintenance, the residential construction shall be tied and remain under common ownership or subject to the establishment of an overall management entity or homeowners association responsible for enforcement of CC& Rs and maintenance requirements. The Planning Commission and/ or City Council may approve a Financing/ Conveyance Map. Should the housing complex designated in the site plan be proposed to change from a " for rent" product to a " for sale" product ( i. e. condominiums), the Applicant shall first submit a Design Review Amendment Application for Planning Commission and City Council review and approval prior to the conversion.

Density of residential development shall remain consistent with the Greenspot Village & Marketplace Specific Plan.

27. Entry Statements and signage at Access " C" ( Calhoun Road) and Boulder Avenue entrances shall be reviewed by the Planning Commission

28. 8 foot solid block wall shall be installed along the northern property line. -188-
City of Highland, FIRE PREVENTION DIVISION, Conditions of Approval.

DATE : May 17, 2022 Page 1 of 8
APPLICANT : Greenspot Village
ADDRESS : Planning Area 2 Greenspot Village and Marketplace specific plan SITE LOCATION: 1201- 341- 29 & 1201- 341- 33
FILE / INDEX No.: DRA 22- 004 SPR 22- 001
A tiered level of mitigation options has been developed and listed below are the systems and/ or modifications required for your project. Compliance of the following items are a condition of FINAL OCCUPANCY APPROVAL. These conditions are required as acceptable solutions to the adverse fire conditions impacting firefighting and emergency operations accompanying the site/ area. They will either assist in detection and extinguishment of the fire and/ or facilitate the anticipated emergency operations.

This project is protected by the City of Highland Fire Department / Cal -Fire / California Department of Forestry and Fire Protection. Prior to any construction occurring on any parcel, the applicant shall contact the city of highland fire marshal office for verification of current fire protection development requirements. All new construction shall comply with the currently adopted California Fire Code and all applicable statutes, appendices, codes, ordinances, standards and policies of the City of Highland Fire Department/ Fire Prevention Division / Cal -Fire / California Department of Forestry and Fire Protection.

Fire Department Review of all projects is required.

ALL CONSTRUCTION ( New and renovations to existing) SHALL COMPLY WITH THE CALIFORNIA FIRE CODE Along with amendments as adopted within the Highland Municipal Code ( Ord. # 411).

Note: All weather access roads ( CFC) and fire hydrant/ water system installations shall be in place, inspected and approved, PRIOR to combustible material being brought on site.

Note: The City of Highland has 2 areas within the ' FIRE SAFETY OVERLAY DISTRICT' designated as FR- 1 and FR- 2. Both areas may border or overlap areas identified by the State/ CalFire as ' High Fire Severity Zone' or 'Very High Fire Severity Zone'. See HMC for construction requirements.
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GENERAL.

1. HF3: A fuel break of one hundred ( 100) feet ( brush and weed clearance) is required prior to construction. The clearance shall be maintained on a yearround basis. CFC & HMC

2. HF31: Approved fire hydrant pavement markers ( blue dots) shall be installed at every hydrant.

3. HF40: Where an automatic extinguishing system or standpipe system is in place, system shall be serviced and maintained in operating condition according to NFPA and California State Fire Marshal requirements. T19; CFC; NFPA

4. HF51: The main electrical panel and all sub- panel( s) shall be labeled on inside cover for all circuits. CEC

5. HF52: Water heater ( fuel fired), shall be properly vented to exterior of structure.

Water heater shall be seismic strapped to wall and be located 18" above a garage floor. CBC

6. HF53: A solid core, self -closing and latching door ( minimum 1- 3/ 8 inch) shall be installed between an attached garage and living space. CBC

7. HF55: Commercial exit requirements:

A. Required exit doors shall be maintained in an operable condition at all times
B. Required exit doors shall swing outward and away in the direction of exit travel.

C. Obstructions shall not be placed in the required width of an exit. Exits shall not be blocked or locked shut or obstructed in any manner during business hours.

D. Exit paths shall be illuminated when structure is occupied.

E. Exit path illumination shall be supplied from two ( 2) sources of power when occupant load is one hundred ( 100) persons or more.

F. When exit way/exit pathway and/or exit doorway is not easily identified, additional exit signs shall be installed.

8. Exit signs shall be internally or externally illuminated by two lamps or shall be of the self -luminous type. CFC; CBC

9. HF47: For each chimney, used in conjunction with any fireplace or heating appliance, in which solid or liquid fuel is used, an approved spark arrester shall be installed and visible from the ground. Spark arrester shall be of stainless steel, copper or brass, woven galvanized wire mesh, twelve ( 12) gauge, and minimum of 3/ 8" to 1/ 2" maximum openings. CFC; CBC; CMC 2 -190-

10. HF60: Additional plans for access, fire safety systems, fire lanes and signage, gates, storage, or other special conditions may be requested for review, conditioning and approval by the fire marshal.

11. HF48: A class " A" roof covering structure with " bird stops" shall be installed.

ACCESS:

12. HF7: Fire department access roads shall meet the fire dept. minimum unobstructed width of twenty ( 20) feet. ( twenty- six ( 26) feet within FR- 1& 2 zones). This standard shall not lessen other agency requirements. Access roads shall be paved ( asphalt/ concrete) and in place prior to delivery of combustible building materials on site. Roads shall be designed and constructed to meet adopted city standards. CFC

13. HF8: All access roads, public, private streets and residential driveways shall maintain a minimum vertical clearance of thirteen ( 13) feet -six ( 6) inches. CFC

14. HF9: Residential driveways shall be paved ( asphalt/ concrete) and shall provide a minimum width of twelve ( 12) feet. Driveways of this standard shall serve no more than two single family dwellings and shall not exceed 10% in grade. HMC

15. HF10: Driveways exceeding 150 feet shall have a fire department approved turn -around at the terminus. CFC / APPENDIX D

16. HF11: Fire department access roadway( s) and/ or public/ private street( s) exceeding one hundred fifty ( 150) feet in length shall provide an approved turnaround at the terminus ( cul- de-sac). Minimum radius shall be not Tess than forty (40) feet. Or as approved by the fire marshal. Cul- de- sacs providing access to perimeter emergency access roads shall have a minimum radius of forty four 44) feet. CFC / APPENDIX D, SBCO TRANSPORTATION STD

17. HF12: Fire department access roadway( s); public/ private street( s) and driveways shall not exceed 12% grade. CBC / APPENDIX D, HMC

18. HF13: Fire department access roadway( s); shall extend to within one hundred fifty ( 150) feet of and shall give reasonable access to all portions of the exterior walls of the first story of any building.

An access road, approved by the fire dept., shall be provided to within fifty ( 50) feet of all structures when the natural grade between access road and structure is in excess of 30%.

Where an approved access road cannot be provided, a fire protection system shall be required and approved by the fire department. CFC 3 -191-

19. HF14: In FR- 1/ FR- 2 areas, streets ending in a cul- de- sac shall not exceed 350 feet, in all other areas, non -circulating streets shall not exceed 600 feet in length and shall provide an approved cul- de- sac. HMC

20. HF15: " Phased" projects may be required to provide a minimum of two ( 2) remote points of approved access during construction. A secondary access, for fire and other emergency equipment and for routes of escape, which will safely handle evacuations. CFC - APPENDIX D

21. HF19: Manually operated gates across fire department access roadways, public and/ or private streets and driveways, shall be equipped with approved emergency key -operated " KNOX" padlock or box containing key to open the private lock. For automatic gates, a " KNOX" emergency access switch, shall be installed, at location determined by fire department, and shall over -ride all command functions and open gate automatically upon activation. All automatic gates shall have a manual over -ride for use during loss of electric power. " KNOX BOX" request form is available from the fire marshal or may be ordered directly from www. knoxbox.com ( specify City of Highland, CA) CFC — Appendix D Note: The city of Highland also requires an electronic " H" key system (Ord. 320) for multi -family, gated communities or secured storage facilities.

HMC

22. HF24: " NO PARKING — FIRE LANE" signs shall be posted at locations designated by fire marshal. Fire lane curbs shall be painted red, with white letters stating, " NO PARKING — FIRE LANE" on top, not face. CFC -

APPENDIX D

23. HF54: commercial and industrial structures - occupancies and gated complexes shall have a " KNOX BOX" system installed on the exterior of the building( s) or complex. location of device to be determined by the fire department. The box shall contain keys necessary to gain access and may contain pre -plans and MSDS information as required by the fire department. New and existing multi - tenant commercial buildings shall provide a ' KNOX' box large enough to contain keys to access each individual tenant space. Installation location( s) to be determined by the fire marshal. The box shall contain clearly marked keys to each tenant space or other areas as determined by the fire marshal. CFC

24. HF61: Aerial fire apparatus access roads. Where required: buildings or facilities exceeding 30- feet in height above the lowest level of fire dept. Vehicle access shall be provided access roads capable of accommodating aerial apparatus.

Width: aerial apparatus access roads shall provide a minimum unobstructed width of 26-feet in the immediate vicinity of any building exceeding 30- feet in height. Proximity to buildings: aerial apparatus access roads shall be located a minimum of 15- feet to a maximum of 30- feet from the building, and shall be positioned parallel to one entire side of the structure, as approved by the fire code official. CFC APPENDIX D
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WATER:

25. HF25: Minimum required fire flow, shall be determined by Appendix B of the California Fire Code.

System shall be looped with minimum eight ( 8) inch mains; six ( 6) inch laterals, six ( 6) inch risers; six (6) inch dia. Hydrants with two 2'/ 2" outlet(s) and one 4" outlet.

CFC APPENDIX B AND C
Note: Hydrants shall meet EVWD standards.

26. HF29: Fire hydrant spacing shall be:

Single family residential: 500 FEET
Multi -family residential: 300 FEET
High density residential: 300 FEET
Commercial retail: 300 FEET
CFC / APPENDIX B AND C.

Note: Existing fire hydrants ( off -site) can be included if they meet spacing requirements. Hydrants shall not be located at the ` bulb' end of cul- de- sacs.

27. HF26: Three sets of water delivery system plans, designed to meet the required fire flow for this project and/ or development, shall be submitted to the fire department for review and approval. CFC

28. HF27: Applicant -developer shall provide a letter from the water company serving the project -development, verifying financial arrangements have been made and bonded for the required water improvements. CFC

29. HF28: Fire hydrants shall be installed, inspected and operational as per approved water system delivery plans prior to any framing, construction or delivery of combustible materials to project site. CFC / CFC

30. HF30: Private, on site fire hydrant( s) — yard hydrant( s)- capable of supplying required fire flow shall be installed at location( s) identified by the fire department.

System shall be looped with minimum eight ( 8) inch mains; six ( 6) inch laterals, six ( 6) inch risers; six ( 6) inch dia. hydrants with one 2 1/ 2" outlet and one 4" outlet. CFC / APPENDIX B AND C

31. HF38: Approved fire hydrant( s) capable of supplying required fire flow, shall be provided to all premises upon which facilities, buildings or portions of buildings are constructed or moved within the jurisdiction. When any portion of the facility or building protected is in excess of 150 feet from a fire hydrant on a public street, as measured by an approved route around the exterior of the facility or 5 -193-
building, additional fire hydrants or on -site fire hydrants, meeting the required fire flow, shall be provided. CFC APPENDIX B AND C
ADDRESSING — IDENTIFICATION:

32. HF21: Commercial and multi -family residential address numbers shall be displayed on all new and existing structures in such a manner as to be plainly visible and legible from the access roadway or street. Numerals shall be of a contrasting color to the building and electrically illuminated.

Minimum size of the numerals shall be 8" height, 3/ 4" stroke, or as approved by the fire marshal.

Industrial occupancies shall have address numbers of 12" height, 1" stroke and shall be electrically illuminated so as to be visible and legible from access roadway or street.

Note: Depending on height and setback of a building, larger numerals may be required and at additional locations on the building, as determined by a case -by - case review.

HMC

33. HF22: Commercial -retail structures with rear access shall display address numbers on rear entry doorways, 4" in height, 1/ 2" stroke, on contrasting background. CFC

34. HF23: Directory map. An illuminated directory map shall be installed at each driveway entrance where the total number of units exceeds fifteen, ( 15) CFC / HMC. FIRE AND PLANNING DEPARTMENTS SHALL APPROVE SIGNAGE PLAN.

35. HF18: Street name signs shall be installed prior to construction on any roadway or phase. Temporary signs may be used as approved by the fire marshal. CFC Note: Permanent signage shall meet City standards as required by Planning.

36. HF17: The public and/ or private roadways serving this project shall be identified with city approved names. CFC
FIRE PROTECTION & ALARM SYSTEMS:

37. HF35: Automatic fire sprinklers shall be installed according to NFPA 13R and fire dept. requirements. Submit three ( 3) sets of shop plans with material cut sheets and hydraulic calculations, indicating the type of occupancy, type of materials to be stored ( if any), for fire dept. review and approval prior to any installation. Submit copy of California C- 16 license. CFC; CBC; HMC 6 -194-

38. HF36: Automatic fire sprinklers shall be installed according to NFPA 13 and fire dept. requirements. Submit three ( 3) sets of shop plans with material cut sheets and hydraulic calculations, indicating the type of occupancy, type of materials to be stored ( if any), for fire dept. review and approval prior to any installation.

Submit copy of California C- 16 license. CFC; CBC; HMC

39. HF37: Automatic fire sprinkler control devices ( P. I. V & O. S.& Y.) Shall be visible from fire dept. access roadway, and identify system being controlled and address of structure.

Fire Dept. Connection ( FDC) shall be located no closer than forty ( 40) feet and not to exceed one hundred fifty ( 150) from structure. Required fire hydrant shall have a maximum distance from FDC of thirty ( 30) feet. FDC shall identify address and system of structure being protected. CFC

40. HF41: A minimum of one 2A- 10BC fire extinguisher shall be installed for each 3, 000 sq. ft. of floor area. Travel distance to any one fire extinguisher shall not exceed 75 feet. Additional fire extinguishers, size and class to be determined by fire department, may be required. Fire extinguishers shall be serviced biannually and shall have a current State Fire Marshall service tag attached. Fire extinguishers are to be serviced every two years and inspected & tagged every year. CFC; NFPA

41. HF43: An automatic fire detection and alarm system meeting the requirements of CFC 907, CBC and NFPA 72 shall be installed. Three ( 3) sets of shop plans with material cut sheets and calculations shall be submitted to the fire department for review and approval prior to installation. CFC; CBC; NFPA

42. HF46: SMOKE DETECTORS, hard wired in series with battery back- up, shall be installed in all sleeping areas and in all hallways and areas/ rooms leading to sleeping areas. Smoke detectors shall be installed at the top of all stairways. At least one smoke detector shall be installed on the first floor level. CARBON MONOXIDE DETECTORS shall be installed per manufacturer' s instructions minimum one per floor where fuel fired appliances and/ or an attached garage is present. Units also to be hard wired in series with corresponding smoke detectors CFC; CBC

43. HF60: California Fire Code, FIRE SAFETY DURING CONSTRUCTION AND DEMOLITION, shall apply to this project. it is the responsibility of the project manager to meet with the fire marshal to discuss requirements specific to this project.

44. HF62: Additional plans for access, fire safety systems, storage or other special condition may be requested for review, conditioning and approval by the fire marshal.
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45. HF63: Submit to fire marshal' s office: one copy of building and/ or structure plans for fire department review.

Craig Sanchez, Fire Marshal
City of Highland Fire Prevention
909) 864- 8732 x 248
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City of Highland
Engineering Department
Conditions of Approval
DRA 2022- 004 - SPR 22- 001) Greenspot Village Alliance A -
B - Required Prior to Building Permit/ Construction
C - Required Prior to Building Occupancy
D - Ongoing
E - Required Prior to Grading Permit
Non Standard Conditions
Grading
E 1. Design grading and landscaping plans to comply with the City' s clear sight triangle criteria at public street intersections and at private driveways. Walls, fencing, monument signs, slope, and landscaping, within the clear sight triangle, must not exceed thirty inches in height measured from the flowline of the street, unless a sight distance analysis that demonstrates sight distance is adequately maintained is submitted to and approved by the City Engineer.

E 2. Submit a preliminary soils report, prepared by a licensed Geotechnical Engineer, for review and approval by the City Engineer. Comply with the recommendations contained in the report and any amendments thereof as approved by the City Engineer.

E 3. Submit rough and/ or precise grading plans to the City Engineer for review and approval.

Comply with the City of Highland grading standards as shown on the grading plan checklist.

E 4. Submit the structural design and location for any required retaining walls for review and approval by the City Engineer. Construct concrete v- ditches and drainage system at the back of retaining walls in accordance with the Grading Plan Checklist and as required by the City Engineer.

E 5. Submit an erosion control plan to minimize potential increases in erosion and sediment transport during construction activity for City Engineer approval. Place erosion control measures during or after grading work as required by the City Engineer.

E 6. Design short-term erosion control in accordance with Best Management Practices such as, hydroseeding, mulching, jute matting or plastic sheeting to protect slopes; silt fencing to control site perimeter; and straw bale barriers, sand bag barriers, rock filters or sediment basins to control internal erosion, or other methods to stabilize disturbed areas, as approved by the City Engineer.

D 7. Implement dust control measures during construction activities including, but not limited to, daily watering of construction area as frequently as necessary during active and inactive periods, utilizing soil emulsions, limiting construction vehicle speed to 10 miles per hour, stabilizing construction entrances to prevent trackout of sediments, and street sweeping. 1 -197-
E 8. Design grading to intercept and conduct off -site tributary drainage flow around or through the project site in a manner that does not adversely affect adjacent properties. Conveyance of on -site and off -site tributary flows shall be maintained by the underlying property owner.

E 9. Design grading to drain the entire area of the project to the proposed Water Quality Management Plan ( WQMP) infiltration basins and to accommodate overflows as necessary.

E* 10. Plot all existing and proposed easements on grading plan and note disposition of any existing utilities, appurtenances, fences, and access roads.

D* 11. Construct temporary sedimentation basins for use during the grading and construction period of the project. Do not start using the proposed infiltration basins until the site is stabilized for erosion and sedimentation.

B 12. Submit original wet signed and stamped rough grading certifications from the soils engineer and the grading engineer, along with compaction reports, to the City Engineer.

C 13. Submit original wet signed and stamped final grading certification from the grading engineer, to the City Engineer.

STREET IMPROVEMENT
C 14. Construct Boulder Avenue adjacent to the project at its ultimate half section width as a Modified Primary Arterial, including a minimum 5-foot wide sidewalk (Type A Standard 208), a 10- foot wide multi purpose trail with split rail fencing, parkway landscaping, and raised landscaped median with a wrought iron fence along centerline of the median from the intersection of Eucalyptus Avenue and Boulder south to the intersection of Webster Street and Boulder Avenue.

C 15. Design and construct public improvements including temporary fire access gate 20- foot wide with Knox box lock onto Boulder Avenue at proposed Fire access hammerhead and 24 hour SCE access gate, shown on the Conceptual Grading Plan south of the intersection at Eucalyptus Avenue: as approved by the City Engineer and Cal Fire.

C 16. Construct a 65-foot wide drive aisle at the Easterly right in/ right out only access road off Boulder Avenue with a 8- foot wide landscape median, a 15- foot wide northerly landscaped parkway, and a 10- foot wide southerly landscaped parkway.

C 17. If the following improvements have not been constructed by other development projects prior to issuance of building permits, the project applicant shall construct, in accordance with the City' s Greenspot Road Master Plan and Greenspot Village and Market Place Specific Plan, at Access A on Greenspot Road, a 150-foot southbound left -turn lane, a 275-foot southbound through/ right -turn lane, and a 8- foot wide landscaped median, and a private lighting system.

Align the project private drive with the existing entrance south of Greenspot Road. If modification to the existing traffic signal is required, submit a signal modification plan to the City Engineer for review and approval. This private drive connecting at Greenspot Road Access " A" shall connect at the private road terminus at the southwest corner of the development for emergency access/ egress: as approved by the City Engineer and Cal Fire.

SPR 22- 001 2
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C 18. If the following improvements have not been constructed by other development projects prior to issuance of building permits, the project applicant shall construct, in accordance with the City' s Greenspot Road Master Plan and Greenspot Village and Market Place Specific Plan, 1) construct and maintain the private street aligned with Access C improvements southerly from the project boundary including, but not limited to, asphalt concrete pavement with a structural section designed for a 20 year life, concrete curb and gutter, stamped concrete, a 10—foot wide landscaped median, and a private lighting system. Construct a 250- foot southbound right -turn lane, a southbound through lane, and a 150- foot southbound left -turn lane. Align the entrance with the future development south of Greenspot Road. Access C" shall be 71- feet wide from Greenpsot Road to the northern boundary of the project.

E 19. Submit engineering plans for street improvements for Boulder Avenue, and striping to the City Engineer for review and approval. Indicate the location of any existing utility/facility which would affect construction on plans and profiles. Comply with the City design standards as shown on the street and storm drain improvement checklist.

C 20. Install traffic control signs and pavement markings, with locations and types approved by the City Engineer.

C 21. Design and construct public improvements including sidewalk, driveway approaches and access ramps in accordance with all requirements of the State of California Accessibility Standards, Title 24 California Administrative Code. Redesign and reconstruct existing frontage improvements if found not in compliance with City Standards.

C 22. Submit " Record Revisions" to all plans to reflect the improvements as constructed, and any changes made during construction.

DRAINAGE
E 23. Obtain approval by the City Engineer of a Final Water Quality Management Plan ( FWQMP), prepared in accordance with the City' s National Pollutant Discharge Elimination System ( NPDES) permit requirements in effect at the time the Conceptual Water Quality Management Plan was approved unless subsequent City NPDES permits require otherwise. The F- WQMP shall ( 1) be prepared, signed, and sealed by a licensed Civil Engineer, ( 2) include Site Design Low Impact Development and Source Control Best Management Practices ( BMPs) appropriate for residential development, (3) include a BMP implementation, operation, and funding mechanism, and ( 4) be certified by the property owner. The property owner shall also enter into a Stormwater BMP Transfer, Access, and Maintenance Agreement with the City on standard City form. Include a copy of the recorded agreement in the F- WQMP. Construct BMPs in accordance with the approved FWQMP.

C* 24. Construct and implement site design BMPs specified in the project approved F- WQMP including, but not limited to, pretreatment devices approved at time of C- WQMP approval, underground infiltration systems, and raised curb landscaped areas and parking lot islands.

Runoff from the proposed entrance road shall be captured and conveyed to the proposed pretreatment system, and from there to the underground infiltration system. Alternate site design BMPs which are equally effective may be submitted for review and approval by the City Engineer.

E 25. Include the project grading plan, landscape plan and utility plan with the first submittal of the F- WQMP.

SPR 22- 001 3
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C 26. Submit two sets of WQMP BMP Exhibits with a " WQMP BMP As -Built Certificate" wet signed and sealed by the Engineer of Record. The Certificate shall state:

I hereby certify that the Water Quality Management Plan Best Management Practices have been constructed under my supervision in accordance with the approved plans and are functional to the best of my knowledge."
B 27. At each underground infiltration system proposed by the Final WQMP, conduct at least two new infiltration tests using a double -ring infiltrometer. The tests shall be conducted at the proposed chamber system subgrade elevation, prior to the submittal of the F- WQMP.

After obtaining the results from the two tests, the engineer and geotechnical engineer shall determine if additional testing is required.

C 28. Register the underground chambers with EPA as a Class V Injection Well.

E* 29. As per the C-WQMP and final design of the F-WQMP, construct hydrodynamic separators such that all flows into proposed underground system are pretreated by a system rated by the Washington State TAPE/ GULD for removal of sediments, oil and grease, and trash.

E* 30. Construct on -site grading to drain the entire site to the south and to the existing Lateral T 48" HDPE). If entire site does not drain to the south, then demonstrate how drainage conveyance offsite will replicate predevelopment flow path, discharge quantity, and intensity.

Demonstrate adequate drainage away from proposed buildings. Design the total peak discharge from Project and tributary areas from the remainder Planning Area 1 and 2 into Lateral T ( 48" HDPE) such that it does not exceed 100 cfs peak flow rate, which is the design flow rate used in the hydrology study of the existing storm drain in Greenspot Road constructed and stubbed out by the City at the existing signalized intersection (" Access C").

E 31. Submit a hydrology study to determine storm runoff quantities tributary to and generated by the Project for review and approval by the City Engineer. Include hydraulic calculations to determine the size and type of all drainage facilities.

E 32. Submit engineering plans for public and private drainage systems to the City Engineer for review and approval. Indicate the location of any existing utility facility which would affect construction on plans and profiles. Comply with the City design standards as shown the street and storm drain improvement checklist.

DEDICATION/ ANNEXATION
C* 33. Apply to the City to annex the project into the City' s Consolidated Landscape District ( LMD) for potential City maintenance of parkway and frontage landscaping along Boulder Avenue.

Sign the ballots prepared by the City agreeing to the annexation, and the potential future amount of assessment. The City will maintain parkway and frontage landscaping utilizing LMD revenue only if the City determines that adequate maintenance is not being provided by the property owner. The potential future amount of assessment will include the estimated on -going maintenance cost and one- time construction cost to convert the privately - maintained system to the City -maintained system.

SPR 22- 001 4
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C* 34. Apply to the City to annex the Project into the City' s Consolidated Landscape District ( LMD) for maintenance of the median along the Project' s Boulder Avenue frontage. Sign the ballots prepared by the City agreeing to the annexation and amount of assessment.

Landscaping within the median shall be maintained by the City.

B* 35. Dedicate by separate instrument an irrevocable offer of dedication document, ( 1) a 10- foot wide minimum landscape easement across the Boulder Avenue frontage, in addition to the required street right- of- way, as approved by the City Engineer, ( 2) a temporary construction easement granting permission for the City to enter the property to construct and restore landscaping. The exact dimensions of the landscape easement will be determined at the time on -site improvement plans have been prepared.

B* 36. Acquire a private easement across Planning Area 1 and/ or 3 if needed for construction and maintenance of offsite drainage facilities and private drives.

E* 37. In accordance with the Greenspot Village and Marketplace Specific Plan, grant by separate instrument a reciprocal private easement in favor of the parcels within Planning Area 1 and 3, southerly adjoining properties, for pedestrian and vehicular access, including emergency access from the southwest corner of Planning Area 2 with the westerly adjoining TREH Development project.

E* 38. In the event the developer, after a verifiable good faith effort, fails to acquire, if any, required off -site property interests, the developer shall enter into an agreement with the City to complete the improvements pursuant to Government Code Section 66462 et seq. at such time as the City acquires the property interests required for the improvements. Such agreement shall provide for payment by developer of all costs incurred by the City to acquire the off -site property interests ( drainage easements, drainage acceptance letters, and permission to grade and construct as applicable) required in connection with the development project. Security for a portion of these costs shall be in the form of a cash deposit in the amount estimated by the City based on an appraisal report obtained by the developer, at the developer' s cost. The appraiser shall have been approved by the City prior to commencement of the appraisal.

C 39. Dedicate corner property line cutoffs on public streets in accordance with City Standards R= 35').

B 40. Submit non subdivision Improvement Agreement and bond for public improvements, as directed by City Engineer and City Attorney.

D 41. At the time of formal development application, provide a preliminary title report for the proposed project. Project proponent needs to be able to determine if there are any existing easements on the property.

C 42. Record a reciprocal private easement for drainage, utilities, and pedestrian and vehicular access, parking purposes in favor of the parcels within existing Parcel.

SPR 22- 001 5
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FEES/ PERMITS
C* 43. Pay Post 2030 fair share traffic mitigation fees for all locations inside or outside of the City of Highland impacted by development of the Specific Plan as identified in the traffic study prepared for the Specific Plan. The amount of mitigation fees required of the Specific Plan shall be based on ( 1) the percentage of project traffic as calculated in the traffic study, and 2) cost estimates of the improvements as initially calculated and periodically updated by the City. The amount of traffic mitigation fee applicable to each phase of development shall be calculated based on the area within that phase as a percentage of area within the entire Specific Plan, regardless of land use designation of said phase. Pay the traffic mitigation fee for the entire phase prior to occupancy of the first building located in that phase. Provide, for City review, updated tables in the traffic study showing the locations of the mitigation improvements and the project fair share percentage. Also include the Greenspot Road/ Church Street intersection and Eucalyptus Avenue and Boulder Avenue intersection future traffic signal in the fair share calculation.

C* 44. In lieu of restriping the eastbound approach to provide a left -turn lane, and a shared left/through/right-turn lane on the eastbound freeway off ramp in accordance with Exhibit J of the traffic study ( Interim Year Minimum Improvements) pay the equivalent dollar amount for the City' s future use to construct the ultimate improvements at this location according to the City' s Greenspot Road Master Plan. The equivalent dollar amount, as initially calculated and periodically updated by the City, shall be applicable to Project and shall be paid incrementally based on the percentage of area of development within the overall Specific Plan.

C* 45. Pay City processing fee for application of Development Impact Fee ( DIF) credits for street, drainage, and median improvements pursuant to adopted City Council DIF Credit Policy.

D 46. Pay appropriate Engineering fees for district annexation, plan check, WQMP review, traffic report review, improvement bond processing, hydrology study review, structural calculation review, on -site and off -site inspection, utility excavation permits, GIS map plan update, microfilming and storage of plans, and other required fees.

D 47. Obtain a permit from Engineering prior to any on -site construction or construction within the public right-of-way and obtain permit/ permission from EVWD, MWD, and SCE prior to any construction within or impacting their easement areas or facilities.

E 48. Post a deposit for erosion control which shall not be released prior to completion of all on - site construction.

UTILITIES/ CONSTRUCTION
E 49. Obtain written permission from the adjoining property owners for offsite grading and/ or construction, if any.

B 50. Install construction fencing and screening in accordance with Building and Safety Division Policy 335.

SPR 22- 001
6 -202-
C 51. Reconstruct existing public improvements removed or damaged during construction.

Pavement repair, which may include A. C. overlay, T- cut trench repair and/ or slurry seal after removal of existing striping shall be across all or a portion of damaged pavement caused by this project as determined by the City Engineer.

C 52. Coordinate, and where necessary, pay for the relocation of any existing public utilities as necessary. Reserve by separate instrument the required easements for those relocated public utilities.

C 53. Provide all utility services to each building, including sanitary sewers, water, electric power, gas ( if required), cable TV, Internet, and telephone. All utilities listed under Highland Municipal Code Section 16.40.380 (A) are to be underground per Ordinance 315.

E 54. Comply with applicable requirements of the National Pollutant Discharge Elimination System NPDES) permit program. Provide written verification from the Regional Water Quality Control Board specifying the projects WDID number.

B 55. Destroy any abandoned wells on the property or similar structures that might result in contamination of underground waters in a manner approved by the City Engineer.

B 56. All underground structures, except those desired to be retained, must be broken in, backfilled, and inspected before covering.

D 57. Comply with the prevailing City design and construction standards and requirements at the time of permit issuance.

C 58. Install telephone, cable television, and Internet enclosures underground whenever the underground installation is an available option offered by the utility companies. If the underground installation is not an available option and utility enclosures must be installed above ground, install the above -ground utility enclosures and any flush mount utility enclosures at locations where construction of retaining walls will not be necessary for compliance with the setback requirements of the utility companies.

B* 59. Submit a Composite Utility Plan indicating the location of all above ground and flush mount water, electric, cable TV, Internet, and telephone utility structures prior to City issuance of utility permits.

C* 60. Within the Project boundaries, underground the overhead utility lines and remove the utility poles running north towards Calhoun Road and easterly towards Boulder Avenue across the project at the time of development. All utilities listed under Highland Municipal Code Section

16. 40. 380 ( A) are to be underground per Ordinance 315.

L:¥ ENGINEERING BACKUP¥ 030173075 - SPR 22- 001 - PA 2 GREENSPOT VILLAGE ALLIANCE¥ CONDITIONS¥ SPR 22- 001 ( ALLIANCE) ENG C OF A NO MAP). DOCX
SPR 22- 001
7 -203-
Building and Safety Division Conditions of Approval
Date: April 24, 2022
Project: Planning Area 2 Greenspot Village & Marketplace — 546 Multi -Family Residential Units, a 7500 sqft leasing office, & Outdoor Courtyards Site Location: Planning Area 2 of the Greenspot Village Marketplace Specific Plan DRA: 22- 004, SPR 22- 001
APN: 1201- 341- 29, 1201- 341- 33

1. Please provide the following number of construction plans and documents listed below for the first review of the proposed project. The initial plan review time will take two weeks on most projects. The applicant will receive an application number at the time plans are submitted for Building & Safety' s plan review. This number is needed to obtain information regarding your project. 3) Architectural Plans
3) Condition of Approval from all departments:

To be included in Architectural plan set at plan submittal 3) Structural Plans
2) Structural Calculations
3) Plot/Site Plans
3) Electrical Plans
3) Electrical Load Calculations
3) Exiting Plans
3) Plumbing Plans/ Isometrics
3) Mechanical Plans
3) HVAC Duct Layout Plans
2) Roof and Floor Truss Plans
2) Title 24 Energy Calculations
2) Soils Report
3) Precise Grading Plans
Grading, Photometric, or Landscape Plans:

Please mark " FOR REFERENCE ONLY"
3) Site Disabled Access Plan
3) Temporary Fence Plan
1) Approved Health Department ( Plans Prior to permit issuance)

2. All structures shall be designed in accordance with the current version of the California Building Codes ( 2019), including the California Green Building Standards Code. Design all structures to Risk Category II at exposure "C" ASCE7- 16), and Energy Climate Zone 10. If the project plans are submitted

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after January 1, 2023, the project and plans will need to be designed to the 2022 California Building Code of Regulations.

3. Prior to issuance of building permits, provide a receipt from the appropriate Unified School District stating that all school fees have been paid.

Redlands Unified School Districts)

4. All onsite utilities are to be underground. As approved by the Planning Division, utility cabinets and transformers are exempt.

5. Construction projects requiring fire permits must apply and submit fire plans prior to the issuance of the building permit, including fire sprinkler submittals.

6. Building and Safety does not release all meters until final approvals are obtained from all agencies and departments. Policy 295.

7. It has come to the City' s attention that premature failures have occurred in copper piping when used within the City of Highland, particularly east of City Creek. Property Owners, Contractors and Developers are advised to analyze soil and water compositions when considering the type of pipe material to be utilized. City staff makes no recommendations on which Plumbing Code approved products or methods to be utilize, this is the responsibility of the property owner or contractor. Alternate unapproved code materials may be submitted for City approval at the time of plan submittal via an alternate material and methods application.

8. The Developer/ Owner is responsible for the coordination of releasing any Deferral of Development Impact Fees or Bonds after such fees have been paid. The Developer/ Owner should be aware, once the deferral notice is sent to the San Bernardino County Recorder' s Office; the release process takes two to three weeks. This process will delay final Certificates of Occupancy.

9. The Developer/ Owner is responsible for the coordination of the final occupancy. The Developer/ Owner shall request clearances from each department and/ or agency at least two weeks prior to requesting a final building inspection from Building and Safety. Each agency shall sign the back of the Building and Safety Job Card, or provide agency approved signed documentation, and provide a copy of the signatures to Building and Safety at the time the final inspection is requested.

10. Building and Safety inspection requests must be made by 4: 00 pm. on the previous City working day to receive a next business day inspection. Please contact ( 909) 864- 2136, Ext 228.

11. A security fence with screening shall protect all construction sites in accordance with Policy 335. The fencing and screening shall be maintained

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at all times to protect pedestrians. All development projects shall submit a construction fencing plan with the construction design plans. Construction projects that have phased occupancy shall be completely separated by a construction fence that is screened and show the adjusted fence locations at each phase.

12. On site toilet facilities shall be provided for construction workers and such facilities shall be maintained in a sanitary condition. Construction toilet facilities of the non -sewer type shall conform to ANSI ZA. 3 and on site per NPDS stormwater requirements.

13. AII construction materials, which are not used, shall be recycled pursuant to the requirements set forth by Ordinance No. 269. Receipts from the recycle company responsible for picking up the materials shall be kept in the construction office. After the construction is complete and before final occupancy, the trash receipts shall be forwarded to the City Public Services division.

14. Construction projects, requiring temporary electrical power, shall obtain an electrical permit from Building and Safety. No temporary electrical power will be granted to a project unless the following item is in place and approved by Building and Safety and the Planning Division.
a) Installation of a construction trailer through the "Temporary Occupancy Permit" See planning for approvals, alternatively, a security fenced area where the electrical power will be located. Installation of construction/ sales trailers must be located on private property. No trailers can be located in the street unless a permit from the Engineering Department is obtained.

15. Prior to the issuance of Building Permits, on site water service shall be installed and approved by the responsible agency. On site fire hydrants shall be approved by the Fire Department. No flammable materials will be allowed on the site until the fire hydrants are established and approved. No flammable construction materials shall be placed on the site without approvals by the Fire Department. All street and access roadways around the project shall be paved for emergency response vehicles before flammable materials are placed on the project.

16. Prior to issuance of building permits, site -grading certifications, compaction reports, and survey report shall be submitted to Building and Safety or to Public Works, as applicable.

17. AII construction projects shall comply with the NPDES Stormwater Best Management Program. Prior to building permit issuance submit copy of the Water Quality Management Program Report. ( WQMP)

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18. Where Practicable sewer are to be connected to the public sewer system.

When the public system is not available, an onsite septic system is to be installed. Please provide Building Staff with a will- not/ sewer not available letter from EVWD and an approved septic system design from the Santa ana Regional Water Quality Control Board ( please contact Susan Beeson at (951) 782- 4902). An approved design with percolation test will be required to be submitted to Building & Safety for separate review and permitting prior to issuance of a building Permit.

19. Site development and grading shall be designed to provide access to all entrances and exterior ground floor exits and access to normal paths of travel.

The accessible route( s) of travel shall be the most practical direct route.

20. Demolition of any onsite structures requires the following information or action. a. Submit copies of the property title at permit submittal. b. Provide copy of the hazardous materials survey ( asbestos and lead) for each structure.
c. Contact the City of Highland Public Services Division for current abatement and documentation requirements prior to performing demolition.

21. AII dead and removed trees and foliage is to be properly removed from the site.

22. The City enforces the State of California provisions of the California Building Code disabled access requirements. The Federal Americans with Disabilities Act ( ADA) standards may differ in some cases from the California State requirements, therefore it is the building owner' s responsibility to be aware of those differences and comply accordingly.

23. Prior to final inspection, provide Building & Safety with a flash disk of the final approved amended plans, reports, and documents.

Comments pertaining to the preliminary drawing plans:

Note some of these comments can be addressed once plans are submitted for plan review. Comments that should be addressed prior to submitting for plan review are:
o Conditions that change the layout of the units such as making units accessible and adaptable where the unit sizes may increase in size. o Conditions that reflect the overall parking area, which considers the number of accessible parking spaces.
o Conditions that change the overall layout in order to comply with accessible path of travel to all facilities and making the facilities

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accessible. Facilitates shall include, but not limited to trash enclosure, pool area, BBQ areas, fire pits, and playground areas.

24. ( Recreational Building) Justify the number of plumbing fixtures and show locations in accordance with CPC Table 422. 1.

25.( Recreational Building) Accessibility for the recreational building and swimming pool shall comply with CBC Chapter 11 B, while the Apartment units shall comply with CBC Chapter 11A.

26. Multi -family units without elevators:

All dwelling units on the ground floor shall be adaptable. ( see definition of adaptable, and requirements for adaptability) Clearly indicate on the plans. CBC sec. 1119A
All dwelling units on the ground floor shall be located on an accessible route ( when site tests are not a factor). CBC sec. 1107A. 12, 1107A. 13

27. Site development and grading shall be designed to provide access to all buildings or portions of buildings required to be accessible or adaptable.

Accessible building entrances and exterior ground floor exits shall be located on an accessible route. Paths of travel shall incorporate ( but not limited to) exterior stairs, landings, walks and sidewalks, pedestrian ramps, curb ramps, warning curbs, detectable warnings, signage, gates, lifts and walking surface material.

28. AII common areas, which includes fire pits, BBQ areas shall be accessible.

CBC sec. 1110A. 1( 2), sec. 1110A. 3.

29. Provide the minimum number of disabled accessible parking spaces for each building as follows:
2% of total number of units for residents
5% of total number of visitor parking spaces provided. ( Identify on the site plan the number of visitor parking spaces to be provided & accessible parking spaces for visitors).

Indicate van accessible parking. ( ratio of 1 van accessible space for each 8 accessible parking spaces ).

Accessible parking spaces shall be dispersed throughout the site and dispersed between open parking areas and covered parking areas. CBC Section 1109A. 5

30. Bathrooms within accessible dwelling units shall be designed to comply with Option 1 or Option 2 per CBC sec. 1134A.2.

Specify which option is to be applied.

Provide dimensioned details in compliance with CBC sec. 1130A to demonstrate compliance.

Reference notes and details to the architectural floor plans. The bathroom on the ground floor accessible unit shall meet the following:

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o Adaptable bathrooms, provide a clear floor space of 48" parallel x 30" perpendicular at the side of the bathtub located from the foot/ control end of the bathtub. CBC sec. 1134A. 5
o A clear floor space of 30" x 48" shall be provided within the bathroom beyond the swing of the door. Sec. 1134A.4
o Dimension the required 36" clear floor space in front of the water closet. Sec. 1134A. 7( 1)
o The minimum clear floor space ( width) for a water closet is 36". Sec. 1134A. 7, exception.
o Provide details for grab bar support backing at bathtub and water closet. CBC sec. 1134A. 5, sec. 1134A. 7.

31. Bathrooms and bathing facilities located on the ground floor shall be adaptable. Provide dimensioned details on the plans. Address the following:
a. Reference notes and details to the architectural floor plans. b. Provide details for grab bar support backing at shower stalls, and water closets. CBC sec. 1134A. 6( 4) & sec. 1134A. 7( 2)
c. A clear floor space of 30" x 48" shall be provided within the bathroom beyond the swing of the door. CBC sec. 1134A.4
d. A clear floor space of 48" parallel x 30" perpendicular at the side of the shower stall. CBC sec. 1134A. 6( 3)
e. Provide a 36" clear floor space in front of the water closet. CBC sec. 1134A. 7( 1)
f. Provide a 48" clear floor space ( width) for the water closet. CBC sec. 1134A. 7( 1)
g. Dimension lavatory counter top ( plan view), maneuvering space, knee and toe clearances. CBC sec. 1134A. 8
h. Provide shower stall floor type, & floor slope, threshold, controls, enclosure.

CBC sec. 1134A. 6

32. Adaptable bathrooms within dwelling units when using option # 2, ( one complying bathroom), all additional bathrooms shall comply with items 8 thru 12 per CBC sec. 1134A.2.
a. Accessible route into and through the bathroom.
b. Accessible route shall be 36" in width. sec. 1130A. 2 c. Landings at doors. sec. 1132A. 5
d. 18" strike edge clearance on swing side of doors. sec. 1132A. 5. 2 e. Switches and outlets. sec. 1142A
f. Grab bar backing. sec. 1134A. 5, thru 1134A. 7.

33. Provide a range of 17" min. to 18" max. from the center line of the accessible water closet to the adjacent side wall or partition. Provide dimensions on plans and details. CBC sec. 1134A. 7.

34. Provide a dimensioned, detailed bathroom( s) floor plan to demonstrate compliance with accessibility standards. Show/ dimension locations of all accessible plumbing fixtures such as: water closets, lays, tub and shower compartment. Detail required fixture clearances, door clearances and

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minimum clear floor areas. ( maneuvering space, sec. 1134A. 4) CBC sec. 1134A

35. Provide notes, details, and dimensions for gates located on an accessible route as follows: CBC sec. 1126A
a. Width and height
b. Maneuvering clearance/ Landings
c. Floor or Ground surfaces
d. Type of lock and latch
e. Opening force
f. Smooth surface ( kick plate) sec. 1126A. 7

36. Provide notes, details, and dimensions for the accessible stairs on the plans.

Address the following:
a. Rise and run of stairs. CBC sec. 1009. 4. 2
b. Open risers not permitted CBC sec. 1115A. 2
c. Contrasting color strip on treads CBC Sec. 1115A. 5
d. Handrails CBC Sec. 1115A. 6. 2. 1,
1115A. 6. 2. 3, 1115A. 6. 2. 5
e. Guards CBC sec. 1013

37. Kitchens shall be accessible. Provide details on the plans. Reference details to the floor plans. Kitchens shall comply with CBC sec. 1112 A

38. Ten percent of multi -story dwelling units shall be located on an accessible route and be adaptable with exception for Carriage units. Identify the required adaptable units on the plans. CBC sec. 1102A. 3. 1, 1104A

39. The primary entry to the dwelling unit shall be on an accessible route unless exempted by site impracticality tests per section 1119A.

40. At least one powder room or bathroom shall be located on the primary entry level served by an accessible route and shall comply with the provisions of sec. 1109A.

41. AII rooms or spaces located on the primary entry level shall be served by an accessible route and shall comply with the provisions of chapter 11A.

42. Rooms or spaces located on the primary entry level and subject to chapter 11A may include but are not limited to kitchens, powder rooms, bathrooms, living rooms, bedrooms, or hallways.

43. When glazed openings are provided within rooms or spaces for operation by occupants ( dwelling units) at least one glazed opening shall comply with 1138A. 4. Provide notes / details on the plans. CBC sec. 1126A. 8

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44. The trash enclosures shall be accessible to persons with disabilities and located on an accessible route. Detail accessibility on the plans. CBC Sec. 1110A. 1( 2)

45. The trash enclosure door or gate shall be provided with a level area 60" in length in the direction of door or gate swing and a length of 48" in the opposite direction of door swing. CBC sec. 1126A. 3. 1

46. Private garages shall comply with CBC Section 1109A. 2. 1.

47. Provide and detail an accessible route to the play area and through the play area to play components. CBC 1110A

48. Play area ground surfaces shall comply with ASTM standards. CBC sec. 11 B1008. 2. 6

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Exhibit 2:

Mitigation Monitoring & Reporting Program
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Monitor
Signature Required)
Date of Compliance)

15. 1 AESTHETICS

5.3 AIR QUALITY
Responsibility for
Monitoring
City of Highland
Planning Division in
coordination with
Building and
Safety/Building Official
City of Highland
Planning Division in
coordination with
Building and
Safety/ Building Official
City of Highland
Planning Division in
coordination with
Building and
Safety/Building Official
City of Highland
Planning Division in
coordination with
Building and
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City of Highland
Public Works
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Prior to the
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Project Applicant
Project Applicant
Project Applicant
Project
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Mitigation Measure
In conjunction with the submittal of a site plan for any phase of the proposed project, the project applicant shall submit a
lighting and
photometric plan for that phase for review and approval by the City of Highland Planning Division. The lighting plan shall include the amount, location, height and intensity of street and parking -area lighting limited to the minimum necessary for public safety in order to reduce potential for light and glare and incidental spillover into adjacent properties and/or roadways. The lighting plan shall also include a description and details of the ro osed li htin fixtures.

Perimeter lighting fixtures proposed along State Route 210 ( SR-210) shall be consistent with the Illuminating Engineering Society of North America " sharp cut-off fixtures and shall be fitted with flat glass lenses and internal and extemal shielding. Rood lighting shall not be permitted to spill onto SR- 210.

The lighting levels within the commercial ( Planning Area 1) and mixed - use ( Planning Area 3) areas shall be appropriately designed to fall within the Illuminating Engineering Society of North America recommendations for retail commercial centers.
ite lighting systems shall be grouped into control zones to allow for pen. closing, and night light/ security lighting schemes. All control roups shall be controlled by an automatic lighting control system utilizing components such as a time clock, photocell, and low -voltage relays.

Fugitive Dust
Ongoing during demolition, grading, and construction. the construction contractor shall implement the following measuresin addition to the existing requirements forfugitive dust control under South Coast Air Quality Management District Rule 403 to further reduce PMio and PM25 emissions.

To assure compliance, the City shall verify compliance thatthese measures have been implemented during normal construction site ins ections: 7
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The construction contractor shall apply water every four hours to the area within 100 feet of a structure being demolished to reduce vehicle Irackout. This would achieve a control efficient' of 36 percent. _ 3- 2 xhaust Emissions
ngoing during demolition, grading and construction, the construction ontractor shall implement the following measures to further reduce onstruction exhaust emissions of NOx, PM10, and PM2.5. To assure mpliance, the City shall verify compliance that these measures have teen implemented during normal construction site inspections:

The construction contractor shall use construction equipment rated by the United States Environmental Protection Agency as having Tier 2 or higher exhaust emission limits for
construction equipment with engines over 50 horsepower.

Tier 3 engines are available for 2006 to 2008 model year construction equipment A list of construction equipment by type and model year shall be maintained by the construction contractor onsite and verified by the City of Highland. A copy of each unit' s certified tier specification shall be provided at the time of mobilization of each applicable unit of equipment.

The construction contractor shall ensure that all construction equipment is properly serviced and maintained to the
manufacturer' s standards to reduce operational emissions. frhe construction contractor shall limit nonessential idling of construction equipment to no more than five consecutive minutes.

Architectural Coatings
The construction contractor shall use paints with a volatile organic compound ( VOC) content of 100 grams/ liter or less tor all exterior and interior surfaces in order to minimize VOC emissions from painting.

Energy Efficiency
Prior to the issuance of a building permit for residential, commercial, or office structures. development plans for these structures shall be required to demonstrate that buildings exceed the 2008 Building and Energy Efficiency Standards ( Title 24) for energy efficiency by 25 percent Design strategies to meet this standard may include maximizing solar orientation for daylighting and passive -215-
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Prior to issuance of
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Responsibility for
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Mitigation Measure
leafing/ cooling, installing appropriate shading devices and andscaping, utilizing natural ventilation, and installing cool roofs. Other techniques include installing insulation ( high R value) and radiant heat barriers, compact fluorescent and/ or Tight emitting diode light bulbs, low- e window glazing or double -paned windows, and specifying energy - efficient appliances ( e.g., EnergyStar® appliances).

Development plans for residential, commercial, or office structures shall include roofing systems, such as "cool' roofs, that reduce roof temperatures significantly during the summer and therefore reduce the energy requirement for air conditioning. Building permits shall not be issued until such plans meet the satisfaction of the City. A list of energy- efficient building materials and suppliers can be found at http://eetd. Ibl. gov/ CoolRoofs/.

Development plans for residential, commercial, or office structures. shall include cool pavement materials such as lighter - colored Pavement materials, porous materials, or permeable or porous avement for all roadways and walkways not within the public right -of - ay, excluding frequently traveled access -ways, to minimize the bsorption of solar heat and subsequent transfer of heat to its urrounding environment Building permits shall not be issued until such lens meet the satisfaction of the City. A list of cool pavement materials s available at http:// www.eoa. gov/ heatisldfimageslextrallevel3 avin• • roducts. html.
ater Conservation and Efficiency
n order toincrease energy efficiency and therefore reduce on -site remissions, all toilets, urinals, sinks, showers, and other water fixtures installed on -site shall be low -flow fixtures.

Land Use
Prior to the issuance of a building permit for residential, commercial, or office structures. landscape plans for these building types shall include 4vater- efficient shade trees strategically located near building structures. including along the south -facing building facade, in order to reduce energy usage at residential. commercial, and office buildings.

The location and number of trees shall be determined by the landscape architect.

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